04-21-2016
CITY OF GRAND TERRACE
PLANNING COMMISSION
AGENDA
Council ChambersRegular Meeting6:30 PM
CALL TO ORDER
Convene the Meeting of the Planning Commission and Site and Architectural Review
Board.
Pledge of Allegiance.
Roll Call
Attendee NamePresentAbsentLateArrived
Chairman Tom Comstock¨¨¨
Vice-Chairman Ryan Stephens¨¨¨
Commissioner Jeffrey Allen¨¨¨
Commissioner Tara Ceseña¨¨¨
Commissioner Edward A. Giroux¨¨¨
A.AGENDA
1.Motion: APPROVAL OF AGENDA
B.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 Community Development Department.
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.
City ofGrand TerracePage 1
AgendaGrand Terrace Planning CommissionApril 21, 2016
C.CONSENT CALENDAR
1. Approval of Minutes Regular Meeting 02/20/2014
DEPARTMENT: CITY CLERK
2. Approval of Minutes Regular Meeting 05/07/2015
DEPARTMENT: CITY CLERK
3. Approval of Minutes Regular Meeting 09/17/2015
DEPARTMENT: CITY CLERK
4. Approval of Minutes Regular Meeting 10/15/2015
DEPARTMENT: CITY CLERK
5. Approval of Minutes Regular Meeting 11/19/2015
DEPARTMENT: CITY CLERK
6. Approval of Minutes Regular Meeting 12/17/2015
DEPARTMENT: CITY CLERK
D.PUBLIC HEARINGS
7. Amendment to 2013-2021 Housing Element
RECOMMENDATION:
1) Conduct a public hearing to receive the staff report and recommendations; and
2) Adopt Resolution 2016-__ A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF GRAND TERRACE RECOMMENDING
CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 16-01
AMENDING THE 2013-2021 HOUSING ELEMENT
DEPARTMENT: COMMUNITY DEVELOPMENT
8. Amendment to Land Use Element of General Plan and Zoning Regulations in
Conformity with 2013-2021 Housing Element
RECOMMENDATION:
1) Receive staff report and recommendations,
2) Conduct a public hearing, and
3) Adopt Resolution 2016-__; A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF GRAND TERRACE RECOMMENDING THAT THE CITY
COUNCIL ADOPT GENERAL PLAN AMENDMENT 16-02 AMENDING THE
City of Grand Terrace Page 2
AgendaGrand Terrace Planning CommissionApril 21, 2016
LAND USE ELEMENT AND LAND USE MAP; ADOPT ZONE CHANGE 16-01
AND ZONING CODE AMENDMENT 16-01 REVISING THE ZONING MAP AND
AMENDING THE ZONING CODE TO IMPLEMENT HOUSING ELEMENT
RELATED AMENDMENTS
DEPARTMENT: COMMUNITY DEVELOPMENT
E. INFORMATION TO COMMISSIONERS
F. INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review
Board/Planning Commission to be held on May 5, 2016 at 6:30 p.m.
than 14 calendar days preceding the meeting.
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D.7
AGENDA REPORT
MEETING DATE:April 21, 2016
TITLE:Amendment to 2013-2021 Housing Element
PRESENTED BY:Sandra Molina, Community Development Director
RECOMMENDATION:1)Conduct a public hearing to receive the staff report
and recommendations; and
2)Adopt Resolution 2016-__ A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE RECOMMENDING CITY COUNCIL APPROVAL
OF GENERAL PLAN AMENDMENT 16-01 AMENDING
THE 2013-2021 HOUSING ELEMENT
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:
Housing Element Requirements. State law requires that each city adopt a General Plan
to guide land use and d
is the Housing Element, which provides an overarching statement of City policies and
programs for maintaining and improving existing housing, and accommodating
development of new housing to meet
Housing Elements must be updated on a regular schedule, and cities in San Bernardino
County are required to adopt updates for the 2013-2021 planning period. State law
establishes detailed requirements that cities must address in their Housing Elements.
The state legislature has delegated authority to the Department of Housing and
regarding their compliance with state law. Cities are required to submit draft Housing
Elements to HCD for review prior to adoption, and again after adoption. A finding of
s and to support local control of land
use.
Current Status of the Grand Terrace Housing Element. In January 2014 the City
Council adopted the 2013-2021 Housing Element, which was then submitted to HCD for
review. In its letter of March 17, 2014 HCD foundthat additional revisions to the
adopted Housing Element are required in order to fully comply with state requirements.
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The most significant issue raised by HCD was the availability of sites with appropriate
ousing for lower-income families as
City Council Direction. On October 13, 2015 the City Council received a staff report
regarding the status of the Housing Element and directed staff to prepare an amended
Housing Element that addresses the comments of HCD and ensures conformance with
state law. On October 15, 2015 staff presented a report to the Planning Commission
summarizing Housing Element requirements and the actions required.
DISCUSSION:
As directed by the City Council, staff prepared a revised draft Housing Element and
-day review period, City
staff had informal consultations with HCD staff and several revisions were made to the
Housing Element in response to HCD comments. On January 15, 2016 HCD issued a
letter (Attachment 1) finding that the draft Housing Element must include a program for
rezoning sites to accommodate the RHNA allocation, and the rezoning must be
complete prior to the Housing Element being found in full compliance with state law.
Discussion of the proposed sites for rezoning is provided in a separate staff report.
The changes reflected in the draft Housing Element (Attachment 4) address all of the
issues raised by HCD in its review letters of November 21, 2013, March 17, 2014 and
January 15, 2016, as summarized below.
1. Adequate Sites to Accommodate the RHNA. A key provision of state housing
law is that every city must zone sufficient land for multi-family housing to
accommodate its assigned need as identified in the RHNA. When sufficient sites
are not identified, land must be rezoned to create additional capacity for multi-
family housing.
The RHNA allocated Grand Terrace a total of 47 units in the very-low and low
income categories for the 2013-2021 planning period. There is also an
unaccommodated need of 11 units brought forward from the previous period, for
a total of 58 lower-income units that must now be accommodated. In order to
create economies of scale for development, state law establishes a density of at
least 20 units/acre that is considered necessary to accommodate lower-income
housing.
-20 zone, and
there is one vacant site with an estimated capacity of 16 units in this zone.
accommodate the lower-income RHNA allocation of 58 units. It is important to
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note that state law does not require cities to satisfy their RHNA allocations, but
does require cities to ensure that adequate sites with appropriate zoning are
available to accommodate the development of enough housing to satisfy RHNA.
To address the current shortfall in potential capacity for high-density housing,
Program 2 in the Housing Plan calls for land use and zoning amendments for the
candidate sites listed in Table 8.30b, shown below. Proposed amendments for
these sites are discussed in a separate agenda report.
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Table 8.30b Candidate Sites for Rezoning
Site / APN Current General Site Existing Use Realistic
Plan/Zoning Acreage Unit
Capacity @
20 du/ac
Site 1 1167-Low Residential/ R1-7.2 1.07 Underutilized - 1 SFR 21
241-01 (built 1936)
Site 2
0275-223-12 Medium Residential/ R2 1.99 Underutilized - 1 SFR 39
(built 1924)
0275-223-59 0.50 Underutilized - 1 SFR 10
(built 1980)
0275-223-60 1.50 Underutilized - 1 SFR 30
(built 1940)
Total 5.06 100
2. Off-Street Parking Requirements for Multi-Family Housing. HCD has also
indicated that the garage requirement for multi-family rental housing is a
constraint that adversely affects the cost and supply of housing. An amendment
to zoning regulations is therefore necessary to mitigate this issue, as noted in
Program 12 of the Housing Plan. Alternatives to the garage requirement would
include the use of carports or open parking. There are existing residential
complexes in Grand Terrace such as The Highlands and the Senior Villas with
carport parking.
3. Program Implementation and Schedule. Programs 1 and 5 have been revised
to clarify specific actions the City will take during the 2013-2021 planning period.
Program 1: Continue maintain an inventory of vacant and
underutilized sites suitable for housing development, and make this
information available to developers at City Hall and on the City
website.
Program 5: Facilitate development of the 0.63-acre parcel owned by
the Housing Authority for low-income housing units, with priority for
extremely-low-income units through expedited processing, modified
development standards, and reduced development fees when feasible.
4. Programs to Assist Housing for Extremely-Low-Income Households. The
revised Housing Element includes Programs 5 and 11 to address the needs of
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extremely-low-income households (i.e., those with incomes at or below 30% of
the county median). In addition, Program 13 calls for a zoning amendment to
definition of family are in conformance with state law.
Staff believes that these revisions will fully address all of the comments raised by HCD
in its review letters and result in full certification of the Housing Element upon adoption
of the implementing amendments to the Land Use Element and Zoning Ordinance.
For reference, Attachment 5 is a copy of the Housing Element with tracked changes so
that the Commission can easily see the changes that were made since its adoption.
PUBLIC NOTICE:
Notice of the public hearing was published in the Grand Terrace City News and posted
in three locations 10 days prior to the hearing. Notice of the hearing was also sent to
organizations that may have an interest in housing issues as noted in Section 8.1 of the
Housing Element.
ENVIRONMENTAL REVIEW:
A Final EIR was certified by the City Council on April 27, 2010 for the Grand Terrace
General Plan. The revisions proposed to the draft Housing Element would not result in
new significant environmental impacts or a substantial increase in the severity of
impacts analyzed in the General Plan EIR, therefore an Addendum has been prepared
pursuant to CEQA Guidelines Sections 15162 and 15164 (Attachment 3).
ATTACHMENTS:
HCD Letter_01.15.2016.pdf (PDF)
2016-04-21 PC Reso-Housing Element (DOCX)
C8 Housing Element_Attachment to Resolution (PDF)
Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21(DOCX)
C8 Housing _Showing Tracked Changes (PDF)
APPROVALS:
Sandra Molina Completed 04/07/2016 4:07 PM
City Attorney Completed 04/14/2016 11:47 AM
Community Development Completed 04/14/2016 3:40 PM
Planning Commission Pending 04/21/2016 6:30 PM
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Attachment: HCD Letter_01.15.2016.pdf (1896 : Amendment to 2013-2021 Housing Element)
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Attachment: HCD Letter_01.15.2016.pdf (1896 : Amendment to 2013-2021 Housing Element)
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RESOLUTION NO. 2016-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GRAND TERRACE RECOMMENDING CITY COUNCIL APPROVAL OF
GENERAL PLAN AMENDMENT 16-01 FOR THE 2013-2021 HOUSING
ELEMENT
WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law
(Division 1 Title 7 of the California Government Code) on April 27, 2010, the City of
Grand Terrace adopted Resolution 2010-10 adopting a General Plan to provide
comprehensive, long-range planning guidelines for future growth and development
which incorporates the following nine elements: Land Use, Circulation, Open Space and
Conservation, Public Health and Safety, Noise, Public Services, Housing,and
Sustainable Development. Each element of the General Plan provides Goals,
Programs, and Policies as required by State Law; and
WHEREAS, General Plan Amendment 16-01 proposes to amend the General
Plan Housing Element for the 2013-2021 planning period; and
WHEREAS, on October 13, 2015, and October 15, 2015, the City Council and
Planning Commission, respectively, conducted public meetings to discuss the 2013-
2021 Housing Element; and
WHEREAS, on November 23, 2015 a draft Housing Element was submitted to
and
WHEREAS, the draft 2013-2021 Housing Element has been revised to address
January 15, 2016; and
WHEREAS, on April 21, 2016, the Planning Commission conducted a duly
noticed public hearing on General Plan Amendment 16-01 at the Grand Terrace Council
Chambers located at 22795 Barton Road, Grand Terrace, California 92313, and
concluded the hearing by voting to recommend City Council approval; and
WHEREAS, a Final Environmental Impact Report was certified by the
City Council on April 27, 2010, for the General Plan Update, and pursuant to Section
15164 of the California Environmental Quality Act (CEQA) Guidelines, an Addendum to
the FEIR has been prepared for the 2013-2021 Housing Element; and
Attachment: 2016-04-21 PC Reso-Housing Element (1896 : Amendment to 2013-2021 Housing Element)
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Grand Terrace:
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1.The Planning Commission hereby finds that the Addendum to the General Plan
Final Environmental Impact Report prepared for the 2013-2021 Housing Element
satisfies the requirements of CEQA because:
a. No substantial changes are proposed in the project which will require
major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
b. No substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions of the
previous EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified
significant effects; and ; or
c. No new information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at
the time the previous EIR was certified shows that:
(i) The project will have one or more significant effects not discussed
in the previous EIR;
(ii) Significant effects previously examined will be substantially more
severe than shown in the previous EIR;
(iii) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially reduce
one or more significant effects of the project, but the project
proponents decline to adopt the mitigation measure or alternative;
or
(iv) Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EIR would substantially reduce
one or more significant effects on the environment, but the project
proponents decline to adopt the mitigation measure or alternative.
2. The Planning Commission finds as follows with respect to General Plan
Amendment 16-01:
a. General Plan Amendment 16-01 will allow the Housing Element to be
amended consistent with State law. The Housing Element is part of the
City's General Plan, which sets forth guiding policies for future
Attachment: 2016-04-21 PC Reso-Housing Element (1896 : Amendment to 2013-2021 Housing Element)
development. The requirement for each city to adopt a General Plan is
contained in California Government Code Section 65300 et seq., which
also lays out specific requirements for each element. The Housing
Element provides an overarching statement of City policies and programs
to maintain and improve existing housing, and also accommodate the
City's fair share of population growth needs. Among the requirements in
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California Government Code Section 65580 et seq. for Housing Elements
are:
(i) Ensure adequate sites for new housing for persons of all income
levels;
(ii) Encourage and facilitate the development of affordable housing;
(iii) Conserve and improve the existing affordable housing stock;
(iv) Analyze and remove governmental constraints on new housing
development;
(v) Promote equal housing opportunities; and
(vi) Preserve assisted housing
b. The General Plan Amendment promotes the Grand Terrace General Plan
and each element thereof, and leaves the General Plan a compatible,
integrated and internally consistent statement of goals and policies. The
amendment promotes Land Use Goal 2.1 to provide for balanced growth
which seeks to provide a wide range of employment and housing
opportunities and maintenance of a healthy, diversified community.
c. Adoption of this General Plan Amendment will not be in conflict with
Section 65358(b) of the Government Code relating to the number of
amendments permitted per year, because this amendment is the first
amendment of calendar year 2016.
3. Based on the findings and conclusions set forth above, this Planning Commission
hereby recommends that the City Council adopt the 2013-2021 Housing Element
(General Plan Amendment 16-01) attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
st
California, at a regular meeting held on the 21 day of April, 2016.
AYES:
NOES:
ABSENT:
ABSTAIN:
Attachment: 2016-04-21 PC Reso-Housing Element (1896 : Amendment to 2013-2021 Housing Element)
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ATTEST:
__________________________ __________________________
Pat Jacquez-Nares Tom Comstock
City Clerk Chair
Approved as to form:
__________________________
City Attorney
Attachment: 2016-04-21 PC Reso-Housing Element (1896 : Amendment to 2013-2021 Housing Element)
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Housing Element
HousingElement
2013-2021
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Grand Terrace General Plan Draft | April 2016
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Housing Element
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Grand Terrace General Plan Draft | April 2016
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Housing Element
8.0HOUSING ELEMENT
8.1INTRODUCTION
8.1.1Purpose
The purpose of the City of Grand Terrace
Housing Element is to provide the residents,
development community and elected and
appointed officials with a clear
understanding of the City’s housing needs.
In order to achieve the ultimate goal of
ensuring that everyGrand 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.
8.1.2Background
8.1.2.1Function of the Element
The Housing Element functions as an integral part of the City’s efforts to manage the
development of incorporated lands. The City balances the need to ensureadequate 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 madeover the
previous planning period, and projections of needs for the next eightyears.
8.1.2.2Public Participation
California law requires that local governments include public participation as part of the housing
element. Specifically, Government Code section 65583(c)(7) states “that the local government
shall make a diligent effort to achieve public participation of all economic segments of the
community in the development of the housing element, and the program shall describe this
effort.” State law does not specifythe means and methods for participation; however, it is
generallyrecognized that the participation must be inclusive.
The Planning Commission conducted a public workshop on September 5, 2013. The workshop
provided an overview of the purpose and statutory requirements governing Housing Elements,
and its contents. Notices were posted and placed in the Blue Mountain Outlook, which is
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Housing Element
delivered to all propertyowners in the City. Notices were also sentto several organizations that
have an interest in housing within the City.
th
Comments raised during the Planning Commission September 5workshop included the need to
consider higher densities, and acknowledgment of the financial difficultyof developing smaller
affordable projects. It was noted that the City has established a new R3-20 zone district which
allowsa densityof 20 units per acre. It is a fiscal challenge to develop smaller affordable
projects, which has become more challenging with the dissolution of redevelopment agencies.
A public meeting was conducted bythe CityCouncil on September 24, 2013. Notice of this
meeting was also posted and placed in the Blue Mountain Outlook, sent to several organizations
that have an interest in housing within the City.
Dulynoticed public hearings were held before the Planning Commissionon January16, 2014,
and CityCouncilon January 28, 2014. All meetings and hearings were fullynoticed per State
planning law.
After receiving comments from HCD on the adopted element a revised draft Housing Element
was prepared and circulated for public review,and public meetings were held on October 13and
October 15, 2015. The revised element was submitted to HCD for review,and on January 15,
2016HCD issued a letter finding the revised draftHousing Element must identifyspecific sites
to be rezoned and the rezoning must be complete in order for the element to fullycomplywith
state law.Following HCD review, a public hearing was held by the Planning Commission on
April 7, 2016and the revised element was adopted bythe CityCouncil at a public hearing on
__________.
Notices soliciting public input at these public meetings werepublished in the newspaper, posted
at CityHall, andsentbyemail and/or direct mailto the interested parties and organizations listed
below:
Organization Invited to Participate
Grand Terrace Child Care CenterGrand Terrace Senior CenterChamber of Commerce
Lion’s ClubAzure Hills Seventh Day AdventistCalvary Deaf Church
Grand Terrace Foursquare
LomaLinda Korean ChurchGrand Terrace Community Church
Church
Christ the Redeemer ChurchGrand Terrace Community ChurchColton Unified School District
Inland Fair Housing and Mediation
Hope HomesInland TemporaryHomes
Board
CommunityAction Partnership of
The Salvation ArmyCatholic Charities
San Bernardino
Frazee Community CenterJamboree HousingSan Bernardino County Housing
Authority
Southern California Association InlandRegional CenterEagle Real Estate Group
of NonProfit Housing
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Housing Element
8.2RELATIONSHIP TO OTHER PLANS AND PROGRAMS
8.2.1California Law
TheCalifornia Government Code requires everyCityand County toprepare 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 Section 65580, the Legislature has
declaredthat:
(1)The availabilityof housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for everyCalifornia familyis a priority
of the highest order.
(2)The earlyattainment 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)Thelegislature recognizes that in carrying out this responsibility, each local government
also has the responsibilityto consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
(1)Toensurethat local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2)Toensurethat cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3)To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4)To ensure that each local government cooperates with other local governments to address
regionalhousing needs.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Housing Element
Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1)An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to housing development;
analysis of any special housing needs and an assessment of existing affordable housing
developments.
(2)A program which sets forth a schedule of actions the local government is undertaking or
intends to undertake to implement the policies and achieve the objectives of the housing
element in order to meet the housing needs of all economic segments of the community.
8.2.2Relationship to Other Plans
The Housing Element is an integral part of the General Plan and holds strong relationships with
other elements. Since residential development is a primaryland use in the City, it is directly tied
to the Land Use Element and must be compatible with surrounding existing and proposed land
uses. The siting of housing is also dependent upon the location of streets and transportation
systems to move people from their homes to jobs, shopping, schools, and recreation facilities and
to provide goods and services to the residences (Circulation Element). Homes must also be
located in areas free of hazards (Public Safety Element), and away from major noise generators
(Noise Element). In addition, residents are dependent upon utilities, police, fire and other public
services (Public Services & Facilities Element) and require recreation facilities (Open Space &
Conservation Element).
On April 10, 2010, the City adopted a comprehensive update of the General Plan. The Public
Health and SafetyElement was prepared in accordance with Government Code Section 65302
(g)(2), and included updated information relating to flood hazards and flood hazard mapping.
Goals, policies and implementation measures were adopted to protect Grand Terrace residents
from unreasonable risks of flooding, as shown below.
Goal 5.3Reduce the risk to life and property in areas designated as flood hazard areas.
Policy 5.3.1All development proposed within a designated 100-year floodplain shall be
reviewed to assure that all structures designated for human habitation are
adequately protected from flood hazards.
a.As part of the development review process, all projects located within a
designated 100-year floodplain are required to provide a flood hazard
mitigation program.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Policy 5.3.2The Cityshall work with the San Bernardino CountyFlood Control District and
ArmyCorps of Engineers to provide adequate flood protection along the Santa
Ana River.
a.Cooperate with the CountyFlood Control District and Corps of Engineers
regarding future improvements along the Santa Ana River.
Policy 5.3.3The Cityshall evaluate the flood control system of the Cityand improve it as
required and as funds become available.
a.Review the current City storm drain plan master plan and update as necessary.
Identifypriorities and provide improvements as funding becomes available.
b.Review all proposed development projects for their impact to the Citystorm
drain system. Require hydrology studies for new development projects that
have a potential to impact the drainage system and condition projects to
construct onsite and offsite drainage facilities to mitigate project-specific
impacts.
Policy 5.3.4The Cityshall require all development projects to complywith the National
Pollutant Discharge Elimination System (NPDES) and implement appropriate
Best Management Practices.
a.All development projects that fall under the provisions of the NPDES program
shall be conditioned to prepare and implement a Stormwater Pollution
Prevention Plan (SWPPP) for construction and a Water Quality Management
Plan for long-term operation.
Furthermore, because of the requirement for consistencybetween the various General Plan
Elements, anyproposed amendment to an Element will be evaluated against the other Elements
of the General Plan to ensure that no conflicts occur, including the SafetyandConservation
Elements pursuant to AB 162, SB 1241 and SB 379.
8.3EVALUATION OF2006-2013 HOUSING ELEMENT
State Housing Element guidelines require all jurisdictions to include an evaluation of their
previous Housing Element’s action plans to determine their success.Appendix 1 of the Housing
Element contains a review of the housing programs of the previous planning period.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Housing Element
8.4COMMUNITY PROFILE
To effectively determine the present and future housing needs for the Cityof Grand Terrace,
population variables, such as demographic and socio-economic characteristics and trends must
first be analyzed. The following description of the communityof the Cityof Grand Terrace is a
capsulation of available data from the U.S. Census Report, data from the California Department
of Finance, projections from Southern California Association of Governments (SCAG), and
various other informational sources.
8.4.1.Population Trends and Projections
8.4.1.1Population
Populationtrends over the last three decades are shown in Table 8.1. Grand Terrace grew half as
much in the last decade as the one prior, at a modest 3.4%; while San Bernardino County’s
growth has remained consistent at about 20%.
Table 8.1
Population Trends
GrowthGrowth
199020002010
1990-20102000-2010
Grand Terrace10,94611,62612,0256.2%3.4%
San Bernardino County1,418,3801,709,4342,035,21020.5%19.1%
Source:U.S. Census, 1990,2000,2010
8.4.1.2Household Composition, Size and Tenure
The City’s population of 12,025persons is estimated to reside in 4,399 households with an
average of 2.71persons per household.Within these households, the Census reports that 70%
were familyhouseholds. Non family households in the Citytotal 1,336 (30.4%). Of those
households, almost 40% of the householders are over 65 years of age. Table 8.2 depicts the
household composition of the Cityin comparison to the Countyof San Bernardino.
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Table 8.2
Household Composition
Cityof Grand Terrace and County of San Bernardino
CitySanBernardino County
Household TypeNumber%Number%
Family Households3,06369.6%470,44076.9%
With children <18 years1,348--242,985--
Non-Family Households1,33630.4%141,63423.1%
Householder living alone1,026--141,178--
Householder>65 years395--38,924--
Total Households4,399100%611,618100%
Average Household Size2.713.26
Source: U.S. Census,2010
Of the occupied units in the Cityof Grand Terrace, 63.4% are owner-occupied and 36.6% are
renter-occupied. Housing tenure is an indicator of the housing market. Communities need an
adequate supply of both to be able to provide a range of housing alternatives for households with
varying incomes, household sizes and compositions, and lifestyles. As shown in Table 8.3
below, the tenure of housing in the City of Grand Terrace is nearlyidentical to that in the County
of San Bernardino.
Table 8.3
HousingTenure for Grand Terrace and County ofSan Bernardino
City of Grand TerraceCounty of San Bernardino
TenureUnits%Units%
Owner Occupied2,78863.4%383,57362.7%
Renter Occupied1,61136.6%228,04537.3%
Total Occupied Units4,399100%611,618100%
Source:U.S. Census,2010
8.4.1.3Ethnicity
Table 8.4 shows the ethnic composition in Grand Terrace in comparison to San Bernardino
County. Overall the City has a larger percentage of the White population and a lesser percentage
of the Hispanic or Latino population than San Bernardino County. Even though the City is still a
predominately White communitythe demographics have changed significantly. The White
1
population has decreased from 61% of the population in 2000to 46% in 2010, whereas, the
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U. S. Census, 2000
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Hispanic/Latino population has increased from 25% of the population to almost 40% in this same
time period.
Table 8.
Ethnic Composition of Grand Terrace and San Bernardino County
San Bernardino
Grand Terrace
County
ResidentsPercentResidentsPercent
Not Hispanic or Latino7,31760.8%1,034,06550.8%
White5,57546.4%677,59833.3%
Black or African American6375.3%170,7008.4%
American Indian/Alaska Native420.4%8,5230.4%
Asian7356.1%123,9786.1%
Native Hawaiian/Pacific Islander210.2%5,8450.3%
Other races or 2+ races3072.5%47,4212.3%
Hispanic or Latino (any race)4,70839.2%1,001,14549.2%
Total12,025100%2,035,210100%
Source:U. S. Census, 2010
8.4.1.4Age Characteristics
The distribution of population byagegroups is an important factor in determining the general
population make up and possible future housing needs. A breakdown of the Cityof Grand
Terrace’sand San Bernardino County’spopulation byage for 2000and 2010 is presented in
Table 8.5. As seen in this Table,the Cityexperienced a decrease in the number of residents
between the ages of 35-49, and an increase in the percentage of residents at the age of 65 and
older.
Populationbyageof the Countyof San Bernardino is similar to that of the City, except that the
County did not experience the same growth as the Citydid in the 65 and older population. The
median age of County residents remains younger than that of the City, byfour years.
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Table 8.6
Age of Population for Grand Terrace and County of San Bernardino
City of Grand TerraceCounty of San Bernardino
2000 Census2010 Census2000 Census2010 Census
Total Population11,62612,0251,418,3802,035,210
Population Under 5 Years
Number of Residents756751143,076158,790
Percent of Total 6.5%6.2%8%7.8%
Population 5-19 Years
Number of Residents2,6272,346463,192505,787
Percent of Total 22.6%19.5%27%24.8%
Population 20-34 Years
Number of Residents2,3682,764364,607441,999
Percent of Total 20.4%22.9%21%21.8%
Population 35-49 Years
Number of Residents2,8732,305385,308415,460
Percent of Total 24.7%19.2%23%20.4%
Population 50-64 Years
Number of Residents1,7482,361206,792331,646
Percent of Total 15%19.6%12%16.2%
Population 65 and Over
Number of Residents1,2451,498146,549181,348
Percent of Total 10.7%12.4%9%9%
Population Median Age35.336.130.331.7
Source:U.S. Census,2000 & 2010
8.4.1.5Household Income Characteristics
Household income is a primaryfactor addressing housing needs in a communitybecausethe
ability of a household to afford housing is related to the household’s income.The State of
California Department of Housing and CommunityDevelopment (HCD) surveys households in
each countyon an annual basis to determine the median income. The median income is also
adjusted for households of different sizes. Households are then grouped into four income groups
for purposes of determining the need for assistance. The 2010 San Bernardino Countymedian
income for a household of four persons is $65,000.Based on 2010 categories, these income
groups and thresholds are:
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Table 8.6
Household Income Categories
(4 Person Household)
CategoryPercent of Median IncomeIncome Limits
Extremely Low 30% or Less of Median
Very Low 31% to 50% of Median$32,500
Lower51%-80% of Median$52,000
Moderate81%-120% of Median$78,000
Above ModerateOver 120% of Median$78,000+
Source: California HCD, 2010
According to the California Department of Finance, the2010median household income in Grand
Terrace was $67,926, 127% higher than the San Bernardino Countyhouseholdmedian income of
$53,260, but comparable to nearby cities of Redlands, and Riverside (Table 8.7)
Table 8.7
Median Household Income
San Bernardino County and Selected Cities
Median Household % of County
Municipality
IncomeMedian
Colton$45,29885%
Fontana$57,965102%
Grand Terrace$67,926127%
Highgrove*$41,54578%
Highland$52,20298%
Loma Linda$48,37191%
San Bernardino$39,42774%
San Bernardino County$53,260100%
Redlands$60,970114%
Riverside*$64,618121%
Riverside County*$59,419112%
Source:California Department of Finance, Form M645, * U.S. Census, 2010
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Table 8.8
Income Distribution by Category
TotalPercent of
Income Category*
HouseholdsHouseholds
Extremely Low38510%
Very Low50013%
Lower66017%
Moderate55414.3%
Above Moderate1,76945.7%
Total3,868100%
Source: SCAG, based on the 2005-2009 American Community Survey
Note: The total households by income level are from a special run of the
2005-2009 ACS used for federal housing planning purposes. This total
will differ from subsequent updates and the 2010 Census.
The household income distribution groups listed in Table 8.8 are shown as categorized by the
Regional Housing Needs Assessment for purposes of the Housing Element and identifying the
City’shousing needs. However, as demonstrated in Table 8.9 below, household income levels
within the Cityare quite varied.
Table 8.9
Household Income in Grand Terrace
2000 CENSUS2010 CENSUS
Income
No. of Percent of No. of Percent of
HouseholdsHouseholdsHouseholdsHouseholds
$ 0 -$ 9,9991463.5%2245%
$ 10,000 -$14,9991874.5%1523.4%
$ 15,000 -$24,99944910.7%3568%
$ 25,000 -$34,9993548.4%4409.9%
$ 35,000 -$49,99973017.4%52611.8%
$ 50,000 -$74,9991,16927.9%79217.8%
$ 75,000 -$99,99967616.1%91620.6%
$100,000-$149,9993578.5%60313.6%
$150,000 or more1283.1%4409.9%
4,196100%4,449100%
Source: U.S. Census, 2000 and 2010
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8.4.2EmploymentTrends and Projections
Economic characteristics, such as the employment rate, also affect housing needs of residents.
The jobs available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.In 2010, approximately6,031 residents 16 years of age or
older were in the work force. The majorityofCity residents are employed in the management,
business and science and art industries (36.9%) and in the sales and office industries (28.8%).
According to the 2010 U.S.Census, these two categories were also the highest employment
sectors for San Bernardino County residents, 28% and 26%, respectively.
Table 8.10
Employment by Occupation Grand Terrace
OccupationJobsPercentage
Management, business, science and art2,22536.9%
Service91415.1%
Sales and office1,73628.8%
Natural resources, construction, and maintenance5358.9%
Production, transportation, and material moving62110.3%
Total6,031100%
Source: U.S.Census, 2010
Future housing needs are affected by the number and type of new jobs created during the
planning period.Overall growth in the Riverside –San Bernardino Metropolitan Statistical Area
is expected to add 206,700 new jobs into San Bernardino and Riverside Counties, bringing the
employment numbers to 1,464,600 by2020. This is a growth of 16.5% between 2010 and
2
2020.
Generally, residents that are employed in well-paying occupations have less difficultyobtaining
adequate housing than residents in low paying occupations. Table 8.11 lists the top ten fastest
growing occupations and occupations with the most job openings between 2010 and 2020 for the
Riverside–San Bernardino MSA, along with median hourly wages and the educational level
needed to secure such occupations.The fastest growing occupations are those requiring less than
a high school education and are also low wage service jobs. Many of the new jobs created will be
in the retail and service sectors. These jobs ordinarilydo not provide the income needed to buy a
new home in the City.
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California Employment Development Dept., Labor Market Information Division, Sept. 2012
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Table 8.11
Riverside-San Bernardino Counties
2010-2010Top10Fastest Growing Occupations and
Top10Occupations with the Most Job Openings
Employment
MedianMedian
Fastest Growing Occupations
Education Level
Change
HourlyAnnual
Home Health AidesLess than high
54%$9.71$20,204
school
VeterinaryTechnologists and
52%$14.72$30,611Associate’s degree
Technicians
Emergency Medical Technicians and Post-secondary,
43%$14.02$29,155
Paramedicsnon-degree
Market Research Analyst and
43%$27.24$56,642Bachelor’s
Marketing Specialists
Meeting, Convention, and Event
40%$20.88$43,447Bachelor’s
Planners
First-Line Supervisors of Helpers, HS diploma or
40%$22.95$47,728
Laborers, And Material Movers, Handequivalent
PersonalCare AidesLess than high
38%$9.32$19,379
school
Medical Scientists (Except Doctor/professional
37%$36.89$76,741
Epidemiologists)Degree
Medical Equipment Repairers
37%$22.50$46,796Associate’s Degree
Logisticians
37%$33.46$69,583Bachelor’s
Total Jobs MedianMedian
Occupations with Most OpeningsEducation Level
(Sum)HourlyAnnual
Less than high
Retail23,420$10.09$21,003
school
Less than high
Cashiers21,160$9.68$20,134
school
Laborers And Freight, Stock And Less than high
18,380$11.89$24,727
Material Movers, Handschool
Combined Food Preparations And Less than high
14,670$9.06$18,863
Serving Workersschool
Less than high
Waiters And Waitresses13,180$8.95$18,623
school
High school
HeavyAnd Tractor-Trailer Drivers10,910$19.35$40,243
diploma, equivalent
Less than high
Personal Care Aides10,570$9.32$19,379
school
Less than high
Stock Clerks And Order Fillers9,120$11.00$22,892
school
Registered Nurses8,950$39.06$81,242Associate’s degree
High school
Office Clerks, General7,880$14.60$30,368
diploma, equivalent
Source: California Employment Development Department, Labor Market Information Division, September 2012
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8.4.3Housing Trends And Projections
8.4.3.1HistoricalResidential Construction Trends
Asshown in Table 8.12, the City’s housing stock grew by a modest 4% between 2000 and 2010.
Multi-family development experienced a 14.5% growth during this ten year period. Construction
of the Blue Mountain Senior Villas, Mountain Gate and Grand Canal developments account for
most of this growth.
Table 8.12
Housing Growth by Type
20002010Growth
Structure Type
Units%Units%Units% Change
Grand Terrace
Single-Family3,03868%3,01765%-21-1%
Multi-family1,17026%1,34029%17014.5%
Mobilehomes2506%2926%4217%
Total Units4,458100%4,649100%1914%
San Bernardino County
Single-Family442,65274%523,60575%80,65318%
Multi-family116,57719%132,52819%15,95114%
Mobile homes41,8407%43,5046%1,6644%
Total Units601,369100%699,637100%98,26816%
Source: Department of Finance, E-8 2010
As illustrated in Table 8.13,almost 65%of Grand Terrace’s housing units are single-family
(62% detached and2.7%attached). About 29% of all units are multi-family and 6%aremobile
homes. The overall percentage of single-familyhomes in the County is higher than Grand
Terraceat75%, while the Countypercentage of multiple-family is only19%(Table 8.12).
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Table 8.13
Household Composition
Housing Composition
Housing Product
Number of UnitsPercent of Units
Single-Family
Single-Family Detached2,89362%
Single-Family Attached1242.7%
Multiple-Family
Multiple-Family (2-4 units)47110%
Multiple-Family (5or more)86919%
Mobile Homes
Mobile Home Units2926.3%
4,649100%
Total
Source: California, Department of Finance, 2010
8.4.3.2Age and Condition of Residential Structures
The age of a structure has a significant effect on its physical condition.Homes generallybegin
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 evenrenovation. 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, byitself, 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.
Table8.14shows the year when housing was built in Grand Terrace. According to the 2010
Census, 54% of the City’s housing stock is between 30-50 years old.Proper and continued
maintenance of older housing is important in extending the life of ahome. It also is important in
maintaining the general well-being of the surrounding neighborhoods.
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Table 8.14
Age of Housing
Decade BuiltNumber of UnitsPercent of Units
2000 or later3207%
1990’s4029%
1980’s1,21126%
1970’s1,31828%
1960’s93620%
1950’s2836%
1949 or earlier1814%
4,651100%
Total
Source: U.S. Census, 2010
An exterior windshield housing surveywas conducted in March of2008. This sample survey
was limited to those areas in the Citywhere the housingstockisknown to beolder, and included
approximately22% of the City’s housing stock.The windshield surveycategorized the
condition of the housing stock into three levels: those needing no rehabilitation; those needing
moderate rehabilitation such as exterior repainting or missing roof shingles; and those needing
substantial rehabilitation, such as sagging roofs or walls.
The sample survey foundthat approximately79 units mayneed moderate rehabilitation and only
two units mayneed substantial rehabilitation.This suggests that overall, for its age, the City’s
housing stock is in good condition. This estimate seems reasonable given that the housing
market was strong during 2000-2008, and rising property values encouraged homeowners to
make necessaryrepairs.Also, the Cityis proactive in ensuring that properties are well
maintained.The results of the survey are valid and adequate for the purposes of this planning
period.
The U.S. Census reports that a small percentage of housing units in the communitylack
complete kitchens or bathrooms. The vast majority of housing (99%) has complete plumbing and
kitchen facilities. The qualityof housing distinguishes Grand Terrace from manyolder
communities in the region. Nevertheless, given that the majority of the City’shousing stock was
constructed in the 1970’s and 1980’s it is likelythat some level of rehabilitation will be required
during the planning period.
8.4.3.3Overcrowding
The size of residential structures (number of rooms including bathrooms, halls, closets, and
kitchens.) is an important factor in assessing whether the housing stock is adequately
accommodating the community’s population. An average size residential unit has five rooms
(kitchen, dining/family room, living room and two bedrooms)and can accommodate a family of
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more than one resident per room, excluding bathrooms, and severe overcrowding exists when
there are more than1.5 residents per room.
According to the 2005-2009 American Community Survey, 1% of homeowners and 4% of
renters are experiencing overcrowding, substantiallylower than that of the San Bernardino
County region. Although not a significant number, Table8.15 also suggest that large family
rental housing maybe needed to alleviate overcrowding.
Table 8.15
Overcrowding by Housing Tenure
City of Grand Terrace and San BernardinoCounty
City of Grand TerraceSan Bernardino County
Overcrowding Condition
OwnersRentersOwnersRenters
No overcrowding2,7611,345364,808176,500
Overcrowded405315,16920,894
Severely Overcrowded0414,4516,974
Total Households2,8011,439384,428204,368
No overcrowding99%93%95%87%
Overcrowded1%4%4%10%
Severely Overcrowded0%3%1%3%
Source:Southern California Association of Governments, based on 2005-2009 American Community Survey
8.4.3.4VacancyRates
The residential vacancy rate, a translation of the number of unoccupied housing units on the
market, is a good indicator of the balance between housing supply and demand in a community.
When the demand for housing exceeds the available supply, the vacancyrate will be low; driving
the cost of housing upward to the disadvantage of prospective buyers or renters.
In a healthy housing market, the vacancy rate would be between 5.0 and 8.0 percent. These
vacant units should be distributed across a varietyof housing types, sizes, price ranges and
locations within the City. This allows adequate selection opportunities for households seeking
new residences.
TheCalifornia Department of Finance (2010) reports a City-wide vacancy rate of 5.29%,
suggesting a healthy balance between housing supplyand demand. This rate compares favorably
to the overallCountyvacancy rate of 12.6%.
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8.4.3.5Housing Affordability
The State of California Department of Housing and Community Development (HCD) publishes household income
limits for all counties in the State. These household limits are used for determining eligibility of household incomes
for housing programs.The2010income limits for San Bernardino County are summarized in Table 8.16.The
annual2010median income for a four-person household in San Bernardino County is $65,000.
Table 8.16
Affordable Income Ranges
(4 Person Household)
CategoryPercent of Median IncomeIncome Range
Extremely Low 30% or Less of Median
Very Low 31% to 50% ofMedian$32,500
Low51%-80% of Median$52,000
Moderate81%-120% of Median$78,000
Above ModerateOver 120% of Median$78,000+
Median Income$65,000
Source: California HCD, 2010
According to State standards a household should payno more than 30 percent of its gross income
on housing.Table 8.17 shows affordable rent and home purchase limits byincome category
based on the Countymedian income. These are maximum limits for a 4-person household and
used for discussion purposes, although it should be noted that the limits are adjusted based upon
household size. The affordabilitylevels assume 30 percent of gross income for rent or mortgage
(principal, interest, taxes and insurance), utilities, and for home purchase a 10 percent down
payment, 1.25 percent in taxes and a 4 percent interest rate reflecting current conditions.
Table 8.17
Affordable Housing Prices and Rents by Income Group
Median IncomeMaximum Home Maximum Monthly
Income Category
1
(4-PersonHousehold)Purchase PriceRental Rate
Extremely Low
Less Than $19,500$88,000$487/month
Very Low
$19,501-$32,500$149,000$812/month
Low
$32,501-$52,000$241,100$1,299/month
Moderate
$52,001-$78,000$355,000$1,950/month
Above Moderate
$78,000+$355,000+$1,950/month+
Source: HCD 2010 Income Limits, California HCD HUD User Portal
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3
According to MDA Data Quickthe median resale price for homes in Grand Terrace was
$185,000, this includes single-familyand multiple-family units. Based on this median price
4
homeownership is affordable to low income households. According to Zillow.com25
townhomes or condominiums sold between May 2012 and April 2013 for an average price of
$131,000, this would mean that attached housing is affordable to very low income households.
Zillow.com also list four mobilehomes for sale ranging in price between $19,000 and $45,000,
which would be affordable to extremely low income households.This household income group
is priced out of homeownership, except for mobilehomes.
A random sampling of apartment complexes in the Cityshowed that the market rate for one-
bedroom apartments in the City rent from $750 to $950 a month, two-bedroom units rent
5
between $950 and $1,266 amonth, and three bedrooms at approximately$1,250.Zillow.com
listed an average monthly rate of $1,750 for three-bedroom homes, and $1,950 for four-bedroom
homes. Based on the range of rents for apartment housing, there are apartments available at rents
affordable to verylow income households and above; whereas, lower income households are
priced out of detached single-familydetached housing.
The Blue Mountain Senior Villas, was subsidized by the City’s former redevelopment agency
and most of the units are income restricted to very low and low income households.
8.4.3.6Overpayment
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
significantlybyincome, tenure, household type, and household size. Although overpayment data
byhousehold income is not available, the impact of high housing costs typically falls
disproportionatelyon lower income and renter households. Table 8.18shows that while a
greater percentage of Grand Terrace homeowners areoverpaying in relation to renters, while, as
a percentage, twice as manyrenters are paying more than 50% of their income to payfor
housing.
Moreover, of those overpaying, 120 homeowners and 150 renters fall within the extremelylow
income housing group.In the low income housing group, 72% of homeowners and 58% of
renters are overpaying.
3Southern California Association of Governments, Profile of the City of Grand Terrace, 2012
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4http://www.zillow.com/homes/recently_sold/Grand-Terrace-CA-92313/accessed May8, 2013
5The Crest, The Highlands, Azure Hills Apartment and Blue Mountain Senior Villas complexes
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Table 8.18
Overpaymentby Housing Tenure
City of Grand TerraceSan Bernardino County
Overpayment Condition
OwnersRenters*OwnersRenters
None1,724686364,808176,500
Overpaying66024815,16920,894
Severely Overpaying4174514,4516,974
Total Households2,8011,439384,428204,368
None61.5%47.7%94.9%86.4%
Overpaying23.6%17.2%3.9%10.2%
Severely Overpaying14.9%31.3%1.2%3.4%
*54 households were not computed
Source:Southern California Association of Governments, based on 2005-2009 American Community Survey
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8.5HOUSING NEEDS
8.5.1Existing 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
keytool for local governments to plan for anticipated growth. The RHNA quantifies the
anticipated need for housing within each jurisdiction for an 8-year period. Communities then
determine how they will address this need through the process of updating the Housing Elements
of their General Plans
The RHNA identifies the City’s existing andfuture housing need broken down into four
household income categories:
“VeryLow”-less than 50 percent of the median income
“Low”-50 to 80 percent of the median income;
“Moderate”-80 to 120 percent of the median income; and
“Above Moderate”-more than 120 percent of the median.
The previous planning period (2006-2013), shown in Table 8.19 below, included the following
RHNA target numbers:
Table 8.19
Regional Housing Need Assessment
2006–2013Target
Income LevelRHNA Target
VeryLow80
Low55
Moderate63
Above-Moderate131
Total329
Source: SCAG, 2008
Through the adequate sites analysis the City demonstrated that 329 dwelling units could be
accommodated through the planning period. However, in order to ensure availabilityof land for
lower income households, the Citywas required to re-zone at least 1.35 acres of land to a
minimum densityof 20 dwelling units per acre to accommodate 27 low income dwelling units.
A general plan amendment and zone change to re-zone 2.52 acres to a new R3-20 (High Density
Residential) zone district was considered. However, during the public hearing process the City
onlyapproved a zone change for 0.81 acres, which would accommodate 16 of the 27 dwelling
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units.Therefore, from the last planning period, 11 additional units will need to be
accommodated during this planning period.
8.5.22013–2021 RHNA
In 2012,SCAG issued new RHNA allocations for the January 1, 2014 to October 31, 2021
planning period, as shown in Table 8.20.
Table 8.20
Regional Housing Need Assessment
2013–2021Target
Income LevelRHNA Target
28
VeryLow
19
Low
22
Moderate
49
Above Moderate
118
Total
Source: SCAG, 2012
8.5.3Resource Inventory
8.5.3.1Land Inventory
State planning law requires that all
Housing Elements provide an inventory
of available land that will accommodate
the RHNA allocation. The available
properties must include the following:
Vacant residentiallyzoned sites
Vacant non-residentiallyzoned sites
that allow residential uses
Underutilized residentially zoned
sites, which are capable of being
developed at a higher densityor
with greater intensity.
Non-residentiallyzoned sites that
can be redeveloped for and/or
rezoned for residential uses.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
An inventoryof all currentlyvacant or underutilized parcels currently zoned for residential
developmentor that permits residential developmentwas prepared. Tables8.21 through Table
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8.28listsall parcels byAssessor’sParcelNumber, current zoningand General Plan designation,
acreage, and realistic development density.
Single Family Residential Hillside (RH) Zoned Properties
Parcels zoned RH are found along the west side of Blue Mountain.The permitted densitywithin
the RH zone is one dwelling unit per acre. These parcels are characterized as large rural
residential lots on steep hillyterrain and numerous development constraints including steep
slopes, landslide potential, high fire hazards, sensitive habitat, excessive grading requirements,
limited access, and utility constraints.In consideration of the existing topographyand other
physical constraints the Cityrequires that development be subject to a specific plan or master
plan to establish site development standardssuch as setbacks, height limits and density,on a
project by project basis.Although the specific plan would allow flexibility in design and
development standards, theseparcels are typically considered too expensive for affordable
housingdue to the development constraints.Based on an analysis of the properties, the realistic
capacity within the RH zone is 72 additional single-familylotssuitable for above-moderate-
income housing.
Table 8.21
RH Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Hillside-Low Density 19 @ 0.65
0276-491-03Vacant28.941 du/ac
Residentialdu/ac
Hillside-Low Density
0276-491-01Vacant5.481 du/ac5 @ 1 du/ac
Residential
Hillside-Low Density
0276-491-02Vacant1.021 du/ac1 @ 1 du/ac
Residential
Hillside-Low Density
0282-192-16Vacant2.161 du/ac2 @ 1 du/ac
Residential
Hillside-Low Density 23 @ 0.5
1178-061-01Vacant44.811 du/ac
Residentialdu/ac
Hillside-Low Density 22 @ 0.5
1178-251-01Vacant42.911 du/ac
Residentialdu/ac
Total--125.32-72
Source: Grand Terrace Community Development Department, 2013
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Single Family Residential -20,000 sq. ft. min.
(R1-20) Parcels
R1-20 parcels are typicallycharacterized as larger
rural residential parcels at the foot of Blue
Mountain. Minimum lot size is 20,000 square feet
(1/2 acre). These parcels are typicallyconstrained
bysteeper slopes, limited access and utilities, and
high fire hazards, although not as much as
Residential Hillside (RH) lots.Non-vacant parcels
within this zone consist of older homes on large lots
that may be classified as underutilized, and that could be subdivided. Residential development
standards for the R1-20 zone district are contained in Table8.38, and most single-family
development can meet these standards. Permissible densitywithinthis zone district is 1-2
dwelling units per acre, and approximately 57 additional above-moderate-incomesingle-family
residential units could be accommodated in this zone district.
Table 8.22
R1-20 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
0275-083-03Underutilized3.391-2 du/ac4@ 1.25du/ac
Residential
Low Density
0275-083-34Underutilized3.091-2 du/ac4@ 1.25du/ac
Residential
Low Density
0276-421-06Underutilized2.651-2 du/ac2 @ 1 du/ac
Residential
Low Density
0276-431-08Underutilized3.151-2 du/ac4 @ 1.25 du/ac
Residential
Low Density
0276-431-09Underutilized2.721-2 du/ac2 @ 1 du/ac
Residential
Hillside-Open
1178-241-03Vacant10.001-2 du/ac10@ 1.5 du/ac
Space
LowDensity
1178-161-76Vacant2.591-2 du/ac3 @ 1 du/ac
Residential
Low Density
1178-191-02Underutilized18.001-2 du/ac18 @ 1 du/ac
Residential
Low Density
1178-231-02Vacant1.771-2 du/ac2 @ 1 du/ac
Residential
Underutilized
Low Density
1178-241-018.001-2 du/ac8@ 1.5 du/ac
Residential
Total--55.36-57
Source: Grand Terrace Community Development Department, 2013
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Single Family Residential -10,000 sq. ft. min. (R1-10) Parcels
R1-10 parcels are characterized as a transition zone between the more rural R1-20 lots and
standard 7,200 square foot single-familylots. The minimum lot size is 10,000 square feet and
theyare generallylocated along the foot of Blue Mountain in areas ofmilder slopes and fewer
constraints than R1-20 and RH lots.Underutilized lots in this zone district consist of large lots
with onlyone residential unit that could be subdivided. Permissible density within this zone
district is 1-4 dwelling units per acre. Residential development standards for this zone district
are contained in Table 8.38.Forsingle-familydevelopment, the development standards are
typically not a constraint, and can be met. Realistic densityis 3 dwelling units per acres, and the
identified parcels could support a total of 20 additional above-moderate-income housing units.
Table 8.23
R1-10 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
0276-401-12Underutilized1.021-4 du/ac2 @ 2 du/ac
Residential
Low Density
0276-401-16Vacant0.871-4 du/ac2 @ 2 du/ac
Residential
Low Density
0276-401-22Vacant0.231-4 du/ac2 @ 1 du/ac
Residential
Low Density
0276-411-02Vacant3.101-4 du/ac9 @ 3 du/ac
Residential
Low Density
0276-411-27Vacant1.671-4 du/ac4@2.5du/ac
Residential
Low Density
0267-411-28Vacant0.651-4 du/ac2 @ 3 du/ac
Residential
Total--7.54-20
Source: Grand Terrace Community Development Department, 2013
Single Family Residential –7,200 sq. ft. min. (R1-7.2) Parcels
The R1-7.2 residential zone is the standard zone for typical single-familydevelopment in the
City. Lots are typically7,200 square in size and were createdin larger subdivisions.Permitted
densityin this zone district is 1-5 dwelling units per acre. Residential development standards for
this zone district are contained in Table 8.38.The development standards are typical for single-
familydevelopment and similar to surrounding jurisdictions, are not a constraint to single-family
development.Remaining R1-7.2 available lots are generally older infill lotsor residences on
larger lots that could be subdivided to create additional housing opportunities.Lots created
under this zone designation can be developed in accordance with the development standards, and
it is anticipated that approximately29above-moderate-incomeunits could be accommodated in
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
the R1-7.2 zone district.
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Table 8.24
R1-7.2 Zoned Available Parcels
AllowableRealistic Unit
APNGeneralPlanConditionAcreage
DensityCapacity
Low Density
1167-161-31Vacant0.881-5 du/ac3 @ 4 du/ac
Residential
Low Density
1167-201-03Vacant2.611-5 du/ac9@ 4 du/ac
Residential
Low Density
1167-271-11Vacant0.501-5 du/ac2 @ 4 du/ac
Residential
Low Density
1167-271-12Underutilized1.001-5 du/ac2 @ 4 du/ac
Residential
Low Density
1167-281-03Underutilized0.931-5 du/ac3 @ 3 du/ac
Residential
Low Density
1167-291-02Underutilized2.681-5 du/ac10@4du/ac
Residential
Total--8.60-29
Source: Grand Terrace Community Development Department, 2013
Multi-Family Residential (R2) Parcels
R-2 zoned parcels allowfor
standardsingle-familyresidential
unitsand lower density multi-family
residential units including duplexes,
triplexes, and fourplexes.These
residential units are permitted by
right. Permitted densityin this zone
district is 1-9 dwelling units per
acre.Manyof these lots are located
on thewest side of the Cityand are
currently occupied by older rural
residential units.Residential
development standards for this zone
district are contained in Table 8.38.The underutilized sites identified below each contain an
existing residence. Given the sizes of these lots there is adequate underutilized area to be able to
accommodate additional units. Additionally, because of the existing residence it is likelythat at
most two or three residential units would be accommodated. With this small level of
development, the existing residential uses are not a constraint to development on these lots
because theycanusuallybeincorporated into the design of development.It is anticipated that a
minimum of 65 moderate-incomemultiple-familyunits could be constructed under the permitted
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
base density. There is the ability for developers to apply for densitybonuses that would allow
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densities greater thanthatpermitted, and development incentives which would include a relaxing
of development regulations, such as setbacks, parking and height standards; or applyto use the
City’s newlyadopted PRD standards which allow densitybonuses where energy efficiency
methods are utilized in project design.
Table 8.25
R2 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
0275-211-05Underutilized1.181-9 du/ac4 @ 3.3 du/ac
Residential
Medium Density
0275-211-09Underutilized3.931-9 du/ac8 @ 2 du/ac
Residential
Medium-Density
0275-211-17Underutilized1.061-9 du/ac3 @ 3 du/ac
Residential
Medium Density
0275-211-58Underutilized1.521-9 du/ac3 @ 2 du/ac
Residential
Medium Density
0275-223-12Underutilized2.01-9 du/ac15 @ 8 du/ac
Residential
Medium Density
0275-223-40Underutilized1.091-9 du/ac6 @ 4 du/ac
Residential
Medium Density
0275-223-41Underutilized0.901-9 du/ac4 @ x 4 du/ac
Residential
Medium Density
0275-223-60Underutilized1.501-9 du/ac8 @ 4 du/ac
Residential
Medium Density
0275-231-11Underutilized1.101-9 du/ac4 @ 3.5 du/ac
Residential
Medium Density
0275-231-25Underutilized1.471-9 du/ac10 @ 7 du/ac
Residential
Total--22.02-65
Source: Grand Terrace Community Development Department, 2013
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Multi-Family Residential (R3) Parcels
The R3 zone is a zone intendedfor medium densitymulti-familyresidential uses. Development
in this zone mayinclude apartments,
condominium, town homes, duplexes, triplexes,
and fourplexesat densities of up to 12 units per
acre.These residential units are permitted by
right.The remaining R3 parcels are all infill lots
already provided with all public utilities and
services, and are either vacant or contain existing
residential uses.Residential development
standards for this zone district are contained in
Table8.38.Almost all of the underutilized sites
identified above contain an existing residence,
and most measure at least one half acre in size. .
Table 8.26 includes the existing mobile home
park, over the long term, should it redevelop it could generate up to 233 multiple-familyunits.
However, for purposes of adequate sites, this parcel is not included in the final calculations.
Therefore, exclusive of the mobile home park, a total of 74 additional moderate-income
multiple-familyunits could develop within the R-3 zone district.Developerscould also applyfor
a densitybonusthat would allow densities greater thanthatpermitted, and development
incentives which would include a relaxing of development regulations, such as setbacks, parking
and height standards; or applyto use the City’s newlyadopted PRD standards which allow
densitybonuses where energyefficiencymethods are utilized in project design
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Table 8.26
R3 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
#0275-211-53Underutilized21.231-12 du/ac233 @ 11 du/ac
Residential
Medium Density
0275-251-77Underutilized0.641-12 du/ac7 @ 11 du/ac
Residential
MediumDensity
0275-331-01Vacant3.651-12 du/ac35 @ 11du/ac
Residential
Medium Density
1167-341-02Underutilized0.381-12 du/ac2@ 10.5 du/ac
Residential
Medium Density
1167-341-04Underutilized0.501-12 du/ac4 @ 8 du/ac
Residential
Medium Density
1167-341-05Underutilized1.041-12 du/ac11 @ ll du/ac
Residential
Medium Density
1167-341-78Vacant1.331-12 du/ac15@ 11du/ac
Residential
Total--28.77-307
Source: Grand Terrace Community Development Department, 2013
#This is an existing mobilehomepark, and is not included in the final calculations. It is included for demonstrative
purposes only.
High Density Residential (R3-20) Parcels
The R3-20 is a new zone district created in 2012 inaccordance with Housing Program 8.8.1.sof
the 2010 Housing Element. The Citywas successful in creating the new zone district, which
allows a densityof 20 dwelling units per acre and permits exclusivelymultiple-familyuses.
Concurrently with the ZoningCode amendment creating the new zone district, the Cityadopted
a Zone Change and General Plan Amendment, re-designating 0.81 acres to the new designation,
whichcanaccommodate 16 lower-incomemulti-familydwelling units.Program 2 includes a
commitment to re-designate additional sites to accommodate the City’s remaining lower-income
RHNA allocation of 42 units in the 2013-2021 period.
Table 8.27
R3-20Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
0275-251-04Vacant0.8120 du/ac16 @ 20 du/ac
Residential
Total--0.81-16
Source: Grand Terrace Community Development Department, 2013
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Barton Road Specific Plan (BRSP-OP)Parcels
TheBarton Road Specific Plan allows infill multiple-familyuses on parcels zoned BRSP-OP.
An analysis of the parcels with this zoning and the prevailing development pattern identified
three parcels that would support multiple-familydevelopment. As shown onTable 8.28, 19
additional moderate-incomedwelling units could be accommodated within this zone district.
Table 8.28
BRSP-OPZoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
0276-202-45OfficeCommercialUnderutilized0.651-12 du/ac5 @ 12/du/ac
0276-202-46Office CommercialUnderutilized0.321-12 du/ac2 @ 8 du/ac
0276-202-70Office CommercialVacant0.401-12 du/ac12 @ 15 du/ac
Total--1.37-19
Source: Grand Terrace CommunityDevelopment Department, 2013
Land Inventory Summary
Exhibit 8-1 depicts the locations of availableparcels that permit multiple-familydevelopment as
identified Tables 8.25 through 8.28.
In addition to the parcels identified in the tables above, themixed-useland use designation
adjacent to I-215 and south of Barton Road could generate an additional 175 multi-family
residential units. As illustrated in Table 8.29, approximately527new units could be constructed
at buildout.
Table 8.29
Available Land for Residential Development
Income
ZoneAcresCapacity
Category
RH125.3272unitsAbove Moderate
R1-2055.3657unitsAbove Moderate
R1-107.5420unitsAbove Moderate
R1-7.28.6029unitsAbove Moderate
R222.0265 unitsModerate
R328.7774unitsModerate
R3-200.8116unitsLower
BRSP-OP1.3719unitsModerate
Mixed Use15.00175unitsModerate
Total264.79527
Source: Grand Terrace Community Development Department, 2013
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Potential to Accommodate the RHNA Allocationfor the 2013-2021 Planning Period
th
Unaccommodated Need from the 4Planning Cycle. The previous Housing Element identified a
shortfall of development capacityfor 27 lower-income units (see Appendix 1, Program 8.8.1.s).
In 2012, the Zoning Code was amended to create the R3-20 zone allowing multi-family
development by-right at a density of 20 units/acre and a 0.81-acre site was rezoned to R3-20.
That rezoning created additional capacity for 16 of the 27 units, therefore an unaccommodated
th
need of 11 lower-income units is carried over to the 5planning cycle.
Site Capacityto Accommodate the RHNA.Generally speaking, the single-familyresidential
designations will typicallyhouse moderate-and above-moderate-incomehouseholds.Except
that, as discussedin Section 8.4.3.5 Housing Affordabilitysection of this Element, the current
median housing price of $185,000 means housing is affordable to low-income householders, as
well.Themultiple-familyresidential and mixed-use designations are generallyexpected to
house lower-and moderate-income households because of their density and economies of scale.
Basedon the available sites inventory there is sufficient land to accommodate 178 single-family
units and 349multiple-familyunits. Therefore, as shown in Table 8.30a, there is sufficient land
available to accommodate the RHNA allocation in the moderate and above-moderate categories
but a shortfall of potential sites for 42 lower-income units, which includes the carryover of11
units from the previous planning period. Program 2 is included in the Housing Plan toaddress
this issue, and candidate sites for rezoning are listed in Table 8.30b.
Table 8.30a
Comparison of RHNA and Site Availability
Very Low/Above
Zoning DistrictModerate
LowModerate
Unaccommodated Need1100
2014-2021 RHNA2249
47
TotalRHNA 58 2249
RH, R1-20029100
R1-100200
R1-7.20290
R20650
R30740
R3-201600
BRSP & MU01940
Total Site Capacity16411100
38951
Surplus(shortfall)(42)
Source: Grand Terrace Community Development Department, 2015
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Table 8.30b
Candidate Sites for Rezoning
Realistic Unit
Site / Current General Site
Existing UseCapacity @ 20
APNPlan/ZoningAcreage
du/ac
Site 1Low Residential/Underutilized–1 SFR
1.0721
1167-241-01R1-7.2(built1936)
Site 2
Underutilized–1 SFR
0275-223-121.9939
(built 1924)
Medium Residential/Underutilized–1 SFR
0275-223-590.5010
R2(built 1980)
Underutilized–1 SFR
0275-223-601.5030
(built 1940)
Total5.06100
Site 1.This1.07-acreparcel is located at 12201 Michigan Street and is currently zoned R1-7.2
(SingleFamilyResidential, 7.2 units per acremaximum). The site is underutilized and occupied
byonesingle-familyhouse. The large parcel size, age and condition of the structure and location
near the Barton Road commercial corridor make it a good candidate for multi-family housing.
This site is proposed for rezoning to theR3-24 district (High DensityResidential) with an
allowable density of 20 to 24 units per acre.
Site 2. This site is comprised of three contiguous parcels totaling approximatelyfour acres on the
west side of Grand Terrace Road just north of Barton Road. Each parcel contains one single-
family house and is currentlyzoned R2 (Low Medium DensityResidential). The large parcel
sizes, age and condition of the structures and location near the Barton Road commercial corridor
make it a good candidate for multi-family housing. This site is proposed for rezoning to
R2/Affordable Housing Overlay (AHO) allowing multi-family residential development at a
densityof 20 to 24 units per acre if 10% lower-income units or 5% very-low-income units are
provided.
Itshould also be noted that developers ofR2, R3 and R3-20 designated land mayapply to use
the City’s recently-adopted PRD standards. These standards allow density bonuses where energy
efficient practices are incorporated into the project design. In addition, on a case-by-case basis
the Citywill consider application of the R3-20 zone district upon additional properties.
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8.5.3.2Suitabilityof Non-Vacant Sites
Development Trends:As discussed above the Cityexpects that themultiple-familyzones,
BRSP-OP zone and anticipated mixed-use projects will facilitate development oflower-and
moderate-income housing. Over the last planning period one multiple-familyproject was
completed in the City, the completion of amarket-ratetownhome development that was left
partially completed. Additionally, a 23-unit low-income family rental housing development was
proposed on City-owned property; however, the project did not move forward due to difficultyin
obtaining financing.
Because of the economies of scale, it is likelythat multiple-family development will continue to
provide affordable housing in the City. Additionally, incentives will likelybe necessary to
encourage higher-density affordable units.
An80-acre specific plan project is proposed adjacent to I-215 and south of Barton Road. The
project area is comprised of vacant and non-vacant land, some currentlyowned bythe Successor
Agency to the CityofGrand Terrace, and includes the assimilation of multiple parcels and
redevelopment of lands. This project is expected to include a mixed-use component with
opportunities for multiple-familyresidential units. Because a specific plan is being proposed for
the project it has the added benefit of creating customizeddevelopment standards that would
applyto the residential component.
Multiple-familyinfilldevelopment in the BRSP-OP zone isallowedata densityofup to 12
units per acre andissubject to the residential standards contained in Chapter 18.10 (RH, R1, R2
and R3 Zones) asshown in Table8.38, including state densitybonus provisions. Under the
provisions of the Barton Road Specific Plan for mixed-usedevelopment, the residential
component is not tied to the development standards shown in Table8.38; it is, however,
restricted to second floor levels of buildings. Mixed-use development issubject to the standards
of the underlying zone district, including lotcoverage, height, parking and setbacks. Densities
maynot exceed those of the residential, commercial and industrial designations ofthe General
Plan and zoning; and it is anticipated that densities will be established through the Mixed-Use
process.
Market conditions:Grand Terrace is a small bedroom communitylocated amidst the
employment areas ofsurrounding jurisdictions, and adjacent to the I-215 Freeway,a major
commuting corridor to jobs in Los Angeles and Orange Counties. One of the major obstacles to
providing housing to meet the needs of all economic segments of the communityis the nature of
the housing market itself. The rate at which housing costs accelerated during the 1990s and
2000s created a serious national problem. This problem was magnified in California as a whole,
and particularlyin InlandEmpire communities such as Grand Terrace, where housing costs
rapidlyinflated. As a result of the housing boom of the early 2000s, housing in Grand Terrace
has become less affordable with the cost of a typicalsingle-familyresidenceincreasing an
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
average of 260percent from 2000 to 2007.
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However, the recent downturn of the market significantly reduced housing prices throughout
Grand Terrace. Typicallythe gap between market-rate and what lower-and moderate-income
households can afford is large for single-familydetached development. However, sales prices in
2012 have shown that single-familydetached housing in Grand Terrace is affordable to low-and
moderate-income households.
8.5.3.3Realistic Capacity
The Cityevaluated the implementation of its multiple-family residential development standards,
including building height, building setbacks, building coverage and parking requirements by
reviewing recent multiple-familydevelopment projects. These projects evaluated are R-3 zone
and most of the projects were designed at a densityof about 11 units per acre which is
comparable with the realistic capacity identified in Table 8.27 (R3 Zoned Available Parcels).
Twoother multiple-family projects were built/approved prior to the City’s incorporation. The
556-unit Highlands Apartments is a 34.76-acre development yielded a densityof 16 units per
acre. One hundred and eleven of the units have affordability covenants governing them. The
Preston Condo project, alreadyrecorded, has a permitted densityof 15 units per acre, and will
require design review of the housing product. Twenty-five percent of the units within this
project are proposed to be restricted to moderate-income households.
8.5.3.4Zoning for LowerIncome Households
Typically, it is difficult to accommodate affordable housing within single-familydevelopment
without substantial subsidies, such as silent seconds, down-payment assistance, etc. In the past,
the City’s Housing Office (now CommunityDevelopment) purchased and rehabbed single-
family units and sold to affordable households. This program was suspended in the early 2000s
due to rising housing prices. With the dissolution of redevelopment agencies the Citydoes not
anticipate reactivating this program.
Usually, because of the economies of scale, affordable housing projects are developed in zone
districts that allow multiple-familydevelopments, such as the City’s Multiple-Familyzone
districtsand Barton Road Specific Plan properties zoned for Infill Residential development.
Therefore, the City anticipates that housing for lower-income households will be built on these
zone districts.
Grand Terrace is a small bedroom communityworking towards creating a greater commercial
tax and industrial base to improve the city’s jobs housing balance which is currently housing-rich
and jobs-poor. In previous planning cycles, multiple-familyunits have been approved and/or
developed indicating that the market is accommodating multiple-familyprojects. However, only
the Blue Mountain Senior Villas project contains affordable rental housing units, which received
substantial subsidies from the City’s low-mod housing fund. Even with the opportunities for
financial subsidies, bonuses and development incentives, there is reluctance bydevelopers to
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
accommodate affordable housing due to the recordation of long-term affordability covenants.
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Table 8.31
Approved/Constructed Multiple-Family Projects
Number of Allowable# of
ProjectZoningAcreage
UnitsDensityUnits/Density
GreenbriarR33.7351-12 du/ac10.35
Karger HomesR32161-12 du/ac8
Canal StreetR33.6421-12 du/ac11.6
Hidden GateR34.84551-12 du/ac11
*Blue Mountain
R3-S661-12 du/ac20
SeniorVillas
*It should be noted that this project includesa 2.6 acre public park with the residential component built on 3.4 acres.
If only the 3.4 acres were considered, project density wouldbe 35 dwelling units per acre.
Themultiple-family projects built or approved over the last few planning cycles (Table 8.31)
demonstrate that development is being constructed in accordance with the realistic capacityfor
the R3 zone district. The developments are able to meet the provisionsof the development
standards for the R3 zone. The one affordable project is the Blue Mountain Senior Villas,which
is built at a densityof 20 units per acre. A specific plan was also developed as part of this
project, which allows the developersto establish their own development standards in relation to
the site and project characteristics. This in turn provides a tremendous amount of flexibilityin
development. It should be noted that the Blue Mountain Senior Villas project at a densityof 20
units per acre was built with stricter provisions in lot coverage and building height than that
permitted in the Zoning Code, but at a lesser standard for parking (0.75 parking spaces per unit
as opposed to 2 spaces per unit).
Density does influence the financial feasibilityof projects; however the constraint to affordable
housing in Grand Terrace has not necessarily been densitybut rather an interest by developers to
construct affordable units.Inconformance with the “default density” provisions of state law
(Government Code Sec. 65583.2(c)(3)(B),in 2012 the Cityestablished the R3-20 zoning district
allowing multi-family development at a density of 20 units/acre. As noted in Program 2 of the
Housing Plan, a zoning amendment will be processed to designate additionallandwith
appropriate development standards to accommodate the City’s remaining lower-income housing
need for the planning period.
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8.5.4Special Housing Needs
There are households with identifiable special needs, as defined byCalifornia law,for which the
Citymust plan. Such groups have a greater difficulty in finding affordable housing due to
special circumstances, which maybe related to employment, income, family characteristics,
disabilityor other conditions. As a result, some residentsmayexperience 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.
8.5.4.1Persons with Disabilities
Table 8.32
Persons with Disabilities by Age
Disability by AgePersonsPercent
Age 5 to 15 –total persons2,095
With a disability1055.0%
Sensory20
Physical40
Mental57
Self-care25
Age 16 to 64 –total persons7,668
With a disability1,36317.8%
Sensory189
Physical396
Mental251
Self-care161
Going outside the home251
Employment disability161
Age 65 and older –total persons1,197
With a disability51442.9%
Sensory135
Physical360
Disability by AgePersonsPercent
Mental174
Self-care156
Going outside the home236
U.S. Census, 2000
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Personswith disabilities have special housing needs. Depending on the disabilitytheir needs may
be proximityto public transit, services, and the workplace. Housing needs may include ramps,
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lowered countertops, and widened doorways. The American CommunitySurveyand 2010
Censusdid not track disabilities. However, because the City’s population has not grown very
much between 2000 and 2010, information from 2000 is still considered relevant.
As shown in Table 8.32, 17.8% of the City’s working population (ages between 16-64 years) has
a disability, with 12% of those disabled persons having an employment disability. For those
aged 65 years and older, 42.9% have a disability. Included within these disabilities are persons
with disabilities that limit their ability to leave the home (18.4% of the working population and
46% of the senior population, respectively).
According to Section 4512 of the Welfare and Institutions Code a "developmental disability"
means a disabilitythat originates before an individual attains age 18 years, continues, or can be
expected to continue, indefinitely, and constitutes a substantial disabilityfor that individual
which includes mental retardation, cerebral palsy,epilepsy, and autism. This term shall also
include disabling conditions found to be closelyrelated 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 solelyphysical in nature.
Manydevelopmentally disabled persons can live and work independentlywithin a conventional
housing environment. More severely disabled individuals require a group living environment
where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person’s living situation as a child to an
appropriate level of independence as an adult.
The Inland Regional Center (IRC) provides services to more than 25,000 people with
developmental disabilities and their families in San Bernardino and Riverside counties. IRC
serves 75 Grand Terrace residents.
The Cityof Grand Terrace adopted Chapter 18.66 Reasonable Accommodations, which provides
a simple and inexpensive ($50.00) process for disabled persons, includingthose with
developmental disabilities,to request to deviate from Citycodes and regulations, such as ramps
or accessible room additions within building setbacks. In addition, state-licensed facilities that
house persons with disabilities is permitted within the residential zones of the City.
8.5.4.2The Elderly
As reported in the 2010 Census1,498persons(12.4%)of Grand Terraceresidentswere over 65
years of age.This represents an increase of 255 elderlyresidents since the 2000 Census. It is
likely that the elderly population will continue to increase due to two factors:
1)The U.S. population nationwide is aging as the babyboom population (born between
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
1946 and 1964) approaches their senior years; and
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2)Manylong-time residents chose to stay inthe City.
As people age, they often find themselves facing additional housing problems they may nothave
had to cope with previously. Senior households have special housing needs primarily due to
three major concerns:physical disabilities/limitations, income and health care cost.
Affordability can be an issue of special concern to the elderly,who are often on fixed retirement
incomes.Manyelderlyowner-households reside in mobile homes, which are among the lowest-
cost housing options in the City.In addition, the elderlymayrequire assistance with
housekeeping, maintenance, and repairs to remain in their own homes as long as possible.
Special design features that maybe needed include elimination of barriers such as steps and the
provision of recreational and social amenities for the elderly.
Table 8.33
Elderly Households in Grand Terrace
RenterOwner
Householder AgePercentPercent
householdHouseholds
64 years of age or
1,33592.8%2,21779.2%
younger
65 years of age or
1047.2%58420.8%
older
Total1,439100%2,801100%
Source: U.S. Census,2010
8.5.4.3Large FamilyHouseholds
Large households are an indicator of need for large units. Large households are generally
defined as households with 5 or more persons. Grand Terrace has 499(11.8%) total households
consisting of five or more persons. Table 8.34 shows that the City is made up predominately of
1 to 4-person households. This suggests that the need for large units with four or more bedrooms
is expected to be significantly lessthan the need for smaller units.
Table 8.34
Household Size by Tenure
1-4 Persons5+ PersonsTotal Occupied
NumberPercentNumberPercentNumberPercent
Owner2,43565.1%36673.3%2,80166.1%
Renter1,30634.9%13326.7%1,43933.9%
Total3,741100%4991004,240100%
Source: Southern California Association of Governments, based on 2005-2009 American Community Survey
8.5.4.4Single Parent Households
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Single-parent households also have greater housing needs than other households due to their
limited income and higher expenses. The City of Grand Terracecurrentlyhas791single-parent
families with children, of which 348are male-headed households and 443are female-headed
households. The Census Bureau has not published data on the percentage of Grand Terrace
singleparent families that are low income or have housing problems. However, as is common,
lower income single parents, particularly renters, experience the highest prevalence and severity
of overpayment and overcrowding.
Single-familydetached rentals and multifamilyhousing with child-oriented amenities, such as
playgrounds and onsite childcare, would help meet the housing needs of Grand Terrace’ssingle
parent households. Affordable attached housing, such as condominiums, can also help meet the
needs of female-headed and single-parent households
Table 8.35
Household Type by Tenure
OwnerRenter
Household Type
HouseholdsPercentHouseholdsPercent
Married family1,77363.3%57239.8%
Male householder, no wife present1595.7%18913.1%
Female householder, no husband
2308.2%21314.8%
present
Non-family households63922.8%46532.3%
Total2,801100%1,439100%
Source: Southern California Association of Governments, based on 2005-2009 American Community Survey
8.5.4.5Farmworker Housing
Based on the 2010 Census, there are 6,132 employed residents over the age of 16 years. Of
those workers, only21 (0.23%) persons are employed as farm workers. Because the number of
existing employees in Grand Terrace are identified as being farm workers is so small, it is
anticipated that that their housing needs will be met through programs designed for lower income
households.
8.5.4.6Homeless
The homeless are the community’s most vulnerable residents. The homeless often face chemical
dependency, mental health problems, domestic violence, and other life-threatening conditions.
Individuals and families experience homelessness for a varietyof reasons, and therefore a
homeless population may have a variety of needs. A homeless person mayneed medical care,
childcare assistance, credit counseling, substance abuse treatment, job training, and/or English
language education, among other services.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
On January 24, 2013, a Point in Time homeless survey was conducted County-wide. The
homeless count was a joint effort between the San Bernardino County Homeless Partnership, the
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San Bernardino CountyOffice of Homeless Services, and the Institute for Urban Initiatives who
recruited over 400 communityvolunteers to implement the count and a subpopulation survey.
Preliminary findings found that there are 2,321 adults and children who are homeless on a given
dayin San Bernardino County. Of the 2,321 persons, 1,247 (1,182 adults and 65 children) are
unsheltered and 1,074 (640 adults and 434 children) were sheltered (i.e. living in shelters,
transitional housing or received motel vouchers). The Point in Time count did not find any
6
homeless persons residing in Grand Terrace.The Point in Time count is a single snapshot count
on one particular day. During the last housing cycle, six homeless persons were identified in
Grand Terrace. Conservatively, this number is likelystill valid.
There is a varietyof housing service providers in proximityto Grand Terrace that address a
range of needs.Providers are shown on Table 8.36, and this list is not intended to be all-
inclusive. These providers provide emergency shelter housing, transitional and permanent
housing, utilityassistance, rental assistance, food assistance, and support services, such as
counseling, such as Inland Temporary Homes, located in Loma Linda, which provides a 90-day
shelter program and 21-24-month transitional housing program for homeless families with
children under 18 years of age. Currently, Inland Temporary Homes alsoteaches 24 classes
covering a complete range of subjects focused on developing personal skills to facilitate personal
growth, career employment services identify individual interests and skills to develop a career
path, andcounseling bya licensed psychologist facilitates mental health.
Also,there are currentlysixresidential care facilities located within the Cityof Grand Terrace.
The Cityhas permitted these facilities to be established within its corporate boundaries in
accordance with Section 1566.3 of the Health and Safety Code. According to HCD, these
facilities meet the requirement for the provision of transitional housing as set forth in Section
65583 of the Government Code. Five of the facilities have occupancy of six persons per facility
for a total of 30 persons, and one facilityis Emeritus, which provides assisted living and memory
care services. Emeritus is state-licensed for 150 beds. These facilities are providing important
transitional housing for 180persons.
In 2012 the City amended its Zoning Code, in accordance with Program 8.8.1.m, allowing for
emergency shelters to be permitted in the Industrial zonewithout a conditional use permit, and
subject to the same development and management standards that applyto the residential or
commercial uses within the same zone district.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
6
San Bernardino County 2013 Homeless Count and Subpopulation Survey: PreliminaryFindings and
Recommendations
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Table 8.36
Homeless Providers
NameServices ProvidedLocation
Cedar House Life Change CenterTransitional housing, support servicesBloomington
Houseof Hope MinistryTransitional housing, support servicesBloomington
Calvary ChapelFood bankFontana
Transitional housing, permanent
Clear Water Residential Care for the
housing, case management, support Fontana
Elderly & Homeless
services
Transitional housing, case
Water of Life Church, City Linkmanagement, rental assistance, utility Fontana
assistance, support services
Transitional housing, Permanent
HopeHomesHighland
housing, support services
Transitional housing, case
Inland Temporary HomesLoma Linda
management, support services
Transitional housing, permanent
VA Loma Linda-Healthcare System
housing, case management, support Loma Linda
Health Care for Homeless Veterans
services
Case management, rental assistance, Ontario,San
Catholic Charities
utility assistance, support services Bernardino
Fresh Start Ministries and Community
Support servicesOntario
Services, Inc.
Emergency shelter, domestic violence
Houseof Ruthshelter, transitional housing, case Ontario
management, support services
Inland ValleyHope PartnersFood bank, support services Ontario
Transitional housing, case
MercyHousemanagement, rental assistance, utility Ontario
assistance, support services
The Salvation ArmyEmergency shelter, support servicesOntario, Redlands
Case management, utility assistance,
Building a GenerationRedlands
support services
Transitional housing, case
Family Services Association of
management, rental assistance, utility Redlands
Redlands
assistance, food bank, support services
Emergency shelter, food bank, support
The Blessing CenterRedlands
services
Transitional housing, case
Our Housemanagement, food bank, support Redlands
services
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NameServices ProvidedLocation
Transitional housing, case
Cathedral of Praisemanagement, rental assistance, utility Rialto
assistance, support services
Permanent housing, case
Houseof Prayermanagement, food bank, support Rialto
services
Case management, rental assistance,
Catholic CharitiesSan Bernardino
utility assistance, support services
Transitional housing, case
CDCR CSUSB Day Reporting CenterSan Bernardino
management, support services
Emergency services (cold weather),
transitional housing, permanent
Central City Lutheran MissionSan Bernardino
housing, case management, support
services
Transitional housing, permanent
CommunityAction Partnership of San housing, Case management, rental
San Bernardino
Bernardino Countyassistance, utility assistance, support
services, food bank
County of San Bernardino Department Permanent housing,case
San Bernardino
of Public Healthmanagement, support services
Emergency services, transitional
housing, permanent housing, case
Foothill AIDS ProjectSan Bernardino
management, utility assistance, food
bank, support services
Emergency services, transitional
Frazee Community Center housing, case management, support San Bernardino
services
Transitional housing, food bank,
Houseof AngelesSan Bernardino
support services
Transitional housing, case
Mary’s Mercy Center
management, food bank, supportSan Bernardino
Veronica’s Home of Mercy
services
Transitional housing, case
Option House, Inc.management, rental assistance, utility San Bernardino
assistance, support services
Transitional housing, case
San Bernardino One Stop TAY CenterSan Bernardino
management, support services
Transitional housing, case
San Bernardino One Stop TAY CenterSan Bernardino
management, support services
Transitional housing, case
Time For Change FoundationSan Bernardino
management, support services
Turrill Transitional Assistance Transitional housing, case
San Bernardino
Program Inc.management, support services
Source:San Bernardino County Homeless Partnership, 2012
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
8.5.4.7At Risk Housing
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As required byGovernment Code Section 65583, the Citymust analyze the extent to which low-
income, multi-family rental units are at risk of becoming market rate housing and, if necessary,
develop programs to preserve or replace these assisted housing units. The multipleassistance
programsincludestate or local mortgage revenue bonds, redevelopment tax increments, in lieu
fees or an inclusionaryhousing ordinance, or densitybonuses. Low income multi-family housing
is considered to be at risk if it is eligible to convert to non-low income housing due to: 1) the
termination of a rental subsidycontract; 2) mortgage prepayment or 3) the expiration of
affordabilityrestrictions. The time period that is to be considered in making this determination is
the ten year period following the last mandated updating of the Housing Element(2006-2013).
Based on the information contained in the “Inventory of FederallySubsidized Low Income,
Rental Units at Risk of Conversion,” compiled bythe California Housing Partnership
Corporation, there are no federallyassisted (HCD or FmHA), low income rental units within the
City. Likewise, there are no low income rental units within the Citythat have been developed
with the use of CDBG funds or as a result of an inclusionaryhousing ordinance.
However, there are 111 low income rental units that were constructed using a combination of
densitybonuses and local multi-familyrevenue bond financing. These units are located in the
Highlands Apartments, constructed byForest City Development at 11750 MountVernon
Avenue.In 1999 these units were at risk to convert tomarket rate housing; however, the City
used its housing set-aside funds to secure these units until 2030.
8.5.4.8Zoning for a Varietyof Housing Types
Second Dwelling Units: In 2002, the Cityadopted Chapter 18.69 Second FamilyUnits of
Zoning Code to ensure that second units could be constructed on anysingle-family
residentially zoned property.In 2012, Chapter 18.69 was amended to allow for
administrative approval of attached and detached second dwelling units and to allow them
in the RH, R1, R2 and R-3 Zones.
Manufactured Homes:The Zoning Code was amended in 2012 to allow manufactured
homes in all residential zone districts, subject to the same development standards and
review process as conventional stick construction.The scope of the Board’s review of
single-familyresidences is generally limited to the architecture of the residences, including
design,materials, and landscaping. The process from submittal to issuance of building
permits is approximately6 weeks.
Residential care facilities: Residential care facilities refer to a residence consisting of
supervision of persons, such as a group home, or rehabilitation facilitythat provide non-
medical care to persons in need of personal services, assistance, guidance, protection or
training for dailyliving. Residential care facilities serving 6 or fewer persons are permitted
byright in all residential zones. Facilities serving 7 or more persons are conditionally
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
permitted in all residential zone districts. Residential care facilities include homes for
persons with disabilities.
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Transitionaland supportive housing: Transitional and supportive housing facilities fall
under the definition of residential care facilities and are principallypermitted in all
residential zones if serving 6 or less persons, and conditionallypermitted in all residential
zones if serving 7 or more persons.As noted in Program 13 in the Housing Plan, a Code
amendmentisbeingprocessedto clarify that transitional and supportive housing are
regulated as residential uses subject onlyto the same standards as applyto other residential
dwellings of the same type in the same zone.
Single-room-occupancy(SRO)units provide another form of affordable housing for low-
income persons. The City’sZoning Codewas amended in 2012 to allow SROs in the R3
zone districts.
Emergency shelters: Senate Bill 2 adopted in 2007 amended housing element law
regarding the planning for emergencyshelters to require at least one zone district where
emergency shelters are permitted without discretionaryaction, and subject to the same
development and management standards that applyto the residential or commercial uses
within the same zone district.The City’sZoning Code was amended in 2012 to allow
emergency shelters in the M2 zone.
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8.6CONSTRAINTS
The ability of the private and public sectors to provide adequate housing to meet the needs of all
economic segments of the communityis constrained byvariousinterrelated factors. For ease of
discussion, these factors have been divided into three categories: 1) physical constraints; 2)
market constraints; and 3) governmental constraints. The extent to which these constraints are
affecting the supplyand affordabilityof housing in the Cityof Grand Terrace is discussed below.
8.6.1Physical Constraints
Physical constraints to the development of
affordable housing within the Cityof Grand
Terrace focus upon the physical characteristics of
the majorityof the remaining undeveloped land
within the Citylimits.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 substantiallyincreases development costs and
therefore make these areas unsuitable for affordable housing.
The sites identified in the R1-10 are generallylocated along the foot of Blue Mountain and have
milder slopes and fewerconstraints than in the RH and R1-20 zone districts. The identified sites
locates in the R1-7.2 zone district are located in areas with gradual slopes, if any. There are no
known environmental constraints in these areas that could impede development.
Identified sites within the multiple-family zone districts are located on the relatively flatter
portions of the City. The identified sites located at the northwest portion of the Cityare located
in proximityto 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 generallybe mitigated through enhanced construction measures such as sound attenuation
walls and would not be considered a significant environmental impact. There are no other
known environmental constraints that could impede development on identified sites located in
the multiple-family zone districts.
Approximatelythree additional vacant and non-vacant sites have been identified within the
Administrative Professionaldesignation of the Barton Road Specific Plan area, which
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
conditionally permits multiple-family uses. These parcels are relativelyfree of significant
topographical constraints; utilities are readilyavailable; and are free of anyknown environmental
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constraints. The proposed mixed-use project is located just east of the I-215 project, and is part
of a larger 80-acre project. Within the 80 acres there is an area identified as jurisdictional to the
Department of Fish and Game and Army Corps of Engineers. However, these jurisdictional areas
can typicallybe mitigated, so as not to preclude development. No other significant constraints
exist within this project area.
8.6.2Market Constraints
Market constraints to the development of residential housing include the cost of land, the cost of
construction, and financing. Unlike past years when the housing market was experiencing a
bubble effect, market factors now pose fewer constraints to the development of new housing.
Changes in the financial markets, changes in construction material costs, and other factors have
all affected the feasibility of developing new housing in Grand Terrace.
8.6.2.1Construction Cost
Construction costs are influenced by the cost
of materials. As the softening of the housing
market decreases the amount of homes being
constructed throughout southern California,
the cost of manyconstruction materials have
decreased, reflecting the lack of demand.
Construction costs will also varybased on the
type of material used, structural features
present, and project characteristics such as the
type and qualityof the unit.
The single largest cost associated with
building a new house is the cost of building
materials, comprising between 40 to 50
percent of the sales price of a home. Typical
residential construction costs for a 2,000
square foot home with garage is
7
approximately$108 per square foot, whereas as custom homes can be as twice the cost.
Lower housing costs can be achieved with the following factors: a) reduction in amenities and
quality of building materials (above a minimum acceptability for health, safety, and adequate
performance); b) availabilityof skilled construction crews who willwork for less than union
wages; and c) use of manufactured housing (including both mobile home and modular housing).
An additional factor related to construction costs is the number of units built at the same time.
Apartments of three stories or less achieve an economyof scale, provided that the building has
typical amenities and no structured parking.As the number of units developed increases,
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
7
Building-Cost.net, 2013
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construction costs over the entire development are generallyreduced based on economies of
scale. This reduction in costs is of particular benefit when densitybonuses are utilized for the
provision of affordable housing.
8.6.2.2Land Costs
Grand Terrace isfortunate in that the cost of vacant land for residential development is relatively
affordable, especially when compared to the adjacent counties of Orange, Los Angeles, and San
Diego. Land prices are highly variable and depend on the density of development allowed,
whether the site has environmental constraints, and whether an existing use must be removed.
Land costs are also influenced by location and views, for instance, land costsare higher along the
hillside were valleyfloor views are afforded. Fluctuations in market conditions will also
influence land costs. For example, from 2000 through 2006 real estate values rose significantly,
however the recent downturn has resulted in a dampening effect on prices.
8.6.2.3Financing
8.6.2.3.1Developer Financing
Construction financing costs also affect the feasibilityof building new housing. In the past it
was not uncommon for developers to receive construction loans for 100% or more of a project's
estimated future value. However, recently, following the housing market downturn of the early
1990s, financial institutions tightened regulations for construction loans, which was repeated
again in the boom period of the early to mid-2000s. The tightened regulations often result in
developers having to put upat least 25% of the project value.
Although there is no hard threshold for how much required upfront equity is too much before a
residential project would be infeasible, the higher the proportion of equityrequired, the more
unlikely that a developer would proceed with the project. Not only would it require more up-
front cash, but higher equitycontribution means a project must be able to achieve an even higher
value at completion in order to generate the cash flow needed to meet acceptable cash-on-cash
returns. These trends are anticipated to continue during the planning period.
8.6.2.3.2Homebuyer Financing
Housing affordabilityis also largely determined byinterest rates. First-time homebuyers are
most impacted byfinancing requirements. Current mortgage interest rates for new home
purchases are at historicallylow levels of around 4% for a 30-year fixed-rate mortgage, which
increases housing affordability. Although rates are currently low, they can change significantly
and impact the affordabilityof the housing stock. The recent economic crisis has also resulted in
a tightening of lending standards, as compared to the “easy credit” practices in recent years.
Thus, a critical factor in homeownership involves credit worthiness. Lenders consider a person’s
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
debt-to-income ratio, cash available for down payment, and credit historywhen determining a
loan amount. Many financial institutions are willing to significantlydecrease down payment
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requirements and increase loan amounts to persons with good credit rating. Persons with poor
credit ratings may be forced to accept a higher interest rate or a loan amount insufficient to
purchase a house.
In addition, the San Bernardino County Department of Economic and CommunityDevelopment
also offers a Homeownership Assistance Program that provides financial assistance to eligible
households that maybe used for down payment assistance or closing costs.
8.6.3Government Constraints
8.6.3.1Land Use Controls
8.6.3.1.1Density
The Grand Terrace General Plan sets forth the City’s policies for guiding local development.
These policies, together with existingzoningregulations, establish the amount and distribution of
land to be allocated for various uses throughout the City.Residential development in the Cityof
Grand Terrace is permitted under the land use categories shown in Table 8.37 and in accordance
with the Land Use Element of the General Plan:
Table 8.37
General Plan Residential Designations
Land Use CategoryAllowable ZonesGross Allowable Density
Hillside ResidentialR-1 (20)0–1 Du/Net Ac
Low Density ResidentialR-1 (7.2), R-1 (10), R-1(20)1–5 Du/Net Ac
Medium Density ResidentialR-2, R-31–12 Du/Net Ac
Medium High Density R3S, R3-2012–20 Du/Net Ac
Residential
Source: Grand Terrace CommunityDevelopment Department, 2013
Pursuant to CityZoning Code Section 18.10.040, a density bonus of up to 35% maybe approved
in accordance with California DensityBonus Law, when a developer provides housing for low-
to moderate-income households, and seniors.
While the amount of vacant land remaining within the Cityis minimal, land with potential for
redevelopment and infill housing is primarily found in the relativelyflat areas of the City, where
increased densities are feasible, thus providing adequate sites for the construction of affordable
housing.
In fact, the City adopted a new Code section which allows density bonuses on infill lots. These
provisions will allow for either a density bonus in accordance with state law, a 20 percent density
bonus can be approved where a project can be certified in LEED,or a 10% densitybonusfor
construction of the project to meet or exceed more than a 20 percent increase in energy
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
efficiency above Title 24 requirements.
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8.6.3.1.2Development Standards
The City’s development standards are consistent with the parameters and policies established in
the General Plan and reflect an attempt to balance housing needs with infrastructure capacities
and environmental considerations. Table 8.38presents the development standards of each
residentialzone. Standards regulating development within the Cityare similar to those being
used byother surrounding communities.
Taken together with the size of the lot, development standards are not considered especially
constraining. The previous Zoning Codelimited the definition of multiple-family residential
developments to one-and two-bedroom units and placed minimum size requirements on them.
These limitations were removed in 2012 with a zoning code amendment, in accordance with
Program8.8.1.qof the previous planning period.
Table8.38illustratesthat the development standards in the Citydo not represent an overly
restrictive condition, and are not a constraint to development of affordable housing.
Projects including new residential construction are normallyrequired to install all necessaryon-
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadwaystandards for local or
neighborhood streets that allow parking on both sides of the street have paved widthsbetween 36
to 44feet. Infrastructure improvements are in place in most locations within the Citylimits.
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Table 8.38
Minimum Development Standards for Residential Zones
a
StandardR1-7.2R1-10R1-20RHR2R3R3-SR3-20
Units per Acre
cg
(Max.)542191220
g
Lot Area (sq. ft.)7,20010,00020,000-10,00012,00012,000
g
Lot Width (ft.)6060100-606060
g
Lot Depth (ft.)100100150-100100100
Street Frontage
(Minimum linear
g
feet)404050-404040
Setbacks Front
Yard (Minimum
bbbbbgb
linear feet) 252525-252525
Setbacks Rear
Yard (Minimum
bbbbbgb
linear feet) 203535-202020
Interior Lot (With
bbbbbgb
Garage)101010-101010
InteriorLot
bbbbbgb
(Without Garage)555-51010
Corner Lot (Street
bbbbbgb
side)151515-151515
Corner Lot (No
g
Street side)555-51010
Living Area
Single-Family
dddddg
(Minimum)1,3501,3501,350-1,3501,350-
ddgg
Living Area Multi-Family (One-bedroom)800800
ddgg
Living Area Multi-Family (Two-bedroom)1,0001,000
Building Lot
ffg
Coverage (%)505040-606060
Building Height
eeeeege
(ft.)353535-353535
Source: Grand Terrace Zoning Code
Footnotes:Refer to Zoning Code for footnote definitions.
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Table 8.39 has been updated to reflect a recent zoning code amendment consistent with housing
statutes relating to emergencyshelters, transitional and supportive housing and second dwelling
units.
Table 8.39
Housing Types Permitted by Zoning District
Residential
RHR1-20R1-10R-7.2R-2R-3R-3-SR-3-20
Use
PPPPPP----
SF-Detached
SF-Attached 2-
-------PP--P
4 DU
Multiple-
--------PP--P
Family Units
Residential
PPPPPPPP
Care <6
Residential
--------CC----
Care >6
*Emergency
----------------
Shelter
Single Room
--------CC----
Occupancy
Manufactured
PPPPPP----
/Mobile Home
nd
PPPPPP----
2Units
P=Permitted; C=Conditional Use; --=Not a listed use
Source: Grand Terrace Zoning Code*Permitted in M2 zone
8.6.3.1.3Parking Standards
Parking standards are currently similar to those used in other cities: a two-car garage required for
eachsingle-familydwelling and 2 spaces required per unit for multiple-familydwellings where
one space shall be in a garage. Guest spaces are required in a ratio of one guest parking space
per four multi-familydwelling units.
However, in order to provide greater incentives for the construction of affordable housing, the
Zoning Code was amended more flexible parking standardsfor smaller multiple-familyunits.
When a studio or efficiencyunit is proposed, only one parking space will be required, instead of
two spaces.In addition, Program 12 includes a commitment to review parking standards for
multi-family units to ensure that they do not pose an unreasonable constraint to development.
8.6.3.1.4Open Space Requirements
Open space andsetback requirements in Grand Terrace are also very similar to those used in
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
other cities where the maximum lot coverage allowed varies from 40 to 60 percent of the lot,
therebyproviding: 1) sufficient usable open space, especially in backyards; 2) enoughspace for a
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car to park in the front driveway approach to the garage; and 3) enough separation between
residences to ensure protection of privacy.In the case of multiple-familyhousing, 40 percent
open space is required to provide common recreational amenities/facilities for residents.Our
experience indicates that this standard has not been a deterrent to past affordable housing
projects.
8.6.3.1.5Design ReviewStandards
The Citydoes 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 compatibilitywith existing surrounding architecture. The basic
philosophyof the City’s design review processis to arrive at a product that meets the City’s
goals and is financially feasible for the developer.
Theresponsibility of the Site and Architectural Review Board is to provide comprehensive site
plan and architectural review of projects. The scope of the Site and Architectural Review
Board’s review is to consider the site plan in relation to the property and development standards
(i.e. setbacks, lot coverage, building height, parking, etc.), placement of structures, vehicle and
pedestrian access, landscaping, police and fire services, grading and drainage, traffic,
relationship to existing and planned uses of adjoining and surrounding properties, and
relationship to nearbyproperties and structures and surrounding natural topography.Itis also to
consider the proposed architecture of buildings in terms of style and design, materials and colors,
and size and bulk in relation to the surrounding properties. Chapter 18.63 of the Zoning Code
specifies the review authorityof the Board with regard to site and building design.
Given the smaller scale of development of a single-family residence in comparison to a multiple-
family development project, the scope of the Board’s review of single-familyresidences is
generallymore focused on architecture of the residences and site layout.
Review of multiple-family development projects typicallyinvolves a greater level of review in
regard to site development. In addition to ensuring adherence to setbacks, height requirements,
lot coverage, parking and other applicable development standards, the Board will also consider
the compatibilityof the project’s site design with surrounding land uses, such as screening and
security.
Unlike larger cities, the CityofGrand Terrace has onlyone 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 PlanningCommission approval, through Site and Architectural Review. The
Cityhas eliminated the public hearing requirement for very small projects, such as room
additions, accessorystructures, etc. City staff processes these projects administrativelyrequiring
onlythe Director’s review and approval. Other improvements that have been or are currently
being made to streamline the design review/permit process are:
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Implementation of one-step review process whereby the applicant comes to one counter to
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receive information about the entire process.The CommunityDevelopment Department
routes the plans to other reviewing agencies and the case planner reports to the applicant
within 30 days.
Implementation of an applicant-friendlyapproach wherebystaff 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 Citystandards are being enforced. These
include preliminarydesign review meetings with Citystaff to work through design issues
prior to formal application submittal.
Implementation of a project management approach, wherebya case planner
follows/monitors a project from initial sketches to issuance of a certificate of occupancy
through all departments and agencies. This allows applicants tohave 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 Cityin ensuring implementation of conditions of
approval
Implementation of easy to read “How to Do” lists for all requirements for planning and
building plan check, thereby facilitating submission of complete applications and
minimizing additional trips to the City.
8.6.3.2Building Codes
In addition to land use controls, local building codes also affect the cost of housing. Grand
Terrace has adopted the 2010 California Building Code that establishes minimum construction
standards. These minimum standards cannot be revised to be less stringent without sacrificing
basic safety considerations and amenities. No major reductions in construction costs are
anticipated through revisions to local building codes.
8.6.3.3Code Compliance
Code compliance activities within the Cityare intended to promote the safety and character of
the City.The Cityincludes approximatelythreesquare miles. There is currentlyonly one code
compliance officer responsible for code enforcement activities inthe City. Therefore, code
enforcement activities are primarilyreactive. In the residentially designated properties, code
enforcement housing efforts generallyfocus on property maintenance, including the rental
inspection program.
8.6.3.4DevelopmentFiling Fees
The City’s development filingfees are still low when compared with surrounding areas. A
summaryof development filingfees for the City is provided in Table 8.40. The fees that are
charged by the Cityare a reflection of the time and effortthat must be expended byCitystaff in
order to properlyreview development plans. The Citywill continue to conduct periodic surveys
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
(both formal and informal) of other cities in the Grand Terrace area to ensure that local
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processing costs do not becomea constraint on housing production.
Table 8.40
City Residential (Single and Multifamily) Development Filing Fees
Fee NameFee Rate
Planning Department Fees
Tentative Tract Map$2,150Per development project
General Plan Amendment$2,100Perdevelopment project
Zoning Code Amendment$2,200Per development project
Conditional Use Permit$400-$2,400 based on size of Per development project
development
Variance$300-$1500 based on size of Per development project
development
Site and Architectural Review$2,200Per development project
Administrative Site and $650Per development project
Architectural Review
Land Use Review$50Per development project
Specific Plan$3,000 plus staff timePer development project
Environmental Review Negative$750, unless prepared by Per development project
Declarationconsultant
Building Department Fees
Final Review Map –Tract Map$2,000Tract or Parcel Map
$1,250
Parcel Map
Building Permit FeesPer $ value of
A sliding scale from $33 $4,955,
construction costs
based on valuation of construction
from $500 $1,000,000
Electrical Permit FeesPer service switch
A sliding scale from $30 $100
per service switch depending on
number of amperes
Plumbing Permit Fees$10 per fixture or trap, $33 per Per fixture
sewer connection, $15 per water
heater
Source: City of Grand Terrace Community Development Department
8.6.3.5Development Impact and Building Permit Fees
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Development impact fees are charged on a per-unit basis to provide funds to offset the
anticipated impacts of population growth. New housing, and therefore more Grand Terrace
residents, may result in an increase in vehicle trips, park usage, school enrollment, and
emergency service calls. Development impact fees are carefullycreated to ensure that quality
services and facilities are provided to residents without unduly burdening development.
As shown in Table 8.41 the total fees, including building permit and development impact feesfor
a 2,000 square foot residential unit are approximately$36,000, and approximately$27,000 for a
1,200 square foot multiple-residential home. While the majorityofthe costs is attributable to
development impact fees, the Cityassess a lesser impact fee for multiple-familydevelopment. It
should also be noted that a significant portion of the impact fees, water connection and school
impact fees are assessed byentities separate from the City,overwhich the Cityhas little control.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Table 8.41
Residential Building Permit and Development Impact Fees
2,000 Square Foot 1,200 Square Foot
Detached Residential Attached Residential
UnitUnit
(per unit)(per unit)
Building Construction Permit Fees
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 sprinkle system$15.00$15.00
Water heater or vent$15.00$15.00
Private water distribution system ($4/each)$8.00$6.00
Air handling unit$15.00$15.00
Forced air/gravity type burner$20.00$20.00
Gas piping system$4.00$4.00
Drainage/vent pipe repair ($15/each)$210.00$120.00
Fixture Trap fee ($10/each)$140.00$80.00
Approximate Total Building Fee$4,386.00$2,908.00
Development Impact Fees
Arterial Improvement Fees$4,243.00$2,599.00
Storm Drainage Fees$2,234.00$429.00
General Facilities Fund$1,102.00$1,102.00
Public Use Facilities Fund$373.00$229.00
Parkland/Open Space Fund$7,241.00$4,534.00
Traffic Signal Improvement Fee$666.36$408.00
Sewer Connection Fee$2,700.00$2,700.00
Riverside Highland Water Connection Fee$7,765.00$7,765.00
School Fees$6,900.00$4,140.00
Approximate Total Development Impact Fees$33,232.00$23,920.00
Total Building and Development Impact Fees$37,618.00$26,828.00
Source:Grand Terrace Community Development DepartmentNumbers are rounded
Riverside Highland Water Company
Colton Joint Unified School District
The per-unit cost of housing, including construction and land cost is approximately$108per
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
square foot. Using Table 8.41above, that would equate to a per-unit cost of $253,618for a
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single-familyunit and $156,428for a multiple-familyhousing unit. The total building and
development impact fees are about 15% and 17%, respectively, of the total per-unit cost.
8.6.3.6Permit 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 maybe necessaryfor
environmental review, depending on the location and nature of a project. Unnecessary delays
will add to the cost of construction by increasing land holding costs, interest payments and
inflation. Although these review processes may take a substantial amount of time, theyare
necessaryto integrate a new development into the local urban environment.
In Grand Terrace, the average processing time for mostdevelopment applicationsis two to three
months with verysmall projects taking less than 30 days. The Cityof Grand Terrace has fully
implemented the provisions of AB 884, as well as more recent legislation requiring the
establishment of “one-stop” permit coordination.In fact, all of development services have been
consolidated into one department: CommunityDevelopment. The divisions within the
CommunityDevelopmentDepartmentinclude Planning, Building and Safety, Code
Enforcement, Engineering and Public Works.
Moreover, the City has established a Site and Architectural Review Board that also serves asthe
Planning Commission. This Boardis scheduled to meet twiceper month to review all new
construction proposals.Based on periodic surveys conducted by the City, local processing times
are shorter than those experienced in surrounding communities.
The following summarizes applications that are utilized bythe City forvarious residential
projectsand average processing times:
Land Use Application:This application is used for small ground floor room additions
thatare less than 500 square feet in size. The average processing time is 2to4weeks
from filing to issuance of building permit.
Administrative Site and Architectural Review: The Administrative Site and
Architectural Review application is used for two-storyadditions,larger room additions
thatare 500 square feet in size or largerbut less than 65% of the floor area of the existing
house.This application does not require a public hearing and can be approved bythe
CommunityDevelopment Director.The average processing time is typically 6 weeks
from filing to issuance of buildingpermit. The Administrative Site and Architectural
Review process is also used for the review and approval of second dwelling units, which
greatlyexpedites the processing of these second units and is in conformance with State
law.
Site and Architectural Review:This application requires a fullynoticed public hearing
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
before the Planning Commission.Thisinvolves the additional requirement to submit a
radius map and ownership list of propertyowners within 300 feet of the subject site. The
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Site and Architectural review process is required for new single-family residences and for
multiple-family developments. The average processing timefor 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 permitfor multiple-family developments.If an
environmental initial studyis required to be prepared then the processing time would be
extended byat least three months. To expedite the review process theCityoffers
concurrent review of the construction drawings prior to the Planning Commission’s
public hearing, subject to a hold harmless agreement should the Commission impose
major changes in the project at the public hearing. This procedure highlights the City’s
efforts to expedite thereview process to facilitate newhousing development.
Conditional Use Permit:Thisapplication is heard concurrentlywith the Site and
Architectural Review application. As these applications are heard concurrentlywith the
Site and Architectural Review application in order to speed up the process, the processing
time is the same as that for the Site and Architectural Review application.
Tentative Parcel Map:This application is used to divide a site into four or fewer new
parcels. This would allow for the infilling of largerparcels or an intensification of
existing sites. The application is heard byboth the Planning Commission and the City
Council,as required by the City’s Subdivision Ordinance.The processing time from
tentativeparcel map filing to CityCouncil approval is approximately3 to 4 months.
Tentative Tract Map:This application is used to divide or subdivide a site into more
thanfour lots. This allows for the infilling of large parcels or an intensification of larger
existing sites in the City.Tentative Tract Maps are heard byboth the Planning
Commission and the CityCouncil. The processing time from the tentative map filing to
the recording of the final map is 4 to 6months.If an environmental initial studyis
required to be prepared than the processing time would be extended byat least three
months.
The City’s fees, shown on Tables 8.40 and 8.41, are some of the lowest in the San Bernardino
and Riverside regions. Generally, the City has no backlog of residential projects that are waiting
for processing bystaff or for a public hearing bythe Planning Commission or CityCouncil. The
average processing times for residential projects are much less than those for other jurisdictions
in the area.
8.6.3.7Service and FacilityInfrastructure
Before a development permit is granted, it must be determined that public services and facility
systems are adequate to accommodate any increased demand generated by aproposed project.
At present, all vacant residentially designated land within the Cityis in close proximityto the
infrastructure systems (i.e., utilities and streets necessaryto provide service). While construction
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
of local interior street and minor utilityextensions would be required in some cases, the overall
extent would not be great; the location of streets and utilitylinesas illustrated in the General
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Plan Circulation Element. No street extensions or major service system improvements would be
necessaryfor development of multi-family designated areas directlyadjacent to MountVernon
Avenue or single-familydesignated areas in the western portion of the City, west of therailroad
tracks. Service systems are adequate to provide for the higher densities expected to be associated
with low-and moderate-income developments.
Water service is provided bythe Riverside Highland Water Company (RHWCO). RHWCO is a
private water companyowned by its shareholders. It maintains water main transmission lines,
wells, reservoirs, and service laterals throughout the Cityand is directlyresponsible for
maintenance. The water supplyfor the Companyis from five separate groundwater basins. The
2010 Urban Water Management Plan prepared for the Companyindicates that there is sufficient
water supplyto accommodate development within the City.
Sanitary sewer service is provided by the City of Grand Terrace, and the City maintains all
collections lines within its citylimits. The Citycontracts with the Cityof Colton for wastewater
treatment.
8.6.3.8Jobs/Housing Balance
As defined by SCAG, a balanced subregion or communityis one having an employment to
housing ratio of 1.2 jobs per dwelling unit. Recent SCAG data estimated that there are
approximately3,000combined public and private sector jobs within the Cityof Grand Terrace.
Bycomparison, there are currently 4,315 householdswithin the City. This translates into an
employment to housing ratio of 0.70jobs per dwelling unit, and indicates that the Cityis “jobs-
poor” and “housing-rich.” Therefore, adherence to the jobs/housing balance ratio of 1.2 jobs per
dwelling unit represents an actual constraint on the expansion of housing opportunities within the
City,since the City is “jobs-poor” and needs to stress the development of jobs, rather than
housing.
8.6.3.9Constraints on Persons with Disabilities
Zoning and Permitting Requirements:The City’sdefinition of familyincludes individuals
related byblood, marriage or adoption, groups of not more than six persons who are not related
byblood, marriage or adoption, and one or more persons living as a single household.Program
13 includes a commitment to process a Code amendment to revise this definition consistent with
current law.
The Cityensures adherence to Title 24 of the California Building Code and federal regulations
on accessibilityin both multiple-family housing developments and commercial developments.
The City’s parking standards requires that at least one disabled parking space be provided for
each new project or two (2%) percent whichever is greater. The design standards of the parking
ordinance require that the disabled parking spaces be striped and individually identified in
accordance with the Uniform Building Code and the California Vehicle Code.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Group homes are permitted byright in the City’s residential zones as permitted uses if the
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number of residents is 6 or less. The only permits that would be required would be the normal
building permits to construct the structure.
Group homes with more than 6 residents are permitted with a conditional use permit. There is
nothing in the City’s General Plan or Zoning Code that regulates the siting of special needs
housing in relationship to one another. There is no minimum distance required between two (or
more) special needs housingfacilities. The Cityhas no standard conditions or requirements for
group homes of more than 6 persons, other than the requirement for a conditional use permit.
This includes no particular conditions for group homes that will be providing services on-site.
The requirement for a conditional use permit has had no demonstrated negative impact on the
development of grouphomes in the City. There has been no record of such a request being
denied bythe City’s Planning Commission.The public hearing for a conditional use permit for a
group home is exactly the same for anyother conditional use permit with the same noticing
requirements and agency notification.
Building Codes to Assist Disabled Access: The 2013 California Building Codes, Codes of
Regulations will be adopted by the end of the year.There have been no amendments that might
have diminished the ability to accommodate persons with disabilities. The Cityhas not adopted
anyuniversal design elements in the City’s building code with respect to persons with
disabilities; however, anyproperty owner wishing to install such elements would not be
precluded from doing so.
The Building and SafetyDepartment strictly follows the guidelines set byCALDAG for their
ADA regulations on new and rehab commercial construction. There have been several new
developments in the City that have been required by law to be disabled accessible. In
accordance with state law, multiple-familydevelopments are required to incorporate adaptable
units into the project design, in addition to ensuring an accessible path of travel from the street.
The Cityhas also retrofitted several intersections in the Citywith disabled curb access, disabled
drinking fountains and/or disabled buttons at the signalized intersections. In addition reasonable
accommodations have been provided at CityHall including disabled access to the CityHall
including disabled parking spaces, ramp and an emergency access bell for access to the main
CityHall building.
Reasonable Accommodations: The Cityadopted a Reasonable Accommodations Ordinance,
whichallows residents to request a reasonable accommodation from Cityzoning or building
codes. The process to do so is subject to a Land Use application, which is the City’s lowest
filing fee. To date, only one resident has requested and received a reasonable accommodation to
expand a residence.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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8.7HOUSINGPLAN
The Housing Programprovides direction for City decision makers to achieve the long-term
housing goals set forth in the Grand TerraceHousing Element. The Programis established to
guide the development, revitalization and preservation of a balanced inventoryof housing to
meet the needs of present and future residents of the City. It is the overall goal of the City to
ensure that all residents have decent, safe, sanitary and affordable housing regardless of income.
In preparing the Housing Program, the Cityre-examined the goals, policies and programs, in
light of the dissolution of redevelopment agencies, shrinking Countyprograms, and limited
funding resources.TheHousing Program is responsive to the State housing goals and reflects
the desires and aspirations of the community.
The Housing Program addresses the following areas: 1) providing adequate housing sites; 2)
assisting the developmentand/or availabilityof affordable housing; 3) removing governmental
constraints;4)conservingand improving existing affordable housing;and 5) promoting equal
housing opportunity.
8.7.1Goals and Policies
Goal 8.1Provide adequate sites, with appropriate zoning and development
standards and services to accommodate the City’s RHNA allocation.
Policy8.1.1:Promote and encourage development of housing, which varies bytype,
design, form of ownership and size.
Policy8.1.2:Maximize use of remaining residentiallyzonedvacant land suitable for
residential development.
Policy 8.1.3:Provide fora zoning categoryto permit a densityof at least 20 units/acre, and
allow for densitybonuses pursuant to State housing law, which would qualify
for very-low-income housing.
Policy 8.1.4:Promote and encourage second dwelling units in accordance with Citycodes.
Goal8.2:Assist in the availability and/or development of adequate housing to meet
the needs of affordable housing.
Policy8.2.1:Promote and encourage infill housing development and use of underutilized
land for residential construction.
Policy 8.2.2:Promote mixed use and infill residential development in the Barton Road
Specific Plan areas.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Policy8.2.3:Provide for housing set-aside funds to be committed to the “Habitat for
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Humanity” for the development of low-income housing.
Policy8.2.4:Facilitate access to housing assistance programs.
Policy 8.2.5:Emphasize and promote the role of the private sector in the construction and
financing of affordable income housing.
Policy 8.2.6:Continue to encourage the development of attached or detached second
dwelling units, in accordance with the Zoning Code.
Goal8.3: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.
Policy8.3.2:Periodicallyreview residential development standards and regulations,
ordinances, processing procedures, and fees to identifyandmitigate
constraints that mayimpede the development, improvement, and conservation
of housing.
Policy8.3.3: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 8.4Conserve and improve the condition of existing affordable housing stock.
Policy8.4.1:Encourage the rehabilitation of deteriorating housing.
Policy8.4.2: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 rentalhousing.
Policy 8.4.5: Encourage the incorporation of energyconservation features in the design of
all new housing developments and the addition of energy conservation
devices/practices in existingresidentialdevelopments.
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.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Policy 8.5.2:Promote fair housing opportunities for residents of Grand Terrace.
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8.7.2Housing Programs
This section describes the City’s housing programs for the 2013-2021 planning period, including
the responsible agency, timeframe, funding source and objectives. It should be noted that where
funding sources list “General Fund”, these mayconsist of in-kind staff services, expedited permit
processing, and/or reduced permitting fees.
8.7.2.1Programs to Provide Adequate Sites
Program1:Continuemaintain an inventoryof vacant and underutilized sites suitable for
housing development, and make this information available to developersat CityHall and on the
Citywebsite.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support housing production
Timing:2014 and annually
Funding sources:General Fund
Program2:A new R3-20 zone district was created to allow multiple-familydevelopment at a
densityof 20 units per acre, and which exclusively allows multiple-family and senior residential
uses and permitsowner-occupied and rental multi-family residential uses by-right.To ensure the
availabilityof adequate sites to accommodate the City’s share of lower-income regional housing
need, amendments tothe Land Use Element of the General Plan and the ZoningCode will be
processedtoprovide capacityfor at least 42 additional lower-income unitspursuant to
Government Code Sections 65583.2(h) and (i).Rezoned parcels will be selected from the list of
potential candidate sites identified in Table 8.30band will meet the following requirements:
Zoning shall permit owner-occupied and rental multifamilyresidential use byright. “Use
byright” shall mean that the City’sreview of the owner-occupied or multifamily
residential use may not require a conditional use permit, planned unit development
permit, or other discretionary local government review or approval that would constitute
a “project” for purposes of CEQA. “Use byright” does not exempt the use from design
review. However, that design review shall not constitute a “project” under CEQA.
Sites shall accommodate at least 16 units
Allowable density shall be 20to 24units 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
ormixed-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
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
percent residential use and require that residential use occupy50 percent of the total floor
area of a mixed-use project
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The Citywill continue to facilitate affordable housing development with priorityfor projects that
provide extremely-low-income units.
Responsible Agency:CommunityDevelopment
Objective:Land Use Element and ZoningCode amendments;Support low-
income affordable housing production
Timing:Amendments in 2016; Ongoingimplementationthrough the
planning period
Funding sources:General Fund, Filing fees
Program3:The City’s CEDD will consider, on a case-by-case basis,to allow developers to
use Planned Residential Development standards, where, in addition to densitybonuses in
accordance with state law, allows for density bonuses where energyefficient construction is
incorporated into projects.
Responsible Agency:CommunityDevelopment
Objective:Support housing production
Timing:Ongoing through planning period
Funding sources:Filing fees, General Fund
Program4:A City-owned parcel was acquired by Habitat for Humanityto develop two lower
non-senior income affordable housing units. Collaborate with Habitat for Humanityto construct
the two units during the planning period.
Responsible Agency:Housing Authority,CommunityDevelopment
Objective:Support housing production
Timing:2017
Funding sources:Possible Housing Authorityfunds, state and federal sources,
private funding
8.7.2.2Programs to Assistthe Development and/or Availability of Affordable
Housing
Program 5:Facilitate development of the 0.63-acre parcel owned bythe Housing Authority
forlow-income housing units, with priorityfor ELI units through expedited processing, modified
development standards,and reduced development fees when feasible.
Responsible Agency:Housing Authority,CommunityDevelopment
Objective:Supportlower-incomehousing production
Timing:2019
Funding sources:Possible Housing Authorityfunds, state and federal sources,
private funding
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Program 6:Ensure access to the Section 8 Rental Assistance program operated bythe San
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Bernardino CountyHousing Authority by assisting the Countywith publicity whenever the
waiting list is opened, by posting the phone number and website of the Housing Authorityon the
City’s website.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support housing availability
Timing:2014, and Ongoing as notified bythe San Bernardino County
Housing Authority
Funding sources:General Fund
Program 7:TheSan Bernardino CountyCDH Department participates in the CRHMFA
Homebuyers Fund (CHF)program that provides down payment, payment, and closing costs
assistance to Countyresidents. The Mortgage Credit Certificate Program provides a federal
income tax credit for first-time homebuyers, which maybe claimed as long as the homebuyer
occupiesthe home and pays interest on the mortgage.
Information on this Program will be provided on the City’s website, including links to the
respective Programs and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Production of affordable housing
Timing:2014, and bienniallythereafter
Funding sources:Federal and state grants
Program 8:TheSan Bernardino CountyCDH Department operates a MultifamilyResidential
Rental Housing Revenue Bond program.ThisProgram can be used for new construction,
acquisition, and/or rehabilitation of multifamilyhousing developments. A specified number of
units are required to remain affordable to eligible, low-income households for a specified number
of years after the initial financing is provided.
Information on this Program will be provided on the City’s website, including links to the
respective Programs and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment
Objective:Production of affordable multi-family housing
Timing:2014, and bienniallythereafter
Funding sources:Federal and state grants
Program 9:San Bernardino Countyresidents meeting certain income eligibilityrequirements
maybe eligible to participate in the CalHOME funding program that provides down payment
assistance for first-time homebuyers. The CalHOME is administered byvarious organizations;
locallyNeighborhood Housing Services of the Inland Empire (NHSIE) and Neighborhood
Partnership Housing Services, Inc. (NPHS) administer CalHOME programs. Generally,
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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%.
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Information on this Program will be provided on the City’s website, including links to the
NHSIE and NPHA websites, and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment
Objective:Production of affordable housing
Timing:2014, and bienniallythereafter
Funding sources:State funding
8.7.2.3Programs to Mitigate Governmental Constraints
Program10:The Cityadopted Chapter 18.68 (Reasonable Accommodations) providing for a
streamlined process for disabled persons to request deviations from the City’s code requirements.
Over the planning period the Citywill continue to implement this program.
Responsible Agency:Communityand Economic Development Department
Objective:Support fair housing
Timing:Mitigate governmental constraints
Funding sources:Filing fees
Program11:Continueto expedite the processing of plans for proposed housing projects that
are affordable to low-and moderate-income households, with priorityprocessing, modified
development standards,and reduced fees, where feasible,for projects that include extremely-
low-income units.
Responsible Agency:CommunityDevelopment/Planning/Building and Safety
Objective:Streamline production of affordable housing
Timing:Ongoing
Funding sources: General Fund, Filing fees
Program12:Periodicallyreview residential development standards and regulations,
ordinances, processing procedures, and fees to identify and mitigate constraints that mayimpede
the development, improvement, and conservation of housing.Process a Zoning Code
amendment to allow required covered parking for multi-family developments to be provided
witheither carports or garages.
Responsible Agency:CommunityDevelopment/Planning
Objective:Mitigate governmental constraints
Timing:Code amendment in 2016
Funding sources: General Fund, Filing fees
Program13:Amend the Zoning Code as it relates to transitional and supportive housing in
accordance with state law, so that such housing is subject onlytothose restrictions that apply to
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
other residential uses of the same type in the same zone. Amend the definition of familyin
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conformance with state law.
Responsible Agency:CommunityDevelopment/Planning
Objective:Mitigate governmental constraints
Timing:Code amendment in 2016
Funding sources: General Fund
8.7.2.4Programs to Conserve and Improve Existing Housing Stock
Program14:The San Bernardino CountyPACE loan program provides loans for
weatherization and energyefficiency rehabilitation improvements, such as air sealing, weather
stripping, attic insulation,re-roofing, attic and house fans, and weatherized doors and windows.
The CommunityAction Partnership of San Bernardino County(CAPSBC) provides
weatherization and energyconservation assistance to low income residents.
Information on the PACE and CAPSBC Programs will be provided on the City’s website,
including links to the respective programs and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Maintenance and improvement
Timing:2014 and throughout the planning period
Funding sources:PACE Loan Program
CAPSBC Program
Program15:Continue code enforcement efforts to enforce municipal codes intended to
maintain the value and safetyofstructures. 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 unsightlyproperty conditions in residential areas.
Responsible Agency:CommunityDevelopment/Code Enforcement
Objective:Maintenance and conservation
Timing:Ongoingthroughout the planning period
Funding sources:Self-funding inspection fees
CDBG for enhanced services in CDBG census tracts
Program16:Neighborhood Housing Services of the Inland Empire (NHSIE) is a non-profit
organization that operates a low-costHomes N’ Hammerprogramdesigned to educate residents
on minor home improvementsand repairs. The four-hour workshop includes: functioning of the
home’s major plumbing and electric systems, repair methods, replacing and maintaining drywall,
replacing window screens, fixing garbage disposals, toilet mechanisms, health and safety issues
and tips for hiring a professional contractor for home repairs, etc.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Information on this Program will be provided on the City’s website, including links to the
NHSIE website, and posted bienniallyin the local newspaper.
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Responsible Agency:CommunityDevelopment/Planning
Objective:Maintenance and conservation
Timing:2014, bienniallythereafter
Funding sources:Private funding
Program17:Neighborhood Partnership Housing Services, Inc.(NPHS)is a non-profit
organization that operates a Healthy Homes Grantprogram. This program provides home safety
repair grants to low-income senior homeowners and homeowners with permanent mobility
disabilities.
Information on this Program will be provided on the City’s website, including a link to the
NPHS website, and posted bienniallyin the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Conservation and improvement
Timing:2014, bienniallythereafter
Funding sources:Private funding
Program18:California’sKeep Your Home CaliforniaProgram is a federally funded
foreclosure prevention and loan modification program.Keep Your Home Californiaprovides the
following:
UnemploymentAssistanceto assist homeowners who have experienced involuntary job
loss.Eligible homeowners mayreceive benefits up to $3,000 per household per month
towardstheirmortgage payment for up to 6 months.
MortgageReinstatementAssistancetoassisthomeowners who have defaulted on their
mortgage payment.Eligible homeowners mayreceive benefits up to $15,000 per
household towards theirmortgage payment.
PrincipalReductionProgramis intended to assist homeowners attain an affordable
monthlypayment. If eligible, homeownersmayreceive benefit assistance up to $50,000
per household, less monies previouslyreceived from other Keep Your Home California
programs.
TransitionAssistanceProgramis 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 housingbyproviding
up to$5,000 pereligible household.
Information on Keep Your Home Californiawill be posted ontheCitywebsite and published
biennially in the local newspaper.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Responsible Agency:CommunityDevelopment
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Objective:Provide mortgage assistance to low-income first-time
homebuyers
Timing:2014, and bienniallythereafter
Funding sources:Federal and state grants
Program19:Continue to provide technical drawing for simple improvements such as patio
covers, retaining and block walls, and similar small projects; a home construction pamphlet, and
information on hiring contractors.
Responsible Agency:CommunityDevelopment/Building and Safety
Objective:Maintain and improve housing stock
Timing:Ongoing throughout the planning period
Funding sources:General Fund
8.7.2.5Programs to Promote Equal Housing Opportunities
Program20:Provide information on fair housing on the City’s website. Provide a link to the
InlandFair Housing and Mediation Board website. Advertise the information quarterlyin the
Blue Mountain Outlook.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support fair housing
Timing:2014 and every year thereafter
Funding sources:General Fund
Program21: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:CommunityDevelopment/Planning
Objective:Support fair housing
Timing:2014 and ongoing throughout the planning period
Funding sources:General Fund, Filing fees
8.7.3Quantified Objectives
The City’s quantified objectives for the development, rehabilitation and conservation of housing
during the 2014-2021planning period are summarized in Table 8.42..
During the past few years, the Cityhas experienced significant revenue shortfalls, causing each
Citydepartment to cut costs and staff; Citystaff has been reduced by over 50%. During the last
planning period manyhousing programs were suspended due to high housing and construction
cost. Now unfortunately, due to the dissolution of redevelopment agencies throughout
California, the Cityhas lost a major local funding source. In addition, manyCounty-
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
implemented programs, such as housing rehabilitation, weatherization and senior repair
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programs, have also been cut, again, resulting in a loss of a major resource for local jurisdictions.
Table 8.38
Summary of 2014-2021 Quantified Objectives
New
Income CategoryRehabConservation
Construction
ExtremelyLow*1400
Very Low-Income1425
Low-Income3035
Moderate-Income2205
Above Moderate4905
Totals129525
*Local jurisdictions are required to project the housing needs of extremely low income households. In
estimating the number of extremely low income households, a jurisdiction can use 50% of the very low
income.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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8.8OPPORTUNITIES FOR ENERGY EFFICIENCY
Asnon-renewable energy resources have been progressively depleted and energy costs continue
to rise, homeowners have become increasingly aware of energy conserving measures primarily
as a means to offset and control the rising costs of fuel.
While on the State level, theState Legislature adopted the Global Warming Solutions Act of
2006, which created the first comprehensive, state regulatoryprogram to reduce GHG emissions
to 80% below 1990 levels by2050.
8.8.1Building and Site Design
CaliforniaSubdivision 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 byreferenceinto
the City’sSubdivision Ordinance.
Building Code:The City enforces the State EnergyConservation Standards (California Code of
RegulationsTitle 24). These standards incorporated into the City’s Building Code provide a
great deal of flexibilityfor individual builders to achieve a minimum “energy budget” with
various performance standards. These requirements applyto all new residential andcommercial
construction and to remodeling and rehabilitation construction onlywhere square footage is
added. In January2010, the California Building Standards adopted a final version of the new
building code, CALGreen, parts of which became mandatory on January 1, 2011. CALGreen
includes provisions to ensure the reduction of water use by20%, improve indoor air quality,
divert 50% of new construction waste from landfills, and inspect energysystems (i.e., heat
furnace, air conditioner, mechanical equipment) for nonresidential buildings over 10,000 square
feet to make sure that they're working according to design.
The Cityis requiring 100% waste recycling on construction projects, and a commissioning plan
certified by a mechanical engineer on energysystems. Additionally, byJanuary1, 2014, the
Cityanticipates adoption of the new 2013 CALGreen Code Standards.
Zoning Code:Section 18.10.090 of the Zoning Code allows a multiple-familydeveloper to
apply for a densitybonus when energy efficiency isincorporated into the project design.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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8.8.2EnergyEfficiency
Property Assessed Clean Energy (PACE) Program:The San Bernardino CountyAssociated
Governments (SANBAG) has initiated the PACE Program. This Program assists home and
business owners payfor the upfront costs of energyefficient improvements, such as solar panels,
cool roof systems, attic/house fans, high efficiencyheating and air conditioning, and similar
energyimprovements. The loans are repaid over an assigned term and paid through theannual
tax bill.
Community Action Partnership of San Bernardino County (CAPSBC):
Weatherization Program: Assists eligible low income customers byinstalling 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 energyconservation
measures include low flow shower heads, attic insulation, caulking, set back
thermostat, and minor repairs, such as replacement of door (s), broken glass,
patching of holes, door stops, frames, etc.
Home EnergyAssistance Program (HEAP): The HEAP program provides, to
eligible households, emergency and non-emergency utilityassistance in the form of
a credit on gas, electric, wood or propane bills. Emergency assistance is when the
utilityhas alreadybeen turned off, whereas, non-emergency is when a disconnection
notice is received.
California Alternative Rates for Energy (CARE):Southern California Edison and The Gas
Companyparticipate in the CARE program providing lower energyrates to eligible households.
To inform residents about this program, the utility companies mails all customers brochures
regarding the program.
Conservation Garden at Grand Terrace Fitness Park:Thelandscaping 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 Cityto provide plant identification signs
so thatPark visitors can identifywater conserving plants that theywould like to use in their
gardens and yards, and educational signs that speak to water efficiency through the use of water
conserving plants and smart irrigation
Energy Efficiency Audits:The Southern California Edison Companyprovides energyaudits to
local residents on request.The Southern California Gas Company also provides self-guided
surveysfor its customers on its website. Energyaudits are extremelyvaluable in pinpointing
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
specific areas in residences, which are responsible for energylosses. The inspections also result
in specific recommendations to remedyenergy inefficiency.In addition, these utilitycompanies
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provide rebate programs for energyefficient improvements or purchase of energy efficient
appliances.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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8.9FINANCING 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
Cityof Grand Terrace. Theyinclude the following:
8.9.1Federal and State Resources
Home Investment Partnership (HOME) Program:The HOME is a federal program, created
as a result of the National Housing AffordabilityAct of 1990. Under HOME, HUD awards funds
to localities on the basis of a formula, which takes into account tightness of the local housing
market, inadequate housing, poverty and housing production costs. Localities must match
HOME funds with 25% of funds from non-federal sources.
HOME funding is provided to jurisdictions to assist either rental housing or home ownership
through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing.
Also possible is tenant-based rental assistance, propertyacquisition, site improvements, and
other expenses related to the provision of affordable housing and for projects that serve a group
identified as having a special need related to housing.
Community Development Block Grant Program (CDBG):Through the federal CDBG
program, HUD provides funds to local governments for funding a range of community
development activities. CDBG grants are awarded to the Cityon a formula basis for housing
activities, including acquisition, rehabilitation, homebuyer assistance, economic development,
homeless services and public services. CDBG funds are subject to certain restrictions and cannot
be used for new construction of housing. CDBG grants benefit primarilypersons/households
with incomes not exceeding 80 percent of the CountyMedian FamilyIncome.
Low Income Housing Tax Credit (LIHTC) Program:This program was created bythe Tax
Reform Act of 1986 to provide an alternate method of funding low-and moderate-income
housing. Each state receives a tax credit, based upon population, toward funding housing that
meets program guidelines. The tax credits are then used to leverage private capital into new
construction or acquisition and rehabilitation of affordable housing. Limitations on projects
funded under the Tax Credit programs include minimum requirements that a certain percentage
of units remain rent-restricted, based upon median income, for a term of 15 years.
Multifamily Mortgage Revenue Bonds:This funding source provides below-market interest
rate loans for development, acquisition, or rehabilitation of existing multifamilyrental units
within San Bernardino Countyand its cooperating cities. Although the economyis not conducive
to issuing bonds, the Countycurrentlyadministers contracts for more than 1,000 units of bond-
funded affordable housing in incorporated cities.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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California Housing Finance Agency (CHFA):O perated by the California Housing Finance
Authorityit 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 ispaid in full or
refinanced; or, the propertyis sold.
Section 8 Rental Assistance Payments/Housing Certificates:The Federal Section 8 voucher
program is the federal government's major program for assisting verylow-income families, the
elderly, and thedisabled to rent decent, safe, and sanitaryhousing in the private market. Since
the rental assistance is provided on behalf of the family or individual, participants are able to find
and lease privatelyowned housing, including single-familyhomes, townhouses and apartments
from landlords who accept vouchers. Eligible households pay 30% of their income toward rent
with the balance paid by HUD. The San Bernardino County Housing Development Department,
in cooperation with the Housing Authority, administers the Tenant Based (Rental) Assistance
Program that includes Section 8 rental assistance.
8.9.2Local Resources
Redevelopment Housing Set-Aside Fund:With the abolishment of redevelopment agencies,
Low-Mod Housing Funds are no longer available to assistin the development and/or
preservation of affordable housing.
CDBG-funded Enhanced Code Enforcement Services: During the fiscal years of 2011-2012,
2012-2013, the Citywas awarded CDBG funds towards enhancedCode Enforcement Services
that targeted income-qualifying areas. The boundaries of these primarilyresidential areas are
based on HUD census tracts and services are limited to the neighborhoods identified low-and
moderate-income (LMI) areas. The scope of the program is to enhance blighted propertiesin
low-income neighborhoods. The City will continue to apply for funding this program.
San Bernardino County Affordable Housing Programs:The San Bernardino County
Economic Development Agency, CommunityDevelopment Division administers the HOME
Programlocally for Countyresidents.The HOME Program serves individuals and households
earning 80% or less of the area median income established byHUD, who reside within the
County of San Bernardino HOME Consortium area.Cityresidents are eligible to participate in
this program.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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APPENDIX 1
8.3REVIEW OF ELEMENT AND PAST ACCOMPLISHMENTS
State Housing Element guidelines require all jurisdictions to include an evaluation of their
previous Housing Element’s action plans to determine their success.The following is a review
ofthehousing programs for the 2008-2013 housing planning period
8.8.1ProgramsIn Support Of Housing Availabilityand Production
Program8.8.1.a:The City’s Communityand Economic Development Department (CEDD) and
Building and Safety/Public Works/Housing Department (BS/PW/H) will continue to expedite the
processing of plans for proposed housing projects that are affordable to low-and moderate-
income households.
Accomplishment:The Citymaintainsagoal of reviewing all projects and presenting them
to the Planning Commission within two months of receipt of a complete application
package. This does not include those projects that require the preparation of an
Environmental Impact Report (EIR) that must follow CEQA guidelines and review
schedules.
Program8.8.1.b:The City’s Communityand Economic Development Department (CEDD) and
Redevelopment Agencywill implement the amendment the Barton Road Specific Plan that
allows a mix of commercial and medium/high densityresidential development in the
Administrative Professional (AP) zone.
Accomplishment: The Citycontinues to promote infill residential development in the Barton
Road Specific Plan to developers, and continues to maintaina goal of reviewing all projects
and presenting them to the Planning Commission within two months of receipt of a complete
application package, when an EIR is not required.
Program8.8.1.c:The City’s Communityand Economic Development Department (CEDD)–
Planning Division will implement aZoning Code amendment to revise Chapter 18.10 to ensure
the permitted uses table allowsfor manufactured housing in all residential zones, in accordance
with State law.
Accomplishment:Ordinance No. 264 was adopted on June 12, 2012, which included an
amendment to Chapter 18.10 to allow manufactured housing in all residential zones.
Program8.8.1.d:As part of a comprehensive update of the City’s Zoning Code, theCity’s
Communityand Economic Development Department (CEDD)–Planning Divisionwill amend its
densitybonusprovisionsin accordance with therequirements of State densitybonus law. The
densitybonuses and incentives will be made available for anyfor-sale or rental, single-familyor
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
multi-family development when requested bya developer who agrees to long-term affordability
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restrictions.
Accomplishment:The Cityhas drafted a new chapterto the Zoning Code providing for
densitybonuses in accordance with the requirements of State densitybonus law. The
adoption ofthis chapter is anticipated with the adoption of the Zoning Code Updatein 2013.
In addition, the CityCouncil adopted Ordinance No. 260 establishing planned residential
development regulations that provide for density bonuses when energyefficient methods
are incorporated into project design.
Program8.8.1.e:The City’s Redevelopment Agencywill continue to allocate funds, a process
which began in 1993, for the upgrading and expansion of mobile home parks within the City.
Accomplishment: The now dissolved Community Redevelopment Agency funded a
neighborhood improvement grant program during fiscal year 08-09, 09-10 and 10-11.
The program provided $1,000 in grant moneyfor exterior improvements to residential
properties such as landscaping material, paint and painting supplies, fencing, and garage
and front doors. Sixty-two residential properties were improved including nine mobile
home owners.
Program8.8.1.f:The CityManager’s Office will continue to offer low interest bond financing
andredevelopment tax increment assistance in the form of land write down to qualified
developers for the construction of mixed use development, with the expectation that at least 50-
75 unitswill be provided and a requirement that 30% of the units (at least 20) will be affordable
to “verylow” incomehouseholds.
Accomplishment: A General Plan Update was adopted in April 2010, which identified a
mixed use land use categorywhich would allow residential units. A specific plan is
intended for the development of this area, to include up to 75 residential units, including
affordable units.Due to the uncertainty of the I-215 Freeway/Barton Road interchange
development of the Specific Plan was put on hold bya developer. The City will continue
to require the residential component of the specific plan; however, with the dissolution of
redevelopment agencies and funds other funding sources will need to be foundto
developer any city-initiated specific plan.
Program8.8.1.g:TheHousing Officewill continue to utilize the services of the Inland Fair
HousingMediation Board, through an existing contract with the Countyof San Bernardino, for
fair housing, landlord tenant dispute resolution and senior shared housing.The Citywill post a
notice of the City’s website to inform the public of the services of the Inland Fair Housing and
Mediation Board, and include a link to their website.Semi-annualactivityreports will be
obtained from the Inland Fair Housing and Mediation Board in order to monitor local
compliance with fair housing laws.
Accomplishment: The City’s website has been updated with a link to the Inland Fair
Housing Mediation Board. Although the services of the Inland Mediation Board are
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
available, therehasnot been any landlord/tenant disputes brought before the Cityfor
resolution during the planning period.
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Inaddition, Planning and CodeEnforcement staff attended training conducted byIFHMB
entitled “Equal Access and Choice Housing “EACH”. The curriculum providedhousing
planning, communitydevelopment, code enforcement, building, zoning, and
rehabilitation professionals withinformationneededto ensure and promote equal access
and choice in housing.
Program8.8.1.h:The City’s CEDD will continue to utilize the City’s General Plan and Zoning
Code to provide adequate, suitable sites for the development of329residential units in
accordance with the City’s Regional Housing Needs Allocation.
Accomplishment: The Citymaintains its General Plan Land Use Map and Zoning Map
to reflect accurate and current information. The Cityadopted Ordinance No. 264 and
created a new R3-20 zone district with a density of 20 units per acre, and rezoned
approximately0.80-acres to R3-20.
Program8.8.1.i:The City’sCEDD will continue to create and maintain an inventoryof vacant
and underutilized sites suitable for housing development. This information will be made
available on the City’s website.
Accomplishment:The Citymaintains its General Plan Land Use Map and Zoning Map
to reflect accurate and current information. All developers interested in pursuing housing
projects within the City are encouraged to meet with the CommunityDevelopment
Director to review potential project sites. This information is made available to anyone
showing interest in the community. The Cityadopted Ordinance No. 264 and created a
new R3-20 zone district with a densityof20 units per acre, and also adopted Ordinance
No. 260 to allow for flexibilityand creativity in the development of infill lots, including
the provision of densitybonuses when energyefficient methods are incorporated into
design and construction.
Program8.8.1.j:The City’sCEDD will implement the previouslyapproved R3S zone on a
case-by-case basis as developers propose new affordable housing projects. The zone allows for a
densityof 20 units/acre and with a densitybonus to 25 units/acre to be utilized for extremely low
income,verylow income and lowincome senior-oriented housing.
Accomplishment:Utilizing the R3S-S zoning, an affordable senior housing development
was constructed in 2008. This development provides 120 affordable senior housing units.
In2012the City adopted Ordinance No. 264 creating anew R3-20 zone district with a
densityof 20 units per acreand applied this designation to a 0.80-acre parcel.The R3-20
designation allows non-senior housing uses.In addition, a densitybonus would be
allowed in accordance with state densitybonus law.
Program8.8.1.k:The City’s CEDD will consider, on a case-by-case basis, an amendment to the
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Zoning Map and General Plan Land Use Map, to allow densities of up to 25 units/acre for
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affordablehousing projects in proximityto public transit, commercial centers, and services, and
in accordance with state densitybonus provisions.
Accomplishment:TheCityadopted Ordinance No. 264 creating anew R3-20 zone
district with a densityof 20 units peracreand applied this designation to acity-owned
parcel.Development within this zone would also be allowed densitybonuses as provided
in state density bonus law.
Program8.8.1.l:The Citywill collaborate with an affordable housing developer, such as
Habitat for Humanity or other affordable housing developer, to develop a 0.63-acre City-owned
parcel for the production of non-senior lower income affordable housing units.
Accomplishment: The Cityadopted Ordinance No. 264 creating anew R3-20 zone
district with a density of 20 units per acreand applied this designation to the parcel. The
Citycollaborated with a developer for development of a 23 unit low income rental units.
However, the applicant was unable to secure additional funding to move forward with the
project.
The Cityalso deeded over a 0.50-acre parcel to Habitat for Humanity. The construction
of two owner occupied units restricted to low income households will be constructed on
the property, which are expected to be constructed in 2015-16.
Program8.8.1.m:The City’s CEDD will amend the Zoning Code to permit emergency shelters
in the Industrial zone district without a conditional use permit, and subject to the same
development and management standards that applyto the residential or commercial uses within
the same zone district.Standards will also be established as provided for under SB 2 to regulate
emergency shelters.
Accomplishment: The Cityadopted Ordinance No. 264 to allow emergencyshelters in
the M2-Industrial zone district, and established standards in accordance with the
provisions of SB 2.
Program8.8.1.n:TheHousing Office and CEDD will ensure access to the Section 8 Rental
Assistance program operated bythe San Bernardino CountyHousing Authoritybyassisting the
Countywith publicitywhenever the waiting list is opened, byposting the phone number and
website of the Housing Authorityon the City’s website.
Accomplishment:The Citycontinues to participate in HUD Section 8 housing programs
through an agreement with the Highlands Apartments to provide 111 residential rental
units through the Section 8 program. In addition, the Blue Mountain Senior Villas have
13 households that receive Section 8 rental assistance.
Program8.8.1.o:As part of a comprehensive update ofthe City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD) will amend its Zoning Code to
eliminate requirements for a conditional use permit for detachedsecond units, and to amend the
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
table of permitted uses contained in Chapter 18.10 (RH, R1, R2 and R-3 Zones) to reflect
administrative review of second units,in accordance with state law.
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Accomplishment: The Cityadopted Ordinance No. 264,which removed the CUP
requirement for second dwelling units and amended Table 18.10.030 to reflect
administrative review of second dwelling units.
Program8.8.1.p:As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD) will amend its Zoning Code to
define transitional and supportive housing as residential uses subject onlyto those restrictions
that applyto other residential uses of the same type in the same zone.
CEDD staff will amend the City’s Zoning Code to identifythe zone districts in which single
room occupancyhousing units will be permitted, in accordance with state law.
Accomplishment: The Cityadopted Ordinance No. 264to add definitions for
transitional, supportive and single room occupancyhousing,and allows them in the R2
and R3 zones.
Program8.8.1.q:As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD)will amend its Zoning Code to
update the definition of multiple familyresidentialin orderto remove the bedroom limitations,
and to revisit the parking requirements for smaller units.
Accomplishment: The Cityadopted Ordinance No. 264, which revised Table 18.10.030
of the Residential Chapter eliminate the bedroom limitations associated with multiple
family development. This same ordinance revised the parking requirements to require
onlyone parking space for studio and efficiencyunits, instead of two parking spaces.
Program 8.8.1.r: As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD) will amend Chapter 18.63 of the
Zoning Code to clarifythe scope and authority of the Site and Architectural Review Board.
Accomplishment: The Cityadopted Ordinance No. 264, which amended Chapter 18.63
clarifying that the scope and authority of the Site and Architectural Review Board, as
follows:
"The responsibilityof the Site and Architectural Review Board and/or Director is to
provide comprehensive site plan and architectural review of projects. The scope of the
review is to consider the site plan in relation to the propertyand development standards
(i.e. setbacks, lot coverage, building height, parking, etc.), placement of structures,
vehicle and pedestrian access, landscaping, police and fire services, grading and drainage,
traffic, relationship to existing and planned uses of adjoining and surrounding properties,
and relationship to nearbyproperties and structures and surrounding natural topography.
Itis also to consider the proposed architecture of buildings in terms of styleand design,
materials and colors, and size and bulk in relation to the surrounding properties."
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
Program8.8.1.s:To accommodate the housing need for the remaining 27 units affordable to
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lower-income households, the Citywill rezone at least1.35 acres of vacant land, at aminimum
densityof20 units per acre. Rezoned sites will include Site A and Site D, as described on Table
8.26, and allow exclusivelymultiple family and senior residential uses and permit owner-
occupied and rental multifamilyresidential uses by-right (without a conditional use permit,
planned unit development permit or other discretionaryProgram) pursuant to Government Code
Section65583.2(h)
Accomplishment: On April 5, 2012 the Planning Commission conducted a public hearing
to re-designate the above-noted sitestotaling 2.52 acresto an R3-20 High Density
Residential designation. During the public hearing significant opposition was raised
regarding Site D, and therefore, Site D was tabled until such time as a development
application is submitted in conjunction with a Zone Change/General Plan Amendment, in
order to comprehensively evaluate the project.. Site A, totaling 0.81 acres, was
resdesignated to R3-20 by the CityCouncil on May 20, 2012. Additionally, Ordinance
No. 264 exclusivelypermits multiple family and senior housing in the R3-20 zone
district.
8.8.2ProgramsIn Support Of Housing Affordability
Program8.8.2.a:Continue an outreach campaign to solicit participation of private developers in
affordable housing programs. This will be accomplished by compiling and subsequently
maintaining a roster of interested firms, which will be notified when opportunities arise.
Accomplishment:The Citymaintains its General Plan Land Use Map and Zoning Map to
reflect accurate and current information. All developers interested in pursuing housing
projects within the City are encouraged to meet with the CommunityDevelopment
Director to review potential project sites. This information is made available to anyone
showing interest in the community. The Cityadopted Ordinance No. 264 and created a
new R3-20 zone district with a densityof 20 units per acre, and also adopted Ordinance
No. 260 to allow for flexibilityand creativity in the development of infill lots, including
the provision of densitybonuses when energyefficient methods are incorporated into
design and construction.
Also, in 2010 the Cityconveyed a City-owned parcel to Habitat for Humanityfor the
construction of two single familyowner-occupiedunits earmarked for low income
households.
Program8.8.2.b:Continue participation in the Section 8 Leased Housing Assistance Program
administered bySan Bernardino CountyHousing Authority. This will be achieved byposting on
the City’s website when the Countyis taking in applications for the program.
The Citycontinues to participate in HUD Section 8 housing programs through an
agreement with the Highlands Apartments to provide 111 residential rental units through
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
the Section 8 program. In addition, three to fourunits of the Blue Mountain Villas Senior
Housing project will be made available through the HUD Section 8 program. The Section
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8 program provides assistance to very low to moderate income families, elderly, and
disabled. In addition, when informed bytheCounty that applications are being accepted,
the Cityposts this information on the website.
Program8.8.2.c:Continue operation of the CityHousing Office, established in 1994, to
administer and monitor Cityhousing programs.
Accomplishment:The Cityconsolidated the Housing Office with the Community
Development Department. While due to the high housing costs and now the elimination
of redevelopment agencies, the City no long actively operates the housing office, the
CommunityDevelopment Department continues to provide public information regarding
County administered housing programs.
Program8.8.2.d:Continue to research the possibilityof expanding Section 8, Leased Housing
Assistance Program, to subsidize mobile home space rentals.
Accomplishment:The Citydid not make any progress towards this Program.
Program8.8.2.e:The City’s CEDD will continue to process and approve requests for the
establishment of residential care facilities, in accordance with Section 1566.3 of the Health and
Safetycode, as a means of providing long-term transitional housing for verylow income
persons.
Accomplishment:The City’sZoning Ordinance continues to permit residential care
facilities within the City.No residential care projects were submitted to the Community
DevelopmentDepartment during the planning period.
Program8.8.2.f:The City’s CEDD will continue to participate in and provide staff support for
the various homeless programs operated bythe San Bernardino CountyHomeless Coalition.
Accomplishment:TheCommunityDevelopment Department remains available to assist
the San Bernardino CountyHomeless Coalition, and participated in the 2013 Point in
Time Homeless Count.
Program8.8.2.g:The CityManager’s Office will offer to open facilities at CityHall and the
CityYard to provide emergency shelter during times of extreme weather or hardship.
Accomplishment:The City’s Senior Center has been identified as an emergencyshelter
during extreme weather conditions; and the Grand Terrace libraryis a designed cooling
center during hot weather conditions.
Program8.8.2.h:The CityHousing Office will continue tooperatethe first time buyer purchase
assistance program to acquire andrehabilitate deteriorated and/or foreclosed residential property
then resell the homes to qualified low and moderate income households.
Accomplishment:The Cityoperated a “first time buyer” programin the past. However,
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
in2005, local housing market conditions have made the provision of affordable single
family units difficult dueto high costs and unreasonable subsidyrequirements.The
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intent was to reactivate the program when housing costs returned toaffordablelevels;
however, prioritywas given to trying to work with a developer for multiple family
housing. Since then with the dissolution of redevelopment agencies, there is no funding
available to operate the program.
Program8.8.2.i:The City’sHousing office will use its website to provide information on home
ownership and home repair programs operated bytheCounty of San Bernardino Department of
CommunityDevelopment and Housing (CDH), including a web link to CDH’s website.
Programs offered include: HOME Homeownership Assistance Program; HOME American
Dream Downpayment Initiative; Single Family Home Improvement Loan Program, and the
Senior Home Repair Program.
Accomplishment:The Cityprovides information on Countyoperated housing programs on
its website. The County continues to operate the HOME Investment Partnership Program
and the MultifamilyResidential Rental Housing Revenue Bond Program. However, it no
longer operates the Single Family Rehabilitation Loan Program.
Program8.8.2.j:The City’s Housing office will use its website to provide informationon the
County of San Bernardino’s Senior Home Repair Program, which allows qualifying seniors a
one time grant in the form of labor and materials to help correct code violations, and/or health
and safetyproblems.This grant program would assist extremelylow to moderate income senior
households.
Accomplishment:The Cityprovidedinformation on Countyoperatedsenior home repair
program. The Cityallocated CDBG funds to the senior home improvement program in
CDBG program years 2010-2011 and 2011-2012. In 2012 the County terminated this
program.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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8.8.3ProgramsIn Support Of Maintaining and Improving Housing
Conditions
Program8.8.3.a:The CityManager’s Office will continue to include energy conservation
measures as improvements eligible for assistance under the Redevelopment Agency’s residential
rehabilitation program.
Accomplishment: The Cityhas not re-activated the residential rehabilitation program.
However, the Cityadopted Ordinance No. 260 to allow for flexibilityand creativity in the
development of infill lots, including the provision of density bonuses when energy
efficient methods are incorporated into design and construction. In addition, the City
Council adopted a Resolution to participate in San Bernardino County’s PACE Program
which provides low cost loans for energyefficient improvements.
Program8.8.3.b:TheHousing Officewill provide public information and technical assistance
intended to encourage the continued maintenance of the City’s housing stock.The Housing
Office webpage will include information Cityhome improvement programs, and a link to San
Bernardino CountyCommunityDevelopment and Housing Department’s webpage that provides
information on County-operated programs. Additionally, the Building and Safety Department
will continue to provide technical drawing for simple improvements such as patio covers,
retaining and block walls, and similar small projects; a home construction pamphlet, and
information on hiring contractors.
Accomplishment: The Cityprovidedinformation on Countyoperatedhome improvement
programs. However, theCounty recentlyde-activated their single family home improvement
and senior home repair program. The Cityallocated CDBG funds to the senior home
improvement program in CDBG program years 2010-2011 and 2011-2012.
The CommunityDevelopment Department continues to provide technical drawing for simple
improvements such as patio covers, retaining and block walls, and similar small projects; a
home construction pamphlet, and information on hiring contractors.
Program8.8.3.c:The City’s Redevelopment Agency will continue to provide financial
assistance for the rehabilitation of residences owned or occupied byverylow,low and moderate
income persons. This financial assistance will be made available in the form of below market
rate and deferred payment loans for home rehabilitation, and matching grants for the
rehabilitation of rental housing and funds for the Agency topurchase and rehabilitate housing for
resale to low and moderate income households.
Accomplishment: The Cityhas not re-activated the residential rehabilitation program.
However, the Cityadopted Ordinance No. 260 to allow for flexibilityand creativity in the
development of infill lots, including the provision of density bonuses when energy
efficient methods are incorporated into design and construction. In addition, the City
Council adopted a Resolution to participate in San Bernardino County’s PACE Program
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
which provides low cost loans for energyefficient improvements
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Program8.8.3.d:The City’s Redevelopment Agencywill continue to monitor housing
conditions throughout the Cityin order to establish target areas for rehabilitation efforts.
Rehabilitation efforts could include a low interest and/or grant program for minor home repairs,
such as repainting, yard clean up, and/or landscaping.
Accomplishment: The now dissolved Community Redevelopment Agency funded a
neighborhood improvement grant program during fiscal year 08-09, 09-10 and 10-11.
The program provided $1,000 in grant moneyfor exterior improvements to residential
properties such as landscaping material, paint and painting supplies, fencing, and garage
and front doors. 62 residential properties were improved including9 mobile home
owners. Unfortunately,due to funding limitations, the program was de-activated during
fiscal year 2010-2011.Inaddition the Cityhas allocated a portion of the City’s CDBG
allocation to fund enhancedCode Enforcement Services in CDBG target areas, which
includes monitoring existing housing to address deteriorated or unsightlyproperty
conditions as theymay arise
Program8.8.3.e:The City’s CEDD and BS/PW/H will review all changes in planned land uses
to determine the cumulative impact on community facilities and municipal services, in order to
ensurethat adequate facilities and service levelsare provided to all residents.
Accomplishments:All proposed land development projects are reviewed bythe City for
potential impacts to communityfacilities and services. This review is incorporated into
the City’s mandatoryCEQA review process.In addition, all new development is subject
to development impact fees, including recreation and general facilities.
Program 8.8.3.f:The City’s CommunityServices Department and CEDD and BS/PW/H will
continue existing code enforcement efforts and explore new methods for eliminating deteriorated
or unsightlypropertyconditions in residential areas.
Accomplishments:The Citycontinuouslymonitors the conditions of housing throughout
the Citythrough its Code Enforcement program, including the City’s Non-owner
Occupied/Rental PropertyProgram which inspectsrental properties on a regular basis to
ensurethatthatrental housing unitsare well maintained.The now dissolved Community
Redevelopment Agencyfunded a neighborhood improvement grant program during fiscal
year 08-09, 09-10 and 10-11. The program provided $1,000 in grant moneyfor exterior
improvements to residential properties such as landscaping material, paint and painting
supplies, fencing, and garage and front doors. 62 residential properties wereimproved
including nine mobile home owners. Unfortunately, due to funding limitations, the
program was de-activated during fiscal year 2010-2011.
In addition the City has allocated a portion of the City’s CDBG allocation to fund
enhancedCode EnforcementServices in CDBG target areas, which includes monitoring
existing housing to address deteriorated or unsightlypropertyconditions as they may
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
arise.
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Program8.8.3.g:TheHousingOffice and the City’s CEDD will assist in distributing
information to the public regarding energy audits and/or self energy efficiencysurveysthat are
performed by the Southern California Edison Company, and Southern California Gas Company.
Accomplishment:The Cityhas not actively worked with SCE to distribute public
information regarding energy audits.
Program8.8.3.h:the City’s BS/PW/H-Building Division will continue to promotethe
incorporation of energyconserving appliances, fixtures and other devices into the design of new
residential units as means to reduce long-term housing costs and enhance affordability.
Accomplishment: The Cityadopted Ordinance No. 260 to allow for flexibilityand
creativity in the development of infill lots, including the provision of densitybonuses
when energyefficient methods are incorporated into design and construction. The City
ensures that all new residential construction meets energy conservation requirements
established bythe Building Code and Title 24. The Cityalso participates in the San
Bernardino CountyPACE program which provides low interest loans to residential
owners for energy efficiencyimprovements.
Program8.8.3.i:The City’sBS/PW/H-Building Division will continue to require that all new
residential development complies with the energy conservation requirements of Title 24 of the
California Administrative Code as a means to lower long-term housing costs.
Accomplishment: The Cityadopted Ordinance No. 260 to allow for flexibilityand
creativity in the development of infill lots, including the provision of densitybonuses
when energyefficient methods are incorporated into design and construction. The City
ensures that all new residential construction meets energy conservation requirements
established bythe Building Code and Title 24. The Cityalso participates inthe San
Bernardino CountyPACE program which provides low interest loans to residential
owners for energy efficiencyimprovements.
Program8.8.3.j:The City’s CEDD will continue recommending that tall shady trees be planted
on the southwest exposure to minimize the use of energyand reduce housing costs.
Accomplishments:Landscape plans are required for all proposed new buildings or major
expansions.TheCommunityDevelopment Departmentincludes a review of these plans
for compliance with the City’s landscapeguidelines.
Program8.8.3.k:The City’s Code Enforcement Department will continue to implement
Ordinance No. 221 for the maintenance of non-owner occupied housing stock in an effort to
improve substandard conditions of the City’s non-owner occupied housing stock. Substandard
conditions include properties that do not meet minimum housing and building code standards,
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
exterior maintenance standards, or that are not safe to occupy.
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Accomplishments:The Citycontinuouslymonitors the conditions of housing throughout
the Citythrough its Code Enforcement program, including the City’s Non-owner
Occupied/Rental PropertyProgram which inspects rental properties on a regular basis to
ensure thatthat rental housing units are well maintained.
In addition the Cityhas allocated a portion of the City’s CDBG allocation to fund
expanded Code Enforcement Services in CDBG target areas, which includes monitoring
existing housing to address deteriorated or unsightlypropertyconditions as they may
arise.
Program8.8.3.l:The Cityshall amend its Zoning Code to establish a reasonable
accommodation process for housing designed for, intended for occupancyby, or with supportive
services for , persons with disabilities.
Accomplishments:The Cityadopted Ordinance No. 264 establishing Chapter 18.xx
which established a reasonable accommodations process.To date no requests havebeen
made.
Attachment: C8 Housing Element_Attachment to Resolution (1896 : Amendment to 2013-2021 Housing Element)
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Addendum to the City of Grand Terrace General Plan FEIR
for the 2013-2021 Housing Element and Related Amendments
April 21, 2016
Overview
In 2010, the Grand Terrace City Council certified the Final Program Environmental Impact
Report for the General Plan The City is required to adopt an updated
Housing Element for the 2013-2021 planning period. The purpose of this Addendum is to
demonstrate that the 2013-2021 Housing Element update and related amendments to the Land
Use Element and zoning regulations would not result in any of the conditions under which a
subsequent EIR or Negative Declaration would be required
pursuant to Public Resources Code Section 21166 or CEQA Guidelines Sections 15162 and
15164.
Purpose of an Addendum
CEQA and the CEQA Guidelines establish the type of environmental documentation that is
required when changes to a project occur or new information arises after an EIR is certified or a
Negative Declaration adopted for a project. CEQA Guidelines Section 15162 establishes criteria
for determining whether more detailed information, such as the preparation of a Subsequent or
Supplemental EIR, is needed, and Section 15164 defines the appropriate use of Addendums to
previous EIRs and Negative Declarations.
CEQA Guidelines Section 15162(a) states:
When an EIR has been certified or a negative declaration adopted for a project, no
subsequent EIR shall be prepared for that project unless the lead agency determines on
the basis of substantial evidence in the light of the whole record, one or more of the
following:
(1) Substantial changes are proposed in the project, which will require major revisions in
the previous EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects.
(2) Substantial changes occur with respect to the circumstances under which the project
is to be undertaken, which will require major revisions of the previous EIR due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects.
(3) New information of substantial importance which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete shows any of the following:
a. The project will have one or more significant effects not discussed in the EIR.
b. Significant effects previously examined will be substantially more severe than
shown in the previous EIR
c. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible, and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure;
or
d. Mitigation measures or alternatives that are considerably different from those
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analyzed in the previous EIR would substantially reduce one or more effects on
the environment but the project proponents decline to adopt the mitigation
measure.
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Page 2
CEQA Guidelines Section 15164(b) states: The Lead Agency or Responsible Agency shall
prepare an addendum to a previously certified EIR if some changes or additions are necessary
but none of the conditions described in Section 15162 calling for the preparation of a
The following analysis demonstrates that the 2013-2021 Housing Element and related
amendments do not raise any new environmental issues and require only minor technical
changes or additions to the previous FEIR to satisfy the requirements of CEQA.
Project Description
The City is required to adopt an update to the General Plan Housing Element for the 2013-2021
planning period. A draft 2013-2021 Housing Element was prepared and submitted to the
California Department of Housing and Community Development (HCD) for review pursuant to
state law. In its letter of January 15, 2016, HCD found that the draft Housing Element complies
with most requirements of state law, however the element must also identify sites the City
proposes to rezone in order to accommodate the RHNA allocation.
The project evaluated in this Addendum includes adoption of the 2013-2021 Housing Element
and implementation actions as described below.
2013-2021 Housing Element Update
The following discussion summarizes the changes contained in each section of the 2013-2021
Housing Element.
Section 8.1: Introduction
This section provides an overview of the Housing Element and a summary of the public
participation process. No policy or regulatory changes are proposed in this section, and none of
the changes reflected in this section would result in the potential for significant environmental
impacts not previously considered in the General Plan FEIR.
Section 8.2: Relationship to Other Plans
This section describes the relationship between the Housing Element and other elements of the
General Plan. No policy or regulatory changes are proposed in this section, and none of the
changes reflected in this section would result in the potential for significant environmental
impacts not previously considered in the General Plan FEIR.
Section 8.3: Evaluation of the 2006-2013 Housing Element
This section together with Appendix 1 contain a review of the programs from the previous
the new planning period based on changed circumstances. None of the revisions reflected in
this evaluation would change development regulations or result in the potential for significant
environmental impacts that were not previously considered in the General Plan FEIR.
Section 8.4: Community Profile
This section has been revised to reflect more recent demographic data, trends and special
housing needs. Most of the demographic information is based on the 2010 Census or the
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American Community Survey. None of the revisions reflected in this section would change
development regulations or result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
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Section 8.5: Housing Needs
This section also describes the
needs, special needs and housing at risk of conversion to market rate. The Regional Housing
Needs Assessment (RHNA), which identifies housing growth needs for the new planning period,
is summarized below.
Regional Housing Needs Assessment (RHNA)
assigned share of regional housing need is an important component of the Housing
Element. The Southern California Association of Governments (AG) is responsible for
allocating a portion of the new housing need to each jurisdiction. share
of the regional housing need for the new Housing Element cycle is 118 units. The table below
shows the distribution of new housing need by income category that has been allocated to the
City in the RHNA. One of the key requirements of the Housing Element is to identify adequate
sites with appropriate zoning that could accommodate new housing development
commensurate with the assigned need in each income category. It should be emphasized that
the RHNA is a planning target, not a development mandate or quota. State law does not require
cities to achieve their RHNA targets or build housing.
Grand Terrace Regional Housing Need 2013-2021
Very-Low Low Moderate Above-Moderate Total
28 19 22 49 118
Source: SCAG, 2012
Notes: 50% of the Very-Low-Income need is assigned to the Extremely-Low-Income category pursuant to
Government Code §65583(a)(1)
This section also presents an inventory and analysis of available sites that could accommodate
the level of development assigned to Grand Terrace through the RHNA process. Although the
General Plan identifies sufficient capacity for new housing growth to accommodate the total
RHNA allocation, insufficient capacity exists to accommodate the very-low- and low-income
needs, and Program 2 in Section 8.7 (Housing Plan) includes actions to address this shortfall.
This section of the Housing Element also discusses various categories of special needs,
including the elderly, persons with disabilities, large families, female-headed households,
farmworkers and the homeless. No substantial changes in development regulations are
proposed with respect to these special needs that require major revisions to the General Plan
FEIR.
Section 8.6: Constraints
This section
most noteworthy changes reflect the completion of several state-mandated Code amendments
related to housing for persons with special needs. This chapter also discusses non-
governmental constraints such as infrastructure availability and development costs.
This section identifies minor changes to multi-family parking standards to allow carport rather
than garage spaces and the Zoning Code definition of family in order to reduce potential
constraints to lower-income housing and persons with special needs. These proposed changes
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would not result in the potential for new significant environmental impacts that were not
previously considered in the General Plan FEIR.
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Section 8.7: Housing Plan
This section objectives, policies and programs for the 2013-2021
planning period. Most of the changes in this chapter reflect the completion of programs in the
prior Housing Element and the statewide elimination of redevelopment agencies, and would not
result in new potentially significant impacts not previously considered in the General Plan FEIR.
Programs 2 and 12 and 13 call for the following amendments to the Land Use Element and
zoning regulations in order to ensure conformance with state housing law.
Program 2
Amendment to the Land Use Element and zoning regulations to provide capacity for at
least 42 additional units at a density of 20-24 units/acre commensurate with the RHNA.
Potential environmental impacts of this proposed amendment are discussed in the
Environmental Analysis and Conclusions section below.
Program 12
Process a Zoning Code amendment to allow required covered parking for multi-family
developments to be provided with either carports or garages. This minor amendment
would not result in the potential for significant environmental impacts that were not
previously considered in the General Plan FEIR.
Program 13
Amend the Zoning Code as it relates to transitional and supportive housing in
accordance with state law, so that such housing is subject only to those restrictions that
apply to other residential uses of the same type in the same zone. Amend the definition
of family in conformance with state law. These minor amendments are required by state
law and would not result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
Section 8.8: Opportunities for Energy Efficiency
This section discusses actions the City can take to encourage more efficient use of energy in
compliance with state policies. None of the revisions reflected in this section would change
development regulations or result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
Section 8.9: Financing Resources
This section discusses federal, state and local financing resources to facilitate production of
housing for all income levels. None of the revisions reflected in this section would change
development regulations or result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
Housing Element Implementation Actions
The following General Plan and zoning amendments are proposed to implement Housing
Element Programs 2, 12 and 13:
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Amend Land Use Element Table 2.3 (General Plan Land Use Designations) to change
the maximum density in the Medium High Density Residential (MHDR) designation from
20 to 24 units/acre.
Amend the Zoning Code to create a new R3-24 district allowing multi-family
development with a density range of 20 to 24 units/acre.
Amend the Zoning Code to create a new R3-24 Overlay designation allowing multi-
family development at a density of 20 to 24 units/acre when at least 5% very-low-income
or 10% low-income units are provided as an optional alternative to the base zoning
designation.
Amend the General Plan Land Use Map to redesignate Site 1 (12201 Michigan St.) from
LDR to MHDR.
Amend the Zoning Map to redesignate Site 1 from R1-7.2 to R3-24.
Amend the General Plan Land Use Map and Zoning Map to apply the R3-24 Overlay
designation to the parcels in Site 2.
Amend the Zoning Code to allow required covered parking for multi-family developments
to be provided with either carports or garages.
Amend the Zoning Code to allow transitional and supportive housing subject only to
those restrictions that apply to other residential uses of the same type in the same zone.
Amend the Zoning Code definition of family in conformance with state law.
Environmental Analysis and Conclusions
Program 2 calls for changes in the Land Use Element and zoning regulations tocreate
additional capacity for at least 42 potential housing units at a density of 20-24 units/acre. These
amendments would make minor revisions to the distribution of land uses in the city by
increasing the amount of land designated in the General Plan for Medium High Density
Residential by 1.07 acres with a corresponding 1.07-acre reduction in the amount of land
designated for Low Density Residential, and applying an R3-24 overlay designation to
approximately 4 acres of property currently designated Medium Density Residentialin the
General Plan. This overlay designation would provide the option for multi-family development at
a density of 20-24 units/acre when at least 5% affordable housing units are provided.
As compared to the General Plan analyzed in the FEIR, these proposed changes to land use
designations would result in a net potential increase of approximately 48 additional housing
units in the City if the optional overlay were utilized on all three affected parcels. These changes
represents an increase of approximately 0.8% in the total housing units projected in the General
Plan. These changes would require only minor revisions to FEIR Sections 4H (Land Use and
Planning and 4J (Population and Housing) to reflect revised statistics and would not result in
new significant impacts not previously evaluated in the FEIR.
The proposed land use changes would also be expected to result in an increase in traffic of
approximately 300 daily trips generated by the potential 48 additional housing units that could
be developed if the overlay designation were exercised on all three of the redesignated sites.
This potential traffic increase
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would not result in new significant impacts not previously evaluated in the FEIR because all new
developments must be analyzed for conformance with the SANBAG Congestion Management
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Program Traffic Impact Analysis Guidelines (Circulation Element Policy 3.1.5), which requires
appropriate mitigation for impacts to the circulation network.
No major revisions are required to other section of the FEIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously identified
significant effects.
As discussed above, the proposed zoning changes noted in Programs 12 and 13 related to
parking standards, transitional and supportive housing, and the definition of family would not
result in the potential for significant environmental impacts that were not previously considered
in the General Plan FEIR. Therefore, pursuant to CEQA Guidelines Sections 15162 and 15164,
a subsequent or supplemental EIR or IS/ND is not required.
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8.0HOUSING ELEMENT
8.1INTRODUCTION
8.1.1Purpose
The purpose of the City of Grand Terrace
Housing Element is to provide the residents,
development community and elected and
appointed officials with a clear
understanding of the City’s housing needs.
In order to achieve the ultimate goal of
ensuring that everyGrand 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.
8.1.2Background
8.1.2.1Function of the Element
The Housing Element functions as an integral part of the City’s efforts to manage the
development of incorporated lands. The City balances the need to ensureadequate 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 madeover the
previous planning period, and projectionsof needs for the next fiveeightyears.
8.1.2.2Public Participation
California law requires that local governments include public participation as part of the housing
element. Specifically, Government Code section 65583(c)(7) states “that the local government
shall make a diligent effort to achieve public participation of all economic segments of the
community in the development of the housing element, and the program shall describe this
effort.” State law does not specifythe means and methods for participation; however, it is
generallyrecognized that the participation must be inclusive.
The Planning Commission conducted a public workshop on September 5, 2013. The workshop
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provided an overview of the purpose and statutory requirements governing Housing Elements,
and its contents. Notices were posted and placed in the Blue Mountain Outlook, which is
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delivered to all propertyowners in the City. Notices were also sent to several organizations that
have an interest in housing within the City.
th
Comments raised during the Planning Commission September 5workshop included the need to
consider higher densities, and acknowledgment of the financial difficultyof developing smaller
affordable projects. It was noted that the City has established a new R3-20 zone district which
allowsa densityof 20 units per acre. It is a fiscal challenge to develop smaller affordable
projects, which has become more challenging with the dissolution of redevelopment agencies.
A public meetingwas conducted bythe CityCouncil on September 24, 2013. Notice of this
meeting was also posted and placed in the Blue Mountain Outlook, sent to several organizations
that have an interest in housing within the City.
Dulynoticed public hearings wereheldbefore the Planning Commissionon January16, 2014,
and CityCouncilon January 28, 2014. All meetings and hearings were fullynoticed per State
planning law.
After receiving comments from HCD on the adopted element a revised draft Housing Element
was prepared and circulated for public review,and public meetings were held on October 13and
October 15, 2015. The revised element was submitted to HCD for review,and on January 15,
2016HCD issued a letter finding the revised draftHousing Element must identify specific sites
to be rezoned and the rezoning must be complete in order for the element to fullycomplywith
state law.Following HCD review, a public hearing was held by the Planning Commission on
April21, 2016andthe revised element was adopted bythe CityCouncil at a public hearing on
__________.
Notices soliciting public input at these public meetings werepublished in the newspaper, posted
at CityHall, andsentbyemail and/or direct mailto the interested parties and organizations listed
below:
Organization Invited to Participate
Grand Terrace Child Care CenterGrand Terrace Senior CenterChamber of Commerce
Lion’s ClubAzure Hills Seventh Day AdventistCalvary Deaf Church
Grand Terrace Foursquare
LomaLinda Korean ChurchGrand Terrace Community Church
Church
Christ the Redeemer ChurchGrand Terrace Community ChurchColton Unified School District
Inland Fair Housing and Mediation
Hope HomesInland TemporaryHomes
Board
CommunityAction Partnership of
The Salvation ArmyCatholic Charities
San Bernardino
Frazee Community CenterJamboree HousingSan Bernardino County Housing
Authority
Southern California Association Inland Regional CenterEagle Real Estate Group
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8.2RELATIONSHIP TO OTHER PLANS AND PROGRAMS
8.2.1California Law
TheCalifornia Government Code requires everyCityand County toprepare 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 Section 65580, the Legislature has
declaredthat:
(1)The availabilityof housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for everyCalifornia familyis a priority
of the highest order.
(2)The earlyattainment 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)Thelegislature recognizes that in carrying out this responsibility, each local government
also has the responsibilityto consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
(1)Toensurethat local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2)Toensurethat cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3)To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
(4)To ensure that each local government cooperates with other local governments to address
regionalhousing needs.
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Government Code Section 65583 outlines the required content of all housing elements including
identification and analysis of existing and projected housing needs, and a statement of goals,
policies, quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. Specific requirements include the following:
(1)An assessment of housing needs and an inventory of resources and constraints relevant to
the meeting of these needs. The analysis should include population and employment
trends; documentation of household characteristics; inventory of land suitable for
residential development; governmental and other constraints to housing development;
analysis of any special housing needs and an assessment of existing affordable housing
developments.
(2)A program which sets forth a schedule of actions the local government is undertaking or
intends to undertake to implement the policies and achieve the objectives of the housing
element in order to meet the housing needs of all economic segments of the community.
8.2.2Relationship to Other Plans
The Housing Element is an integral part of the General Plan and holds strong relationships with
other elements. Since residential development is a primaryland use in the City, it is directly tied
to the Land Use Element and must be compatible with surrounding existing and proposed land
uses. The siting of housing is also dependent upon the location of streets and transportation
systems to move people from their homes to jobs, shopping, schools, and recreation facilities and
to provide goods and services to the residences (Circulation Element). Homes must also be
located in areas free of hazards (Public Safety Element), and away from major noise generators
(Noise Element). In addition, residents are dependent upon utilities, police, fire and other public
services (Public Services & Facilities Element) and require recreation facilities (Open Space &
Conservation Element).
On April 10, 2010, the City adopted a comprehensive update of the General Plan. The Public
Health and SafetyElement was prepared in accordance with Government Code Section 65302
(g)(2), and included updated information relating to flood hazards and flood hazard mapping.
Goals, policies and implementation measures were adopted to protect Grand Terrace residents
from unreasonable risks of flooding, as shown below.
Goal 5.3Reduce the risk to life and property in areas designated as flood hazard areas.
Policy 5.3.1All development proposed within a designated 100-year floodplain shall be
reviewed to assure that all structures designated for human habitation are
adequately protected from flood hazards.
a.As part of the development review process, all projects located within a
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designated 100-year floodplain are required to provide a flood hazard
mitigation program.
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Policy 5.3.2The Cityshall work with the San Bernardino CountyFlood Control District and
ArmyCorps of Engineers to provide adequate flood protection along the Santa
Ana River.
a.Cooperate with the CountyFlood Control District and Corps of Engineers
regarding future improvements along the Santa Ana River.
Policy 5.3.3The Cityshall evaluate the flood control system of the Cityand improve it as
required and as funds become available.
a.Review the current City storm drain plan master plan and update as necessary.
Identifypriorities and provide improvements as funding becomes available.
b.Review all proposed development projects for their impact to the Citystorm
drain system. Require hydrology studies for new development projects that
have a potential to impact the drainage system and condition projects to
construct onsite and offsite drainage facilities to mitigate project-specific
impacts.
Policy 5.3.4The Cityshall require all development projects to complywith the National
Pollutant Discharge Elimination System (NPDES) and implement appropriate
Best Management Practices.
a.All development projects that fall under the provisions of the NPDES program
shall be conditioned to prepare and implement a Stormwater Pollution
Prevention Plan (SWPPP) for construction and a Water Quality Management
Plan for long-term operation.
Furthermore, because of the requirement for consistencybetween the various General Plan
Elements, anyproposed amendment to an Element will be evaluated against the other Elements
of the General Plan to ensure that no conflicts occur, including the SafetyandConservation
Elements pursuant to AB 162, SB 1241andSB 379.
8.3EVALUATION OF2006-2013 HOUSING ELEMENT
State Housing Element guidelines require all jurisdictions to include an evaluation of their
previous Housing Element’s action plans to determine their success.Appendix 1 of the Housing
Element contains a review of the housing programs of the previous planning period.
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8.4COMMUNITY PROFILE
To effectively determine the present and future housing needs for the Cityof Grand Terrace,
population variables, such as demographic and socio-economic characteristics and trends must
first be analyzed. The following description of the communityof the Cityof Grand Terrace is a
capsulation of available data from the U.S. Census Report, data from the California Department
of Finance, projections from Southern California Association of Governments (SCAG), and
various other informational sources.
8.4.1.Population Trends and Projections
8.4.1.1Population
Populationtrends over the lastthree decades are shown in Table 8.1. Grand Terrace grew half as
much in the last decade as the one prior, at a modest 3.4%; while San Bernardino County’s
growth has remained consistent at about 20%.
Table 8.1
Population Trends
GrowthGrowth
199020002010
1990-20102000-2010
Grand Terrace10,94611,62612,0256.2%3.4%
San Bernardino County1,418,3801,709,4342,035,21020.5%19.1%
Source:U.S. Census, 1990,2000,2010
8.4.1.2Household Composition, Size and Tenure
The City’s population of 12,025persons is estimated to reside in 4,399 households with an
average of 2.71persons per household.Within these households, the Census reports that 70%
were familyhouseholds. Non family households in the Citytotal 1,336 (30.4%). Of those
households, almost 40% of the householders are over 65 years of age. Table 8.2 depicts the
household composition of the Cityin comparison to the Countyof San Bernardino.
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Table 8.2
Household Composition
Cityof Grand Terrace and County of San Bernardino
CitySan Bernardino County
Household TypeNumber%Number%
Family Households3,06369.6%470,44076.9%
With children <18 years1,348--242,985--
Non-Family Households1,33630.4%141,63423.1%
Householder living alone1,026--141,178--
Householder>65 years395--38,924--
Total Households4,399100%611,618100%
Average Household Size2.713.26
Source: U.S. Census,2010
Of the occupied units in the Cityof Grand Terrace, 63.4% are owner-occupied and 36.6% are
renter-occupied. Housing tenure is an indicator of the housing market. Communities need an
adequate supply of both to be able to provide a range of housing alternatives for households with
varying incomes, household sizes and compositions, and lifestyles. As shown in Table 8.3
below, the tenure of housing in the City of Grand Terrace is nearlyidentical to that in the County
of San Bernardino.
Table 8.3
HousingTenure for Grand Terrace and County ofSan Bernardino
City of Grand TerraceCounty of San Bernardino
TenureUnits%Units%
Owner Occupied2,78863.4%383,57362.7%
Renter Occupied1,61136.6%228,04537.3%
Total Occupied Units4,399100%611,618100%
Source:U.S. Census,2010
8.4.1.3Ethnicity
Table 8.4 shows the ethnic composition in Grand Terrace in comparison to San Bernardino
County. Overall the City has a larger percentage of the White population and a lesser percentage
of the Hispanic or Latino population than San Bernardino County. Even though the City is still a
predominately White communitythe demographics have changed significantly. The White
1
population has decreased from 61% of the population in 2000to 46% in 2010, whereas, the
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1
U. S. Census, 2000
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Hispanic/Latino population has increased from 25% of the population to almost 40% in this same
time period.
Table 8.
Ethnic Composition of Grand Terrace and San Bernardino County
San Bernardino
Grand Terrace
County
ResidentsPercentResidentsPercent
Not Hispanic or Latino7,31760.8%1,034,06550.8%
White5,57546.4%677,59833.3%
Black or African American6375.3%170,7008.4%
American Indian/Alaska Native420.4%8,5230.4%
Asian7356.1%123,9786.1%
Native Hawaiian/Pacific Islander210.2%5,8450.3%
Other races or 2+ races3072.5%47,4212.3%
Hispanic or Latino (any race)4,70839.2%1,001,14549.2%
Total12,025100%2,035,210100%
Source:U. S. Census, 2010
8.4.1.4Age Characteristics
The distribution of population byagegroups is an important factor in determining the general
population make up and possible future housing needs. A breakdown of the Cityof Grand
Terrace’sand San Bernardino County’spopulation byage for 2000and 2010 is presented in
Table 8.5. As seen in this Table,the Cityexperienced a decrease in the number of residents
between the ages of 35-49, and an increase in the percentage of residents at the age of 65 and
older.
Populationbyageof the Countyof San Bernardino is similar to that of the City, except that the
County did not experience the same growth as the Citydid in the 65 and older population. The
median age of County residents remains younger than that of the City, byfour years.
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Table 8.6
Age of Population for Grand Terrace and County of San Bernardino
City of Grand TerraceCounty of San Bernardino
2000 Census2010 Census2000 Census2010 Census
Total Population11,62612,0251,418,3802,035,210
Population Under 5 Years
Number of Residents756751143,076158,790
Percent of Total 6.5%6.2%8%7.8%
Population 5-19 Years
Number of Residents2,6272,346463,192505,787
Percent of Total 22.6%19.5%27%24.8%
Population 20-34 Years
Number of Residents2,3682,764364,607441,999
Percent of Total 20.4%22.9%21%21.8%
Population 35-49 Years
Number of Residents2,8732,305385,308415,460
Percent of Total 24.7%19.2%23%20.4%
Population 50-64 Years
Number of Residents1,7482,361206,792331,646
Percent of Total 15%19.6%12%16.2%
Population 65 and Over
Number of Residents1,2451,498146,549181,348
Percent of Total 10.7%12.4%9%9%
Population Median Age35.336.130.331.7
Source:U.S. Census,2000 & 2010
8.4.1.5Household Income Characteristics
Household income is a primaryfactor addressing housing needs in a communitybecausethe
ability of a household to afford housing is related to the household’s income.The State of
California Department of Housing and CommunityDevelopment (HCD) surveys households in
each countyon an annual basis to determine the median income. The median income is also
adjusted for households of different sizes. Households are then grouped into four income groups
for purposes of determining the need for assistance. The 2010 San Bernardino Countymedian
income for a household of four persons is $65,000.Based on 2010 categories, these income
groups and thresholds are:
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Table 8.6
Household Income Categories
(4 Person Household)
CategoryPercent of Median IncomeIncome Limits
Extremely Low 30% or Less of Median
Very Low 31% to 50% of Median$32,500
Lower51%-80% of Median$52,000
Moderate81%-120% of Median$78,000
Above ModerateOver 120% of Median$78,000+
Source: California HCD, 2010
According to the California Department of Finance, the2010median household income in Grand
Terrace was $67,926, 127% higher than the San Bernardino Countyhouseholdmedian income of
$53,260, but comparable to nearby cities of Redlands, and Riverside (Table 8.7)
Table 8.7
Median Household Income
San Bernardino County and Selected Cities
Median Household % of County
Municipality
IncomeMedian
Colton$45,29885%
Fontana$57,965102%
Grand Terrace$67,926127%
Highgrove*$41,54578%
Highland$52,20298%
Loma Linda$48,37191%
San Bernardino$39,42774%
San Bernardino County$53,260100%
Redlands$60,970114%
Riverside*$64,618121%
Riverside County*$59,419112%
Source:California Department of Finance, Form M645, * U.S. Census, 2010
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Table 8.8
Income Distribution by Category
TotalPercent of
Income Category*
HouseholdsHouseholds
Extremely Low38510%
Very Low50013%
Lower66017%
Moderate55414.3%
Above Moderate1,76945.7%
Total3,868100%
Source: SCAG, based on the 2005-2009 American Community Survey
Note: The total households by income level are from a special run of the
2005-2009 ACS used for federal housing planning purposes. This total
will differ from subsequent updates and the 2010 Census.
The household income distribution groups listed in Table 8.8 are shown as categorized by the
Regional Housing Needs Assessment for purposes of the Housing Element and identifying the
City’shousing needs. However, as demonstrated in Table 8.9 below, household income levels
within the Cityare quite varied.
Table 8.9
Household Income in Grand Terrace
2000 CENSUS2010 CENSUS
Income
No. of Percent of No. of Percent of
HouseholdsHouseholdsHouseholdsHouseholds
$ 0 -$ 9,9991463.5%2245%
$ 10,000 -$14,9991874.5%1523.4%
$ 15,000 -$24,99944910.7%3568%
$ 25,000 -$34,9993548.4%4409.9%
$ 35,000 -$49,99973017.4%52611.8%
$ 50,000 -$74,9991,16927.9%79217.8%
$ 75,000 -$99,99967616.1%91620.6%
$100,000-$149,9993578.5%60313.6%
$150,000 or more1283.1%4409.9%
4,196100%4,449100%
Source: U.S. Census, 2000 and 2010
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8.4.2EmploymentTrends and Projections
Economic characteristics, such as the employment rate, also affect housing needs of residents.
The jobs available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.In 2010, approximately6,031 residents 16 years of age or
older were in the work force. The majorityofCity residents are employed in the management,
business and science and art industries (36.9%) and in the sales and office industries (28.8%).
According to the 2010 U.S.Census, these two categories were also the highest employment
sectors for San Bernardino County residents, 28% and 26%, respectively.
Table 8.10
Employment by Occupation Grand Terrace
OccupationJobsPercentage
Management, business, science and art2,22536.9%
Service91415.1%
Sales and office1,73628.8%
Natural resources, construction, and maintenance5358.9%
Production, transportation, and material moving62110.3%
Total6,031100%
Source: U.S.Census, 2010
Future housing needs are affected by the number and type of new jobs created during the
planning period.Overall growth in the Riverside –San Bernardino Metropolitan Statistical Area
is expected to add 206,700 new jobs into San Bernardino and Riverside Counties, bringing the
employment numbers to 1,464,600 by2020. This is a growth of 16.5% between 2010 and
2
2020.
Generally, residents that are employed in well-paying occupations have less difficultyobtaining
adequate housing than residents in low paying occupations. Table 8.11 lists the top ten fastest
growing occupations and occupations with the most job openings between 2010 and 2020 for the
Riverside–San Bernardino MSA, along with median hourly wages and the educational level
needed to secure such occupations.The fastest growing occupations are those requiring less than
a high school education and are also low wage service jobs. Many of the new jobs created will be
in the retail and service sectors. These jobs ordinarilydo not provide the income needed to buy a
new home in the City.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
2
California Employment Development Dept., Labor Market Information Division,Sept. 2012
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Table 8.11
Riverside-San Bernardino Counties
2010-2010Top10Fastest Growing Occupations and
Top10Occupations with the Most Job Openings
Employment
MedianMedian
Fastest Growing Occupations
Education Level
Change
HourlyAnnual
Home Health AidesLess than high
54%$9.71$20,204
school
VeterinaryTechnologists and
52%$14.72$30,611Associate’s degree
Technicians
Emergency Medical Technicians and Post-secondary,
43%$14.02$29,155
Paramedicsnon-degree
Market Research Analyst and
43%$27.24$56,642Bachelor’s
Marketing Specialists
Meeting, Convention, and Event
40%$20.88$43,447Bachelor’s
Planners
First-Line Supervisors of Helpers, HS diploma or
40%$22.95$47,728
Laborers, And Material Movers, Handequivalent
PersonalCare AidesLess than high
38%$9.32$19,379
school
Medical Scientists (Except Doctor/professional
37%$36.89$76,741
Epidemiologists)Degree
Medical Equipment Repairers
37%$22.50$46,796Associate’s Degree
Logisticians
37%$33.46$69,583Bachelor’s
Total Jobs MedianMedian
Occupations with Most OpeningsEducation Level
(Sum)HourlyAnnual
Less than high
Retail23,420$10.09$21,003
school
Less than high
Cashiers21,160$9.68$20,134
school
Laborers And Freight, Stock And Less than high
18,380$11.89$24,727
Material Movers, Handschool
Combined Food Preparations And Less than high
14,670$9.06$18,863
Serving Workersschool
Less than high
Waiters And Waitresses13,180$8.95$18,623
school
High school
HeavyAnd Tractor-Trailer Drivers10,910$19.35$40,243
diploma, equivalent
Less than high
Personal Care Aides10,570$9.32$19,379
school
Less than high
Stock Clerks And Order Fillers9,120$11.00$22,892
school
Registered Nurses8,950$39.06$81,242Associate’s degree
High school
Office Clerks, General7,880$14.60$30,368
diploma, equivalent
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Source: California Employment Development Department, Labor Market Information Division, September 2012
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8.4.3Housing Trends And Projections
8.4.3.1HistoricalResidential Construction Trends
Asshown in Table 8.12, the City’s housing stock grew by a modest 4% between 2000 and 2010.
Multi-family development experienced a 14.5% growth during this ten year period. Construction
of the Blue Mountain Senior Villas, Mountain Gate and Grand Canal developments account for
most of this growth.
Table 8.12
Housing Growth by Type
20002010Growth
Structure Type
Units%Units%Units% Change
Grand Terrace
Single-Family3,03868%3,01765%-21-1%
Multi-family1,17026%1,34029%17014.5%
Mobilehomes2506%2926%4217%
Total Units4,458100%4,649100%1914%
San Bernardino County
Single-Family442,65274%523,60575%80,65318%
Multi-family116,57719%132,52819%15,95114%
Mobile homes41,8407%43,5046%1,6644%
Total Units601,369100%699,637100%98,26816%
Source: Department of Finance, E-8 2010
As illustrated in Table 8.13,almost 65%of Grand Terrace’s housing units are single-family;
(62% detached and2.7%areattached).About 29% of all units are multi-family(e.g. townhomes,
condominiums, duplexes, triplexes, etc.)and 6%aremobile homes. The overall percentage of
single-familyhomes in the County is higher than Grand Terraceat7572%, while the County
percentage of multiple-familyisonly 1920%(Table 8.12).
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Table 8.13
Household Composition
Housing Composition
Housing Product
Number of UnitsPercent of Units
Single-Family
Single-Family Detached2,89362%
Single-Family Attached1242.7%
Multiple-Family
Multiple-Family (2-4 units)47110%
Multiple-Family (5or more)86919%
Mobile Homes
Mobile Home Units2926.3%
4,649100%
Total
Source: California, Department of Finance, 2010
8.4.3.2Age and Condition of Residential Structures
The age of a structure has a significant effect on its physical condition.Homes generallybegin
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, byitself, 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.
Table8.14shows the year when housing was built in Grand Terrace. According to the 2010
Census, 54% of the City’s housing stock is between 30-50 years old.Proper and continued
maintenance of older housing is important in extending the life of a home. It also is important in
maintaining the general well-being of the surrounding neighborhoods.
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Table 8.14
Age of Housing
Decade BuiltNumber of UnitsPercent of Units
2000 or later3207%
1990’s4029%
1980’s1,21126%
1970’s1,31828%
1960’s93620%
1950’s2836%
1949 or earlier1814%
4,651100%
Total
Source: U.S. Census, 2010
An exterior windshield housing surveywas conducted in March of2008. This sample survey
was limited to those areas in the Citywhere the housingstockis known to beolder, and included
approximately22% of the City’s housing stock.The windshield surveycategorized the
condition of the housing stock into three levels: thoseneeding no rehabilitation; those needing
moderate rehabilitation such as exterior repainting or missing roof shingles; and those needing
substantial rehabilitation, such as sagging roofs or walls.
The sample survey foundthat approximately79 units mayneed moderate rehabilitation and only
two units mayneed substantial rehabilitation. This suggests that overall, for its age, the City’s
housing stock is in good condition. This estimate seems reasonable given that the housing
market was strong during 2000-2008, and rising property values encouraged homeowners to
make necessaryrepairs. Also, the Cityis proactive in ensuring that properties are well
maintained.The results of the survey are valid and adequate for the purposes of this planning
period.
The U.S. Census reports that a small percentage of housing units in the communitylack
complete kitchens or bathrooms. The vast majority of housing (99%) has complete plumbing and
kitchen facilities. The qualityof housing distinguishes Grand Terrace from manyolder
communities in the region. Nevertheless, given that the majority of the City’shousing stock was
constructed in the 1970’s and 1980’s it is likelythat some level of rehabilitation will be required
during the planning period.
8.4.3.3Overcrowding
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
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
accommodating the community’s population. An average size residential unit has five rooms
(kitchen, dining/family room, living room and two bedrooms)and can accommodate a family of
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up to five without being considered overcrowded. Overcrowding is said to occur when there is
more than one resident per room, excluding bathrooms, and severe overcrowding exists when
there are more than 1.5 residents per room.
According to the 2005-2009 American Community Survey, 1% of homeowners and 4% of
renters are experiencing overcrowding, substantiallylower than that of the San Bernardino
County region. Although not a significant number, Table 8.15 also suggest that large family
rental housing maybe needed to alleviate overcrowding.
Table 8.15
Overcrowding by Housing Tenure
City of Grand Terrace and San BernardinoCounty
City of Grand TerraceSan Bernardino County
Overcrowding Condition
OwnersRentersOwnersRenters
No overcrowding2,7611,345364,808176,500
Overcrowded405315,16920,894
Severely Overcrowded0414,4516,974
Total Households2,8011,439384,428204,368
No overcrowding99%93%95%87%
Overcrowded1%4%4%10%
Severely Overcrowded0%3%1%3%
Source:Southern California Association of Governments, based on 2005-2009 American Community Survey
8.4.3.4VacancyRates
The residential vacancyrate, a translation of the number of unoccupied housing units on the
market, is a good indicator of the balance between housing supply and demand in a community.
When the demand for housing exceeds the available supply, the vacancyrate will be low; driving
the cost of housing upward to the disadvantage of prospective buyers or renters.
In a healthy housing market, the vacancy rate would be between 5.0 and 8.0 percent. These
vacant units should be distributed across a varietyof housing types, sizes, price ranges and
locations within the City. This allows adequate selection opportunities for households seeking
new residences.
TheCalifornia Department of Finance (2010) reports a City-wide vacancy rate of 5.29%,
suggesting a healthy balance between housing supplyand demand. This rate compares favorably
to the overallCountyvacancy rate of 12.6%.
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8.4.3.5Housing Affordability
The State of California Department of Housing and Community Development (HCD) publishes household income
limits for all counties in the State. These household limits are used for determining eligibility of household incomes
for housing programs.The2010income limits for San Bernardino County are summarized in Table 8.16.The
annual2010median income for a four-person household in San Bernardino County is $65,000.
Table 8.16
Affordable Income Ranges
(4 Person Household)
CategoryPercent of Median IncomeIncome Range
Extremely Low 30% or Less of Median
Very Low 31% to 50% of Median$32,500
Low51%-80% of Median$52,000
Moderate81%-120% of Median$78,000
Above ModerateOver 120% of Median$78,000+
Median Income$65,000
Source: California HCD, 2010
According to State standards a household should payno more than 30 percent of its gross income
on housing.Table 8.17 shows affordable rent and home purchase limits byincome category
based on the Countymedian income. These are maximum limits for a 4-person household and
used for discussion purposes, although it should be noted that the limits are adjusted based upon
household size. The affordabilitylevels assume 30 percent of gross income for rent or mortgage
(principal, interest, taxes and insurance), utilities, and for home purchase a 10 percent down
payment, 1.25 percent in taxes and a 4 percent interest rate reflecting current conditions.
Table 8.17
Affordable Housing Prices and Rents by Income Group
Median IncomeMaximum Home Maximum Monthly
IncomeCategory
1
(4-PersonHousehold)Purchase PriceRental Rate
Extremely Low
Less Than $19,500$88,000$487/month
Very Low
$19,501-$32,500$149,000$812/month
Low
$32,501-$52,000$241,100$1,299/month
Moderate
$52,001-$78,000$355,000$1,950/month
Above Moderate
$78,000+$355,000+$1,950/month+
Source: HCD 2010 Income Limits, California HCD HUD User Portal
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3
According to MDA Data Quickthe median resale price for homes in Grand Terrace was
$185,000, this includes single-familyand multiple-family units. Based on this median price
4
homeownership is affordable to low income households. According to Zillow.com25
townhomes or condominiums sold between May 2012 and April 2013 for an average price of
$131,000, this would mean that attached housing is affordable to verylow income households.
Zillow.com also list four mobilehomes for sale ranging in price between$19,000 and $45,000,
which would be affordable to extremely low income households.This household income group
is priced out of homeownership, except for mobilehomes.
A random sampling of apartment complexes in the Cityshowed that the market rate for one-
bedroom apartments in the City rent from $750 to $950 a month, two-bedroom units rent
5
between $950 and $1,266 a month, and three bedrooms at approximately $1,250.Zillow.com
listed an average monthly rate of $1,750 for three-bedroom homes, and $1,950 for four-bedroom
homes. Based on the range of rents for apartment housing, there are apartments available at rents
affordable to verylow income households and above; whereas, lower income households are
priced out of detached single-familydetached housing.
The Blue Mountain Senior Villas, was subsidized by the City’s former redevelopment agency
and most of the units are income restricted to verylow and low income households.
8.4.3.6Overpayment
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
significantlybyincome, tenure, household type, and household size. Although overpayment data
byhousehold income is not available, the impact of high housing costs typicallyfalls
disproportionatelyon lower income and renter households. Table 8.18shows that while a
greater percentage of Grand Terrace homeowners areoverpaying in relation to renters, while, as
a percentage, twice as manyrenters are paying more than 50% of their income to payfor
housing.
Moreover, of those overpaying, 120 homeowners and 150 renters fall within theextremely low
income housing group.In the low income housing group, 72% of homeowners and 58% of
renters are overpaying.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
3Southern California Association of Governments, Profile of the City of Grand Terrace, 2012
4http://www.zillow.com/homes/recently_sold/Grand-Terrace-CA-92313/accessed May 8, 2013
5The Crest, The Highlands, Azure Hills Apartment and Blue Mountain Senior Villas complexes
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Table 8.18
Overpaymentby Housing Tenure
City of Grand TerraceSan Bernardino County
Overpayment Condition
OwnersRenters*OwnersRenters
None1,724686364,808176,500
Overpaying66024815,16920,894
Severely Overpaying4174514,4516,974
Total Households2,8011,439384,428204,368
None61.5%47.7%94.9%86.4%
Overpaying23.6%17.2%3.9%10.2%
Severely Overpaying14.9%31.3%1.2%3.4%
*54 households were not computed
Source:Southern California Association of Governments, based on 2005-2009 American Community Survey
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8.5HOUSING NEEDS
8.5.1Existing 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
keytool for local governmentsto plan for anticipated growth. The RHNA quantifies the
anticipated need for housing within each jurisdiction for an 8-year period. Communities then
determine how they will address this need through the process of updating the Housing Elements
of their General Plans
The RHNA identifies the City’s existing and future housing need broken down into four
household income categories:
“VeryLow”-less than 50 percent of the median income
“Low”-50 to 80 percent of the median income;
“Moderate”-80 to 120 percent of the median income; and
“Above Moderate”-more than 120 percent of the median.
The previous planning period (2006-2013), shown in Table 8.19 below, included the following
RHNA target numbers:
Table 8.19
Regional Housing Need Assessment
2006–2013Target
Income LevelRHNA Target
Very Low80
Low55
Moderate63
Above-Moderate131
Total329
Source: SCAG, 2008
Through the adequate sites analysis the City demonstrated that 329 dwelling units could be
accommodated through the planning period. However, in order to ensure availabilityof land for
lower income households, the Citywas required to re-zone at least 1.35 acres of land to a
minimum densityof 20 dwelling units per acre to accommodate 27 low income dwelling units.
A general plan amendment and zone change to re-zone 2.52 acres to a new R3-20 (High Density
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Residential) zone district was considered. However, during the public hearing process the City
onlyapproved a zone change for 0.81 acres, which would accommodate 16 of the 27 dwelling
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units.Therefore, from the last planning period, 11 additional units will need to be
accommodated during this planning period.
8.5.22013–2021 RHNA
In 2012,SCAG issued new RHNA allocations for the January 1, 2014 to October 31, 2021
planning period, as shown in Table 8.20.
Table 8.20
Regional Housing Need Assessment
2013–2021Target
Income LevelRHNA Target
28
VeryLow
19
Low
22
Moderate
49
Above Moderate
118
Total
Source: SCAG, 2012
8.5.3Resource Inventory
8.5.3.1Land Inventory
State planning law requires that all
Housing Elements provide an inventory
of available land that will accommodate
the RHNA allocation. The available
properties must include the following:
Vacant residentiallyzoned sites
Vacant non-residentiallyzoned sites
that allow residential uses
Underutilized residentially zoned
sites, which are capable of being
developed at a higher densityor
with greater intensity.
Non-residentiallyzoned sites that
can be redeveloped for and/or
rezoned for residential uses.
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An inventoryof all currentlyvacant or underutilized parcels currently zoned for residential
developmentor that permits residential developmentwas prepared. Tables8.21 through Table
8.28listsall parcels byAssessor’sParcelNumber, current zoningand General Plan designation,
acreage, and realistic development density.
Table 8.22Single Family Residential Hillside (RH) Zoned Properties
Parcels zoned RH are found along the west side of Blue Mountain.The permitted densitywithin
the RH zone is one dwelling unit per acre. These parcels are characterized as large rural
residential lots on steep hillyterrain and numerous development constraints including steep
slopes, landslide potential, high fire hazards, sensitive habitat, excessive grading requirements,
limited access, and utility constraints.In consideration of the existing topographyand other
physical constraints the Cityrequires that development be subject to a specific plan or master
plan to establish site development standardssuch as setbacks, height limits and density,on a
project by project basis.Although the specific plan would allow flexibility in design and
development standards, theseparcels are typically considered too expensive for affordable
housingdue to the development constraints.Based on an analysis of the properties, the realistic
capacity within the RH zone is 72 additional single-familylotssuitable for above-moderate-
income housing.
Table 8.21
RH Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Hillside-Low Density 19 @ 0.65
0276-491-03Vacant28.941 du/ac
Residentialdu/ac
Hillside-Low Density
0276-491-01Vacant5.481 du/ac5 @ 1 du/ac
Residential
Hillside-Low Density
0276-491-02Vacant1.021 du/ac1 @ 1 du/ac
Residential
Hillside-Low Density
0282-192-16Vacant2.161 du/ac2 @ 1 du/ac
Residential
Hillside-Low Density 23 @ 0.5
1178-061-01Vacant44.811 du/ac
Residentialdu/ac
Hillside-Low Density 22 @ 0.5
1178-251-01Vacant42.911 du/ac
Residentialdu/ac
Total--125.32-72
Source: Grand Terrace Community Development Department, 2013
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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Table 8.22Single Family Residential -20,000
sq. ft. min. (R1-20) Parcels
R1-20 parcels are typicallycharacterized as larger
rural residential parcels at the foot of Blue
Mountain. Minimum lot size is 20,000 square feet
(1/2acre). These parcels are typicallyconstrained
bysteeper slopes, limited access and utilities, and
high fire hazards, although not as much as
Residential Hillside (RH) lots.Non-vacant parcels
within this zone consist of older homes on large lots
that may be classified as underutilized, and that could be subdivided. Residential development
standards for the R1-20 zone district are contained in Table8.38, and most single-family
development can meet these standards. Permissible densitywithinthis zone district is 1-2
dwelling units per acre, and approximately 57 additional above-moderate-incomesingle-family
residential units could be accommodated in this zone district.
Table 8.22
R1-20 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
0275-083-03Underutilized3.391-2 du/ac4@ 1.25du/ac
Residential
Low Density
0275-083-34Underutilized3.091-2 du/ac4@ 1.25du/ac
Residential
Low Density
0276-421-06Underutilized2.651-2 du/ac2 @ 1 du/ac
Residential
Low Density
0276-431-08Underutilized3.151-2 du/ac4 @ 1.25 du/ac
Residential
Low Density
0276-431-09Underutilized2.721-2 du/ac2 @ 1 du/ac
Residential
Hillside-Open
1178-241-03Vacant10.001-2 du/ac10@ 1.5 du/ac
Space
Low Density
1178-161-76Vacant2.591-2 du/ac3 @ 1 du/ac
Residential
Low Density
1178-191-02Underutilized18.001-2 du/ac18 @ 1 du/ac
Residential
Low Density
1178-231-02Vacant1.771-2 du/ac2 @ 1 du/ac
Residential
Underutilized
Low Density
1178-241-018.001-2 du/ac8@ 1.5 du/ac
Residential
Total--55.36-57
Source: Grand Terrace Community Development Department, 2013
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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Table 8.23Single Family Residential -10,000 sq. ft. min. (R1-10) Parcels
R1-10 parcels are characterized as a transition zone between the more rural R1-20 lots and
standard 7,200 square foot single-familylots. The minimum lot size is 10,000 square feet and
theyare generallylocated along the foot of Blue Mountain in areas ofmilder slopes and fewer
constraints than R1-20 and RH lots.Underutilized lots in this zone district consist of large lots
with onlyone residential unit that could be subdivided. Permissible density within this zone
district is 1-4 dwelling units per acre. Residential development standards for this zone district
are contained in Table 8.38.Forsingle-familydevelopment, the development standards are
typically not a constraint, and can be met. Realistic densityis 3 dwelling units per acres, and the
identified parcels could support a total of 20 additional above-moderate-income housing units.
Table 8.23
R1-10 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
0276-401-12Underutilized1.021-4 du/ac2 @ 2 du/ac
Residential
Low Density
0276-401-16Vacant0.871-4 du/ac2 @ 2 du/ac
Residential
Low Density
0276-401-22Vacant0.231-4 du/ac2 @ 1 du/ac
Residential
Low Density
0276-411-02Vacant3.101-4 du/ac9 @ 3 du/ac
Residential
Low Density
0276-411-27Vacant1.671-4 du/ac4@2.5du/ac
Residential
Low Density
0267-411-28Vacant0.651-4 du/ac2 @ 3 du/ac
Residential
Total--7.54-20
Source: Grand Terrace Community Development Department, 2013
Table 8.24Single Family Residential –7,200 sq. ft. min. (R1-7.2) Parcels
The R1-7.2 residential zone is the standard zone for typical single-familydevelopment in the
City. Lots are typically7,200 square in size and were createdin larger subdivisions.Permitted
densityin this zone district is 1-5 dwelling units per acre. Residential development standards for
this zone district are contained in Table 8.38.The development standards are typical for single-
familydevelopment and similar to surrounding jurisdictions, are not a constraint to single-family
development.Remaining R1-7.2 available lots are generally older infill lotsor residences on
larger lots that could be subdivided to create additional housing opportunities.Lots created
under this zone designation can be developed in accordance with the development standards, and
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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it is anticipated that approximately29above-moderate-incomeunits could be accommodated in
the R1-7.2 zone district.
Table 8.24
R1-7.2 Zoned Available Parcels
AllowableRealistic Unit
APNGeneralPlanConditionAcreage
DensityCapacity
Low Density
1167-161-31Vacant0.881-5 du/ac3 @ 4 du/ac
Residential
Low Density
1167-201-03Vacant2.611-5 du/ac9@ 4 du/ac
Residential
Low Density
1167-271-11Vacant0.501-5 du/ac2 @ 4 du/ac
Residential
Low Density
1167-271-12Underutilized1.001-5 du/ac2 @ 4 du/ac
Residential
Low Density
1167-281-03Underutilized0.931-5 du/ac3 @ 3 du/ac
Residential
Low Density
1167-291-02Underutilized2.681-5 du/ac10@4du/ac
Residential
Total--8.60-29
Source: Grand Terrace Community Development Department, 2013
Table 8.25Multi-Family Residential (R2) Parcels
R-2 zoned parcels allowfor
standardsingle-familyresidential
unitsand lower density multi-family
residential units including duplexes,
triplexes, and fourplexes.These
residential units are permitted by
right. Permitted densityin this zone
district is 1-9 dwelling units per
acre.Manyof these lots are located
on thewest side of the Cityand are
currently occupied by older rural
residential units.Residential
development standards for this zone
district are contained in Table 8.38.The underutilized sites identified below each contain an
existing residence. Given the sizes of these lots there is adequate underutilized area to be able to
accommodate additional units. Additionally, because of the existing residence it is likelythat at
most two or three residential units would be accommodated. With this small level of
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
development, the existing residential uses are not a constraint to development on these lots
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because theycanusuallybeincorporated into the design of development.It is anticipated that a
minimum of 65 moderate-incomemultiple-familyunits could be constructed under the permitted
base density. There is the ability for developers to apply for densitybonuses that would allow
densities greater thanthatpermitted, and development incentives which would include a relaxing
of development regulations, such as setbacks, parking and height standards; or applyto use the
City’s newlyadopted PRD standards which allow densitybonuses where energy efficiency
methods are utilized in project design.
Table 8.25
R2 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
0275-211-05Underutilized1.181-9 du/ac4 @ 3.3 du/ac
Residential
Medium Density
0275-211-09Underutilized3.931-9 du/ac8 @ 2 du/ac
Residential
Medium-Density
0275-211-17Underutilized1.061-9 du/ac3 @ 3 du/ac
Residential
Medium Density
0275-211-58Underutilized1.521-9 du/ac3 @ 2 du/ac
Residential
Medium Density
0275-223-12Underutilized2.01-9 du/ac15 @ 8 du/ac
Residential
Medium Density
0275-223-40Underutilized1.091-9 du/ac6 @ 4 du/ac
Residential
Medium Density
0275-223-41Underutilized0.901-9 du/ac4 @ x 4 du/ac
Residential
Medium Density
0275-223-60Underutilized1.501-9 du/ac8 @ 4 du/ac
Residential
Medium Density
0275-231-11Underutilized1.101-9 du/ac4 @ 3.5 du/ac
Residential
Medium Density
0275-231-25Underutilized1.471-9 du/ac10 @ 7 du/ac
Residential
Total--22.02-65
Source: Grand Terrace Community Development Department, 2013
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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Table 8.26Multi-Family Residential (R3) Parcels
The R3 zone is a zone intendedfor medium densitymulti-familyresidential uses. Development
in this zone mayinclude apartments,
condominium, town homes, duplexes, triplexes,
and fourplexesat densities of up to 12 units per
acre.These residential units are permitted by
right.The remaining R3 parcels are all infill lots
already provided with all public utilities and
services, and are either vacant or contain existing
residential uses.Residential development
standards for this zone district are contained in
Table8.38.Almost all of the underutilized sites
identified above contain an existing residence,
and most measure at least one half acre in size. .
Table 8.26 includes the existing mobile home
park, over the long term, should it redevelop it could generate up to 233 multiple-familyunits.
However, for purposes of adequate sites, this parcel is not included in the final calculations.
Therefore, exclusive of the mobile home park, a total of 74 additional moderate-income
multiple-familyunits could develop within the R-3 zone district.Developerscould also applyfor
a densitybonusthat would allow densities greater thanthatpermitted, and development
incentives which would include a relaxing of development regulations, such as setbacks, parking
and height standards; or applyto use the City’s newlyadopted PRD standards which allow
densitybonuses where energyefficiencymethods are utilized in project design
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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Table 8.26
R3 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
#0275-211-53Underutilized21.231-12 du/ac233 @ 11 du/ac
Residential
Medium Density
0275-251-77Underutilized0.641-12 du/ac7 @ 11 du/ac
Residential
MediumDensity
0275-331-01Vacant3.651-12 du/ac35 @ 11du/ac
Residential
Medium Density
1167-341-02Underutilized0.381-12 du/ac2@ 10.5 du/ac
Residential
Medium Density
1167-341-04Underutilized0.501-12 du/ac4 @ 8 du/ac
Residential
Medium Density
1167-341-05Underutilized1.041-12 du/ac11 @ ll du/ac
Residential
Medium Density
1167-341-78Vacant1.331-12 du/ac15@ 11du/ac
Residential
Total--28.77-307
Source: Grand Terrace Community Development Department, 2013
#This is an existing mobilehomepark, and is not included in the final calculations. It is included for demonstrative
purposes only.
*A proposal to re-zone these properties to a density of 20 du/ac was unsuccessful.
Table 8.27High Density Residential (R3-20) Parcels
The R3-20 is a new zone district created in 2012 inaccordance with Housing Program 8.8.1.sof
the 2010 Housing Element. The Citywas successful in creating the new zone district, which
allows a densityof 20 dwelling units per acre and permits exclusivelymultiple-familyuses.
Concurrently with the ZoningCode amendment creating the new zone district, the Cityadopted
a Zone Change and General Plan Amendment, re-designating 0.81 acres were re-zonedto the
new designation, which wouldcanaccommodate 16 lower-incomemulti-familydwelling units.
Program 2 includes a commitment to re-designateadditional sites to accommodate the City’s
remaining lower-incomeRHNA allocationof 42 unitsinthe 2013-2021 period.
Table 8.27
R3-20Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
0275-251-04Vacant0.811-20 du/ac16 @ 20 du/ac
Residential
Total--0.81-16
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Source: Grand Terrace Community Development Department, 2013
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Table 8.28Barton Road Specific Plan (BRSP-OP)Parcels
TheBarton Road Specific Plan allows infill multiple-familyuses on parcels zoned BRSP-OP.
An analysis of the parcels with this zoning and the prevailing development pattern identified
three parcels that would support multiple-familydevelopment. As shown on Table 8.28, 19
additionalmoderate-incomedwelling units could be accommodated within this zone district.
Table 8.28
BRSP-OPZoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
0276-202-45Office CommercialUnderutilized0.651-12 du/ac5 @ 12/du/ac
0276-202-46Office CommercialUnderutilized0.321-12 du/ac2 @ 8 du/ac
0276-202-70Office CommercialVacant0.401-12 du/ac12 @ 15 du/ac
Total--1.37-19
Source: Grand Terrace Community Development Department, 2013
Land Inventory Summary
Exhibit 8-1 depicts the locations of availableparcels that permit multiple-familydevelopment as
identified Tables 8.25 through 8.28.
In addition to the parcels identified in the tables above, the mixed-useland use designation
adjacent to I-215 and south of Barton Road could generate an additional 175 multi-family
residential units. As illustrated in Table 8.29, approximately527new units could be constructed
at buildout.
Table 8.29
Available Land for Residential Development
Income
ZoneAcresCapacity
Category
RH125.3272unitsAbove Moderate
R1-2055.3657unitsAbove Moderate
R1-107.5420unitsAbove Moderate
R1-7.28.6029unitsAbove Moderate
R222.0265 unitsModerate
R328.7774 unitsModerate
R3-200.8116unitsLower
BRSP-OP1.3719unitsModerate
Mixed Use15.00175unitsModerate
Total264.79527
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Source: Grand Terrace Community Development Department, 2013
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Potential to Accommodate the RHNA Allocationfor the 2013-2021 Planning Period
th
Unaccommodated Need from the 4Planning Cycle.The previous Housing Element identified a
shortfall of developmentcapacity for 27 lower-income units (see Appendix 1, Program 8.8.1.s).
In 2012, the Zoning Code was amended to create the R3-20 zone allowing multi-family
development by-right at a density of 20 units/acre and a 0.81-acre site was rezoned to R3-20.
That rezoning created additional capacityfor 16 of the 27 units, therefore anunaccommodated
th
need of 11 lower-income units is carried over to the 5planning cycle.
Site Capacityto Accommodate the RHNA.Generally speaking, the single-familyresidential
designations will typicallyhouse moderate-and above-moderate-incomehouseholds.Except
that, as discussed in Section 8.4.3.5 Housing Affordabilitysection of this Element, the current
median housing price of $185,000 means housing is affordable to low-income householders, as
well.Themultiple-familyresidential and mixed-usedesignations are generallyexpected to
house lower-and moderate-income households because of their density and economies of scale.
Basedon the available sites inventory there is sufficient land to accommodate 178 single-family
units and 349331multiple-familyunits.With the presumption that the multiple family zones
provide the bulk of low and lower income housing, then available sites for low and lower income
households can be accommodated during the planning period.Therefore, as shown in Table
8.30a,not only is there is sufficient land available to accommodate the RHNA allocation in the
moderate and above-moderate categories but a shortfall of potential sites for 42lower-income
units, which includesthe carryover ofof 118 units for this planning period but also sufficient land
to accommodate the11 units from the previous planning period. Program 2 is included in the
Housing Plan toaddress this issue, and candidate sites for rezoning are listed in Table 8.30b.
Table 8.30a
Comparison of RHNA and Site Availability
Very Low/Above
Zoning DistrictModerateTotal
LowModerate
RHNA
Unaccommodated Need110011
2014-2021 RHNA2249118
47
TotalRHNA 58 2249129
Available Sites
RH, R1-20029100
R1-100200
R1-7.201029190
R20656500
R3,R3-200907400
R3-201600
BRSP & MU01940
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Total Site Capacity1616541168100
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3894651
Surplus(shortfall)(42)118
Source: Grand Terrace Community Development Department, 20152013
Table 8.30b
Candidate Sites for Rezoning
Realistic Unit
Site / Current General Site
Existing UseCapacity @ 20
APNPlan/ZoningAcreage
du/ac
Low Residential/Underutilized–1 SFR
Site 1
1.0721
1167-241-01R1-7.2(built 1936)
Site 2
Underutilized–1 SFR
0275-223-121.9939
(built 1924)
Medium Residential/Underutilized–1 SFR
0275-223-590.5010
R2(built 1980)
Underutilized–1 SFR
0275-223-601.5030
(built 1940)
Total5.06100
Site 1.This1.07-acreparcel is located at 12201 Michigan Street and is currentlyzoned R1-7.2
(SingleFamilyResidential, 7.2 units per acremaximum). The site is underutilized and occupied
byone single-familyhouse.Thelargeparcelsize,ageand condition of the structureand location
nearthe Barton Road commercialcorridormakeita good candidate for multi-family housing.
This site is proposed for rezoning to theR3-24 district(HighDensityResidential)with an
allowabledensity of20 to 24 units per acre.
Site 2. This site is comprised of three contiguous parcels totaling approximatelyfour acres on the
west side of Grand Terrace Road just north of Barton Road. Each parcel contains one single-
family house and is currentlyzoned R2 (Low Medium DensityResidential). The large parcel
sizes, age and condition of the structuresand location near the Barton Road commercial corridor
make it a good candidate for multi-family housing. This site is proposed for rezoning to
R2/Affordable Housing Overlay (AHO)allowingmulti-family residential development at a
densityof 20 to 24 unitsper acreif10% lower-income units or 5% very-low-income units are
provided.
Itshould also be noted that developers of R2, R3 and R3-20 designated land mayapply to use
the City’s recently-adopted PRD standards. These standards allow density bonuses where energy
efficient practices are incorporated into the project design. In addition, on a case-by-case basis
the Citywill consider application of the R3-20 zone district upon additional properties.
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8.5.3.2Suitabilityof Non-Vacant Sites
Development Trends:As discussed above the Cityis relying, primarily, on itsexpects that the
multiple-family zones, BRSP-OP zone and anticipated mixed-use projectswill facilitate
development ofto generatelower-and moderate-income housing. Over the last planning period
one multiple-family project was completed in the City,and it was the completion of amarket-
ratetownhome development that was left partially completed. Additionally, a 23-unit low-
income family rental housing development was proposed on City-owned property; however, the
project did not move forward due to difficulty in obtaining financing.
Itis evident however, that bBecause of the economies ofscaleassociated with multiple-family
developments, it is likelythat multiple-family development will continue to provide affordable
housing in the City. Additionally, incentives will likelybe necessaryto encourage higher-density
affordable units.
An80-acre specific plan project is proposed adjacent to I-215 and south of Barton Road. The
project area is comprised of vacant and non-vacant land, some currentlyowned bythe Successor
Agency to the CityofGrand Terrace, and includes the assimilation of multiple parcels and
redevelopment of lands. This project is expected to includesa mixed-use component and it is
anticipated that an additional 175 with opportunities for multiple-familyresidential unitswould
be generated. Because a specific plan is being proposed for the project it has the added benefit of
creatingthecustomizeddevelopment standards that would applyto the residential component.
Multiple-familyinfilldevelopment in the BRSP-OP zone isallowedata densityofup to 1-12
units per acre andissubject to the residential standards contained in Chapter 18.10 (RH, R1, R2
and R3 Zones) asshown in Table 8.38, including state densitybonus provisions. Under the
provisions of the Barton Road Specific Plan formixed-usedevelopment, the residential
component is not tied to the development standards shown in Table8.38; it is, however,
restricted to second floor levels of buildings. Mixed-use development issubject to the standards
of the underlying zone district, including lotcoverage, height, parking and setbacks. Densities
maynot exceed those of the residential, commercial and industrial designations of the General
Plan and zoning; and it is anticipated that densities will be established through the Mixed-Use
process.
Market conditions:Grand Terrace is a small bedroom communitylocated amidst the
employment areas ofsurrounding jurisdictions, and adjacent to the I-215 Freeway,a major
commuting corridor to jobs in Los Angeles and Orange Counties. One of the major obstacles to
providing housing to meet the needs of all economic segments of the communityis the nature of
the housing market itself. The rate at which housing costs accelerated during the 1990s and
2000s created a serious national problem. This problem was magnified in California as a whole,
and particularlyin InlandEmpire communities such as Grand Terrace, where housing costs
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
rapidlyinflated. As a result of the housing boom of the early 2000s, housing in Grand Terrace
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has become less affordable with the cost of a typical single-familyresidenceincreasing an
average of 260percent from 2000 to 2007.
However, the recent downturn of the market significantly reduced housing prices throughout
Grand Terrace. Typicallythe gap between market-rateand what lower-and moderate-income
households can afford is large for single-familydetached development. However, sales prices in
2012 have shown that single-familydetached housing in Grand Terrace is affordable to low-and
moderate-income households.
8.5.3.3Realistic Capacity
The Cityevaluated the implementation of its multiple-family residential development standards,
including building height, building setbacks, building coverage and parking requirements by
reviewing recent multiple-familydevelopment projects. These projects evaluated are R-3 zone
and most of the projects were designed at a densityof about 11 units per acre which is
comparable with the realistic capacity identified in Table 8.27 (R3 Zoned Available Parcels).
Two other multiple-family projects were built/approved prior to the City’s incorporation. The
556-unit Highlands Apartments is a 34.76-acre development yielded a densityof 16 units per
acre. One hundred and eleven of the units have affordability covenants governing them. The
Preston Condo project, alreadyrecorded, has a permitted densityof 15 units per acre, and will
require design review of the housing product. Twenty-five percent of the units within this
project are proposed to be restricted to moderate-income households.
8.5.3.4Zoning for LowerIncome Households
Typically, it is difficult to accommodate affordable housing within single-familydevelopment
without substantial subsidies, such as silent seconds, downpayment assistance, etc.In the past,
the City’sHousing Office (now Community Development) purchased and rehabbed single-
family units and sold to affordable households. This program was suspended in the early 2000s
due to rising housing prices. With the dissolution of redevelopment agencies the Citydoes not
anticipate reactivating this program.
Usually, because of the economies of scale, affordable housing projects are developed in zone
districts that allow multiple-familydevelopments, such as the City’s Multiple-Familyzone
districts and Barton Road Specific Plan properties zoned for Infill Residential development.
Therefore, the City anticipates that housing for lower-income households will be built on these
zone districts.
Grand Terrace is a small bedroom communityworking towards creating a greater commercial
tax and industrial base to improve the city’s jobs housing balance which is currently housing-rich
and jobs-poor. In previous planning cycles, multiple-familyunits have been approved and/or
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
developed indicating that the market is accommodating multiple-familyprojects. However, only
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the Blue Mountain Senior Villas project contains affordable rental housing units, which received
substantial subsidies from the City’s low-mod housing fund. Even with the opportunities for
financial subsidies, bonuses and development incentives, there is reluctance bydevelopers to
accommodate affordable housing due to the recordation of long-term affordability covenants.
Table 8.31
Approved/Constructed Multiple-Family Projects
Number of Allowable# of
ProjectZoningAcreage
UnitsDensityUnits/Density
GreenbriarR33.7351-12 du/ac10.35
Karger HomesR32161-12 du/ac8
Canal StreetR33.6421-12 du/ac11.6
Hidden GateR34.84551-12 du/ac11
*Blue Mountain
R3-S661-12 du/ac20
SeniorVillas
*It should be noted that this project includesa 2.6 acre public park with the residential component built on 3.4 acres.
If only the 3.4 acres were considered, project density wouldbe 35 dwelling units per acre.
Themultiple-family projects built or approved over the last few planning cycles (Table 8.31)
demonstrate that development is being constructed in accordance with the realistic capacityfor
the R3 zone district. The developments are able to meet the provisionsof the development
standards for the R3 zone. The one affordable project is the Blue Mountain Senior Villas,which
is built at a densityof 20 units per acre. A specific plan was also developed as part of this
project, which allows the developersto establish their own development standards in relation to
the site and project characteristics. This in turn provides a tremendous amount of flexibilityin
development. It should be noted that the Blue Mountain Senior Villas project at a densityof 20
units per acre was built with stricter provisions in lot coverage and building height than that
permitted in the Zoning Code, but at a lesser standard for parking (0.75 parking spaces per unit
as opposed to 2 spaces per unit).
Density does influence the financial feasibilityof projects; however the constraint to affordable
housing in Grand Terrace has not necessarily been densitybut rather an interest by developers to
construct affordable units.Inconformance with the “default density” provisions of state law
(Government Code Sec. 65583.2(c)(3)(B),in 2012 the Cityestablished the R3-20 zoning district
allowing multi-family development at a density of 20 units/acre. As noted in Program 2of the
Housing Plan,a zoning amendment will be processed to designate additionallandwith
appropriate development standards to accommodate the City’s remaining lower-income housing
need for the planning period.
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8.5.4Special Housing Needs
There are households with identifiable special needs, as defined byCalifornia law,for which the
Citymust plan. Such groups have a greater difficulty in finding affordable housing due to
special circumstances, which maybe related to employment, income, family characteristics,
disabilityor other conditions. As a result, some residents mayexperience 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 categoryis discussed in greater detail below.
8.5.4.1Persons with Disabilities
Table 8.32
Persons with Disabilities by Age
Disability by AgePersonsPercent
Age 5 to 15 –total persons2,095
With a disability1055.0%
Sensory20
Physical40
Mental57
Self-care25
Age 16 to 64 –total persons7,668
With a disability1,36317.8%
Sensory189
Physical396
Mental251
Self-care161
Going outside the home251
Employment disability161
Age 65 and older –total persons1,197
Witha disability51442.9%
Sensory135
Physical360
Disability by AgePersonsPercent
Mental174
Self-care156
Going outside the home236
U.S. Census, 2000
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Personswith disabilities have special housing needs. Depending on the disabilitytheirneeds may
be proximityto public transit, services, and the workplace. Housing needs may include ramps,
lowered countertops, and widened doorways. The American CommunitySurveyand 2010
Census did not track disabilities. However, because the City’s population has not grown very
much between 2000 and 2010, information from 2000 is still considered relevant.
As shown in Table 8.32, 17.8% of the City’s working population (ages between 16-64 years) has
a disability, with 12% of those disabled persons having an employment disability. For those
aged 65 years and older, 42.9% have a disability. Included within these disabilities are persons
with disabilities that limit their ability to leave the home (18.4% of the working population and
46% of the senior population, respectively).
According to Section 4512 of the Welfare and Institutions Code a "developmental disability"
means a disabilitythat originates before an individual attains age 18 years, continues, or can be
expected to continue, indefinitely, and constitutes a substantial disabilityfor that individual
which includes mental retardation, cerebral palsy,epilepsy, and autism. This term shall also
include disabling conditions found to be closelyrelated 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 solelyphysical in nature.
Manydevelopmentally disabled persons can live and work independentlywithin a conventional
housing environment. More severely disabled individuals require a group living environment
where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person’s living situation as a child to an
appropriate level of independence as an adult.
The Inland Regional Center (IRC) provides services to more than 25,000 people with
developmental disabilities and their families in San Bernardino and Riverside counties. IRC
serves 75 Grand Terrace residents.
The Cityof Grand Terrace adopted Chapter 18.66 Reasonable Accommodations, which provides
a simple and inexpensive ($50.00) process for disabled persons, includingthose with
developmental disabilities,to request to deviate from Citycodes and regulations, such as ramps
or accessible room additions within building setbacks. In addition, state-licensed facilities that
house persons with disabilities is permitted within the residential zones of the City.
8.5.4.2The Elderly
As reported in the 2010 Census1,498persons(12.4%)of Grand Terraceresidentswere over 65
years of age.This represents an increase of 255 elderlyresidents since the 2000 Census. It is
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
likelythat the elderly population will continue to increase due to two factors:
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1)The U.S. population nationwide is aging as the babyboom population (born between
1946and 1964) approaches their senior years; and
2)Manylong-time residents chose to stay in the City.
As people age, they often find themselves facing additional housing problems they may nothave
had to cope with previously. Senior households have special housing needs primarilydue to
three major concerns:physical disabilities/limitations, income and health care cost.
Affordability can be an issue of special concern to the elderly,who are often on fixed retirement
incomes.Manyelderlyowner-households reside in mobile homes, which are among the lowest-
cost housing options in the City.In addition, the elderlymayrequire assistance with
housekeeping, maintenance, and repairs to remain in their own homes as long as possible.
Special design features that maybe needed include elimination of barriers such as steps and the
provision of recreational and social amenities for the elderly.
Table 8.33
Elderly Households in Grand Terrace
RenterOwner
Householder AgePercentPercent
householdHouseholds
64years of age or
1,33592.8%2,21779.2%
younger
65 years of age or
1047.2%58420.8%
older
Total1,439100%2,801100%
Source: U.S. Census,2010
8.5.4.3Large FamilyHouseholds
Large households are an indicator of need for large units. Largehouseholds are generally
defined as households with 5 or more persons. Grand Terrace has 499 (11.8%) total households
consisting of five or more persons. Table 8.34 shows that the City is made up predominately of
1 to 4-person households. This suggests that the need for large units with four or more bedrooms
is expected to be significantly less than the need for smaller units.
Table 8.34
Household Size by Tenure
1-4 Persons5+ PersonsTotal Occupied
NumberPercentNumberPercentNumberPercent
Owner2,43565.1%36673.3%2,80166.1%
Renter1,30634.9%13326.7%1,43933.9%
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Total3,741100%4991004,240100%
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Source: Southern California Association of Governments, based on 2005-2009 American Community Survey
8.5.4.4Single Parent Households
Single-parent households also have greater housing needs than other households due to their
limited income and higher expenses. The City of Grand Terracecurrentlyhas791single-parent
families with children, of which 348are male-headed households and 443are female-headed
households. The Census Bureau has not published data on the percentage of Grand Terrace
singleparent families that are low income or have housing problems. However, as is common,
lower income single parents, particularly renters, experience the highest prevalence and severity
of overpayment and overcrowding.
Single-familydetached rentals and multifamilyhousing with child-oriented amenities, such as
playgrounds and onsite childcare, would help meet the housing needs of Grand Terrace’s single
parent households. Affordable attached housing, such as condominiums, can also help meet the
needs of female-headed and single-parent households
Table 8.35
Household Type by Tenure
OwnerRenter
Household Type
HouseholdsPercentHouseholdsPercent
Married family1,77363.3%57239.8%
Male householder, no wife present1595.7%18913.1%
Female householder, no husband
2308.2%21314.8%
present
Non-family households63922.8%46532.3%
Total2,801100%1,439100%
Source:Southern California Association of Governments, based on 2005-2009 American Community Survey
8.5.4.5Farmworker Housing
Based on the 2010 Census, there are 6,132 employed residents over the age of 16 years. Of
those workers, only21 (0.23%) persons are employed as farm workers. Because the number of
existing employees in Grand Terrace are identified as being farm workers is so small, it is
anticipated that that their housing needs will be met through programs designed for lower income
households.
8.5.4.6Homeless
The homeless are the community’s most vulnerable residents. The homeless often face chemical
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
dependency, mental health problems, domestic violence, and other life-threatening conditions.
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Individuals and families experience homelessness for a varietyof reasons, and therefore a
homeless population may have a variety of needs. A homeless person mayneed medical care,
childcare assistance, credit counseling, substance abuse treatment, job training, and/or English
language education, among other services.
On January 24, 2013, a Point in Time homeless survey was conducted County-wide. The
homeless count was a joint effort between the San Bernardino County Homeless Partnership, the
San Bernardino CountyOffice of Homeless Services, and the Institute for Urban Initiatives who
recruited over 400 communityvolunteers to implement the count and a subpopulation survey.
Preliminary findings found that there are 2,321 adults and children who are homeless on a given
dayin San Bernardino County. Of the 2,321 persons, 1,247 (1,182 adults and 65 children) are
unsheltered and 1,074 (640 adults and 434 children) were sheltered (i.e. living in shelters,
transitional housing or received motel vouchers). The Point in Time count did not find any
6
homeless persons residing in Grand Terrace.The Point in Time count is a single snapshot count
on one particular day. During the last housing cycle, six homeless persons were identified in
Grand Terrace. Conservatively, this number is likelystill valid.
There is a varietyof housing service providers in proximityto Grand Terrace that address a
range of needs.Providers are shown on Table 8.36, and this list is not intended to be all-
inclusive. These providers provide emergency shelter housing, transitional and permanent
housing, utilityassistance, rental assistance, food assistance, and support services, such as
counseling, such as Inland Temporary Homes, located in Loma Linda, which provides a 90-day
shelter program and 21-24-month transitional housing program for homeless families with
children under 18 years of age. Currently, Inland Temporary Homes alsoteaches 24 classes
covering a complete range of subjects focused on developing personal skills to facilitate personal
growth, career employment services identify individual interests and skills to develop a career
path, andcounseling bya licensed psychologist facilitates mental health.
Also,there are currentlysixresidential care facilities located within the Cityof Grand Terrace.
The Cityhas permitted these facilities to be established within its corporate boundaries in
accordance with Section 1566.3 of the Health and Safety Code. According to HCD, these
facilities meet the requirement for the provision of transitional housing as set forth in Section
65583 of the Government Code. Five of the facilities have occupancy of six persons per facility
for a total of 30 persons, and one facility is Emeritus, which provides assisted living and memory
care services. Emeritus is state-licensed for 150 beds. These facilities are providing important
transitional housing for 180persons.
In 2012 the City amended its Zoning Code, in accordance with Program 8.8.1.m, allowing for
emergency shelters to be permitted in the Industrial zonewithout a conditional use permit, and
subject to the same development and management standards that applyto the residential or
commercial uses within the same zone district.
6
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San Bernardino County 2013 Homeless Count and Subpopulation Survey: PreliminaryFindings and
Recommendations
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Table 8.36
Homeless Providers
NameServices ProvidedLocation
Cedar House Life Change CenterTransitional housing, support servicesBloomington
Houseof Hope MinistryTransitional housing, support servicesBloomington
Calvary ChapelFood bankFontana
Transitional housing, permanent
Clear Water Residential Care for the
housing, case management, support Fontana
Elderly & Homeless
services
Transitional housing, case
Water of Life Church, City Linkmanagement, rental assistance, utilityFontana
assistance, support services
Transitional housing, Permanent
HopeHomesHighland
housing, support services
Transitional housing, case
Inland Temporary HomesLoma Linda
management, support services
Transitional housing, permanent
VA Loma Linda-Healthcare System
housing, case management, support Loma Linda
Health Care for Homeless Veterans
services
Case management, rental assistance, Ontario,San
Catholic Charities
utility assistance, support services Bernardino
Fresh Start Ministries and Community
Support servicesOntario
Services, Inc.
Emergency shelter, domestic violence
Houseof Ruthshelter, transitional housing, case Ontario
management, support services
Inland ValleyHope PartnersFood bank, support services Ontario
Transitional housing, case
MercyHousemanagement, rental assistance, utility Ontario
assistance, support services
The Salvation ArmyEmergency shelter, support servicesOntario, Redlands
Case management, utility assistance,
Building a GenerationRedlands
support services
Transitional housing, case
Family Services Association of
management, rental assistance, utility Redlands
Redlands
assistance, food bank, support services
Emergency shelter, food bank, support
The Blessing CenterRedlands
services
Transitional housing, case
Our Housemanagement, food bank, support Redlands
services
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NameServices ProvidedLocation
Transitional housing, case
Cathedral of Praisemanagement, rental assistance, utility Rialto
assistance, support services
Permanent housing, case
Houseof Prayermanagement, food bank, support Rialto
services
Case management, rental assistance,
Catholic CharitiesSan Bernardino
utility assistance, support services
Transitional housing, case
CDCR CSUSB Day Reporting CenterSan Bernardino
management, support services
Emergency services (cold weather),
transitional housing, permanent
Central City Lutheran MissionSan Bernardino
housing, case management, support
services
Transitional housing, permanent
CommunityAction Partnership of San housing, Case management, rental
San Bernardino
Bernardino Countyassistance, utility assistance, support
services, food bank
County of San Bernardino Department Permanent housing,case
San Bernardino
of Public Healthmanagement, support services
Emergency services, transitional
housing, permanent housing, case
Foothill AIDS ProjectSan Bernardino
management, utility assistance, food
bank, support services
Emergency services, transitional
Frazee Community Center housing, case management, support San Bernardino
services
Transitional housing, food bank,
Houseof AngelesSan Bernardino
support services
Transitional housing, case
Mary’s Mercy Center
management, food bank, supportSan Bernardino
Veronica’s Home of Mercy
services
Transitional housing, case
Option House, Inc.management, rental assistance, utility San Bernardino
assistance, support services
Transitional housing, case
San Bernardino One Stop TAY CenterSan Bernardino
management, support services
Transitional housing, case
San Bernardino One Stop TAY CenterSan Bernardino
management, support services
Transitional housing, case
Time For Change FoundationSan Bernardino
management, support services
Turrill Transitional Assistance Transitional housing, case
San Bernardino
Program Inc.management, support services
Source:San Bernardino County Homeless Partnership, 2012
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8.5.4.7At Risk Housing
As required byGovernment Code Section 65583, the Citymust analyze the extent to which low-
income, multi-family rental units are at risk of becoming market rate housing and, if necessary,
develop programs to preserve or replace these assisted housing units. The multipleassistance
programsincludestate or local mortgage revenue bonds, redevelopment tax increments, in lieu
fees or an inclusionaryhousing ordinance, or densitybonuses. Low income multi-family housing
is considered to be at risk if it is eligible to convert to non-low income housing due to: 1) the
termination of a rental subsidycontract; 2) mortgage prepayment or 3) the expiration of
affordabilityrestrictions. The time period that is to be considered in making this determination is
the ten year period following the last mandated updating of the Housing Element(2006-2013).
Based on the information contained in the “Inventoryof Federally Subsidized Low Income,
Rental Units at Risk of Conversion,” compiled bythe California Housing Partnership
Corporation, there are no federallyassisted (HCD or FmHA), low income rental units within the
City. Likewise, there are no low income rental units within the Citythat have been developed
with the use of CDBG funds or as a result of an inclusionaryhousing ordinance.
However, there are 111 low income rental units that were constructed using a combination of
densitybonuses and local multi-familyrevenue bond financing. These units are located in the
Highlands Apartments, constructed byForest City Development at 11750 MountVernon
Avenue.In1999 these units were at risk to convert to market rate housing; however, the City
used its housing set-aside funds to secure these units until 2030.
8.5.4.8Zoning for a Varietyof Housing Types
Second Dwelling Units: In 2002, the Cityadopted Chapter 18.69 Second FamilyUnits of
Zoning Code to ensure that second units could be constructed on anysingle-family
residentially zoned property.In 2012, Chapter 18.69 was amended to allow for
administrative approval of attached and detached second dwelling units and to allow them
in the RH, R1, R2 and R-3 Zones.
Manufactured Homes:The Zoning Code was amended in 2012 to allow manufactured
homes in all residential zone districts, subject to the same development standards and
review process as conventional stick construction.The scope of the Board’s review of
single-familyresidences is generally limited to the architecture of the residences, including
design,materials, and landscaping. The process from submittal to issuance of building
permits is approximately6 weeks.
Residential care facilities: Residential care facilities refer to a residence consisting of
supervision of persons, such as a group home, or rehabilitation facilitythat provide non-
medical care to persons in need of personal services, assistance, guidance, protection or
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
training for dailyliving. Residential care facilities serving 6 or fewer persons are permitted
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byright in all residential zones. Facilities serving 7 or more persons are conditionally
permitted in all residential zone districts. Residential care facilities include homes for
persons with disabilitiesthe disabledand transitional housing facilities.
Transitionaland supportive housing: Transitional and supportive housing facilities fall
under the definition of residential care facilities and are principallypermitted in all
residential zones if serving 6 or less persons, and conditionallypermitted in all residential
zones if serving 7 or more persons.As noted in Program 13in the Housing Plan, a Code
amendmentisbeingprocessed to clarifythat transitional and supportive housing are
regulated as residential uses subject onlyto the same standards as applyto other residential
dwellings of the same type in thesame zone.
Single-room-occupancy(SRO)units provide another form of affordable housing for low-
income persons. The City’sZoning Codewas amended in 2012 to allow SROs in the R3
zone districts.
Emergency shelters: Senate Bill 2 adopted in 2007 amended housing element law
regarding the planning for emergencyshelters to require at least one zone district where
emergency shelters are permitted without discretionaryaction, and subject to the same
development and management standards that applyto the residential or commercial uses
within the same zone district.The City’s Zoning Code was amended in 2012 to allow
emergency shelters in the M2 zone.
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8.6CONSTRAINTS
The ability of the private and public sectors to provide adequate housing to meet the needs of all
economic segments of the community is constrained by various interrelated factors. For ease of
discussion, these factors have been divided into three categories: 1) physical constraints; 2)
market constraints; and 3) governmental constraints. The extent to which these constraints are
affecting the supplyand affordabilityof housing in the Cityof Grand Terrace is discussed below.
8.6.1Physical Constraints
Physical constraints to the development of
affordable housing within the Cityof Grand
Terrace focus upon the physical characteristics of
the majorityof the remaining undeveloped land
within the Citylimits.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 substantiallyincreases development costs and
therefore make these areas unsuitable for affordable housing.
The sites identified in the R1-10 are generallylocated along the foot of Blue Mountain and have
milder slopes and fewerconstraints than in the RH and R1-20 zone districts. The identified sites
locates in the R1-7.2 zone district are located in areas with gradual slopes, if any. There are no
known environmental constraints in these areas that could impede development.
Identified sites within the multiple-family zone districts are located on the relativelyflatter
portions of the City. The identified sites located at the northwest portion of the Cityare located
in proximityto 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 generallybe mitigated through enhanced construction measures such as sound attenuation
walls and would not be considered a significant environmental impact. There are no other
known environmental constraints that could impede development on identified sites located in
the multiple-family zone districts.
Approximatelythree additional vacant and non-vacant sites have been identified within the
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Administrative Professional designation of the Barton Road Specific Plan area, which
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conditionally permits multiple-family uses. These parcels are relativelyfree of significant
topographical constraints; utilities are readilyavailable; and are free of anyknown environmental
constraints. The proposed mixed-use project is located just east of the I-215 project, and is part
of a larger 80-acre project. Within the 80 acres there is an area identified as jurisdictional to the
Department of Fish and Game and Army Corps of Engineers. However, these jurisdictional areas
can typicallybe mitigated, so as not to preclude development. No other significant constraints
exist within this project area.
8.6.2Market Constraints
Marketconstraints to the development of residential housing include the cost of land, the cost of
construction, and financing. Unlike past years when the housing market was experiencing a
bubble effect, market factors now pose fewer constraints to the development of new housing.
Changes in the financial markets, changes in construction material costs, and other factors have
all affected the feasibility of developing new housing in Grand Terrace.
8.6.2.1Construction Cost
Construction costs are influenced by the cost
of materials. As the softening of the housing
market decreases the amount of homes being
constructed throughout southern California,
the cost of manyconstruction materials have
decreased, reflecting the lack of demand.
Construction costs will also varybased on the
type of material used, structural features
present, and project characteristics such as the
type and qualityof the unit.
The single largest cost associated with
building a new house is the cost of building
materials, comprising between 40 to 50
percent of the sales price of a home. Typical
residential construction costs for a 2,000
square foot home with garage is
7
approximately$108 per square foot, whereas as custom homes can be as twice the cost.
Lower housing costs can be achieved with the following factors: a) reduction in amenities and
quality of building materials (above a minimum acceptability for health, safety, and adequate
performance); b) availabilityof skilled construction crews who willwork for less than union
wages; and c) use of manufactured housing (including both mobile home and modular housing).
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
7
Building-Cost.net, 2013
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An additional factor related to construction costs is the number of units built at the same time.
Apartments of three stories or less achieve an economyof scale, provided that the building has
typical amenities and no structured parking.As the number of units developed increases,
construction costs over the entire development are generallyreduced based on economies of
scale. This reduction in costs is of particular benefit when densitybonuses are utilized for the
provision of affordable housing.
8.6.2.2Land Costs
Grand Terrace isfortunate in that the cost of vacant land for residential development is relatively
affordable, especially when compared to the adjacent counties of Orange, Los Angeles, and San
Diego. Land prices are highly variable and depend on the density of development allowed,
whether the site has environmental constraints, and whether an existing use must be removed.
Land costs are also influenced by location and views, for instance, land costsare higher along the
hillside were valleyfloor views are afforded. Fluctuations in market conditions will also
influence land costs. For example, from 2000 through 2006 real estate values rose significantly,
however the recent downturn has resulted in a dampening effect on prices.
8.6.2.3Financing
8.6.2.3.1Developer Financing
Construction financing costs also affect the feasibilityof building new housing. In the past it
was not uncommon for developers to receive construction loans for 100% or more of a project's
estimated future value. However, recently, following the housing market downturn of the early
1990s, financial institutions tightened regulations for construction loans, which was repeated
again in the boom period of the early to mid-2000s. The tightened regulations often result in
developers having to put upat least 25% of the project value.
Although there is no hard threshold for how much required upfront equity is too much before a
residential project would be infeasible, the higher the proportion of equityrequired, the more
unlikely that a developer would proceed with the project. Not only would it require more up-
front cash, but higher equitycontribution means a project must be able to achieve an even higher
value at completion in order to generate the cash flow needed to meet acceptable cash-on-cash
returns. These trends are anticipated to continue during the planning period.
8.6.2.3.2Homebuyer Financing
Housing affordabilityis also largely determined byinterest rates. First-time homebuyers are
most impacted byfinancing requirements. Current mortgage interest rates for new home
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
purchases are at historicallylow levels of around 4% for a 30-year fixed-rate mortgage, which
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increases housing affordability. Although rates are currently low, they can change significantly
and impact the affordabilityof the housing stock. The recent economic crisis has also resulted in
a tightening of lending standards, as compared to the “easy credit” practices in recent years.
Thus, a critical factor in homeownership involves credit worthiness. Lenders consider a person’s
debt-to-income ratio, cash available for down payment, and credit historywhen determining a
loan amount. Many financial institutions are willing to significantlydecrease down payment
requirements and increase loan amounts to persons with good credit rating. Persons with poor
credit ratings may be forced to accept a higher interest rate or a loan amount insufficient to
purchase a house.
In addition, the San Bernardino County Department of Economic and CommunityDevelopment
also offers a Homeownership Assistance Program that provides financial assistance to eligible
households that maybe used for down payment assistance or closing costs.
8.6.3Government Constraints
8.6.3.1Land Use Controls
8.6.3.1.1Density
The Grand Terrace General Plan sets forth the City’s policies for guiding local development.
These policies, together with existingzoningregulations, establish the amount and distribution of
land to be allocated for various uses throughout the City.Residential development in the Cityof
Grand Terrace is permitted under the land use categories shown in Table 8.37 and in accordance
with the Land Use Element of the General Plan:
Table 8.37
General Plan Residential Designations
Land Use CategoryAllowable ZonesGross Allowable Density
Hillside ResidentialR-1 (20)0–1 Du/Net Ac
Low Density ResidentialR-1 (7.2), R-1 (10), R-1(20)1–5 Du/Net Ac
Medium Density ResidentialR-2, R-31–12 Du/Net Ac
Medium High Density R3S, R3-2012–20 Du/Net Ac
Residential
Source: Grand Terrace CommunityDevelopment Department, 2013
Pursuant to CityZoning Code Section 18.10.040, a density bonus of up to 35% maybe approved
in accordance with California DensityBonus Law, when a developer provides housing for low-
to moderate-income households, and seniors.
While the amount of vacant land remaining within the Cityis minimal, land with potential for
redevelopment and infill housing is primarily found in the relativelyflat areas of the City, where
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
increased densities are feasible, thus providing adequate sites for the construction of affordable
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housing.
In fact, the City adopted a new Code section which allows density bonuses on infill lots. These
provisions will allow for either a density bonus in accordance with state law, a 20 percent density
bonus can be approved where a project can be certified in LEED,or a 10% densitybonusfor
construction of the project to meet or exceed more than a 20 percent increase in energy
efficiency above Title 24 requirements.
8.6.3.1.2Development Standards
The City’s development standards are consistent with the parameters and policies established in
the General Plan and reflect an attempt to balance housing needs with infrastructure capacities
and environmental considerations. Table 8.38presents the development standards of each
residentialzone. Standards regulating development within the Cityare similar to those being
used byother surrounding communities.
Taken together with the size of the lot, development standards are not considered especially
constraining. The previous Zoning Codelimited the definition of multiple-family residential
developments to one-and two-bedroom units and placed minimum size requirements on them.
These limitations were removed in 2012 with a zoning code amendment, in accordance with
Program8.8.1.qof the previous planning period.
Table8.38illustratesthat the development standards in the Citydo not represent an overly
restrictive condition, and are not a constraint to development of affordable housing.
Projects including new residential construction are normallyrequired to install all necessaryon-
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadwaystandards for local or
neighborhood streets that allow parking on both sides of the street have paved widthsbetween 36
to 44feet. Infrastructure improvements are in place in most locations within the Citylimits.
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Table 8.38
Minimum Development Standards for Residential Zones
a
StandardR1-7.2R1-10R1-20RHR2R3R3-SR3-20
Units per Acre
cg
(Max.)542191220
g
Lot Area (sq. ft.)7,20010,00020,000-10,00012,00012,000
g
Lot Width (ft.)6060100-606060
g
Lot Depth (ft.)100100150-100100100
Street Frontage
(Minimumlinear
g
feet)404050-404040
Setbacks Front
Yard (Minimum
bbbbbgb
linear feet) 252525-252525
Setbacks Rear
Yard (Minimum
bbbbbgb
linear feet) 203535-202020
Interior Lot (With
bbbbbgb
Garage)101010-101010
Interior Lot
bbbbbgb
(Without Garage)555-51010
Corner Lot (Street
bbbbbgb
side)151515-151515
Corner Lot (No
g
Street side)555-51010
Living Area
Single-Family
dddddg
(Minimum)1,3501,3501,350-1,3501,350-
ddgg
LivingArea Multi-Family (One-bedroom)800800
ddgg
Living Area Multi-Family (Two-bedroom)1,0001,000
Building Lot
ffg
Coverage (%)505040-606060
Building Height
eeeeege
(ft.)353535-353535
Source: Grand Terrace Zoning Code
Footnotes:Refer to Zoning Code for footnote definitions.
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Table 8.39 has been updated to reflect a recent zoning code amendment consistent with housing
statutes relating to emergencyshelters, transitional and supportive housing and second dwelling
units.
Table 8.39
Housing Types Permitted by Zoning District
Residential
RHR1-20R1-10R-7.2R-2R-3R-3-SR-3-20
Use
PPPPPP----
SF-Detached
SF-Attached 2-
-------PP--P
4 DU
SF-Attached 5+
DUMultiple---------PP--P
Family Units
Residential
PPPPPPP--P--
Care <6
Residential
--------CC----
Care >6
*Emergency
----------------
Shelter
Single Room
--------CC----
Occupancy
Manufactured
PPPPPP----
/Mobile Home
Transitional
--------CC----
Housing
Supportive
--------CC----
Housing
nd
PPPPPP----
2Units
P=Permitted; C=Conditional Use; --=Not a listed use
Source: Grand Terrace Zoning Code*Permitted in M2 zone
8.6.3.1.3Parking Standards
Parking standards are currently similar to those used in other cities: a two-car garage required for
eachsingle-familydwelling and 2 spaces required per unit for multiple-familydwellings where
one space shall be in a garage. Guest spaces are required in a ratio of one guest parking space
per four multi-familydwelling units.
However, in order to provide greater incentives for the construction of affordable housing, the
Zoning Code was amended more flexible parking standardsfor smaller multiple-familyunits.
When a studio or efficiencyunit is proposed, only one parking space will be required, instead of
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
two spaces.In addition, Program 12 includes a commitment to review parking standards for
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multi-family units to ensure that they do not pose an unreasonable constraint to development.
8.6.3.1.4Open Space Requirements
Open space andsetback requirements in Grand Terrace are also very similar to those used in
other cities where the maximum lot coverage allowed varies from 40 to 60 percent of thelot,
therebyproviding: 1) sufficient usable open space, especially in backyards; 2) enough space for a
car to park in the front driveway approach to the garage; and 3) enough separation between
residences to ensure protection of privacy.In the case of multiple-familyhousing, 40 percent
open space is required to provide common recreational amenities/facilities for residents.Our
experience indicates that this standard has not been a deterrent to past affordable housing
projects.
8.6.3.1.5Design Review Standards
The Citydoes 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 compatibilitywith existing surrounding architecture. The basic
philosophyof the City’s design review process is to arrive at a product that meets the City’s
goals and is financially feasible for the developer.
Theresponsibility of the Site and Architectural Review Board is to provide comprehensive site
plan and architectural review of projects. The scope of the Site and Architectural Review
Board’s review is to consider the site plan in relation to the property and development standards
(i.e. setbacks, lot coverage, building height, parking, etc.), placement of structures, vehicle and
pedestrian access, landscaping, police and fire services, grading and drainage, traffic,
relationship to existing and planned uses of adjoining and surrounding properties, and
relationship to nearbyproperties and structures and surrounding natural topography.Itis also to
consider the proposed architecture of buildings in terms of style and design, materials and colors,
and size and bulk in relation to the surrounding properties. Chapter 18.63 ofthe Zoning Code
specifies the review authorityof the Board with regard to site and building design.
Given the smaller scale of development of a single-family residence in comparison to a multiple-
family development project, the scope of the Board’s review of single-familyresidences is
generallymore focused on architecture of the residences and site layout.
Review of multiple-family development projects typicallyinvolves a greater level of review in
regard to site development. In addition to ensuring adherence to setbacks, height requirements,
lot coverage, parking and other applicable development standards, the Board will also consider
the compatibilityof the project’s site design with surrounding land uses, such as screening and
security.
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Unlike larger cities, the Cityof Grand Terrace has only one board (i.e., its Planning
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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 PlanningCommission approval, through Site and Architectural Review. The
Cityhas eliminated the public hearing requirement for very small projects, such as room
additions, accessorystructures, etc. City staff processes these projects administrativelyrequiring
onlythe Director’s review and approval. Other improvements that have been or are currently
being made to streamline the design review/permit process are:
Implementation of one-step review process whereby the applicant comes to one counter to
receive information about the entire process. The CommunityDevelopment Department
routes the plans to other reviewing agencies and the case planner reports to the applicant
within 30 days.
Implementation of an applicant-friendlyapproach wherebystaff 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 Citystandards are being enforced. These
include preliminarydesign review meetings with Citystaff to work through design issues
prior to formal application submittal.
Implementation of a project management approach, wherebya 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 Cityin ensuring implementation of conditions of
approval
Implementation of easy to read “How to Do” lists for all requirements for planning and
building plan check, therebyfacilitating submission of complete applications and
minimizing additional trips to the City.
8.6.3.2Building Codes
In addition to land use controls, local building codes also affect the cost of housing. Grand
Terrace has adopted the 2010 California Building Code that establishes minimum construction
standards. These minimum standards cannot be revised to be less stringent without sacrificing
basic safety considerations and amenities. No major reductions in construction costs are
anticipated through revisions to local building codes.
8.6.3.3Code Compliance
Code compliance activities within the Cityare intended to promote the safety and character of
the City.The Cityincludes approximatelythreesquare miles. There is currentlyonly one code
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compliance officer responsible for code enforcement activities in the City. Therefore, code
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enforcement activities are primarilyreactive. In the residentially designated properties, code
enforcement housing efforts generallyfocus on property maintenance, including the rental
inspection program.
8.6.3.4Development Filing Fees
The City’s development filingfees are still low when compared with surrounding areas. A
summaryof development filingfees for the City is provided in Table 8.40. The feesthat are
charged by the Cityare a reflection of the time and effort that must be expended by City staff in
order to properlyreview development plans. The Citywill continue to conduct periodic surveys
(both formal and informal) of other cities in the Grand Terrace area to ensure that local
processing costs do not become a constraint on housing production.
Table 8.40
City Residential (Single and Multifamily) Development Filing Fees
Fee NameFee Rate
Planning Department Fees
Tentative Tract Map$2,150Per development project
General Plan Amendment$2,100Per development project
Zoning Code Amendment$2,200Per development project
Conditional Use Permit$400-$2,400 based on size of Per development project
development
Variance$300-$1500based on size of Per development project
development
Site and Architectural Review$2,200Per development project
Administrative Site and $650Per development project
Architectural Review
Land Use Review$50Per development project
Specific Plan$3,000plus staff timePer development project
Environmental Review Negative$750, unless prepared by Per development project
Declarationconsultant
Building Department Fees
Final Review Map –Tract Map$2,000Tract or Parcel Map
$1,250
Parcel Map
Building Permit FeesPer $ value of
A sliding scale from $33 $4,955,
construction costs Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
based on valuation of construction
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from $500 $1,000,000
Electrical Permit FeesPer service switch
A sliding scale from $30 $100
per service switch depending on
number of amperes
Plumbing Permit Fees$10 per fixture or trap, $33 per Per fixture
sewer connection, $15 per water
heater
Source: City of Grand Terrace Community Development Department
8.6.3.5Development Impact and Building Permit Fees
Development impact fees are charged on a per-unit basis to provide funds to offset the
anticipated impacts of population growth. New housing, and therefore more Grand Terrace
residents, may result in an increasein vehicle trips, park usage, school enrollment, and
emergency service calls. Development impact fees are carefullycreated to ensure that quality
services and facilities are provided to residents without unduly burdening development.
As shown in Table 8.41 the total fees, including building permit and development impact fees for
a 2,000 square foot residential unit are approximately$36,000, and approximately$27,000 for a
1,200 square foot multiple-residential home. While the majorityofthe costs is attributable to
development impact fees, the Cityassess a lesser impact fee for multiple-familydevelopment. It
should also be noted that a significant portion of the impact fees, water connection and school
impact fees are assessed byentities separate from the City,overwhich the Cityhas little control.
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Table 8.41
Residential Building Permit and Development Impact Fees
2,000 Square Foot 1,200 Square Foot
Detached Residential Attached Residential
UnitUnit
(perunit)(per unit)
Building Construction Permit Fees
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 sprinkle system$15.00$15.00
Water heater or vent$15.00$15.00
Private water distribution system ($4/each)$8.00$6.00
Air handling unit$15.00$15.00
Forced air/gravity type burner$20.00$20.00
Gas piping system$4.00$4.00
Drainage/vent pipe repair ($15/each)$210.00$120.00
Fixture Trap fee ($10/each)$140.00$80.00
Approximate Total Building Fee$4,386.00$2,908.00
Development Impact Fees
Arterial Improvement Fees$4,243.00$2,599.00
Storm Drainage Fees$2,234.00$429.00
General Facilities Fund$1,102.00$1,102.00
Public Use Facilities Fund$373.00$229.00
Parkland/Open Space Fund$7,241.00$4,534.00
Traffic Signal Improvement Fee$666.36$408.00
Sewer Connection Fee$2,700.00$2,700.00
Riverside Highland Water Connection Fee$7,765.00$7,765.00
School Fees$6,900.00$4,140.00
Approximate Total Development Impact Fees$33,232.00$23,920.00
Total Building and Development Impact Fees$37,618.00$26,828.00
Source:Grand Terrace Community DevelopmentDepartmentNumbers are rounded
Riverside Highland Water Company
Colton Joint Unified School District
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The per-unit cost of housing, including construction and land cost is approximately$108per
square foot. Using Table 8.41above, that would equate to a per-unit cost of $253,618for a
single-familyunit and $156,428for a multiple-familyhousing unit. The total building and
development impact fees are about 15% and 17%, respectively, of the total per-unit cost.
8.6.3.6Permit 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 maybe necessaryfor
environmental review, depending on the location and nature of a project. Unnecessary delays
will add to the cost of construction by increasing land holding costs, interest payments and
inflation. Although these review processes may take a substantial amount of time, theyare
necessaryto integrate a new development into the local urban environment.
In Grand Terrace, the average processing time for mostdevelopment applicationsis two to three
months with verysmall projects taking less than 30 days. The Cityof Grand Terrace has fully
implemented the provisions of AB 884, as well as more recent legislation requiring the
establishment of “one-stop” permit coordination.In fact, all of development services have been
consolidated into one department: CommunityDevelopment. The divisions within the
CommunityDevelopmentDepartmentinclude Planning, Building and Safety, Code
Enforcement, Engineering and Public Works.
Moreover, the City has established a Site and Architectural Review Board that also serves asthe
Planning Commission. This Boardis scheduled to meet twiceper month to review all new
construction proposals.Based on periodic surveys conducted by the City, local processing times
are shorter than those experienced in surrounding communities.
The following summarizes applications that are utilized bythe City forvarious residential
projectsand average processing times:
Land Use Application:This application is used for small ground floor room additions
thatare less than 500 square feet in size. The average processing time is 2to4weeks
from filing to issuance of building permit.
Administrative Site and Architectural Review: The Administrative Site and
Architectural Review application is used for two-storyadditions,larger room additions
thatare 500 square feet in size or largerbut less than 65% of the floor area of the existing
house.This application does not require a public hearing and can be approved bythe
CommunityDevelopment Director.The average processing time is typically 6 weeks
from filing to issuance of buildingpermit. The Administrative Site and Architectural
Review process is also used for the review and approval of second dwelling units, which
greatlyexpedites the processing of these second units and is in conformance with State
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law.
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Site and Architectural Review:This application requires a fullynoticed public hearing
before the Planning Commission.Thisinvolves the additional requirement to submit a
radius map and ownership list of propertyowners 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 timefor 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 permitfor multiple-family developments.If an
environmental initial studyis required to be prepared then the processing time would be
extended byat least three months. To expedite the review process theCityoffers
concurrent review of the construction drawings prior to the Planning Commission’s
public hearing, subject to a hold harmless agreement should the Commission impose
major changes in the project at the public hearing. This procedure highlights the City’s
efforts to expedite thereview process to facilitate newhousing development.
Conditional Use Permit:Thisapplication is heard concurrentlywith the Site and
Architectural Review application. As these applications are heard concurrentlywith the
Site and Architectural Review application in order to speed up the process, the processing
time is the same as that for the Site and Architectural Review application.
Tentative Parcel Map:This application is used to divide a site into four or fewer new
parcels. This would allow for the infilling of largerparcels or an intensification of
existing sites. The application is heard byboth the Planning Commission and the City
Council,as required by the City’s Subdivision Ordinance.The processing time from
tentativeparcel map filing to CityCouncil approval is approximately3 to 4 months.
Tentative Tract Map:This application is used to divide or subdivide a site into more
thanfour lots. This allows for the infilling of large parcels or an intensification of larger
existing sites in the City.Tentative Tract Maps are heard byboth the Planning
Commission and the CityCouncil. The processing time from the tentative map filing to
the recording of the final map is 4 to 6months.If an environmental initial studyis
required to be prepared than the processing time would be extended byat least three
months.
The City’s fees, shown on Tables 8.40 and 8.41, are some of the lowest in the San Bernardino
and Riverside regions. Generally, the City has no backlog of residential projects that are waiting
for processing bystaff or for a public hearing bythe Planning Commission or CityCouncil. The
average processing times for residential projects are much less than those for other jurisdictions
in the area.
8.6.3.7Service and FacilityInfrastructure
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Before a development permit is granted, it must be determined that public services and facility
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systems are adequate to accommodate any increased demand generated by a proposed project.
At present, all vacant residentially designated land within the Cityis in close proximityto the
infrastructure systems (i.e., utilities and streets necessaryto provide service). While construction
of local interior street and minor utilityextensions would be required in some cases, the overall
extent would not be great; the location of streets and utilitylinesas illustrated in the General
Plan Circulation Element. No street extensions or major service system improvements would be
necessaryfor development of multi-family designated areas directlyadjacent to MountVernon
Avenue or single-familydesignated areas in the western portion of the City, west of therailroad
tracks. Service systems are adequate to provide for the higher densities expected to be associated
with low-and moderate-income developments.
Water service is provided bythe Riverside Highland Water Company (RHWCO). RHWCO is a
private water companyowned by its shareholders. It maintains water main transmission lines,
wells, reservoirs, and service laterals throughout the Cityand is directlyresponsible for
maintenance. The water supplyfor the Companyis from five separate groundwater basins. The
2010 Urban Water Management Plan preparedfor the Companyindicates that there is sufficient
water supplyto accommodate development within the City.
Sanitary sewer service is provided by the City of Grand Terrace, and the City maintains all
collections lines within its citylimits. The Citycontracts with the Cityof Colton for wastewater
treatment.
8.6.3.8Jobs/Housing Balance
As defined by SCAG, a balanced subregion or communityis one having an employment to
housing ratio of 1.2 jobs per dwelling unit. Recent SCAG data estimated that there are
approximately3,000combined public and private sector jobs within the Cityof Grand Terrace.
Bycomparison, there are currently 4,315 householdswithin the City. This translates into an
employment to housing ratio of 0.70jobs per dwelling unit, and indicates that the Cityis “jobs-
poor” and “housing-rich.” Therefore, adherence to the jobs/housing balance ratio of 1.2 jobs per
dwelling unit represents an actual constraint on the expansion of housing opportunities within the
City,since the Cityis “jobs-poor” and needs to stress the development of jobs, rather than
housing.
8.6.3.9Constraints on Persons with Disabilities
Zoning and Permitting Requirements:The City’sdefinition of familyincludes individuals
related byblood, marriage or adoption, groups of not more than six persons who are not related
byblood, marriage or adoption, and one or more persons living as a single household.Program
13 includes a commitment to process a Code amendment to revise this definition consistent with
current law.
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The Cityensures adherence to Title 24 of the California Building Code and federal regulations
on accessibilityin both multiple-family housing developments and commercial developments.
The City’s parking standards requires that at least one disabled parking space be provided for
each new project or two (2%) percent whichever is greater. The design standards of the parking
ordinance require that the disabled parking spaces be striped and individually identified in
accordance with the Uniform Building Code and the California Vehicle Code.
Group homes are permitted byright in the City’s residential zones as permitted uses if the
number of residents is 6 or less. The only permits that would be required would be the normal
building permits to construct the structure.
Group homes with more than 6 residents are permitted with a conditional use permit. There is
nothing in the City’s General Plan or Zoning Code that regulates the siting of special needs
housing in relationship to one another. There is no minimum distance required between two (or
more) special needs housingfacilities. The Cityhas no standard conditions or requirements for
group homes of more than 6 persons, other than the requirement for a conditional use permit.
This includes no particular conditions for group homes that will be providing services on-site.
The requirement for a conditional use permit has had no demonstrated negative impact on the
development of grouphomes in the City. There has been no record of such a request being
denied bythe City’s Planning Commission.The public hearing for a conditional use permit for a
group home is exactly the same for anyother conditional use permit with the same noticing
requirements and agency notification.
Building Codes to Assist Disabled Access: The 2013 California Building Codes, Codes of
Regulations will be adopted by the end of the year.There have been no amendments that might
have diminished the ability to accommodate persons with disabilities. The Cityhas not adopted
anyuniversal design elements in the City’s building code with respect to persons with
disabilities; however, anyproperty owner wishing to install such elements would not be
precluded from doing so.
The Building and SafetyDepartment strictly follows theguidelines set by CALDAG for their
ADA regulations on new and rehab commercial construction. There have been several new
developments in the City that have been required by law to be disabled accessible. In
accordance with state law, multiple-family developments are required to incorporate adaptable
units into the project design, in addition to ensuring an accessible path of travel from the street.
The Cityhas also retrofitted several intersections in the Citywith disabled curb access, disabled
drinking fountains and/or disabled buttons at the signalized intersections. In addition reasonable
accommodations have been provided at CityHall including disabled access to the CityHall
including disabled parking spaces, ramp and an emergency access bell foraccess to the main
CityHall building.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Reasonable Accommodations: The Cityadopted a Reasonable Accommodations Ordinance,
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whichallows residents to request a reasonable accommodation from Cityzoning or building
codes. The process to do so is subject to a Land Use application, which is the City’s lowest
filing fee. To date, only one resident has requested and received a reasonable accommodation to
expand a residence.
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8.7HOUSINGPLAN
The Housing Programprovides direction for City decision makers to achieve the long-term
housing goals set forth in the Grand TerraceHousing Element. The Programis established to
guide the development, revitalization and preservation of a balanced inventoryof housing to
meet the needs of present and future residents of the City. It is the overall goal of the City to
ensure that all residents have decent, safe, sanitary and affordable housing regardless of income.
In preparing the Housing Program, the Cityre-examined the goals, policies and programs, in
light of the dissolution of redevelopment agencies, shrinking Countyprograms, and limited
funding resources.TheHousing Program is responsive to the State housing goals and reflects
the desires and aspirations of the community.
The Housing Program addresses the following areas: 1) providing adequate housing sites; 2)
assisting the developmentand/or availabilityof affordable housing; 3) removing governmental
constraints;4)conservingand improving existing affordable housing;and 5) promoting equal
housing opportunity.
8.7.1Goals and Policies
Goal 8.1Provide adequate sites, with appropriate zoning and development
standards and services to accommodate the City’s RHNA allocation.
Policy8.1.1:Promote and encourage development of housing, which varies bytype,
design, form of ownership and size.
Policy8.1.2:Maximize use of remaining residentiallyzonedvacant land suitable for
residential development.
Policy 8.1.3:Provide foranewzoning categoryto permit a densityof at least 20 units/acre,
and allow for densitybonuses pursuant to State housing law, which would
qualifyfor very-low-income housing.
Policy 8.1.4:Promote and encourage second dwelling units in accordance with City codes.
Goal8.2:Assist in the availability and/or development of adequate housing to meet
the needs of affordable housing.
Policy8.2.1:Promote and encourage infill housing development and use of underutilized
land for residential construction.
Policy 8.2.2:Promote mixed use and infill residential development in the Barton Road
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Specific Plan areas.
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Policy8.2.3:Provide for housing set-aside funds to be committed to the “Habitat for
Humanity” for the development of low-income housing.
Policy8.2.4:Facilitate access to housing assistance programs.
Policy 8.2.5:Emphasize and promote the role of the private sector in the construction and
financing of affordable income housing.
Policy 8.2.6:Continue to encourage the development of attached or detached second
dwelling units, in accordance with the Zoning Code.
Goal8.3: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.
Policy8.3.2:Periodicallyreview residential development standards and regulations,
ordinances, processing procedures, and fees to identifyand mitigate
constraints that mayimpede the development, improvement, and conservation
of housing.
Policy8.3.3:Offer regulatory incentives and concessions for affordable housing, such as
relief from development standards, density bonuses, or fee waiverswhere
deemed to be appropriate.
Goal 8.4Conserve and improve the condition of existing affordable housing stock.
Policy8.4.1:Encourage the rehabilitation of deteriorating housing.
Policy8.4.2: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 rentalhousing.
Policy 8.4.5: Encourage the incorporation of energyconservation features in the design of
all new housing developments and the addition of energy conservation
devices/practices in existingresidentialdevelopments.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Goal 8.5: Promote fair housing opportunities for the residents of Grand Terrace.
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Policy8.5.1:Provide reasonable accommodation for housing for persons with disabilities.
Policy 8.5.2:Promote fair housing opportunities for residents of Grand Terrace.
8.7.2Housing Programs
This section describes the City’s housing programs for the 2013-2021 planning period, including
the responsible agency, timeframe, funding source and objectives. It should be noted that where
funding sources list “General Fund”, these mayconsist of in-kind staff services, expedited permit
processing, and/or reduced permitting fees.
8.7.2.1Programs to Provide Adequate Sites
Program1:Continuemaintain an inventoryof vacant and underutilized sites suitable for
housing development, and make this information available to developersat CityHall and on the
Citywebsite.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support housing production
Timing:2014 and annually
Funding sources:General Fund
Program2:A new R3-20 zone district was created to allow multiple-familydevelopment at a
densityof 20 units per acre, and which exclusively allows multiple-family and senior residential
uses and permitsowner-occupied and rental multi-family residential uses by-right.Implement
the use of the R3-20districtbyallowingdevelopers with a low-income affordable housing
component to re-zone to this new district.To ensure the availabilityof adequate sites to
accommodate the City’s share of lower-income regional housing need, amendments tothe Land
Use Element of the GeneralPlan and the ZoningCode will be processedtoprovide capacity for
at least 42 additional lower-income unitspursuant to Government Code Sections 65583.2(h) and
(i).Rezonedparcelswill be selected from the list of potential candidate sitesidentified inTable
8.30band will meet the following requirements:
Zoning shall permit owner-occupied and rental multifamilyresidential use byright. “Use
byright” shall mean that the City’sreview of the owner-occupied or multifamily
residential use may not require a conditional use permit, planned unit development
permit, or other discretionary local government review or approval that would constitute
a “project” for purposes of CEQA. “Usebyright” does not exempt the use from design
review. However, that design review shall not constitute a “project” under CEQA.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Sites shall accommodate at least 16 units
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Allowable density shall be 20to 24units 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
needmaybe accommodated on sites designated for mixed uses if those sites allow 100
percent residential use and require that residential use occupy50 percent of the total floor
area of a mixed-use project
The Citywill continue to facilitate affordable housing development with priorityforprojects that
provide extremely-low-income units.
Responsible Agency:CommunityDevelopment
Objective:Land Use Element and Zoning Code amendments;Support low-
income affordable housing production
Timing:Amendments in 2016; Ongoingimplementationthrough the
planning period
Funding sources:General Fund, Filing fees
Program3:The City’s CEDD will consider, on a case-by-case basis, to allow developers to
use Planned Residential Development standards, where, in addition to densitybonuses in
accordancewith state law, allows for densitybonuses where energyefficient construction is
incorporated into projects.
Responsible Agency:CommunityDevelopment
Objective:Support housing production
Timing:Ongoing through planning period
Funding sources:Filing fees, General Fund
Program4:A City-owned parcel was acquired by Habitat for Humanityto develop two lower
non-senior income affordable housing units. Collaborate with Habitat for Humanityto construct
the two units during the planning period.
Responsible Agency:Housing Authority,CommunityDevelopment
Objective:Support housing production
Timing:2017
Funding sources:Possible Housing Authorityfunds, state and federal sources,
private funding
8.7.2.2Programs to Assistthe Development and/or Availability of Affordable
Housing
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Program 5:Provided the Housing Authorityis allowed to keep properties transferred to them,
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make a Facilitate development of the 0.63-acre parcel owned bythe Housing Authority available
fordevelopment of low-income housing units, with priorityfor ELI units through expedited
processing, modified development standards,and reduced development fees whenfeasible.
Responsible Agency:Housing Authority,CommunityDevelopment
Objective:Supportlower-incomehousing production
Timing:2019
Funding sources:Possible Housing Authorityfunds, state and federal sources,
private funding
Program 6:Ensure access to the Section 8 Rental Assistance program operated bythe San
Bernardino CountyHousing Authority byassisting the County with publicitywhenever the
waiting list is opened, by posting the phone number and website of the Housing Authorityon the
City’s website.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support housing availability
Timing:2014, and Ongoing as notified bythe San Bernardino County
Housing Authority
Funding sources:General Fund
Program 7:TheSan Bernardino CountyCDH Department participates in the CRHMFA
Homebuyers Fund (CHF)program that provides down payment, payment, and closing costs
assistance to Countyresidents. The Mortgage Credit Certificate Program provides a federal
income tax credit for first-time homebuyers, which maybe claimed as long as the homebuyer
occupiesthe home and pays interest on the mortgage.
Information on this Program will be provided on the City’s website, including links to the
respective Programs and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Production of affordable housing
Timing:2014, and bienniallythereafter
Funding sources:Federal and state grants
Program 8:TheSan Bernardino CountyCDH Department operates a MultifamilyResidential
Rental Housing Revenue Bond program.This Program can be used for new construction,
acquisition, and/or rehabilitation of multifamilyhousing developments. A specified number of
units are required to remain affordable to eligible, low-income households for a specified number
of years after the initial financing is provided.
Information on this Program will be provided on the City’s website, including links to the
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
respective Programs and posted biennially in the local newspaper.
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Responsible Agency:CommunityDevelopment
Objective:Productionof affordable multi-family housing
Timing:2014, and bienniallythereafter
Funding sources:Federal and state grants
Program 9:San Bernardino Countyresidents meeting certain income eligibilityrequirements
maybe eligible to participate in the CalHOME funding program that provides down payment
assistance for first-time homebuyers. The CalHOME is administered byvarious organizations;
locallyNeighborhood 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 be provided on the City’s website, including links to the
NHSIE and NPHA websites, and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment
Objective:Production of affordable housing
Timing:2014, and bienniallythereafter
Funding sources:State funding
8.7.2.3Programs to Mitigate Governmental Constraints
Program10:The Cityadopted Chapter 18.68 (Reasonable Accommodations) providing for a
streamlined process for disabled persons to request deviations from the City’s code requirements.
Over the planning period the Citywill continue to implement this program.
Responsible Agency:Communityand Economic Development Department
Objective:Support fair housing
Timing:Mitigate governmental constraints
Funding sources:Filing fees
Program11:Continueto expedite the processing of plans for proposed housing projects that
are affordable to low-and moderate-income households, with priorityprocessing, modified
development standards,and reduced fees, where feasible,for projects that include extremely-
low-income units.
Responsible Agency:CommunityDevelopment/Planning/Building and Safety
Objective:Streamline production of affordable housing
Timing:Ongoing
Funding sources: General Fund, Filing fees
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Program12:Periodicallyreview residential development standards and regulations,
ordinances, processing procedures, and fees to identifyand mitigate constraints that may impede
the development, improvement, and conservation of housing.Process a Zoning Code
amendment to allow requiredcovered parking for multi-family developments to be provided
with eithercarports or garages.
Responsible Agency:CommunityDevelopment/Planning
Objective:Mitigate governmental constraints
Timing:Code amendment in 2016Twice during the planning period
Funding sources: General Fund, Filing fees
Program13:Amend the Zoning Code as it relates to transitional and supportive housing in
accordance with state law, so that such housing is subject onlytothose restrictions that apply to
other residential uses of the same type in the same zone.Amend the definitionoffamilyin
conformance with state law.
Responsible Agency:CommunityDevelopment/Planning
Objective:Mitigate governmental constraints
Timing:Code amendment in 2016
Funding sources: General Fund
8.7.2.4Programs to Conserve and Improve Existing Housing Stock
Program14:The San Bernardino CountyPACE loan program provides loans for
weatherization and energyefficiency rehabilitation improvements, such as air sealing, weather
stripping, attic insulation,re-roofing, attic and house fans, and weatherized doors and windows.
The CommunityAction Partnership of San Bernardino County(CAPSBC) provides
weatherization and energyconservation assistance to low income residents.
Information on the PACE and CAPSBC Programs will be provided on the City’s website,
including links to the respective programs and posted biennially in the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Maintenance and improvement
Timing:2014 and throughout the planning period
Funding sources:PACE Loan Program
CAPSBC Program
Program15:Continue code enforcement efforts to enforce municipal codes intended to
maintain the value and safetyofstructures. 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
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
new methods for eliminating deteriorated or unsightly propertyconditions in residential areas.
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Responsible Agency:CommunityDevelopment/Code Enforcement
Objective:Maintenance and conservation
Timing:Ongoingthroughout the planning period
Funding sources:Self-funding inspection fees
CDBG for enhanced services in CDBG census tracts
Program16:NeighborhoodHousing Services of the Inland Empire (NHSIE) is a non-profit
organization that operates a low-costHomes N’ Hammerprogramdesigned to educate residents
on minor home improvements and repairs. The four-hour workshop includes: functioning of the
home’smajor 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 on the City’s website, including links to the
NHSIE website, and posted bienniallyin the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Maintenance and conservation
Timing:2014,biennially thereafter
Funding sources:Private funding
Program17:Neighborhood Partnership Housing Services, Inc.(NPHS)is a non-profit
organization that operates a Healthy Homes Grantprogram. This program provides home safety
repair grants to low-income senior homeowners and homeowners with permanent mobility
disabilities.
Information on this Program will be provided on the City’s website, including a link to the
NPHS website, and posted bienniallyin the local newspaper.
Responsible Agency:CommunityDevelopment/Planning
Objective:Conservation and improvement
Timing:2014, bienniallythereafter
Funding sources:Private funding
Program18:California’sKeep Your Home CaliforniaProgram is a federally funded
foreclosure prevention and loan modification program.Keep Your Home Californiaprovides the
following:
UnemploymentAssistanceto assist homeowners who have experienced involuntary job
loss.Eligible homeowners mayreceive benefits up to $3,000 per household per month
towardstheirmortgage payment for up to 6 months.
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MortgageReinstatementAssistancetoassist homeowners who have defaulted on their
mortgage payment.Eligible homeowners mayreceive benefits up to $15,000 per
household towards theirmortgage payment.
PrincipalReductionProgramis intended to assist homeowners attain an affordable
monthlypayment. If eligible, homeownersmayreceive benefit assistance up to $50,000
per household, less monies previouslyreceived from other Keep Your Home California
programs.
TransitionAssistanceProgramis 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 housingbyproviding
upto$5,000 pereligible household.
Information on Keep Your Home Californiawill be posted ontheCitywebsite and published
biennially in the local newspaper.
Responsible Agency:CommunityDevelopment
Objective:Provide mortgage assistance to low-incomefirst-time
homebuyers
Timing:2014, and bienniallythereafter
Funding sources:Federal and state grants
Program19:Continue to provide technical drawing for simple improvements such as patio
covers, retaining and block walls, and similar small projects; a home construction pamphlet, and
information on hiring contractors.
Responsible Agency:CommunityDevelopment/Building and Safety
Objective:Maintain and improve housing stock
Timing:Ongoing throughout the planning period
Funding sources:GeneralFund
8.7.2.5Programs to Promote Equal Housing Opportunities
Program20:Provide information on fair housing on the City’s website. Provide a link to the
InlandFair Housing and Mediation Board website. Advertise the information quarterlyin the
Blue Mountain Outlook.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support fair housing
Timing:2014 and every year thereafter
Funding sources:General Fund
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Program21:Both the Federal Fair Housing Act and the California Fair Employment and
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Housing Act require local governments to make reasonable accommodations (i.e. modifications
or exceptions) in their zoning laws and other land use regulations to allow disabled persons an
equal opportunity to use and enjoy adwelling. TheZoning Codeestablishesprocedures for
reviewing and approving such requests in conformance with state law. The Citywill continue to
implement this ordinance.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support fair housing
Timing:Ongoing throughout the planning period
Funding sources:General Fund, Filing fees
Program2122:Continue to participate in and provide staff support for the various
homeless programs operated bythe SanBernardino CountyHomelessPartnership, including
participation in the Point-in-Time Homeless Survey.
Responsible Agency:CommunityDevelopment/Planning
Objective:Support fair housing
Timing:2014 and ongoing throughout the planning period
Fundingsources:General Fund, Filing fees
8.7.3Quantified Objectives
The City’s quantified objectives for the development, rehabilitation and conservation of housing
during the 2014-2021planning period are summarized in Table 8.42..
During the past few years, the Cityhas experienced significant revenue shortfalls, causing each
Citydepartment to cut costs and staff; Citystaff has been reduced by over 50%. During the last
planning period manyhousing programs were suspended due to high housing and construction
cost. Now unfortunately, due to the dissolution of redevelopment agencies throughout
California, the Cityhas lost a major local funding source. In addition, manyCounty-
implemented programs, such as housing rehabilitation, weatherization and senior repair
programs, have also been cut, again, resulting in a loss of a major resource for local jurisdictions.
Table 8.38
Summary of 2014-2021 Quantified Objectives
New
Income CategoryRehabConservation
Construction
Extremely Low*1400
VeryLow-Income1425
Low-Income301935
Moderate-Income2205
Above Moderate4905
Totals129118525
*Local jurisdictions are required to project the housing needs of extremely low income households. In
estimating the number of extremely low income households, a jurisdiction can use 50% of the very low
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
income.
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8.8OPPORTUNITIES FOR ENERGY EFFICIENCY
Asnon-renewable energy resources have been progressively depleted and energy costs continue
to rise, homeowners have become increasingly aware of energyconserving measures primarily
as a means to offset and control the rising costs of fuel.
While on the State level, theState Legislature adopted the Global Warming Solutions Act of
2006, which created the first comprehensive, state regulatoryprogramto reduce GHG emissions
to 80% below 1990 levels by2050.
8.8.1Building and Site Design
California Subdivision Map Act:State law requires that a tentative tract map provide for
future passive or natural heating or cooling opportunities in the subdivision, including designing
the lot sizes and configurations to permit orienting structures to take advantage of a southern
exposure, shade or prevailing breezes. These standards have been incorporated byreferenceinto
the City’sSubdivision Ordinance.
Building Code:The City enforces the State EnergyConservation Standards (California Code of
Regulations Title 24). These standards incorporated into the City’s Building Code provide a
great deal of flexibilityfor individual builders to achieve a minimum “energy budget” with
various performance standards. These requirements applyto all new residential and commercial
construction and to remodeling and rehabilitation construction only where square footage is
added. In January2010, the California Building Standards adopted a final version of the new
building code, CALGreen, parts of which became mandatory on January1, 2011. CALGreen
includes provisions to ensure the reduction of water use by20%, improve indoor air quality,
divert 50% of new construction waste from landfills, and inspect energysystems (i.e., heat
furnace, air conditioner, mechanical equipment) for nonresidential buildings over 10,000 square
feet to make sure that they're working according to design.
The Cityis requiring 100% waste recycling on construction projects, and a commissioning plan
certified by a mechanical engineer on energysystems. Additionally, by January 1, 2014, the
Cityanticipates adoption of the new 2013 CALGreen Code Standards.
Zoning Code:Section 18.10.090 of the Zoning Code allows a multiple-familydeveloper to
apply for a densitybonus when energy efficiency is incorporated into the project design.
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8.8.2EnergyEfficiency
Property Assessed Clean Energy (PACE) Program:The San Bernardino CountyAssociated
Governments (SANBAG) has initiated the PACE Program. This Program assists home and
business owners payfor the upfront costs of energyefficient improvements, such as solar panels,
cool roof systems, attic/house fans, high efficiencyheating and air conditioning, and similar
energyimprovements. The loans are repaid over an assigned term and paid through the annual
tax bill.
Community Action Partnership of San Bernardino County (CAPSBC):
Weatherization Program: Assists eligible low income customers byinstalling 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 energyconservation
measures include low flow shower heads, attic insulation, caulking, set back
thermostat, and minor repairs, such as replacement of door (s), broken glass,
patching of holes, door stops, frames, etc.
Home EnergyAssistance Program (HEAP): The HEAP program provides, to
eligible households, emergency and non-emergency utilityassistance in the form of
a credit on gas, electric, wood or propane bills. Emergency assistance is when the
utilityhas alreadybeen turned off, whereas, non-emergency is when a disconnection
notice is received.
California AlternativeRates for Energy (CARE):Southern California Edison and The Gas
Companyparticipate in the CARE program providing lower energyrates to eligible households.
To inform residents about this program, the utility companies mails all customers brochures
regarding the program.
Conservation Garden at Grand Terrace Fitness Park:Thelandscaping 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 Cityto provide plant identification signs
so that Park visitors can identifywater conserving plants that theywould like to use in their
gardens and yards, and educational signs that speak to water efficiency through the use of water
conserving plants and smart irrigation
Energy Efficiency Audits:The Southern California Edison Company provides energyaudits to
local residents on request.The Southern California Gas Company also provides self-guided
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
surveysfor its customers on its website. Energyaudits are extremelyvaluable in pinpointing
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specific areas in residences, which are responsible for energylosses. The inspections also result
in specific recommendations to remedyenergy inefficiency.In addition, these utilitycompanies
provide rebate programs for energyefficient improvements or purchase of energy efficient
appliances.
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8.9FINANCING 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
Cityof Grand Terrace. Theyinclude the following:
8.9.1Federal and State Resources
Home Investment Partnership (HOME) Program:The HOME isa federal program, created
as a result of the National Housing AffordabilityAct 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 andhousing production costs. Localities must match
HOME funds with 25% of funds from non-federal sources.
HOME funding is provided to jurisdictions to assist either rental housing or home ownership
through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing.
Also possible is tenant-based rental assistance, propertyacquisition, site improvements, and
other expenses related to the provision of affordable housing and for projects that serve a group
identified as having a special need related to housing.
Community Development Block Grant Program (CDBG):Through the federal CDBG
program, HUD provides funds to local governments for funding a range of community
development activities. CDBG grants are awarded to the Cityona formula basis for housing
activities, including acquisition, rehabilitation, homebuyer assistance, economic development,
homeless services and public services. CDBG funds are subject to certain restrictions and cannot
be used for new construction of housing. CDBG grants benefit primarily persons/households
with incomes not exceeding 80 percent of the CountyMedian FamilyIncome.
Low Income Housing Tax Credit (LIHTC) Program:This program was created bythe Tax
Reform Act of 1986 to provide an alternatemethod of funding low-and moderate-income
housing. Each state receives a tax credit, based upon population, toward funding housing that
meets program guidelines. The tax credits are then used to leverage private capital into new
construction or acquisition and rehabilitation of affordable housing. Limitations on projects
funded under the Tax Credit programs include minimum requirements that a certain percentage
of units remain rent-restricted, based upon median income, for a term of 15 years.
MultifamilyMortgage Revenue Bonds:This funding source provides below-market interest
rate loans for development, acquisition, or rehabilitation of existing multifamilyrental units
within San Bernardino Countyand its cooperating cities. Although the economyis not conducive
to issuing bonds, the Countycurrentlyadministers contracts for more than 1,000 units of bond-
funded affordable housing in incorporated cities.
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California Housing Finance Agency (CHFA):O perated by the California Housing Finance
Authorityit 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 propertyis sold.
Section 8 Rental Assistance Payments/Housing Certificates:The Federal Section 8 voucher
program is the federal government's major program for assisting verylow-income families, the
elderly, and the disabled to rent decent, safe, and sanitaryhousing in the private market. Since
the rental assistance is provided on behalf of the family or individual, participants are able to find
and lease privatelyowned housing, including single-family homes, townhouses and apartments
from landlords who accept vouchers. Eligible households pay 30% of their income toward rent
with the balance paid by HUD. The San Bernardino County Housing Development Department,
in cooperation with the Housing Authority, administers the Tenant Based (Rental) Assistance
Program that includes Section 8 rental assistance.
8.9.2Local Resources
Redevelopment Housing Set-Aside Fund:With the abolishment of redevelopment agencies,
Low-Mod Housing Funds are no longer available to assist in the development and/or
preservation of affordable housing.
CDBG-funded Enhanced Code Enforcement Services: During the fiscal years of 2011-2012,
2012-2013, the Citywas awarded CDBG funds towards enhancedCode Enforcement Services
that targeted income-qualifying areas. The boundaries of these primarilyresidential areas are
based on HUD census tracts and services are limited to the neighborhoods identified low-and
moderate-income (LMI) areas. The scope of the program is to enhance blighted properties in
low-income neighborhoods. The City will continue to apply for funding this program.
San Bernardino County Affordable Housing Programs:The San Bernardino County
Economic Development Agency, CommunityDevelopment Division administers the HOME
Program locallyfor County residents.The HOME Program serves individuals and households
earning 80% or less of the area median income established byHUD, who reside within the
County of San Bernardino HOME Consortium area.Cityresidents are eligible to participate in
this program.
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APPENDIX 1
8.3REVIEW OF ELEMENT AND PAST ACCOMPLISHMENTS
State Housing Element guidelines require all jurisdictions to include an evaluation of their
previous Housing Element’s action plans to determine their success.The following is a review
ofthe housing programs for the 2008-2013 housing planning period
8.8.1ProgramsIn Support Of Housing Availabilityand Production
Program8.8.1.a:The City’s Communityand Economic Development Department (CEDD) and
Building and Safety/Public Works/Housing Department (BS/PW/H) will continue to expedite the
processing of plans for proposed housing projects that are affordable to low-and moderate-
income households.
Accomplishment:The Citymaintainsagoal of reviewing all projects and presenting them
to the Planning Commission within two months of receipt of a complete application
package. This does not include those projects that require the preparation of an
Environmental Impact Report (EIR) that must follow CEQA guidelines and review
schedules.
Program8.8.1.b:The City’s Communityand Economic Development Department (CEDD) and
Redevelopment Agencywill implement the amendment the Barton Road Specific Plan that
allows a mix of commercial and medium/high densityresidential development in the
Administrative Professional (AP) zone.
Accomplishment: The Citycontinues to promote infill residential development in the Barton
Road Specific Plan to developers, and continues to maintaina goal of reviewing all projects
and presenting them to the Planning Commission within two months of receipt of a complete
application package, when an EIR is not required.
Program8.8.1.c:The City’s Communityand Economic Development Department (CEDD)–
Planning Division will implement aZoning Code amendment to revise Chapter 18.10 to ensure
the permitted uses table allowsfor manufactured housing in all residential zones, in accordance
with State law.
Accomplishment:Ordinance No. 264 was adopted on June 12, 2012, which included an
amendment to Chapter 18.10 to allow manufactured housing in all residential zones.
Program8.8.1.d:As part of a comprehensive update of the City’s Zoning Code, theCity’s
CommunityandEconomic Development Department (CEDD)–Planning Divisionwill amend its
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
densitybonusprovisionsin accordance with the requirements of State densitybonus law. The
densitybonuses and incentives will be made available for anyfor-sale or rental, single-family or
multi-family development when requested bya developer who agrees to long-term affordability
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restrictions.
Accomplishment:The Cityhas drafted a new chapterto the Zoning Code providing for
densitybonuses in accordance with the requirements of State densitybonus law. The
adoption ofthis chapter is anticipated with the adoption of the Zoning Code Updatein 2013.
In addition, the CityCouncil adopted Ordinance No. 260 establishing planned residential
development regulations that provide for density bonuses when energy efficient methods
are incorporated into project design.
Program8.8.1.e:The City’s Redevelopment Agencywill continue to allocate funds, a process
which began in 1993, for the upgrading and expansion of mobile home parks within the City.
Accomplishment: The now dissolved Community Redevelopment Agency funded a
neighborhood improvement grant program during fiscal year 08-09, 09-10 and 10-11.
The program provided $1,000 in grant moneyfor exterior improvements to residential
properties such as landscaping material, paint and painting supplies, fencing, and garage
and front doors. Sixty-two residential properties were improved including nine mobile
home owners.
Program8.8.1.f:The CityManager’s Office will continue to offer low interest bond financing
andredevelopment tax increment assistance in the form of land write down to qualified
developers for the construction of mixed use development, with the expectation that at least 50-
75 unitswill be provided and a requirement that 30% of the units (at least 20) will be affordable
to “verylow” incomehouseholds.
Accomplishment: A General Plan Update was adopted in April 2010, which identified a
mixed use land use categorywhich would allow residential units. A specific plan is
intended for the development of this area, to include up to 75 residential units, including
affordable units.Due to the uncertaintyof the I-215 Freeway/Barton Road interchange
development of the Specific Plan was put on hold bya developer. The City will continue
to require the residential component of the specific plan; however, with the dissolution of
redevelopment agencies and funds other funding sources will need to be foundto
developer any city-initiated specific plan.
Program8.8.1.g:TheHousing Officewill continue to utilize the services of the Inland Fair
HousingMediation Board, through an existing contract with the County of San Bernardino, for
fair housing, landlord tenant dispute resolution and senior shared housing.The Citywill post a
notice of the City’s website to inform the public of the services of the Inland Fair Housing and
Mediation Board, and include a link to their website.Semi-annualactivityreports will be
obtained from the Inland Fair Housing and Mediation Board in order to monitor local
compliance with fair housing laws.
Accomplishment: The City’s website has been updated with a link to the Inland Fair
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Housing Mediation Board. Although the services of the Inland Mediation Board are
available, therehasnot been any landlord/tenant disputes brought before the Cityfor
resolution during the planning period.
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Inaddition, Planning and Code Enforcement staff attended training conducted byIFHMB
entitled “Equal Access and Choice Housing “EACH”. The curriculum providedhousing
planning, communitydevelopment, code enforcement, building, zoning, and
rehabilitation professionals withinformationneededto ensure and promote equal access
and choice in housing.
Program8.8.1.h:The City’s CEDD will continue to utilize the City’s General Plan and Zoning
Code to provide adequate, suitable sites for the development of329residential units in
accordance with the City’s Regional Housing Needs Allocation.
Accomplishment: The Citymaintains its General Plan Land Use Map and Zoning Map
to reflect accurate and current information. The Cityadopted Ordinance No. 264 and
created a new R3-20 zone district with a densityof 20 units per acre, and rezoned
approximately0.80-acres to R3-20.
Program8.8.1.i:The City’sCEDD will continue to create and maintain an inventoryof vacant
and underutilized sites suitable for housing development. This information will be made
available on the City’s website.
Accomplishment:The Citymaintains its General Plan Land Use Map and Zoning Map
to reflect accurate and current information. All developers interested in pursuing housing
projects within the City are encouraged to meet with the CommunityDevelopment
Director to review potential project sites. This information is made available to anyone
showing interest in the community. The Cityadopted Ordinance No. 264 and created a
new R3-20 zone district with a densityof 20 units per acre, and also adopted Ordinance
No. 260 to allow for flexibilityandcreativityin the development of infill lots, including
the provision of densitybonuses when energyefficient methods are incorporated into
design and construction.
Program8.8.1.j:The City’sCEDD will implement the previouslyapproved R3S zone on a
case-by-case basis as developers propose new affordable housing projects. The zone allows for a
densityof 20 units/acre and with a densitybonus to 25 units/acre to be utilized for extremely low
income,verylow income and lowincome senior-oriented housing.
Accomplishment:Utilizing the R3S-S zoning, an affordable senior housing development
was constructed in 2008. This development provides 120 affordable senior housing units.
In2012the Cityadopted Ordinance No. 264 creating anew R3-20 zone district with a
densityof 20 units per acreand applied this designation to a 0.80-acre parcel.The R3-20
designation allows non-senior housing uses.In addition, a densitybonus would be
allowed inaccordance with state density bonus law.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Program8.8.1.k:The City’s CEDD will consider, on a case-by-case basis, an amendment to the
Zoning Map and General Plan Land Use Map, to allow densities of up to 25 units/acre for
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affordable housing projects in proximityto public transit, commercial centers, and services, and
in accordance with state densitybonus provisions.
Accomplishment:TheCityadopted Ordinance No. 264 creating anew R3-20 zone
district with a densityof 20 units per acreand applied this designation to acity-owned
parcel.Development within this zone would also be allowed densitybonuses as provided
in state density bonus law.
Program8.8.1.l:The Citywill collaborate with an affordable housing developer, such as
Habitat for Humanity or other affordable housing developer, to develop a 0.63-acre City-owned
parcel for the production of non-senior lower income affordable housing units.
Accomplishment: The Cityadopted Ordinance No. 264 creating anew R3-20 zone
district with a density of 20 units per acreand applied this designation to the parcel. The
Citycollaborated with a developer for development of a 23 unit low income rental units.
However, the applicant was unable to secure additional funding to move forward with the
project.
The Cityalso deeded over a 0.50-acre parcel to Habitat for Humanity. The construction
of two owner occupied units restricted to low income households will be constructed on
the property, which are expected to be constructed in 2015-16.
Program8.8.1.m:The City’s CEDD will amend the Zoning Code to permit emergency shelters
in the Industrial zone district without a conditional use permit, and subject to the same
development and management standards that applyto the residential or commercial uses within
the same zone district.Standards will also be established as provided for under SB 2 to regulate
emergency shelters.
Accomplishment: The Cityadopted Ordinance No. 264 to allow emergencyshelters in
the M2-Industrial zone district, and established standards in accordance with the
provisions of SB 2.
Program8.8.1.n:TheHousing Office and CEDD will ensure access to the Section 8 Rental
Assistance program operated bythe San Bernardino CountyHousing Authoritybyassisting the
County with publicity whenever the waiting list is opened, byposting the phone number and
website of the Housing Authorityon the City’s website.
Accomplishment:The Citycontinues to participate in HUD Section 8 housing programs
through an agreement with the Highlands Apartments to provide 111 residential rental
units through the Section 8 program. In addition, the Blue Mountain Senior Villas have
13 households that receive Section 8 rental assistance.
Program8.8.1.o:As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD) will amend its Zoning Code to
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
eliminate requirements for a conditional use permit for detachedsecond units, and to amend the
table of permitted uses contained in Chapter 18.10 (RH,R1, R2 and R-3 Zones) to reflect
administrative review of second units,in accordance with state law.
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Accomplishment: The Cityadopted Ordinance No. 264,which removed the CUP
requirement for second dwelling units and amended Table 18.10.030 to reflect
administrative review of second dwelling units.
Program8.8.1.p:As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD) will amend its Zoning Code to
define transitional and supportive housing as residential uses subject onlyto those restrictions
that applyto other residential uses of the same type in the same zone.
CEDD staff will amend the City’s Zoning Code to identifythe zone districts in which single
room occupancy housing units will be permitted, in accordance with state law.
Accomplishment: The Cityadopted Ordinance No. 264to add definitions for
transitional, supportive and single room occupancyhousing,and allows them in the R2
and R3 zones.
Program8.8.1.q:As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD)will amend its Zoning Code to
update the definition of multiple familyresidentialin orderto remove the bedroom limitations,
and to revisit the parking requirements for smaller units.
Accomplishment: The Cityadopted Ordinance No. 264, which revised Table 18.10.030
of the Residential Chapter eliminate the bedroom limitations associated with multiple
family development. This same ordinance revised the parking requirements to require
onlyone parking space for studio and efficiencyunits, instead of two parking spaces.
Program 8.8.1.r: As part of a comprehensive update of the City’s Zoning Code, the City’s
Communityand Economic Development Department (CEDD) will amend Chapter 18.63 of the
Zoning Code to clarifythe scope and authority of the Site and Architectural Review Board.
Accomplishment: The Cityadopted Ordinance No. 264, which amended Chapter 18.63
clarifying that the scope and authorityof the Site and Architectural Review Board, as
follows:
"The responsibilityof the Site and Architectural Review Board and/or Director is to
provide comprehensive site plan and architectural review of projects. The scope of the
review is to consider the site plan in relation to the propertyand development standards
(i.e. setbacks, lot coverage, building height, parking, etc.), placement of structures,
vehicle and pedestrian access, landscaping, police and fire services, grading and drainage,
traffic, relationship to existing and planned uses of adjoining and surrounding properties,
and relationship to nearbyproperties and structures and surrounding natural topography.
Itis also to consider the proposed architecture of buildings in terms of style and design,
materials and colors, and size and bulk in relation to the surrounding properties."
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Program8.8.1.s:To accommodate the housing need for the remaining 27 units affordable to
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lower-income households, the Citywill rezone at least 1.35 acres of vacant land, at aminimum
densityof20 units per acre. Rezoned sites will include Site A and Site D, as described on Table
8.26, and allow exclusivelymultiple family and senior residential uses and permit owner-
occupied and rental multifamily residential uses by-right (without a conditional use permit,
planned unit development permit or other discretionary Program) pursuant to Government Code
Section65583.2(h)
Accomplishment: On April 5, 2012 the Planning Commission conducted a public hearing
to re-designate the above-noted sitestotaling 2.52 acresto an R3-20 HighDensity
Residential designation. During the public hearing significant opposition was raised
regarding Site D, and therefore, Site D was tabled until such time as a development
application is submitted in conjunction with a Zone Change/General Plan Amendment, in
order to comprehensively evaluate the project.. Site A, totaling 0.81 acres, was
resdesignated to R3-20 by the CityCouncil on May 20, 2012. Additionally, Ordinance
No. 264 exclusivelypermits multiple family and senior housing in the R3-20 zone
district.
8.8.2ProgramsIn Support Of Housing Affordability
Program8.8.2.a:Continue an outreach campaign to solicit participation of private developers in
affordable housing programs. This will be accomplished bycompiling and subsequently
maintaining a roster of interested firms, which will be notified when opportunities arise.
Accomplishment:The Citymaintains its General Plan Land Use Map and Zoning Map to
reflect accurate and current information. All developers interested in pursuing housing
projects within the City are encouraged to meet with the CommunityDevelopment
Director to review potential project sites. This information is made available to anyone
showing interest in the community. The Cityadopted Ordinance No. 264 and created a
new R3-20 zone district with a densityof 20 units per acre, and also adopted Ordinance
No. 260 to allow for flexibilityand creativity in the development of infill lots, including
the provision of densitybonuses when energyefficient methods are incorporated into
design and construction.
Also, in 2010 the Cityconveyed a City-owned parcel to Habitat for Humanityfor the
construction of two single familyowner-occupiedunits earmarked for low income
households.
Program8.8.2.b:Continue participation in the Section 8 Leased Housing Assistance Program
administered bySan Bernardino CountyHousing Authority. This will be achieved byposting on
the City’s website when the Countyis taking in applications for the program.
The Citycontinues to participate in HUD Section 8 housing programs through an
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
agreement with the Highlands Apartments to provide 111 residential rental units through
the Section 8 program. In addition, three to four units of the Blue Mountain Villas Senior
Housing project will be made available through the HUD Section 8 program. The Section
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8 program provides assistance toverylow to moderate income families, elderly, and
disabled. In addition, when informed bythe Countythat applications are being accepted,
the Cityposts this information on the website.
Program8.8.2.c:Continue operation of the CityHousing Office, established in 1994, to
administer and monitor Cityhousing programs.
Accomplishment:The Cityconsolidated the Housing Office with the Community
Development Department. While due to the high housing costs and now the elimination
of redevelopment agencies, the Cityno long activelyoperates the housing office, the
CommunityDevelopment Department continues to provide public information regarding
County administered housing programs.
Program8.8.2.d:Continue to research the possibilityof expanding Section 8, Leased Housing
Assistance Program, to subsidize mobile home space rentals.
Accomplishment:The Citydid not make any progress towards this Program.
Program8.8.2.e:The City’s CEDD will continue to process and approve requests for the
establishment of residential care facilities, in accordance with Section 1566.3 of the Health and
Safetycode, as a means of providing long-term transitional housing for verylow income
persons.
Accomplishment:The City’sZoning Ordinance continues to permit residential care
facilities within the City.No residential care projects were submitted to the Community
DevelopmentDepartment during the planning period.
Program8.8.2.f:The City’s CEDD will continue to participate in and provide staff support for
the various homeless programs operated bythe San Bernardino CountyHomeless Coalition.
Accomplishment:The CommunityDevelopment Department remains available to assist
the SanBernardino CountyHomeless Coalition, and participated in the 2013 Point in
Time Homeless Count.
Program8.8.2.g:The CityManager’s Office will offer to open facilities at CityHall and the
CityYard to provide emergency shelter during times of extremeweather or hardship.
Accomplishment:The City’s Senior Center has been identified as an emergencyshelter
during extreme weather conditions; and the Grand Terrace libraryis a designed cooling
center during hot weather conditions.
Program8.8.2.h:The CityHousing Office will continue tooperatethe first time buyer purchase
assistance program to acquire andrehabilitate deteriorated and/or foreclosed residential property
then resell the homes to qualified low and moderate income households.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Accomplishment:The Cityoperated a “first time buyer” programin the past. However,
in2005, local housing market conditions have made the provision of affordable single
family units difficult due to high costs and unreasonable subsidyrequirements.The
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intent was to reactivate the program when housing costs returned toaffordablelevels;
however, prioritywas given to trying to work with a developer for multiple family
housing. Since then with the dissolution of redevelopment agencies, there is no funding
available to operate the program.
Program8.8.2.i:The City’sHousing office will use its website to provide information on home
ownership and home repair programs operated bytheCounty of San Bernardino Department of
CommunityDevelopment and Housing (CDH), including a web link to CDH’s website.
Programs offered include: HOME Homeownership Assistance Program; HOME American
Dream Downpayment Initiative; Single Family Home Improvement Loan Program, and the
Senior Home Repair Program.
Accomplishment:TheCityprovides information on Countyoperated housing programs on
its website. The County continues to operate the HOME Investment Partnership Program
and the MultifamilyResidential Rental Housing Revenue Bond Program. However, it no
longer operates theSingle Family Rehabilitation Loan Program.
Program8.8.2.j:The City’s Housing office will use its website to provide informationon the
County of San Bernardino’s Senior Home Repair Program, which allows qualifying seniors a
one time grant in the form of labor and materials to help correct code violations, and/or health
and safetyproblems.This grant program would assist extremely low to moderate income senior
households.
Accomplishment: The Cityprovidedinformation on Countyoperatedsenior home repair
program. The Cityallocated CDBG funds to the senior home improvement program in
CDBG program years 2010-2011 and 2011-2012. In 2012 the County terminated this
program.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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8.8.3ProgramsIn Support Of Maintaining and Improving Housing
Conditions
Program8.8.3.a:The CityManager’s Office will continue to include energy conservation
measures as improvements eligible for assistance under the Redevelopment Agency’s residential
rehabilitation program.
Accomplishment: The Cityhas not re-activated the residential rehabilitation program.
However, the Cityadopted Ordinance No. 260 to allow for flexibilityand creativity in the
development of infill lots, including the provision of density bonuses when energy
efficient methods are incorporated into design and construction. In addition, the City
Council adopted a Resolution to participate in San Bernardino County’s PACE Program
which provides low cost loans for energyefficient improvements.
Program8.8.3.b:TheHousing Officewill provide public information and technical assistance
intended to encourage the continued maintenance of the City’s housing stock.The Housing
Office webpage will include information Cityhome improvement programs, and a link to San
Bernardino CountyCommunityDevelopment and Housing Department’s webpage that provides
information on County-operated programs. Additionally, the Building and SafetyDepartment
will continue to provide technical drawing for simple improvements such as patio covers,
retaining and block walls, and similar small projects; a home construction pamphlet, and
information on hiring contractors.
Accomplishment: The City providedinformation on Countyoperatedhome improvement
programs. However, the Countyrecently de-activated their single family home improvement
and senior home repair program. The Cityallocated CDBG funds to the senior home
improvement programinCDBG program years 2010-2011 and 2011-2012.
The CommunityDevelopment Department continues to provide technical drawing for simple
improvements such as patio covers, retaining and block walls, and similar small projects; a
home construction pamphlet, and information on hiring contractors.
Program8.8.3.c:The City’s Redevelopment Agencywill continue to provide financial
assistance for the rehabilitation of residences owned or occupied byverylow,low and moderate
income persons. This financial assistance will be made available in the form of below market
rate and deferred payment loans for home rehabilitation, and matching grants for the
rehabilitation of rental housing and funds for the Agency topurchase and rehabilitate housing for
resale to low and moderate income households.
Accomplishment: The Cityhas not re-activated the residential rehabilitation program.
However, the Cityadopted Ordinance No. 260 to allow for flexibilityand creativity in the
development of infill lots, including the provision of densitybonuses when energy
efficient methods are incorporated into design and construction. In addition, the City
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
Council adopted a Resolution to participate in San Bernardino County’s PACE Program
which provides low cost loans for energyefficient improvements
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Program8.8.3.d:The City’s Redevelopment Agencywill continue to monitor housing
conditions throughout the Cityin order to establish target areas for rehabilitation efforts.
Rehabilitation efforts could include a low interest and/orgrant program for minor home repairs,
such as repainting, yard clean up, and/or landscaping.
Accomplishment: The now dissolved Community Redevelopment Agency funded a
neighborhood improvement grant program during fiscal year 08-09, 09-10 and 10-11.
Theprogram provided $1,000 in grant moneyfor exterior improvements to residential
properties such as landscaping material, paint and painting supplies, fencing, and garage
and front doors. 62 residential properties were improved including9 mobile home
owners. Unfortunately,due to funding limitations, the program was de-activated during
fiscal year 2010-2011.Inaddition the Cityhas allocated a portion of the City’s CDBG
allocation to fund enhancedCode Enforcement Services in CDBG target areas, which
includes monitoring existing housing to address deteriorated or unsightly property
conditions as theymayarise
Program8.8.3.e:The City’s CEDD and BS/PW/H will review all changes in planned land uses
to determine the cumulative impact on community facilities and municipal services, in order to
ensurethat adequate facilities and service levels are provided to all residents.
Accomplishments:All proposed land development projects are reviewed bythe City for
potential impacts to communityfacilities and services. This review is incorporated into
the City’s mandatoryCEQA review process.In addition, all new development is subject
to development impact fees, including recreation and general facilities.
Program 8.8.3.f:The City’s CommunityServices Department and CEDD and BS/PW/H will
continue existing code enforcement efforts and explore new methods for eliminating deteriorated
or unsightlypropertyconditions in residential areas.
Accomplishments:The Citycontinuouslymonitors the conditions of housing throughout
the Citythrough its Code Enforcement program, including the City’s Non-owner
Occupied/Rental PropertyProgram which inspectsrental properties on a regular basis to
ensurethatthatrental housing unitsare well maintained.The now dissolved Community
Redevelopment Agencyfunded a neighborhood improvement grant program during fiscal
year 08-09, 09-10 and 10-11.The program provided $1,000 in grant moneyfor exterior
improvements to residential properties such as landscaping material, paint and painting
supplies, fencing, and garage and front doors. 62 residential properties were improved
including nine mobile home owners. Unfortunately, due to funding limitations, the
program was de-activated during fiscal year 2010-2011.
In addition the City has allocated a portion of the City’s CDBG allocation to fund
enhancedCode Enforcement Services in CDBG target areas, which includes monitoring
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
existing housing to address deteriorated or unsightlypropertyconditions as they may
arise.
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Program8.8.3.g:TheHousingOffice and the City’s CEDD will assist in distributing
information to the public regarding energyauditsand/or self energy efficiencysurveysthat are
performed by the Southern California Edison Company, and Southern California Gas Company.
Accomplishment:The Cityhas not actively worked with SCE to distribute public
information regarding energyaudits.
Program8.8.3.h:the City’s BS/PW/H-Building Division will continue to promotethe
incorporation of energyconserving appliances, fixtures and other devices into the design of new
residential units as means to reduce long-term housing costs and enhance affordability.
Accomplishment: The Cityadopted Ordinance No. 260 to allow for flexibilityand
creativity in the development of infill lots, including the provision of densitybonuses
when energyefficient methods are incorporated into design and construction. The City
ensures that all new residential construction meets energy conservation requirements
established bythe Building Code and Title 24. The Cityalso participates in the San
Bernardino CountyPACE program which provides low interest loans to residential
owners for energy efficiencyimprovements.
Program8.8.3.i:The City’sBS/PW/H-Building Division will continue to require that all new
residential development complies with the energy conservation requirements of Title 24 of the
California Administrative Code as a means to lower long-term housing costs.
Accomplishment: The Cityadopted Ordinance No. 260 to allow for flexibilityand
creativity in the development of infill lots, including the provision of densitybonuses
when energyefficient methods are incorporated into design and construction. The City
ensures that all new residential construction meets energy conservation requirements
established bythe Building Code and Title 24. The Cityalso participates in the San
Bernardino CountyPACE program which provides low interest loans to residential
owners for energy efficiencyimprovements.
Program8.8.3.j:The City’s CEDD will continue recommending that tall shady trees be planted
on the southwest exposure to minimize the use of energyand reduce housing costs.
Accomplishments:Landscape plans are required for all proposed new buildings or major
expansions.TheCommunityDevelopment Departmentincludes a review of these plans
for compliance with the City’s landscapeguidelines.
Program8.8.3.k:The City’s Code Enforcement Department will continue to implement
Ordinance No. 221 for the maintenance of non-owner occupied housing stock in an effort to
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
improve substandard conditions of the City’s non-owner occupied housing stock. Substandard
conditions include properties that do not meet minimum housing and building code standards,
exterior maintenance standards, or that are not safe to occupy.
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Accomplishments:The Citycontinuouslymonitors the conditions of housing throughout
the Citythrough its Code Enforcement program, including the City’s Non-owner
Occupied/Rental PropertyProgram which inspects rental properties on a regular basis to
ensure thatthat rental housing units are well maintained.
In addition the City has allocated a portion of the City’s CDBG allocation to fund
expanded Code Enforcement Services in CDBG target areas, which includes monitoring
existing housing to address deteriorated or unsightlypropertyconditions as they may
arise.
Program8.8.3.l:The Cityshall amend its Zoning Code to establish a reasonable
accommodation process for housing designed for, intended for occupancyby, or with supportive
services for , persons with disabilities.
Accomplishments:The Cityadopted Ordinance No. 264 establishing Chapter 18.68
which established a reasonable accommodations process.To date no requests havebeen
made.
Attachment: C8 Housing _Showing Tracked Changes (1896 : Amendment to 2013-2021 Housing Element)
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AGENDA REPORT
MEETING DATE:April 21, 2016
TITLE:Amendment to Land Use Element of General Plan and
Zoning Regulations in Conformity with 2013-2021 Housing
Element
PRESENTED BY:Sandra Molina, Community Development Director
RECOMMENDATION:1)Receive staff report and recommendations,
2)Conduct a public hearing, and
3)Adopt Resolution 2016-__; A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE RECOMMENDING THAT THE CITY COUNCIL
ADOPT GENERAL PLAN AMENDMENT 16-02
AMENDING THE LAND USE ELEMENT AND LAND USE
MAP; ADOPT ZONE CHANGE 16-01 AND ZONING CODE
AMENDMENT 16-01 REVISING THE ZONING MAP AND
AMENDING THE ZONING CODE TO IMPLEMENT
HOUSING ELEMENT RELATED AMENDMENTS
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:
the various elements which make up a General Plan such as the Housing Element and
Land Use Element. In addition, Zoning Regulations must conform to the General Plan.
Changes made to the Housing Element, as recommended by the HCD, have the ripple
effect of requiring subsequent updates to the Land Use Element and Zoning Code.
The 2013-2021 Housing Element includes Programs 2, 12 and 13 which require
amendments to the General Plan Land Use Element and Zoning Code to ensure
consistency and conformity with state law. Adoption of these amendments is required in
order to obtain full certification of the Housing Element. The text of the proposed
amendments is contained in the draft Resolution (Attachment 1) and discussed below.
DISCUSSION:
Rezoning to accommodate the RHNA
Program 2 requires certain zoning amendments to accommodate the shortfall of 42
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potential lower-income housing units allocated to Grand Terrace in the RHNA. Housing
Element Table 8.30b, shown below, describes the sites proposed for rezoning. The
following actions would implement this program.
Amend Land Use Element Table 2.3 (General Plan Land Use Designations) to
change the maximum density in the Medium High Density Residential (MHDR)
designation from 20 to 24 units/acre.
Amend the Zoning Code to create a new R3-24 district allowing multi-family
development with a density range of 20 to 24 units/acre.
Amend the Zoning Code to create a new R3-24 Overlay designation allowing
multi-family development at a density of 20 to 24 units/acre when at least 5%
very-low-income or 10% low-income units are provided as an optional alternative
to the base zoning designation.
Amend the General Plan Land Use Map to redesignate Site 1 (12201 Michigan
St.) from LDR to MHDR.
Amend the Zoning Map to redesignate Site 1 from R1-7.2 to R3-24.
Amend the General Plan Land Use Map and Zoning Map to apply the R3-24
Overlay designation to the parcels in Site 2.
Table 8.30b Candidate Sites for Rezoning
Site / APN Current General Site Existing Use Realistic
Plan/Zoning AcreagUnit
e Capacity @
20 du/ac
Site 1 Low Residential/ R1-7.2 1.07 Underutilized - 1 21
1167-241-SFR (built 1936)
01
Site 2
0275-223-Medium Residential/ R2 1.99 Underutilized - 1 39
12 SFR (built 1924)
0275-223-0.50 Underutilized - 1 10
59 SFR (built 1980)
0275-223-1.50 Underutilized - 1 30
60 SFR (built 1940)
Total 5.06 100
Multi-family parking requirements (Program 12)
The Zoning Code currently requires at least one garage parking space for each unit in a
Packet Pg. 230
D.8
multi-family development, and HCD has identified this as a constraint on the cost of
housing. The proposed Zoning Code amendment would allow the required covered
parking spaces for multi-family developments to be provided with either carports or
garages, thereby eliminating this constraint.
Transitional and supportive housing (Program 13)
State law requires cities to allow transitional and supportive housing subject to the same
restrictions as apply to other residential dwellings of the same type in the same zone.
The proposed Zoning Code amendment would comply with this requirement.
Definition of family (Program 13)
The Zoning Code defines family
blood, marriage or adoption, or a group of not more than six persons, excluding
servants, who are not related by blood, marriage or adoption, living together in a
current fair housing law.
PUBLIC NOTICE:
Notice of the public hearing was published in the Grand Terrace City News and posted
in three locations 10 days prior to the hearing. For those properties where a re-zoning
or overlay district is proposed, mailed notices were sent to affected property owners and
property owners within a 300 foot radius of each site.
Staff spoke with the property owner on Michigan Street and Grand Terrace Road.
Owners of three of the four properties, have provided their consent. The owners of the
fourth property have not voiced an objection to date.
ENVIRONMENTAL REVIEW:
A Final EIR was certified by the City Council on April 27, 2010 for the Grand Terrace
General Plan. The revisions proposed to the draft Housing Element and the revisions to
the Land Use Element and Zoning Code considered herein would not result in new
significant environmental impacts or a substantial increase in the severity of impacts
analyzed in the General Plan FEIR, therefore an Addendum to the FEIR has been
prepared pursuant to CEQA Guidelines Sections 15162 and 15164 (Attachment 2).
ATTACHMENTS:
1. Draft Planning Commission Resolution
2. FEIR Addendum
ATTACHMENTS:
Packet Pg. 231
D.8
2016-04-21_PC Reso-Related Amendmentsv2 (DOCX)
Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21(DOCX)
APPROVALS:
Sandra Molina Completed 04/11/2016 5:36 PM
City Attorney Completed 04/14/2016 12:09 PM
Community Development Completed 04/14/2016 3:32 PM
Planning Commission Pending 04/21/2016 6:30 PM
Packet Pg. 232
D.8.a
RESOLUTION NO. 2016-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL
ADOPT GENERAL PLAN AMENDMENT 16-02 AMENDING THE
GENERAL PLAN LAND USE ELEMENT AND LAND USE MAP, AND
ZONE CHANGE 16-01 AND ZONING CODE AMENDMENT 16-01
REVISING THE ZONING MAP AND THE ZONING CODE TO
IMPLEMENT HOUSING ELEMENT RELATED AMENDMENTS
WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law
(Division 1 Title 7 of the California Government Code) on April 27, 2010, the City of
Grand Terrace adopted Resolution 2010-10 adopting a General Plan to provide
comprehensive, long-range planning guidelines for future growth and development
which incorporates the following nine elements: Land Use, Circulation, Open Space and
Conservation, Public Health and Safety, Noise, Public Services, Housing,and
Sustainable Development. Each element of the General Plan provides Goals,
Programs, and Policies as required by State Law; and
WHEREAS, pursuant to Sections 65800 and 65850 of the California Government
Code, the City may adopt ordinances to regulate the use of buildings, structures, and
land as between industry, business, residences, and open space, and other purposes;
to regulate the location, height, bulk, number of stories and size of buildings and
structures, the size and use of lots, yards, courts and other open spaces, the
percentage of a lot which may be occupied by a building or structure, and the intensity
of land use; and to establish requirements for off-street parking, in compliance with the
California Government Code; and
WHEREAS, the Housing Element establishes housing programs which require
regulations,
including Programs 2, 12 and 13 calling for zoning amendments to facilitate production
of affordable housing and housing for persons with special needs; and
WHEREAS, implementation of these amendments is necessary to ensure a
finding of Housing Element compliance by the Department of Housing and Community
Development; and
WHEREAS, General Plan Amendment 16-01 proposes to amend the General
Plan Land Use Element and Land Use Map and in conformance with Program 2 of the
Housing Element; and
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
WHEREAS, Zone Change 16-01 and Zoning Code Amendment 16-01 proposes
to amend the Zoning Ordinance and Zoning Map in conformance with Program 2 of the
Housing Element; and
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D.8.a
WHEREAS,Zoning Code Amendment 16-01 proposes to amend the Zoning
Ordinance to modify off-street parking requirements for multi-family housing in
conformance with Program 12 of the Housing Element; and
WHEREAS, Zone Code Amendment 16-01 proposes to amend the Zoning
Ordinance to establish regulations for transitional and supportive housing and the
definition in conformance with Program 13 of the Housing Element; and
WHEREAS,
City Council on April 27, 2010, for the General Plan Update, and pursuant to Section
15164 of the California Environmental Quality Act (CEQA) Guidelines, an Addendum to
the FEIR has been prepared for General Plan Amendment 16-01, Zone Change 16-01
and Zoning Code Amendment 16-01. The Addendum has determined that none of the
conditions requiring a subsequent EIR or Negative Declaration exist; and
WHEREAS, on April 21, 2016, the Planning Commission conducted a duly
noticed public hearing on General Plan Amendment 16-01, Zone Change 16-01, and
Zoning Code Amendment 16-01 at the Grand Terrace Council Chambers located at
22795 Barton Road, Grand Terrace, California 92313 and concluded the hearing on
said date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Grand Terrace:
1. The Planning Commission hereby finds that the Addendum to the General Plan
FEIR prepared for General Plan Amendment 16-01, Zone Change 16-01, and
Zoning Code Amendment 16-01 satisfies the requirements of CEQA because:
a. No substantial changes are proposed in the project which will require
major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
b. No substantial changes occur with respect to the circumstances under
which the project is undertaken which will require major revisions of the
previous EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified
significant effects; and
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
c. No new information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at
the time the previous EIR was certified shows that:
(i) The project will have one or more significant effects not discussed
in the previous EIR;
Page 2 of 19
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D.8.a
(ii) Significant effects previously examined will be substantially more
severe than shown in the previous EIR;
(iii) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially reduce
one or more significant effects of the project, but the project
proponents decline to adopt the mitigation measure or alternative;
or
(iv) Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EIR would substantially reduce
one or more significant effects on the environment, but the project
proponents decline to adopt the mitigation measure or alternative.
2. The Planning Commission finds as follows with respect to General Plan
Amendment 16-01:
a. The General Plan Amendment promotes the Grand Terrace General Plan
and each element thereof, and leaves the General Plan a compatible,
integrated and internally consistent statement of goals and policies. The
amendment implements Housing Element Program 2 and fulfills Housing
Policies to promote and encourage development of housing, which varies
by type, design, form of ownership and size and to encourage infill
housing development and more intensive use of underutilized land for
residential construction.
b. The amendment promotes Land Use Goal 2.1 to provide for balanced
growth which seeks to provide a wide range of employment and housing
opportunities and maintenance of a healthy, diversified community.
c. Adoption of this General Plan Amendment will not be in conflict with
Section 65358(b) of the Government Code relating to the number of
amendments permitted per year, because this amendment is the first
amendment of calendar year 2016.
3. The Planning Commission finds as follows with respect to Zone Change 16-01
and Zoning Code Amendment 16-01:
a. The proposed zone change and amendment will not be detrimental to the
health, safety, morals, comfort or general welfare of the persons residing
or working within the neighborhood of the proposed amendmentor
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
injurious to property or improvements in the neighborhood or within the
City because they promote a variety of housing types for persons of all
income levels within the City.
b. The proposed zone change and amendment will be consistent with the
latest adopted General Plan because they will implement General Plan
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D.8.a
Housing ElementPrograms 2, 12 and 13.
4. Based on the findings and conclusions set forth above, this Commission hereby
recommends that the City Council adopt the FEIR Addendum prepared for
General Plan Amendment 16-01, Zone Change 16-01, and Zoning Code
Amendment 16-01, and further recommends that the City Council adopt a
Resolution approving General Plan Amendment 16-01, and adopt an Ordinance
adopting Zone Change 16-01 and Zoning Code Amendment 16-01 to effectuate
the changes shown on Exhibits 1 through 3, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
st
California, at a regular meeting held on the 21 day of April, 2016.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
__________________________ __________________________
Pat Jacquez-Nares Tom Comstock
City Clerk Chairman
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Page 4 of 19
Packet Pg. 236
D.8.a
Exhibit 1
General Plan Amendment 16-01
TABLE 2.2 OF THE GENERAL PLAN LAND USE ELEMENT IS REVISED AS
FOLLOWS:
Table 2.2
General Plan Acreage By Land Use Category
Land Use Category Acres % of Total
Hillside Low Density Residential 125 5.5%
Low Density Residential 884.1885.2 39.2%
Medium Density Residential 183.2 8.1%
Medium High Density Residential 9.68.52 0.40.38%
General Commercial 88.4 3.9%
Office Commercial 32.9 1.5%
Light Industrial 107 4.7%
Floodplain Industrial 40.1 1.71%
Hillside Open Space 189.1 8.0%
Mixed Use 93.5 4.2%
Public 158.9 7.0%
Streets 353.0 15.5%
Total 2,255.1 100.00%
TABLE 2.3 OF THE GENERAL PLAN LAND USE ELEMENT IS REVISED TO MODIFY
THE MHDR LAND USE DESIGNATION AS FOLLOWS:
Table 2.3
City of Grand Terrace
General Plan Land Use Designations
Land Use Designation Purpose of Land Use
RESIDENTIAL
Medium High Density The Medium High Density Residential designation is reserved for
Residential (MHDR) multiple family development, with an emphasis on affordable
Maximum Density - 2420 housing projects. This designation may also be applied as an overlay
dwelling units per gross acre to another land use designation to allow multi-family development
at a density of 20 to 24 units/acre as an optional alternative to the
base land use designation.
A density bonus may be applied to a project pursuant to the density
bonus provisions of Chapter 4.3 of the California Government
Code, or pursuant to an approved Planned Residential Development
application for up to a 20% density bonus.
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Page 5 of 19
Packet Pg. 237
D.8.a
TABLE 2.4 OF THE GENERAL PLAN LAND USE ELEMENT IS REVISED AS
FOLLOWS:
Table 2.4
Residential Buildout Calculations
Probable Avg. Dwelling Persons / Estimated
Land Use Designation Acres
Density Units Household Population
Low Density/Hillside 0.7 du/ac 155.3 109 2.83 308
Low Density 3.6 du/ac 885.2 3,1833,187 2.83 9,0089,019
Medium Density 11 du/ac 183.2 2,015 2.83 5,702
++
Medium High Density 20 du/ac 9.68.52 190170 1.20/2.83 342285
Mixed Use 12 du/ac 14.6* 175 2.83 495
Total 1,246.8 5,6725,656 15,85515,809
*Assumes that 15% of the mixed use area is residential.
+
Includes existing senior housing in persons per household and estimated population
calculations.
EXHIBIT 2.2 OF THE GENERAL PLAN LAND USE ELEMENT IS REVISED AS
FOLLOWS:
Amend the General Plan Land Use Designation from Low Density Residential (LDR) to
Medium/High Density Residential (MHDR) on Site 1 shown below:
Site 1: 12201 Michigan St. (APN 1167-241-01)
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
(Approx. 1.07 acres)
Page 6 of 19
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D.8.a
Amend the General Plan Land Use Map to show a MHDR-24 Overlay on Site 2 shown
below:
Site 2: 21850, 21860, and 21882 Grand Terrace Rd (APN 0275-223-12, 59 and 60)
(Approx. 4.0 acres)
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Page 7 of 19
Packet Pg. 239
D.8.a
Exhibit 2
Zoning Code Amendment 16-01
SECTIONS 18.06.295, 18.06.908 AND 18.06.927 OF CHAPTER 18.06 (DEFINITIONS)
OF TITLE 18 ARE REVISED AS FOLLOWS:
18.06.295 - Family
"Family" means an individual or two or more persons related by blood, marriage or
adoption, or a group of not more than six persons, excluding servants, who are not related
by blood, marriage or adoption, living together in a dwellingas a single housekeepingunit.
18.06.908 Supportive Housing
by the target population, as defined by Section 50675.14(b)(3) of the Health and Safety
Code, and that is linked to onsite or offsite services that assist the supportive housing
resident in retaining the housing, improving his or her health status, and maximizing his or
her ability to live and, when possible work in the community.
persons with low incomes who have one or more disabilities, including mental illness, HIV
or AIDS, substance abuse, or other chronic health condition, or individuals eligible for
services provided pursuant to the Lanterman Developmental Disabilities Services Act
(Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and
may include, among other populations, adults, emancipated minors, families with children,
elderly persons, young adults aging out of the foster care system, individuals exiting from
institutional settings, veterans, and homeless people. Supportive housing is a residential
use of property subject only to those restrictions that apply to other residential dwellings of
the same type in the same zone.
18.06.927 Transitional Housing
means buildings
configured as rental housing developments, but operated under program requirements
that call for the termination of assistance and recirculation of the assisted unit to another
eligible program recipient at some predetermined future point in time that, which shall be
no less than six months from the beginning of the assistance. Transitional housing is a
residential use of property subject only to those restrictions that apply to other residential
dwellings of the same type in the same zone.
SECTION 18.09.020 OF CHAPTER 18.09 (DISTRICTS AND MAP) TITLE 18 IS
REVISED AS FOLLOWS:
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Section 18.09.020 Districts Established:
The following zoning districts are established:
RH Hillside Residential District
R1-20 Very Low Density Single Family Residential District
R1-10 Low Density Single Family Residential District
Page 8 of 19
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D.8.a
R1-7.2 Single Family Residential District
R2 Low Medium Density Residential District
R3 Medium Density Residential District
R3-S Multiple Family Senior Citizen
R3-20 Medium High Density Residential District
R3-24 High Density Residential District
BRSP Barton Road Specific Plan District
AP Administrative Professional Office District
C2 General Business District
CM Commercial Manufacturing District
MR Restricted Manufacturing District
M2 Industrial District
PUB Public Facilities District
FP Floodplain Overlay District
AG Agricultural Overlay District
R3-24 High Density Residential Overlay District
SUBSECTIONS H AND I OF SECTION 18.10.020 OF CHAPTER 18.10 (RESIDENTIAL
DISTRICTS) OF TITLE 18 ARE REVISED AS FOLLOWS:
H. R3-20, Medium High Density Residential District. This district is intended for higher
density multiple family development, which may include affordable housing. The minimum
lot size is 12,000 square feet with a maximum density of 20 units per acre.
I. R3-24, High Density Residential District: This district is intended for high density
multiple family development, which may include affordable housing. The minimum lot size
is 12,000 square feet with a minimum density of 20 units per acre and a maximum density
of 24 units per acre.
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Page 9 of 19
Packet Pg. 241
SECTION 18.10.030 OF CHAPTER 18.10 (RESIDENTIAL DISTRICTS) OF TITLE 18 IS REVISED BY AMENDING TABLE
18.10.030 AS FOLLOWS:
TABLE 18.10.030
Land Use Regulations
Permitted Uses RH R1-20 R1-10 R1-7.2 R2 R3 R3
A. Residential Uses
ab
Single Family (Detached), Full Sized P P P P P P
- - - - P P
Single Family (Attached)
(Duplexes, Triplexes, and
Fourplexes
Multiple Family Units - - - P P
-
Manufactured Housing
P P P P P P
(As Permitted Per Chapter 18.66)
Mobile Home Park - - - - C C
Senior Citizen Housing
B. Residential Accessory Structures
Accessory Structure P P P P P P
e
Second Family Unit
P P P P P P
(As Permitted Per Chapter 18.63)
Guest House C C C C C C
Private Garage P P P P P P
Private Swimming Pool P P P P P P
Home occupation
P P P P P P
(As Permitted Per Chapter 5.06)
Keeping of Cats and Dogs
P P P P P P
(Maximum of Two (2) Each)
Other Accessory Uses
PPPPPP
(As Approved by the Planning Director)
Page 10of 19
C. Other Uses
Churches
C C C C C C -
(Minimum Three-Acre Parcel)
Schools
C C C C C C -
(Private and Parochial)
Public Park and Playground P P P P P P -
Public Facilities
C C C C C C -
(And Quasi- Public)
Family Day Care
P P P P P P -
(Eight (8) or Less Children)
Family Day Care Center
C C C C C C -
(Nine (9) or More Children)
Residential Care Facility
P P P P P P P
(Six (6) or Less Persons)
Residential Care Facility
C C -
f
(Seven (7) or More Persons)
Single Room Occupancy C C -
Transitional Housing, Supportive Housing - - - - C C -
Utility or Service Facility C C C C C C -
Outdoor Recreation Facility C C C C C C -
D. Temporary uses
Temporary Uses
P P P P P P P
(As approved by Planning Director)
Temporary Trailers
P P P P P P P
(As Approved by Planning Director)
Page 11of 19
SECTION 18.10.040 OF CHAPTER 18.10 (RESIDENTIAL DISTRICTS) OF TITLE 18 IS REVISED BY AMENDING TABLE
18.10.040 AS FOLLOWS:
TABLE 18.10.040
Site Development Standards
DEVELOPMENT ISSUE RH R1-20 R1-10 R1-7.2 R2 R3 R3-S
ag
Area (Minimum square feet) _ 20,000 10,000 7,200 10,000 12,000
Width (Minimum linear feet)
ag
* Interior Lot _ 100 60 60 60 60
a
* Corner Lot _ 100 70 70 70 70
ag
Lot Depth (Minimum linear feet) _ 150 100 100 100 100
ag
Street Frontage (Minimum linear feet) _ 50 40 40 40 40
Setbacks (Minimum linear feet)
abbbbb
Front Yard _ 25 25 25 25 25
abbbbb
Rear Yard _ 35 35 20 20 20
Side Yard
- Interior Lot
g
abbbbb
With Garage _ l0 l0 l0 10 10
abbbbb
Without Garage _ 5 5 5 5 10
- Corner Lot
abbbbb
Street side _ 15 15 15 15 15
a
No Street side _ 5 5 5 5 10
Density (Allowable dwelling units per
ac
_ 1-2 1-4 1-5 1-9 1-12 Max. 20
acre)
Living Area (Minimum square feet)
addddd
* Single Family _ 1,350 1,350 1,350 1,350 1,350
* Duplex, Triplex, Four-plex
g
and Multiple Family
dd
- One (1) Bedroom - - - - 800 800
dd
- Two (2) Bedroom - - - - 1,000 1,000
aeeeeeg
Height (Maximum linear feet) _ 35 35 35 35 35
afg
Lot Coverage (Maximum percent) _ 40 50 50 60 60
Page 12of 19
Distance Between Buildings
g
a
(Minimum linear feet) _ 5 5 5 20 20
(no change to footnotes)
Page 13of 19
D.8.a
CHAPTER 18.48 (R3-24 OVERLAY DISTRICT) OF TITLE 18 IS ADDED AS FOLLOWS:
Chapter 18.48 R3-24 OVERLAY DISTRICT
18.48.010 Purpose
The purpose of the R3-24 overlay district is to permit multi-family housing at a density of 20
to 24 units per acre as an optional alternative to the base zoning district to facilitate the
production of affordable housing. At the option of the property owner, the regulations
contained in this chapter may supersede the regulations of the base district.
18.48.020 Applicability
a. The provisions of this chapter shall be applied only at the request of the property
owner for any site with the R3-24 Overlay designation on the Official Zoning Map when the
development includes a legally binding commitment to provide at least five percent of units
that are affordable to very-low-income households as defined in Section 50105 of the
Health and Safety Code, or at least ten percent of units that are affordable to lower-income
households as defined in Section 50079.5 of the Health and Safety Code.
b. All affordable housing units must be dispersed within the development whenever
feasible. Affordable housing units must be comparable with market-rate units in design,
appearance, materials, and finish quality.
c. All affordable housing units must be constructed concurrently with, and made
available for qualified occupants at the same time as, the market-rate housing units within
the development, unless the Affordable Housing Agreement provides an alternative
schedule for development.
18.48.030 Development Regulations
Development applications in the R3-24 Overlay district shall comply with the same
regulations as apply for the R3-24 district as established in Chapter 18.10.
18.48.040 Review Procedures
Development applications in the R3-24 Overlay district shall be processed as an
Administrative Site and Architectural Review Application pursuant to Section 18.63.020.C.
18.48.050 Affordable Housing Agreement and Covenant
Prior to issuance of any building permit for a development exercising the R3-24 Overlay
option, the applicant shall enter into an Affordable Housing Agreement establishing a
minimum duration of affordability for the housing units as provided by Government Code
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
§ 65915(c)(1) and record a covenant on the title, all in a manner acceptable to the City
Attorney.
18.48.060 Processing Fee
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D.8.a
The applicant shall reimburse the City for its reasonable costs of processing an Affordable
Housing Agreement.
SECTION 18.60.030.A.2 (PARKING REGULATIONS) OF CHAPTER 18.60 TITLE 18 IS
REVISED AS FOLLOWS:
2. Multiple-family dwellings:
a. One parking space for each studio or efficiency unit.
b. Two parking spaces for each one, two or three bedroom unit.
c. Three parking spaces for each four bedroom unit or more.
d. At least one space shall be located within a garage or carportattached
to the main building in which the residential unit is located, and all required spaces
shall be locatedthe other within 150100 feet of the unit being served.
e. Guest parking shall be provided at a ratio of 0.25 spaces for each
residential unit, and shall be rounded up to the next whole number.
f. Guest parking:
(i) Shall be identified as "Guest Parking";
(ii) Shall not be used for the storage of recreational vehicles, boats,
trailers or other similar items;
(iii) Shall be located on the same parcel of land as the residential units
and shall be within reasonable walking distance of said units;
(iv) May be uncovered spaces; and
(v) May be located on a private street within the site or in a common
parking area.
SUBSECTION C OF SECTION 18.63.020 OF CHAPTER 18.63 (SITE AND
ARCHITECTURAL REVIEW) IS REVISED AS FOLLOWS:
C. Administrative Site and Architectural Review Application. The purpose of this
application is to allow staff level review of projects of medium scale and impact
without the need for a public hearing, related costs and noticing procedures.
The following item may be approved by the community development director without
going to the site and architectural review board. However, the plans must be routed
to all reviewing agencies and notices shall be mailed to adjacent property owners
requesting comments within two weeks.
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
The community development director's decisions shall be final unless appealed to
the planning commission within ten calendar days.
Appeals shall be filed with the planning department and follow similar rules as the
appeals to the city council (Section 18.63.070).
Page 15 of 19
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D.8.a
1. All accessory structures, except:
a. Structures with sixty-five percent or more of the square footage of the
main residence living area. Living area does not include porches,
patios, carports, garages, storage areas, or auxiliary rooms,
b. Structures one thousand two hundred square feet or more in size,
c. Structures with lot coverage higher than twenty-five percent;
2. All room additions, except room additions with sixty-five percent or more of
the square footage of the main residence living area. Living area does not
include porches, patios, carports, garages, storage areas, or auxiliary rooms;
3. Large scale temporary uses of insignificant adverse impact on the
environment, i.e., parking lot sales which require review by fire, health and
other agencies;
4. In case of damaged structures due to fire, earthquakes or other natural
disasters where the structure will be reconstructed with alterations but not
sufficient to trigger a public hearing.
5. Developments within the R3-24 and R3-24 Overlay districts. Such
developments shall not purposes of Division 13
(commencing with Section 21000) of the Public Resources Code.
SECTION 18.82.020 OF CHAPTER 18.82 (STANDARDS FOR SPECIFIED LAND USES
AND ACTIVITIES) IS REVISED AS FOLLOWS:
Section 18.82.020 Transitional and Supportive Housing, and Single Room
Occupancy Facilities
A. In addition to the requirements for a Conditional Use Permit and Section 18.82.010
(Residential Care Facilities) transitional shelter housing and single room occupancy uses
shall comply with the following:
1. Occupancy. No more than one (1) federal, state or youth authority parolees
shall be allowed to live in the transitional and supportive housing or single room occupancy
facility.
2. Number of Occupants. The California Building Code shall determine the
number of occupants in transitional and supportive housing or single room occupancy
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
facility.
3. Application. The Conditional Use Permit application submitted for the use
shall identify whether any tenants are currently federal, state or youth authority parolees.
Owners and or operators of approved transitional and housing facilities, and single room
occupancy facilities shall update the information required by this section anytime a person
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D.8.a
that is a federal, state or youth authority parolee is provided accommodations at a
transitional and housing or single room occupancy facility.
3. Crime prevention program. The operator of transitional and supportive
housing, and a single room occupancy facilitiyes shall require tenants to sign a crime free
lease addendum as part of their lease or rental agreement. A sample crime free lease
addendum shall be provided by the City. The crime free lease addendum shall provide that
any criminal violations perpetrated by tenants shall be grounds for termination of the written
or oral lease sublease or agreement under which they reside at the transitional facility.
4. Crime free multi-housing program. The facility's management shall participate
in any formal residential crime prevention program (i.e., Crime Free Multi-Housing Program)
provided by the City or the County of San Bernardino and as required under the conditional
use permit. If the program offers certification then that certification shall be obtained and
maintained in current status.
5. Compliance. Transitional and housing facilities, and sSingle room occupancy
facilities shall be in compliance with all requirements of the Grand Terrace Zoning Code and
their approved Conditional Use Permit at all times. Violation of any local, state or federal
laws by individual tenants while on the premises shall be grounds for revocation of the
permit, including but not limited to, violations of California Penal Code § 3003.5.
6. Nuisance. No transitional and housing, or single room occupancy facility shall
be maintained as a nuisance.
7. Revocation. Violations of any of the provisions in this section or the approved
Conditional Use Permit authorizing the transitional and housing or single room occupancy
facility shall be grounds for revocation. The procedures for revocation contained in Chapter
18.83 of this Title shall be followed.
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
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D.8.a
Exhibit 3
Zoning Map Amendment 16-01
THE OFFICIAL ZONING MAP IS AMENDED TO RE-ZONE PROPERTIES AS FOLLOWS:
Amend the zoning designation from R1-7.2 Single Family Residential to R3-24 High
Density Residential on Site 1 shown below:
Site 1: 12201 Michigan St. (APN 1167-241-01)
(Approx. 1.07 acres)
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Page 18 of 19
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D.8.a
Amend the Zoning Map to place a R3-24 Overlay District on Site2 shown below:
Site 2: 21850, 21860, and 21882 Grand Terrace Rd (APN 0275-223-12, 59 and 60)
(Approx. 4.0 acres)
Attachment: 2016-04-21_PC Reso-Related Amendmentsv2 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Page 19 of 19
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D.8.b
Addendum to the City of Grand Terrace General Plan FEIR
for the 2013-2021 Housing Element and Related Amendments
April 21, 2016
Overview
In 2010, the Grand Terrace City Council certified the Final Program Environmental Impact
Report for the General Plan The City is required to adopt an updated
Housing Element for the 2013-2021 planning period. The purpose of this Addendum is to
demonstrate that the 2013-2021 Housing Element update and related amendments to the Land
Use Element and zoning regulations would not result in any of the conditions under which a
subsequent EIR or Negative Declaration would be required
pursuant to Public Resources Code Section 21166 or CEQA Guidelines Sections 15162 and
15164.
Purpose of an Addendum
CEQA and the CEQA Guidelines establish the type of environmental documentation that is
required when changes to a project occur or new information arises after an EIR is certified or a
Negative Declaration adopted for a project. CEQA Guidelines Section 15162 establishes criteria
for determining whether more detailed information, such as the preparation of a Subsequent or
Supplemental EIR, is needed, and Section 15164 defines the appropriate use of Addendums to
previous EIRs and Negative Declarations.
CEQA Guidelines Section 15162(a) states:
When an EIR has been certified or a negative declaration adopted for a project, no
subsequent EIR shall be prepared for that project unless the lead agency determines on
the basis of substantial evidence in the light of the whole record, one or more of the
following:
(1) Substantial changes are proposed in the project, which will require major revisions in
the previous EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects.
(2) Substantial changes occur with respect to the circumstances under which the project
is to be undertaken, which will require major revisions of the previous EIR due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects.
(3) New information of substantial importance which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete shows any of the following:
a. The project will have one or more significant effects not discussed in the EIR.
b. Significant effects previously examined will be substantially more severe than
shown in the previous EIR
c. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible, and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure;
or
Attachment: Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
d. Mitigation measures or alternatives that are considerably different from those
analyzed in the previous EIR would substantially reduce one or more effects on
the environment but the project proponents decline to adopt the mitigation
measure.
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D.8.b
FEIR Addendum for the 2013-2021 Housing Element and Related Amendments
City of Grand Terrace
April 21, 2015
Page 2
CEQA Guidelines Section 15164(b) states: The Lead Agency or Responsible Agency shall
prepare an addendum to a previously certified EIR if some changes or additions are necessary
but none of the conditions described in Section 15162 calling for the preparation of a
The following analysis demonstrates that the 2013-2021 Housing Element and related
amendments do not raise any new environmental issues and require only minor technical
changes or additions to the previous FEIR to satisfy the requirements of CEQA.
Project Description
The City is required to adopt an update to the General Plan Housing Element for the 2013-2021
planning period. A draft 2013-2021 Housing Element was prepared and submitted to the
California Department of Housing and Community Development (HCD) for review pursuant to
state law. In its letter of January 15, 2016, HCD found that the draft Housing Element complies
with most requirements of state law, however the element must also identify sites the City
proposes to rezone in order to accommodate the RHNA allocation.
The project evaluated in this Addendum includes adoption of the 2013-2021 Housing Element
and implementation actions as described below.
2013-2021 Housing Element Update
The following discussion summarizes the changes contained in each section of the 2013-2021
Housing Element.
Section 8.1: Introduction
This section provides an overview of the Housing Element and a summary of the public
participation process. No policy or regulatory changes are proposed in this section, and none of
the changes reflected in this section would result in the potential for significant environmental
impacts not previously considered in the General Plan FEIR.
Section 8.2: Relationship to Other Plans
This section describes the relationship between the Housing Element and other elements of the
General Plan. No policy or regulatory changes are proposed in this section, and none of the
changes reflected in this section would result in the potential for significant environmental
impacts not previously considered in the General Plan FEIR.
Section 8.3: Evaluation of the 2006-2013 Housing Element
This section together with Appendix 1 contain a review of the programs from the previous
the new planning period based on changed circumstances. None of the revisions reflected in
this evaluation would change development regulations or result in the potential for significant
environmental impacts that were not previously considered in the General Plan FEIR.
Section 8.4: Community Profile
Attachment: Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
This section has been revised to reflect more recent demographic data, trends and special
housing needs. Most of the demographic information is based on the 2010 Census or the
American Community Survey. None of the revisions reflected in this section would change
development regulations or result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
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D.8.b
FEIR Addendum for the 2013-2021 Housing Element and Related Amendments
City of Grand Terrace
April 21, 2015
Page 3
Section 8.5: Housing Needs
This section also describes the
needs, special needs and housing at risk of conversion to market rate. The Regional Housing
Needs Assessment (RHNA), which identifies housing growth needs for the new planning period,
is summarized below.
Regional Housing Needs Assessment (RHNA)
assigned share of regional housing need is an important component of the Housing
Element. The Southern California Association of Governments (AG) is responsible for
allocating a portion of the new housing need to each jurisdiction. share
of the regional housing need for the new Housing Element cycle is 118 units. The table below
shows the distribution of new housing need by income category that has been allocated to the
City in the RHNA. One of the key requirements of the Housing Element is to identify adequate
sites with appropriate zoning that could accommodate new housing development
commensurate with the assigned need in each income category. It should be emphasized that
the RHNA is a planning target, not a development mandate or quota. State law does not require
cities to achieve their RHNA targets or build housing.
Grand Terrace Regional Housing Need 2013-2021
Very-Low Low Moderate Above-Moderate Total
28 19 22 49 118
Source: SCAG, 2012
Notes: 50% of the Very-Low-Income need is assigned to the Extremely-Low-Income category pursuant to
Government Code §65583(a)(1)
This section also presents an inventory and analysis of available sites that could accommodate
the level of development assigned to Grand Terrace through the RHNA process. Although the
General Plan identifies sufficient capacity for new housing growth to accommodate the total
RHNA allocation, insufficient capacity exists to accommodate the very-low- and low-income
needs, and Program 2 in Section 8.7 (Housing Plan) includes actions to address this shortfall.
This section of the Housing Element also discusses various categories of special needs,
including the elderly, persons with disabilities, large families, female-headed households,
farmworkers and the homeless. No substantial changes in development regulations are
proposed with respect to these special needs that require major revisions to the General Plan
FEIR.
Section 8.6: Constraints
This section
most noteworthy changes reflect the completion of several state-mandated Code amendments
related to housing for persons with special needs. This chapter also discusses non-
governmental constraints such as infrastructure availability and development costs.
This section identifies minor changes to multi-family parking standards to allow carport rather
Attachment: Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
than garage spaces and the Zoning Code definition of family in order to reduce potential
constraints to lower-income housing and persons with special needs. These proposed changes
would not result in the potential for new significant environmental impacts that were not
previously considered in the General Plan FEIR.
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FEIR Addendum for the 2013-2021 Housing Element and Related Amendments
City of Grand Terrace
April 21, 2015
Page 4
Section 8.7: Housing Plan
This section objectives, policies and programs for the 2013-2021
planning period. Most of the changes in this chapter reflect the completion of programs in the
prior Housing Element and the statewide elimination of redevelopment agencies, and would not
result in new potentially significant impacts not previously considered in the General Plan FEIR.
Programs 2 and 12 and 13 call for the following amendments to the Land Use Element and
zoning regulations in order to ensure conformance with state housing law.
Program 2
Amendment to the Land Use Element and zoning regulations to provide capacity for at
least 42 additional units at a density of 20-24 units/acre commensurate with the RHNA.
Potential environmental impacts of this proposed amendment are discussed in the
Environmental Analysis and Conclusions section below.
Program 12
Process a Zoning Code amendment to allow required covered parking for multi-family
developments to be provided with either carports or garages. This minor amendment
would not result in the potential for significant environmental impacts that were not
previously considered in the General Plan FEIR.
Program 13
Amend the Zoning Code as it relates to transitional and supportive housing in
accordance with state law, so that such housing is subject only to those restrictions that
apply to other residential uses of the same type in the same zone. Amend the definition
of family in conformance with state law. These minor amendments are required by state
law and would not result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
Section 8.8: Opportunities for Energy Efficiency
This section discusses actions the City can take to encourage more efficient use of energy in
compliance with state policies. None of the revisions reflected in this section would change
development regulations or result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
Section 8.9: Financing Resources
This section discusses federal, state and local financing resources to facilitate production of
housing for all income levels. None of the revisions reflected in this section would change
development regulations or result in the potential for significant environmental impacts that were
not previously considered in the General Plan FEIR.
Housing Element Implementation Actions
The following General Plan and zoning amendments are proposed to implement Housing
Attachment: Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
Element Programs 2, 12 and 13:
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FEIR Addendum for the 2013-2021 Housing Element and Related Amendments
City of Grand Terrace
April 21, 2015
Page 5
Amend Land Use Element Table 2.3 (General Plan Land Use Designations) to change
the maximum density in the Medium High Density Residential (MHDR) designation from
20 to 24 units/acre.
Amend the Zoning Code to create a new R3-24 district allowing multi-family
development with a density range of 20 to 24 units/acre.
Amend the Zoning Code to create a new R3-24 Overlay designation allowing multi-
family development at a density of 20 to 24 units/acre when at least 5% very-low-income
or 10% low-income units are provided as an optional alternative to the base zoning
designation.
Amend the General Plan Land Use Map to redesignate Site 1 (12201 Michigan St.) from
LDR to MHDR.
Amend the Zoning Map to redesignate Site 1 from R1-7.2 to R3-24.
Amend the General Plan Land Use Map and Zoning Map to apply the R3-24 Overlay
designation to the parcels in Site 2.
Amend the Zoning Code to allow required covered parking for multi-family developments
to be provided with either carports or garages.
Amend the Zoning Code to allow transitional and supportive housing subject only to
those restrictions that apply to other residential uses of the same type in the same zone.
Amend the Zoning Code definition of family in conformance with state law.
Environmental Analysis and Conclusions
Program 2 calls for changes in the Land Use Element and zoning regulations tocreate
additional capacity for at least 42 potential housing units at a density of 20-24 units/acre. These
amendments would make minor revisions to the distribution of land uses in the city by
increasing the amount of land designated in the General Plan for Medium High Density
Residential by 1.07 acres with a corresponding 1.07-acre reduction in the amount of land
designated for Low Density Residential, and applying an R3-24 overlay designation to
approximately 4 acres of property currently designated Medium Density Residentialin the
General Plan. This overlay designation would provide the option for multi-family development at
a density of 20-24 units/acre when at least 5% affordable housing units are provided.
As compared to the General Plan analyzed in the FEIR, these proposed changes to land use
designations would result in a net potential increase of approximately 48 additional housing
units in the City if the optional overlay were utilized on all three affected parcels. These changes
represents an increase of approximately 0.8% in the total housing units projected in the General
Plan. These changes would require only minor revisions to FEIR Sections 4H (Land Use and
Planning and 4J (Population and Housing) to reflect revised statistics and would not result in
new significant impacts not previously evaluated in the FEIR.
The proposed land use changes would also be expected to result in an increase in traffic of
approximately 300 daily trips generated by the potential 48 additional housing units that could
be developed if the overlay designation were exercised on all three of the redesignated sites.
Attachment: Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
This potential traffic increase
would not result in new significant impacts not previously evaluated in the FEIR because all new
developments must be analyzed for conformance with the SANBAG Congestion Management
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FEIR Addendum for the 2013-2021 Housing Element and Related Amendments
City of Grand Terrace
April 21, 2015
Page 6
Program Traffic Impact Analysis Guidelines (Circulation Element Policy 3.1.5), which requires
appropriate mitigation for impacts to the circulation network.
No major revisions are required to other section of the FEIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously identified
significant effects.
As discussed above, the proposed zoning changes noted in Programs 12 and 13 related to
parking standards, transitional and supportive housing, and the definition of family would not
result in the potential for significant environmental impacts that were not previously considered
in the General Plan FEIR. Therefore, pursuant to CEQA Guidelines Sections 15162 and 15164,
a subsequent or supplemental EIR or IS/ND is not required.
Attachment: Addendum_2013-2021 Grand Terrace Housing Element_2016-04-21 (1885 : GPA 16-02, ZCA 16-01 and ZC 16-01)
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