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Housing Element
Housing Element
2014-2021
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Table of Contents
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8.0 HOUSING ELEMENT
8.1 Introduction..........................................................................................VIII-1
8.1.1 Purpose.............................................................................................VIII-1
8.1.2 Background.......................................................................................VIII-1
8.1.2.1 Function of the Element...............................................................VIII-1
8.1.2.2 Public Participation......................................................................VIII-1
8.2 Relationship to Other Plans and Programs..........................................VIII-3
8.2.1 California Law...................................................................................VIII-3
8.2.2 Relationship to Other Plans...............................................................VIII-4
8.3 Review of Element and Past Accomplishments...................................VIII-5
8.4 Community Profile...............................................................................VIII-6
8.4.1 Population Trends and Projections...................................................VIII-6
8.4.1.1 Population....................................................................................VIII-6
8.4.1.2 Household Composition, Size and Tenure...................................VIII-6
8.4.1.3 Ethnicity.......................................................................................VIII-7
8.4.1.4 Age Characteristics......................................................................VIII-8
8.4.1.5 Household Income Characteristics..............................................VIII-9
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8.4.2 Employment Trends and Projections..............................................VIII-12
8.4.3 Housing Trends and Projects..........................................................VIII-14
8.4.3.1 Historical Residential Construction Trends................................VIII-14
8.4.3.2 Age and Condition of Residential Structures.............................VIII-15
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8.4.3.3 Overcrowding.............................................................................VIII-16
8.4.3.4 Vacancy Rates...........................................................................VIII-17
8.4.3.5 Housing Affordability..................................................................VIII-18
8.4.3.6 Overpayment.............................................................................VIII-19
8.5 Housing Needs..................................................................................VIII-21
8.5.1 Existing Needs...................................................................................VIII-21
8.5.2 2014 – 2021 RHNA............................................................................VIII-22
8.5.3 Resource Inventory............................................................................VIII-22
8.5.3.1 Land Inventory...........................................................................VIII-22
8.5.3.2 Suitability of Non Vacant Sites...................................................VIII-33
8.5.3.3 Realistic Capacity......................................................................VIII-34
8.5.3.4 Zoning for Lower-Income Households........................................VII-34
8.5.4 Special Housing Needs......................................................................VIII-35
8.5.4.1 The Disabled................................................................................VIII-36
8.5.4.2 The Elderly...................................................................................VIII-37
8.5.4.3 Large Family Households.............................................................VIII-38
8.5.4.4 Single Parent Households............................................................VIII-38
8.5.4.5 Farm Worker Housing................................................................VIII-39
8.5.4.6 Homeless...................................................................................VIII-39
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8.5.4.7 At Risk Housing.........................................................................VIII-42
8.5.4.8 Zoning for a Variety of Housing Types.......................................VIII-43
8.6 Constraints......................................................................................VIII-45
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8.6.1 Physical Constraints..........................................................................VIII-44
8.6.2 Market Constraints.............................................................................VIII-45
8.6.2.1 Construction Costs....................................................................VIII-45
8.6.2.2 Land Costs.................................................................................VIII-46
8.6.2.3 Financing...................................................................................VIII-46
8.6.2.3.1 Developer Financing.............................................................VIII-46
8.6.2.3.2 Homebuyer Financing..........................................................VIII-46
8.6.3 Government Constraints....................................................................VIII-47
8.6.3.1 Land Use Controls.....................................................................VIII-47
8.6.3.1.1 Density.................................................................................VIII-47
8.6.3.1.2 Development Standards.......................................................VIII-48
8.6.3.1.3 Parking Standards................................................................VIII-50
8.6.3.1.4 Open Space Requirements..................................................VIII-51
8.6.3.1.5 Design Review Standards....................................................VIII-51
8.6.3.2 Building Codes...........................................................................VIII-52
8.6.3.3 Development Filing Fees...........................................................VIII-52
8.6.3.4 Development Impact and Building Permit Fees.........................VIII-54
8.6.3.5 Permit Processing......................................................................VIII-56
8.6.3.6 Service and Facility Infrastructure..............................................VIII-57
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8.6.3.7 Jobs/Housing Balance...............................................................VIII-58
8.6.3.8 Constraints on Persons with Disabilities....................................VIII-58
8.7 Housing Plan.....................................................................................VIII-60
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8.7.1 Goals and Policies..........................................................................VIII-60
8.7.2 Housing Programs..........................................................................VIII-62
8.7.2.1 Programs to Provide Adequate Sites.........................................VIII-62
8.7.2.2 Programs to Assist the Development and/or Availability Of
Affordable Housing....................................................................VIII-63
8.7.2.3 Programs to Mitigate Governmental Constraints.......................VIII-64
8.7.2.4 Programs to Conserve and Improve Existing Housing Stock.....VIII-65
8.7.2.5 Programs to Promote Equal Housing Opportunities..................VIII-67
8.7.3 Quantified Objectives......................................................................VIII-68
8.8 Opportunities for Energy Efficiency....................................................VIII-69
8.8.1 Building and Site Design.................................................................VIII-69
8.8.2 Energy Efficiency............................................................................VIII-70
8.9 Financing Resources.........................................................................VIII-72
8.9.1 Federal and State Resources..........................................................VIII-72
8.9.2 Local Resources.............................................................................VIII-73
Appendix 8-1 Evaluation of 2006-2013 Housing Programs.........................................A-1
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8.0 HOUSING ELEMENT
8-1 Available Sites...................................................................................VIII-33
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Housing Element
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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 CityÓs housing needs.
In order to achieve the ultimate goal of
ensuring that every Grand Terrace resident
secures a safe and decent place to live within
a satisfactory environment, the Housing
Element promotes a close coordination of
housing policies and programs at local, state
and federal levels.
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The Housing Element functions as an integral part of the CityÓs efforts to manage the
development of incorporated lands. The City balances the need to ensure adequate housing for
all current and future residents against the need to provide infrastructure and services. The
Housing Element includes a description of existing housing types, the condition of existing units,
an analysis of overcrowding, overpayment, special housing needs, and the demand for affordable
housing in the City. The Element also includes a discussion of the progress made over the
previous planning period, and projections of needs for the next five years.
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California law requires that local governments include public participation as part of the housing
element. Specifically, Government Code section 65583(c)(7) states Ðthat 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
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effort.Ñ State law does not specify the means and methods for participation; however, it is
generally recognized that the participation must be inclusive.
The Planning Commission conducted a public workshop on September 5, 2013. The workshop
provided an overview of the purpose and statutory requirements governing Housing Elements,
and its contents. Notices were posted and placed in the Blue Mountain Outlook, which is
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delivered to all property owners in the City. Notices were also sent to several organizations that
would have an interest in housing within the City.
Issues raised during the meeting includeÈ
A public meeting was conducted by the City Council on September 24, 2013,
Duly noticed public hearings were held before the Planning Commission and City Council. All
meetings and hearings were fully noticed per State planning law. In addition notices were placed
in the Blue Mountain Outlook, which is mailed to all property owners in the City.
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California Government Code requires that every City and County prepare a Housing Element as
part of its General Plan. In addition, State law contains specific requirements for the preparation
and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has
found that:
(1)The availability of housing is of vital statewide importance, and the early attainment of
decent housing and a suitable living environment for every California family is a priority
of the highest order.
(2)The early attainment of this goal requires that cooperative participation of government
and the private sector in an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels.
(3)The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4)Local and state governments have a responsibility to use the powers vested in them to
facilitate the improvement and development of housing to make adequate provision for
the housing needs of all economic segments of the community.
(5)The legislature recognizes that in carrying out this responsibility, each local government
also has the responsibility to consider economic, environmental, and fiscal factors and
community goals set forth in the General Plan and to cooperate with other local
governments, and the state, in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
(1)To ensure that local governments recognize their responsibilities in contributing to the
attainment of the State housing goal.
(2)To ensure that cities and counties prepare and implement housing elements which, along
with federal and State programs, will move toward attainment of the State housing goal.
(3)To recognize that each locality is best capable of determining what efforts are required by
it to contribute to the attainment of the State housing goal as well as regional housing
needs.
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(4)To ensure that each local government cooperates with other local governments to address
regional housing 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 five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the objectives
of the housing element in order to meet the housing needs of all economic segments of
the community.
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The Housing Element is an integral part of the General Plan and holds strong relationships with
other elements. Since residential development is a primary land use in the City, it is directly tied
to the Land Use Element and must be compatible with surrounding existing and proposed land
uses. The siting of housing is also dependent upon the location of streets and transportation
systems to move people from their homes to jobs, shopping, schools, and recreation facilities and
to provide goods and services to the residences (Circulation Element). Homes must also be
located in areas free of hazards (Public Safety Element), and away from major noise generators
(Noise Element). In addition, residents are dependent upon utilities, police, fire and other public
services (Public Services & Facilities Element) and require recreation facilities (Open Space &
Conservation Element).
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State Housing Element guidelines require all jurisdictions to include an evaluation of their
previous Housing ElementÓs 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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To effectively determine the present and future housing needs for the City of Grand Terrace,
population variables, such as demographic and socio-economic characteristics and trends must
first be analyzed. The following description of the community of the City of Grand Terrace is a
capsulation of available data from the U. S. Census Report, data from the California Department
of Finance, projections from Southern California Association of Governments (SCAG), and
various other informational sources.
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Population trends over the last three decades are shown in Table 8.1. Grand Terrace grew half as
much in the last decade as the one prior, at a modest 3.4%; while San Bernardino CountyÓs
growth has remained consistent at about 20%.
Table 8.1
Population Trends
GrowthGrowth
199020002010
1990-20102000-2010
Grand Terrace 10,946 11,626 12,025 6.2% 3.4%
San Bernardino County1,418,3801,709,434 2,035,21020.5% 19.1%
Source: U.S. Census, 1990, 2000, 2010
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The CityÓs population of 12,025 persons is estimated to reside in 4,399 households with an
average of 2.71 persons per household. Within these households, the Census reports that 70%
were family households. Non family households in the City total 1,336 (30.4%). Of those
households, almost 40% of the householders are over 65 years of age. Table 8.2 depicts the
household composition of the City in comparison to the County of San Bernardino.
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Table 8.2
Household Composition
City of Grand Terrace and County of San Bernardino
CitySan Bernardino County
Household TypeNumber%Number%
Family Households3,06369.6%470,44076.9%
1,348 -- 242,985 --
With children < 18 years
Non-Family Households1,33630.4%141,63423.1%
Householder living alone1,026 -- 141,178 --
395 -- 38,924 --
Householder > 65 years
Total Households4,399100%611,618100%
Average Household Size 2.71 3.26
Source: U.S. Census, 2010
Of the occupied units in the City of Grand Terrace, 63.4% are owner-occupied and 36.6% are
renter-occupied. Housing tenure is an indicator of the housing market. Communities need an
adequate supply of both to be able to provide a range of housing alternatives for households with
varying incomes, household sizes and compositions, and lifestyles. As shown in Table 8.3
below, the tenure of housing in the City of Grand Terrace is nearly identical to that in the County
of San Bernardino.
Table 8.3
Housing Tenure for Grand Terrace and County of San Bernardino
City of Grand TerraceCounty of San Bernardino
TenureUnits%Units%
Owner Occupied2,78863.4% 383,57362.7%
Renter Occupied 1,61136.6% 228,04537.3%
Total Occupied Units4,399100%611,618100%
Source: U.S. Census, 2010
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Table 8.4 shows the ethnic composition in Grand Terrace in comparison to San Bernardino
County. Overall the City has a larger percentage of the White population and a lesser percentage
of the Hispanic or Latino population than San Bernardino County. Even though the City is still a
predominately White community the demographics have changed significantly. The White
1
population has decreased from 61% of the population in 2000 to 46% in 2010, whereas, the
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
Residents PercentResidents Percent
Not Hispanic or Latino 7,317 60.8% 1,034,065 50.8%
White 5,575 46.4% 677,598 33.3%
Black or African American 637 5.3% 170,700 8.4%
American Indian/Alaska Native 42 0.4% 8,523 0.4%
Asian 735 6.1% 123,978 6.1%
Native Hawaiian/Pacific Islander 21 0.2% 5,845 0.3%
Other races or 2+ races 307 2.5% 47,421 2.3%
Hispanic or Latino (any race) 4,708 39.2% 1,001,145 49.2%
Total12,025 100%2,035,210 100%
Source: U. S. Census, 2010
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The distribution of population by age groups is an important factor in determining the general
population make up and possible future housing needs. A breakdown of the City of Grand
TerraceÓs and San Bernardino CountyÓs population by age for 2000 and 2010 is presented in
Table 8.5. As seen in this Table, the City experienced a decrease in the number of residents
between the ages of 35-49, and an increase in the percentage of residents at the age of 65 and
older.
Population by age of the County of San Bernardino is similar to that of the City, except that the
County did not experience the same growth as the City did in the 65 and older population. The
median age of County residents remains younger than that of the City, by four years.
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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 Residents 756 751 143,076158,790
Percent of Total 6.5% 6.2% 8% 7.8%
Population 5-19 Years
Number of Residents 2,6272,346 463,192505,787
Percent of Total 22.6% 19.5% 27% 24.8%
Population 20-34 Years
Number of Residents 2,3682,764 364,607441,999
Percent of Total 20.4% 22.9% 21% 21.8%
Population 35-49 Years
Number of Residents 2,8732,305 385,308415,460
Percent of Total 24.7% 19.2% 23% 20.4%
Population 50-64 Years
Number of Residents 1,7482,361 206,792331,646
Percent of Total 15% 19.6% 12% 16.2%
Population 65 and Over
Number of Residents 1,2451,498 146,549181,348
Percent of Total 10.7% 12.4% 9% 9%
Population Median Age35.336.130.331.7
Source: U.S. Census, 2000 & 2010
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Household income is a primary factor addressing housing needs in a community because the
ability of a household to afford housing is related to the householdÓs income. The State of
California Department of Housing and Community Development (HCD) surveys households in
each county on an annual basis to determine the median income. The median income is also
adjusted for households of different sizes. Households are then grouped into four income groups
for purposes of determining the need for assistance. The 2010 San Bernardino County median
income for a household of four persons is $65,000. Based on 2010 categories, these income
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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$19,500
Very Low 31% to 50% of Median $32,500
Lower 51% - 80% of Median $52,000
Moderate 81% - 120% of Median $78,000
Above Moderate Over 120% of Median$78,000+
Source: California HCD, 2010
According to the California Department of Finance, the 2010 median household income in Grand
Terrace was $67,926, 127% higher than the San Bernardino County household median income of
$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 $45,298 85%
Fontana$57,965 102%
Grand Terrace$67,926127%
Highgrove* $41,545 78%
Highland$52,202 98%
Loma Linda $48,371 91%
San Bernardino $39,427 74%
San Bernardino County $53,260 100%
Redlands $60,970 114%
Riverside* $64,618 121%
Riverside County* $59,419 112%
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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 Low385 10%
Very Low 500 13%
Lower 660 17%
Moderate 554 14.3%
Above Moderate 1,769 45.7%
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
CityÓs housing needs. However, as demonstrated in Table 8.9 below, household income levels
within the City are quite varied.
Table 8.9
Household Income in Grand Terrace
2000 CENSUS2010 CENSUS
Income
No. of Percent of No. of Percent of
HouseholdsHouseholdsHouseholdsHouseholds
$ 0 - $ 9,999 146 3.5% 224 5%
$ 10,000 - $14,999 187 4.5% 152 3.4%
$ 15,000 - $24,999 449 10.7% 356 8%
$ 25,000 - $34,999 354 8.4% 440 9.9%
$ 35,000 - $49,999 730 17.4% 526 11.8%
$ 50,000 - $74,999 1,16927.9% 792 17.8%
$ 75,000 - $99,999 676 16.1% 916 20.6%
$100,000 - $149,999 357 8.5% 603 13.6%
$150,000 or more128 3.1% 440 9.9%
4,196100%4,449100%
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Source: U.S. Census, 2000 and 2010
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Economic characteristics, such as the employment rate, also affect housing needs of residents.
The jobs available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford. In 2010, approximately 6,031 residents 16 years of age or
older were in the work force. The majority of City residents are employed in the management,
business and science and art industries (36.9%) and in the sales and office industries (28.8%).
According to the 2010 U.S. Census, these two categories were also the highest employment
sectors for San Bernardino County residents, 28% and 26%, respectively.
Table 8.10
Employment by Occupation Grand Terrace
OccupationJobsPercentage
Management, business, science and art 2,225 36.9%
Service 914 15.1%
Sales and office1,736 28.8%
Natural resources, construction, and maintenance 535 8.9%
Production, transportation, and material moving 621 10.3%
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 Î San Bernardino Metropolitan Statistical Area
is expected to add 206,700 new jobs into San Bernardino and Riverside Counties, bringing the
2
employment numbers to 1,464,600 by 2020. This is a growth of 16.5% between 2010 and 2020.
Generally, residents that are employed in well-paying occupations have less difficulty obtaining
adequate housing than residents in low paying occupations. Table 8.11 lists the top ten fastest
growing occupations and occupations with the most job openings between 2010 and 2020 for the
Riverside Î 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
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in the retail and service sectors. These jobs ordinarily do not provide the income needed to buy a
new home in the City.
2
California Employment Development Dept., Labor Market Information Division, Sept. 2012
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Table 8.11
Riverside-San Bernardino Counties
Top 10 Fastest Growing Occupations and Top 10 Occupations with the Most Job Openings
Employment
MedianMedian
Fastest Growing Occupations
Education Level
Change
HourlyAnnual
Home Health Aides Less than high
54% $9.71 $20,204
school
Veterinary Technologists and
52% $14.72 $30,611 AssociateÓs degree
Technicians
Emergency Medical Technicians and Post-secondary,
43% $14.02 $29,155
Paramedics non-degree
Market Research Analyst and
43% $27.24 $56,642 BachelorÓs
Marketing Specialists
Meeting, Convention, and Event
40% $20.88 $43,447 BachelorÓs
Planners
First-Line Supervisors of Helpers,
HS diploma or
40% $22.95 $47,728
Laborers, And Material Movers, Hand equivalent
Personal Care Aides Less 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 $46,796 AssociateÓs Degree
Logisticians
37% $33.46 $69,583 BachelorÓs
Total Jobs MedianMedian
Occupations with Most Openings Education Level
(Sum)HourlyAnnual
Less than high
Retail 23,420 $10.09 $21,003
school
Less than high
Cashiers 21,160 $9.68 $20,134
school
Laborers And Freight, Stock And
Less than high
18,380 $11.89 $24,727
Material Movers, Hand school
Combined Food Preparations And Less than high
14,670 $9.06 $18,863
Serving Workers school
Less than high
Waiters And Waitresses 13,180 $8.95 $18,623
school
High school
Heavy And Tractor-Trailer Drivers 10,910 $19.35 $40,243
diploma, equivalent
Less than high
Personal Care Aides 10,570 $9.32 $19,379
school
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Less than high
Stock Clerks And Order Fillers 9,120 $11.00 $22,892
school
Registered Nurses 8,950 $39.06 $81,242 AssociateÓs degree
High school
Office Clerks, General 7,880 $14.60 $30,368
diploma, equivalent
Source: California Employment Development Department, Labor Market Information Division, September 2012
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As shown in Table 8.12, the CityÓs 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
2000 2010 Growth
Structure Type
Units%Units%Units% Change
Grand Terrace
Single Family 3,038 68% 3,017 65% -21 -1%
Multi-family 1,170 26% 1,340 29% 170 14.5%
Mobile homes 250 6% 292 6% 42 17%
Total Units 4,458 100% 4,649 100% 191 4%
San Bernardino County
Single Family 442,652 74% 523,605 75% 80,653 18%
Multi-family 116,577 19% 132,528 19% 15,951 14%
Mobile homes 41,840 7% 43,504 6% 1,664 4%
Total Units 601,369 100% 699,637 100% 98,268 16%
Source: Department of Finance, E-8 2010
As illustrated in Table 8.13, almost 65% of Grand TerraceÓs housing units are single family;
2.7% are multi-family (e.g. townhomes, condominiums, duplexes, triplexes, etc.) and 6% are
mobile homes. The overall percentage of single family homes in the County is higher than
Grand Terrace at 72%, while the percentage of multiple-family is 20%.
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Table 8.13
Household Composition
Housing Composition
Housing Product
Number of UnitsPercent of Units
Single Family
Single Family Detached 2,893 62%
Single Family Attached 1242.7%
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
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The age of a structure has a significant effect on its physical condition. Homes generally begin
to show age after 30 years and require some level of maintenance. This typically includes roof
repair, painting, landscaping, and exterior finishes. Homes between 30 and 50 years typically
require more significant maintenance and even renovation. Generally, homes built 50 or more
years ago (unless well maintained) are more likely to require substantial repairs or need
renovation to meet current building codes. However, by itself, age is not a valid indicator of
housing condition, since proper care and continued maintenance will extend the physical and
economic life of a unit. One the other hand, a lack of normal maintenance coupled with an aging
housing stock can lead to the serious deterioration of individual units and entire neighborhoods.
Table 8.14 shows the year when housing was built in Grand Terrace. According to the 2010
Census, 54% of the CityÓs 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%
1990Ós 402 9%
1980Ós 1,211 26%
1970Ós 1,318 28%
1960Ós 936 20%
1950Ós 283 6%
1949 or earlier 181 4%
4,651100%
Total
Source: U.S. Census, 2010
An exterior windshield housing survey was conducted in March of 2008. This sample survey
was limited to those areas in the City where the housing stock is known to be older, and included
approximately 22% of the CityÓs housing stock. The windshield survey categorized the
condition of the housing stock into three levels: those needing no rehabilitation; those needing
moderate rehabilitation such as exterior repainting or missing roof shingles; and those needing
substantial rehabilitation, such as sagging roofs or walls.
The sample survey found that approximately 79 units may need moderate rehabilitation and only
two units may need substantial rehabilitation. This suggests that overall, for its age, the CityÓs
housing stock is in good condition. This estimate seems reasonable given that the housing
market was strong during 2000-2008, and rising property values encouraged homeowners to
make necessary repairs. Also, the City is proactive in ensuring that properties are well
maintained.
The U.S. Census reports that a small percentage of housing units in the community lack
complete kitchens or bathrooms. The vast majority of housing (99%) has complete plumbing and
kitchen facilities. The quality of housing distinguishes Grand Terrace from many older
communities in the region. Nevertheless, given that the majority of the CityÓs housing stock was
constructed in the 1970Ós and 1980Ós it is likely that some level of rehabilitation will be required
during the planning period.
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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 communityÓs population. An average size residential unit has five rooms
(kitchen, dining/family room, living room and two bedrooms) and can accommodate a family of
up to five without being considered overcrowded. Overcrowding is said to occur when there is
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more than one resident per room, excluding bathrooms, and severe overcrowding exists when
there are more than 1.5 residents per room.
According to the 2005-2009 American Community Survey, 1% of homeowners and 4% of
renters are experiencing overcrowding, substantially lower than that of the San Bernardino
County region. Although not a significant number, Table 8.15 also suggest that large family
rental housing may be needed to alleviate overcrowding.
Table 8.15
Overcrowding by Housing Tenure
City of Grand Terrace and San Bernardino County
City of Grand TerraceSan Bernardino County
Overcrowding Condition
OwnersRentersOwnersRenters
No overcrowding 2,761 1,345 364,808176,500
Overcrowded 40 53 15,169 20,894
Severely Overcrowded 0 41 4,4516,974
Total Households2,8011,439384,428204,368
No overcrowding 99% 93% 95% 87%
Overcrowded 1% 4% 4% 10%
Severely Overcrowded 0% 3% 1% 3%
Source: Southern California Association of Governments, based on 2005-2009 American Community Survey
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The residential vacancy rate, a translation of the number of unoccupied housing units on the
market, is a good indicator of the balance between housing supply and demand in a community.
When the demand for housing exceeds the available supply, the vacancy rate will be low; driving
the cost of housing upward to the disadvantage of prospective buyers or renters.
In a healthy housing market, the vacancy rate would be between 5.0 and 8.0 per cent. These
vacant units should be distributed across a variety of housing types, sizes, price ranges and
locations within the City. This allows adequate selection opportunities for households seeking
new residences.
The California Department of Finance (2010) reports a City-wide vacancy rate of 5.29%,
suggesting a healthy balance between housing supply and demand. This rate compares favorably
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to the overall County vacancy rate of 12.6%.
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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. The 2010 income limits for
San Bernardino County are summarized in Table 8.16. The annual 2010 median income for a
four-person household in San Bernardino County is $65,000.
Table 8.16
Affordable Income Ranges
(4 Person Household)
CategoryPercent of Median IncomeIncome Range
Extremely Low 30% or Less of Median $19,500
Very Low 31% to 50% of Median $32,500
Low 51% - 80% of Median $52,000
Moderate 81% - 120% of Median $78,000
Above Moderate Over 120% of Median$78,000+
Median Income$65,000
Source: California HCD, 2010
According to State standards a household should pay no more than 30 percent of its gross income
on housing. Table 8.17 shows affordable rent and home purchase limits by income category
based on the County median income. These are maximum limits for a 4-person household and
used for discussion purposes, although it should be noted that the limits are adjusted based upon
household size. The affordability levels assume 30 percent of gross income for rent or mortgage
(principal, interest, taxes and insurance), utilities, and for home purchase a 10 percent down
payment, 1.25 percent in taxes and a 4 percent interest rate reflecting current conditions.
Table 8.17
Affordable Housing Prices and Rents by Income Group
Median Income Maximum Home Maximum Monthly
Income Category
1
(4-PersonHousehold) Purchase Price Rental 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
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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 Quick the median resale price for homes in Grand Terrace was
$185,000, this includes single family and multiple family units. Based on this median price
4
homeownership is affordable to low income households. According to Zillow.com 25
townhomes or condominiums sold between May 2012 and April 2013 for an average price of
$131,000, this would mean that attached housing is affordable to very low income households.
Zillow.com also list four mobilehomes for sale ranging in price between $19,000 and $45,000,
which would be affordable to extremely low income households. This household income group
is priced out of homeownership, except for mobilehomes.
A random sampling of apartment complexes in the City showed that the market rate for one-
bedroom apartments in the City rent from $750 to $950 a month, two-bedroom units rent
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 very low income households and above; whereas, lower income households are
priced out of detached single family detached housing.
The Blue Mountain Senior Villas, was subsidized by the CityÓs former redevelopment agency
and most of the units are income restricted to very low and low income households.
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A household is considered to be overpaying for housing (or cost burdened) if it spends more than
30 percent of its gross income on housing. Severe housing cost burden occurs when a household
pays more than 50 percent of its income on housing. The prevalence of overpayment varies
significantly by income, tenure, household type, and household size. Although overpayment data
by household income is not available, the impact of high housing costs typically falls
disproportionately on lower income and renter households. Table 8.18 shows that while a
greater percentage of Grand Terrace homeowners are overpaying in relation to renters, while, as
a percentage, twice as many renters are paying more than 50% of their income to pay for
housing.
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3 Southern California Association of Governments, Profile of the City of Grand Terrace, 2012
4 http://www.zillow.com/homes/recently_sold/Grand-Terrace-CA-92313/ accessed May 8, 2013
5 The Crest, The Highlands, Azure Hills Apartment and Blue Mountain Senior Villas complexes
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Table 8.18
Overpayment by Housing Tenure
City of Grand TerraceSan Bernardino County
Overpayment Condition
OwnersRenters*OwnersRenters
None 1,724 686 364,808176,500
Overpaying 660 248 15,169 20,894
Severely Overpaying 417 451 4,4516,974
Total Households2,8011,439384,428204,368
None 61.5%47.7%94.9% 86.4%
Overpaying 23.6%17.2%3.9% 10.2%
Severely Overpaying 14.9%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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California law requires all local governments to plan to facilitate and encourage the production
of housing to accommodate population and employment growth. To assist in that effort, SCAG
prepares a Regional Housing Needs Assessment, often referred to as the RHNA. The RHNA is a
key tool for local governments to plan for anticipated growth. The RHNA quantifies the
anticipated need for housing within each jurisdiction for an 8-year period. Communities then
determine how they will address this need through the process of updating the Housing Elements
of their General Plans
The RHNA identifies the CityÓs existing and future housing need broken down into four
household income categories:
ÐVery LowÑ - less than 50 percent of the median income
ÐLowÑ - 50 to 80 percent of the median income;
ÐModerateÑ - 80 to 120 percent of the median income; and
ÐAbove ModerateÑ - more than 120 percent of the median.
The previous planning period (2006-2013), shown in Table 8.19 below, included the following
RHNA target numbers:
Table 8.19
Regional Housing Need Assessment
2006 – 2013 Target
Income LevelRHNA Target
Very Low 80
Low 55
Moderate 63
Above-Moderate131
Total329
Source: SCAG, 2008
Through the adequate sites analysis the City demonstrated that 329 dwelling units could be
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accommodated through the planning period. However, in order to ensure availability of land for
lower income households, the City was required to re-zone at least 1.35 acres of land to a
minimum density of 20 dwelling units per acre to accommodate 27 low income dwelling units.
A general plan amendment and zone change to re-zone 2.52 acres to a new R3-20 (High Density
Residential) zone district was considered. However, during the public hearing process the City
only approved 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.
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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
2014 – 2021 Target
Income Level RHNA Target
28
Very Low
19
Low
22
Moderate
49
Above Moderate
118
Total
Source: SCAG, 2012
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State planning law requires that all
Housing Elements provide an inventory
of available land that will accommodate
the RHNA allocation. The available
properties must include the following:
Vacant residentially zoned sites
Vacant non-residentially zoned sites
that allow residential uses
Underutilized residentially zoned
sites, which are capable of being
developed at a higher density or
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with greater intensity.
Non-residentially zoned sites that
can be redeveloped for and/or
rezoned for residential uses.
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An inventory of all currently vacant or underutilized parcels currently zoned for residential
development or that permits residential development was prepared. Table 8.21 through Table
8.28 lists all parcels by AssessorÓs Parcel Number, current zoning and General Plan designation,
acreage, and realistic development density.
Table 8.22 Single Family Residential Hillside (RH) Zoned Properties
Parcels zoned RH are found along the west side of Blue Mountain. The permitted density within
the RH zone is one dwelling unit per acre. These parcels are characterized as large rural
residential lots on steep hilly terrain and numerous development constraints including steep
slopes, landslide potential, high fire hazards, sensitive habitat, excessive grading requirements,
limited access, and utility constraints. In consideration of the existing topography and other
physical constraints the City requires that development be subject to a specific plan or master
plan to establish site development standards such as setbacks, height limits and density, on a
project by project basis. Although the specific plan would allow flexibility in design and
development standards, these parcels are typically considered too expensive for affordable
housing due to the development constraints. Based on an analysis of the properties, the realistic
capacity within the RH zone is 72 additional single family lots.
Table 8.21
RH Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Hillside-Low Density 19 @ 0.65
0276-491-03Vacant 28.94 1 du/ac
Residential du/ac
Hillside-Low Density
0276-491-01Vacant 5.48 1 du/ac5 @ 1 du/ac
Residential
Hillside-Low Density
0276-491-02Vacant 1.02 1 du/ac1 @ 1 du/ac
Residential
Hillside-Low Density
0282-192-16Vacant 2.16 1 du/ac2 @ 1 du/ac
Residential
Hillside-Low Density 23 @ 0.5
1178-061-01Vacant 44.81 1 du/ac
Residential du/ac
Hillside-Low Density 22 @ 0.5
1178-251-01Vacant 42.91 1 du/ac
Residential du/ac
Total--125.32-72
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Source: Grand Terrace Community Development Department, 2013
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Table 8.22 Single Family Residential - 20,000
sq. ft. min. (R1-20) Parcels
R1-20 parcels are typically characterized as larger
rural residential parcels at the foot of Blue
Mountain. Minimum lot size is 20,000 square feet
(1/2 acre). These parcels are typically constrained
by steeper slopes, limited access and utilities, and
high fire hazards, although not as much as
Residential Hillside (RH) lots. Non-vacant parcels
within this zone consist of older homes on large lots
that may be classified as underutilized, and that could be subdivided. Residential development
standards for the R1-20 zone district are contained in Table 8.38, and most single family
development can meet these standards. Permissible density within this zone district is 1-2
dwelling units per acre, and approximately 57 additional single family residential units could be
accommodated in this zone district.
Table 8.22
R1-20 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
0275-083-03 Underutilized 3.39 1-2 du/ac 4 @ 1.25 du/ac
Residential
Low Density
0275-083-34 Underutilized 3.09 1-2 du/ac 4 @ 1.25 du/ac
Residential
Low Density
0276-421-06 Underutilized 2.65 1-2 du/ac 2 @ 1 du/ac
Residential
Low Density
0276-431-08 Underutilized 3.15 1-2 du/ac 4 @ 1.25 du/ac
Residential
Low Density
0276-431-09 Underutilized 2.72 1-2 du/ac 2 @ 1 du/ac
Residential
Hillside-Open
1178-241-03 Vacant 10.00 1-2 du/ac 10 @ 1.5 du/ac
Space
Low Density
1178-161-76 Vacant 2.59 1-2 du/ac 3 @ 1 du/ac
Residential
Low Density
1178-191-02 Underutilized 18.00 1-2 du/ac 18 @ 1 du/ac
Residential
Low Density
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1178-231-02 Vacant 1.77 1-2 du/ac 2 @ 1 du/ac
Residential
Underutilized
Low Density
1178-241-01 8.00 1-2 du/ac 8 @ 1.5 du/ac
Residential
Total--55.36-57
Source: Grand Terrace Community Development Department, 2013
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Table 8.23 Single Family Residential - 10,000 sq. ft. min. (R1-10) Parcels
R1-10 parcels are characterized as a transition zone between the more rural R1-20 lots and
standard 7,200 square foot single family lots. The minimum lot size is 10,000 square feet and
they are generally located along the foot of Blue Mountain in areas of milder slopes and fewer
constraints than R1-20 and RH lots. Underutilized lots in this zone district consist of large lots
with only one residential unit that could be subdivided. Permissible density within this zone
district is 1-4 dwelling units per acre. Residential development standards for this zone district
are contained in Table 8.38. For single family development, the development standards are
typically not a constraint, and can be met. Realistic density is 3 dwelling units per acres, and the
identified parcels could support a total of 20 additional units.
Table 8.23
R1-10 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
0276-401-12 Underutilized1.02 1-4 du/ac 2 @ 2 du/ac
Residential
Low Density
0276-401-16 Vacant 0.87 1-4 du/ac 2 @ 2 du/ac
Residential
Low Density
0276-401-22 Vacant 0.23 1-4 du/ac 2 @ 1 du/ac
Residential
Low Density
0276-411-02 Vacant 3.10 1-4 du/ac 9 @ 3 du/ac
Residential
Low Density
0276-411-27 Vacant 1.67 1-4 du/ac 4 @ 2.5 du/ac
Residential
Low Density
0267-411-28 Vacant 0.65 1-4 du/ac 2 @ 3 du/ac
Residential
Total--7.54-20
Source: Grand Terrace Community Development Department, 2013
Table 8.24 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 family development in the
City. Lots are typically 7,200 square in size and were created in larger subdivisions. Permitted
density in this zone district is 1-5 dwelling units per acre. Residential development standards for
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this zone district are contained in Table 8.38. The development standards are typical for single
family development and similar to surrounding jurisdictions, are not a constraint to single family
development. Remaining R1-7.2 available lots are generally older infill lots or residences on
larger lots that could be subdivided to create additional housing opportunities. Lots created
under this zone designation can be developed in accordance with the development standards, and
it is anticipated that approximately 29 units could be accommodated in the R1-7.2 zone district.
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Table 8.24
R1-7.2 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Low Density
1167-161-31 Vacant 0.88 1-5 du/ac 3 @ 4 du/ac
Residential
Low Density
1167-201-03 Vacant 2.61 1-5 du/ac 9 @ 4 du/ac
Residential
Low Density
1167-271-11Vacant0.501-5 du/ac2 @ 4 du/ac
Residential
Low Density
1167-271-12 Underutilized 1.00 1-5 du/ac 2 @ 4 du/ac
Residential
Low Density
1167-281-03 Underutilized 0.93 1-5 du/ac 3 @ 3 du/ac
Residential
Low Density
1167-291-02 Underutilized 2.68 1-5 du/ac 10 @ 4 du/ac
Residential
Total--8.60-29
Source: Grand Terrace Community Development Department, 2013
Table 8.25 Multi-Family Residential (R2) Parcels
R-2 zoned parcels allow for
standard single family residential
units and lower density multi-family
residential units including duplexes,
triplexes, and fourplexes. These
residential units are permitted by
right. Permitted density in this zone
district is 1-9 dwelling units per
acre. Many of these lots are located
on the west side of the City and are
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
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existing residence. Given the sizes of these lots there is adequate underutilized area to be able to
accommodate additional units. Additionally, because of the existing residence it is likely that at
most two or three residential units would be accommodated. With this small level of
development, the existing residential uses are not a constraint to development on these lots
because they can usually be incorporated into the design of development. It is anticipated that a
minimum of 65 multiple family units could be constructed under the permitted base density.
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There is the ability for developers to apply for density bonuses that would allow densities greater
than that permitted, and development incentives which would include a relaxing of development
regulations, such as setbacks, parking and height standards; or apply to use the CityÓs newly
adopted PRD standards which allow density bonuses where energy efficiency methods are utilized
in project design.
Table 8.25
R2 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
0275-211-05 Underutilized 1.18 1-9 du/ac 4 @ 3.3 du/ac
Residential
Medium Density
0275-211-09 Underutilized 3.93 1-9 du/ac 8 @ 2 du/ac
Residential
Medium -Density
0275-211-17 Underutilized 1.06 1-9 du/ac 3 @ 3 du/ac
Residential
Medium Density
0275-211-58 Underutilized 1.52 1-9 du/ac 3 @ 2 du/ac
Residential
Medium Density
0275-223-12 Underutilized 2.0 1-9 du/ac 15 @ 8 du/ac
Residential
Medium Density
0275-223-40 Underutilized 1.09 1-9 du/ac 6 @ 4 du/ac
Residential
Medium Density
0275-223-41 Underutilized 0.90 1-9 du/ac 4 @ x 4 du/ac
Residential
Medium Density
0275-223-60 Underutilized 1.50 1-9 du/ac 8 @ 4 du/ac
Residential
Medium Density
0275-231-11 Underutilized 1.10 1-9 du/ac 4 @ 3.5 du/ac
Residential
Medium Density
0275-231-25 Underutilized 1.47 1-9 du/ac 10 @ 7 du/ac
Residential
Total - - 22.02 -105
Source: Grand Terrace Community Development Department, 2013
T
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able 8.26 Multi-Family Residential (R3) Parcels
The R3 zone is a zone intended for medium density multi-family residential uses. Development
in this zone may include apartments,
condominium, town homes, duplexes, triplexes,
and fourplexes at densities of up to 12 units per
acre. These residential units are permitted by
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
Table 8.38. 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 cold generate up to 233 multiple family units.
However, for purposes of adequate sites, this parcel is not included in the final calculations.
Therefore, exclusive of the mobile home park, a total of 74 additional multiple family units could
develop within the R-3 zone district. Developers could also apply for a density bonus that would
allow densities greater than that permitted, and development incentives which would include a
relaxing of development regulations, such as setbacks, parking and height standards; or apply to
use the CityÓs newly adopted PRD standards which allow density bonuses where energy
efficiency methods are utilized in project design
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
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Table 8.26
R3 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
Medium Density
#0275-211-53 Underutilized 21.23 1-12 du/ac 233 @ 11 du/ac
Residential
Medium Density
0275-251-77 Underutilized 0.64 1-12 du/ac 7 @ 11 du/ac
Residential
Medium Density
0275-331-01 Vacant 3.65 1-12 du/ac 35 @ 11 du/ac
Residential
Medium Density
*1167-341-02Underutilized0.381-12 du/ac2 @ 10.5 du/ac
Residential
Medium Density
1167-341-04 Underutilized 0.50 1-12 du/ac 4 @ 8 du/ac
Residential
Medium Density
1167-341-05 Underutilized 1.04 1-12 du/ac 11 @ ll du/ac
Residential
Medium Density
*1167-341-78 Vacant 1.33 1-12 du/ac 15 @ 11 du/ac
Residential
Total--28.77-307
Source: Grand Terrace Community Development Department, 2013
#This is an existing mobilehome park, 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 8.27 High Density Residential (R3-20) Parcels
The R3-20 is a new zone district created in accordance with Housing Program 8.8.1.s. The City
was successful in creating the new zone district, which allows a density of 20 dwelling units per
acre, and permits exclusively multiple family uses. Concurrently with the zoning code
amendment creating the new zone district, the City adopted a Zone Change and General Plan
Amendment, re-designating 0.81 acres were re-zoned to the new designation, which would
accommodate 16 dwelling units.
Table 8.27
R3-20 Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
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DensityCapacity
Medium Density
0275-251-04 Vacant 0.81 1-20 du/ac 16 @ 20 du/ac
Residential
Total--0.81-16
Source: Grand Terrace Community Development Department, 2013
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Table 8.28 Barton Road Specific Plan (BRSP-OP) Parcels
The Barton Road Specific Plan allows infill multiple family uses on parcels zoned BRSP-OP.
An analysis of the parcels with this zoning and the prevailing development pattern identified
three parcels that would support multiple family development. As shown on Table 8.28, 19
dwelling units could be accommodated within this zone district.
Table 8.28
BRSP-OP Zoned Available Parcels
AllowableRealistic Unit
APNGeneral PlanConditionAcreage
DensityCapacity
0276-202-45Office CommercialUnderutilized0.651-12 du/ac5 @ 12/du/ac
0276-202-46 Office Commercial Underutilized 0.32 1-12 du/ac 2 @ 8 du/ac
0276-202-70 Office Commercial Vacant 0.40 1-12 du/ac 12 @ 15 du/ac
Total--1.37-19
Source: Grand Terrace Community Development Department, 2013
Summary
Exhibit 8-1 depicts the available parcels that permit multiple family development as identified
Tables 8.25 through 8.28.
In addition to the parcels identified in the Tables above, the mixed use land 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, approximately 516 new units could be constructed
at buildout.
Table 8.29
Available Land for Residential Development
ZoneAcresCapacity
RH 125.32 72 units
R1-20 55.36 57 units
R1-10 7.54 20 units
R1-7.2 8.60 29 units
R2 22.02 65 units
R3 28.77 74 units
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
R3-20 0.81 16 units
BRSP-OP 1.37 19 units
Mixed Use 15.00 175 units
Total264.79509
Source: Grand Terrace Community Development Department, 2013
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Generally speaking, the single family residential designations will typically house moderate and
above-moderate household groups. Except that, as discussed in Section 8.4.3.5 Housing
Affordability section of this Element, the current median housing price of $185,000 means
housing is affordable to low income householders, as well. The multiple family residential and
mixed use designations are generally expected to house lower income households because of
their density and economies of scale. Based on the available sites inventory there is sufficient
land to accommodate 178 single family residential units, and sufficient land to accommodate 331
multiple family residential units. With the presumption that the multiple family zones provide
the bulk of low and lower income housing, then available sites for low and lower income
households can be accommodated during the planning period.
Therefore, as shown in Table 8.30, not only is there is sufficient land available to accommodate
the RHNA allocation of 118 units for this planning period but also sufficient land to
accommodate the 11 units from the previous planning period.
Table 8.30
Comparison of RHNA and Site Availability
LowModerateAbove
Land UseVery LowTotal
Moderate
2014-2021 RHNA 28 19 22 49 118
Available Sites
RH, R1-20 0 0 29 100
R1-10 0 0 20 0
R1-7.2 0 10 19 0
R2 0 65 0 0
R3, R3-20 90 0 0 0
Site Capacity 90 75 68 100
62564651
Surplus
Source: Grand Terrace Community Development Department, 2013
It should also be noted that developers of R2, R3 and R3-20 designated land may apply to use
the CityÓs recently adopted PRD standards. These standards allow density bonuses where energy
efficient practices are incorporated into the project design. In addition, on a case by case basis
the City will consider application of the R3-20 zone district upon additional properties.
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
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Exhibit 8-1 ÎAvailable Sites
_
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Development Trends: As discussed above the City is relying, primarily, on its multiple family
zones, BRSP-OP zone and anticipated mixed use project to generate lower-income housing.
Over the last planning period one multiple family project was completed in the City, and it was
the completion of a townhome development that was left partially completed. These were market
rate units. Additionally, a 23-unit low income family housing rental housing development was
proposed on City-owned property; however, the project did not move forward due to difficulty in
obtaining financing.
It is evident however, that because of the economies of scale associated with multiple family
developments, it is likely that multiple family development will continue to provide affordable
housing in the City. Additionally, incentives will likely be necessary to encourage higher density
and affordable units.
A proposed 80-acre specific plan project is proposed adjacent to I-215 and south of Barton Road.
The project area is comprised of vacant and non-vacant land, some currently owned by the
Successor Agency to the City of Grand Terrace, and includes the assimilation of multiple parcels
and redevelopment of lands. This project includes a mixed use component and it is anticipated
that an additional 175 multiple family residential units would be generated. Because a specific
plan is being proposed for the project it has the added benefit of creating the development
standards that would apply to the residential component.
Multiple family infill development in the BRSP-OP zone are allowed a density of 1-12 units per
acre and are subject to the residential standards contained in Chapter 18.10 (RH, R1, R2 and R3
Zones) as shown in Table 8.38, including state density bonus law provisions. Under the
provisions of the Barton Road Specific Plan for mixed use development, the residential
component is not tied to the development standards shown in Table 8.38; it is, however,restricted
to second floor levels of buildings. Mixed use development would be subject to the standards of
the underlying zone district, including lot coverage, height, parking and setbacks. Densities may
not exceed those of the residential, commercial and industrial designations of the General Plan
and zoning; and it is anticipated that densities will be established through the Mixed-Use
process.
Market conditions: Grand Terrace is a small bedroom community located amidst the
employment areas of surrounding jurisdictions, and adjacent to the I-215 Freeway, a major
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
commuting corridor to jobs in Los Angeles and Orange Counties.
One of the major obstacles to providing housing to meet the needs of all economic segments of
the community is the nature of the housing market itself. The rate at which housing costs
accelerated during the 1990Ós and 2000Ós created a serious national problem. This problem was
magnified in California as a whole, and particularly in Inland Empire communities such as
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Grand Terrace, where housing costs rapidly inflated. As a result of the housing boom of the
early 2000Ós, housing in Grand Terrace has become less affordable with the cost of a typical
single family residence increasing an average of 260 percent from 2000 to 2007.
However, the recent downturn of the market significantly reduced housing prices throughout
Grand Terrace. Typically the gap between market-rate and what lower and moderate income
households can afford is large for single-family detached development. However, sales prices in
2012 have shown that single-family detached housing in Grand Terrace is affordable to low and
moderate income households.
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The City evaluated the implementation of its multiple family residential development standards,
including building height, building setbacks, building coverage and parking requirements by
reviewing recent multiple family development projects. These projects evaluated are R-3 zone
and most of the projects were designed at a density of about 11 units per acre which is
comparable with the realistic capacity identified in Table 8.27 (R3 Zoned Available Parcels).
Two other multiple family projects were built/approved prior to the CityÓs incorporation. The
556-unit Highlands Apartments is a 34.76-acre development yielded a density of 16 units per
acre. One hundred and eleven of the units have affordability covenants governing them. The
Preston Condo project, already recorded, has a permitted density of 15 units per acre, and will
require design review of the housing product. Twenty-five percent of the units within this
project are proposed to be restricted to moderate income households.
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Typically, it is difficult to accommodate affordable housing within single family development
without substantial subsidies, such as silent seconds, down payment assistance, etc. In the past,
the CityÓs Housing Office (now Community Development) purchased and rehabbed single
family units and sold to affordable households. This program was suspended in the early 2000Ós
due to rising housing prices. With the dissolution of redevelopment agencies the City does not
anticipate reactivating this program.
Usually, because of the economies of scale, affordable housing projects are generally developed
in zone districts that allow multiple family developments, such as the CityÓs Multiple Family
zone districts and Barton Road Specific Plan properties zoned for Infill Residential development.
Therefore, the City anticipates that housing for lower income households will be built on these
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
zone districts.
Grand Terrace is a small bedroom community working towards creating a greater commercial
tax and industrial base to improve the cityÓs jobs housing balance which is currently housing rich
and jobs poor. In previous planning cycles, multiple family units have been approved and/or
developed indicating that the market is accommodating multiple family projects. However, only
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the Blue Mountain Senior Villas project contains affordable rental housing units, which received
substantial subsidies from the CityÓs low-mod housing fund. Even with the opportunities for
financial subsidies, bonuses and development incentives, there is reluctance by developers to
accommodate affordable housing due to the recordation of long-term affordability covenants.
Table 8.31
Approved/Constructed Multiple Family Projects
Number of Allowable# of
ProjectZoningAcreage
UnitsDensityUnits/Density
Greenbriar R3 3.7 35 1-12 du/ac 10.35
Karger Homes R3 2 16 1-12 du/ac 8
Canal Street R3 3.6 42 1-12 du/ac 11.6
Hidden Gate R3 4.84 55 1-12 du/ac 11
*Blue Mountain
R3-S 6 6 1-12 du/ac 20
Senior Villas
* It should be noted that this project includes a 2.6 acre public park with the residential component built on 3.4 acres.
If only the 3.4 acres were considered, project density would be 35 dwelling units per acre.
The multiple family projects built or approved over the last few planning cycles (Table 8.31)
demonstrate that development is being constructed in accordance with the realistic capacity for
the R3 zone district. The developments are able to meet the provisions of the development
standards for the R3 zone. The one affordable project is the Blue Mountain Senior Villas which
is built at a density of 20 units per acre. A specific plan was also developed as part of this
project, which allows the developer to establish their own development standards in relation to
the site and project characteristics. This in turn provides a tremendous amount of flexibility in
development. It should be noted that the Blue Mountain Senior Villas project at a density of 20
units per acres was built with stricter provisions in lot coverage and building height than that
permitted in the Zoning Code, but at a lesser standard for parking (0.75 parking spaces per unit
as opposed to 2 spaces per unit).
Density does influence the financial feasibility of projects; however the constraint to affordable
housing in Grand Terrace has not necessarily been density but rather an interest by developers to
construct affordable units.
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There are households with identifiable special needs, as defined by California law, for which the
City must plan. Such groups have a greater difficulty in finding affordable housing due to
special circumstances, which may be related to employment, income, family characteristics,
disability or other conditions. As a result, some residents may experience a higher prevalence of
overpayment, overcrowding, or other housing problems. These groups include the disabled, the
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elderly, large households, female-headed households, farm workers, and the homeless. Each
special needs category is discussed in greater detail below.
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Table 8.32
Persons with Disabilities by Age
Disability by AgePersonsPercent
Age 5 to 15 Î total persons2,095
With a disability 105 5.0%
Sensory 20
Physical 40
Mental 57
Self-care 25
Age 16 to 64 Î total persons 7,668
With a disability 1,363 17.8%
Sensory 189
Physical 396
Mental 251
Self-care 161
Going outside the home 251
Employment disability 161
Age 65 and older Î total persons 1,197
With a disability 514 42.9%
Sensory 135
Physical 360
Disability by AgePersonsPercent
Mental 174
Self-care 156
Going outside the home 236
U.S. Census, 2000
Disabled persons have special housing needs. Depending on the disability their needs may be
proximity to public transit, services, and the workplace. Housing needs may include ramps,
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
lowered countertops, and widened doorways. The American Community Survey and 2010
Census did not track disabilities. However, because the CityÓs 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 CityÓs working population (ages between 16-64 years) has
a disability, with 12% of those disabled persons having an employment disability. For those
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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).
The City of Grand Terrace adopted Chapter 18.66 Reasonable Accommodations, which provides
a simple and inexpensive ($50.00) process for disabled persons to request to deviate from City
codes and regulations, such as ramps or accessible room additions within building setbacks.
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As reported in the 2010 Census 1,498 persons (12.4%) of Grand Terrace residents were over 65
years of age. This represents an increase of 255 elderly residents since the 2000 Census. It is
likely that the elderly population will continue to increase due to two factors:
1) The U.S. population nationwide is aging as the baby boom population (born between
1946 and 1964) approaches their senior years; and
2) Many long time residents chose to stay in the City.
As people age, they often find themselves facing additional housing problems they may not have
had to cope with previously. Senior households have special housing needs primarily due to
three major concerns: physical disabilities/limitations, income and health care cost.
Affordability can be an issue of special concern to the elderly, who are often on fixed retirement
incomes. Many elderly owner-households reside in mobile homes, which are among the lowest-
cost housing options in the City. In addition, the elderly may require assistance with
housekeeping, maintenance, and repairs to remain in their own homes as long as possible.
Special design features that may be needed include elimination of barriers such as steps and the
provision of recreational and social amenities for the elderly.
Table 8.33
Elderly Households in Grand Terrace
Renter Owner
Householder AgePercentPercent
householdHouseholds
64 years of age or
1,335 92.8%2,217 79.2%
younger
65 years of age or
104 7.2% 584 20.8%
older
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
Total1,439100%2,801100%
Source: U.S. Census, 2010
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Large households are an indicator of need for large units. Large households are generally
defined as households with 5 or more persons. Grand Terrace has 499 (11.8%) total households
consisting of five or more persons. Table 8.34 shows that the City is made up predominately of
1 to 4-person households. This suggests that the need for large units with four or more bedrooms
is expected to be significantly less than the need for smaller units.
Table 8.34
Household Size by Tenure
1-4 Persons5+ PersonsTotal Occupied
NumberPercentNumberPercentNumberPercent
Owner 2,435 65.1% 366 73.3% 2,801 66.1%
Renter 1,306 34.9% 133 26.7% 1,439 33.9%
Total3,741100%4991004,240100%
Source: Southern California Association of Governments, based on 2005-2009 American Community Survey
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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 Terrace currently has 791 single-parent
families with children, of which 348 are male-headed households and 443 are female-headed
households. The Census Bureau has not published data on the percentage of Grand Terrace
single parent families that are low income or have housing problems. However, as is common,
lower income single parents, particularly renters, experience the highest prevalence and severity
of overpayment and overcrowding.
Single-family detached rentals and multifamily housing with child-oriented amenities, such as
playgrounds and onsite childcare, would help meet the housing needs of Grand TerraceÓs 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 family 1,773 63.3% 57239.8%
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
Male householder, no wife present 1595.7% 18913.1%
Female householder, no husband
2308.2% 21314.8%
present
Non-family households 63922.8% 46532.3%
Total2,801100%1,439100%
Source: Southern California Association of Governments, based on 2005-2009 American Community Survey
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Based on the 2010 Census, there are 6,132 employed residents over the age of 16 years. Of
those workers, only 21 (0.23%) persons are employed as farm workers. Because the number of
existing employees in Grand Terrace are identified as being farm workers is so small, it is
anticipated that that their housing needs will be met through programs designed for lower income
households.
9/6/5/7!Ipnfmftt!
The homeless are the communityÓs most vulnerable residents. The homeless often face chemical
dependency, mental health problems, domestic violence, and other life-threatening conditions.
Individuals and families experience homelessness for a variety of reasons, and therefore a
homeless population may have a variety of needs. A homeless person may need medical care,
childcare assistance, credit counseling, substance abuse treatment, job training, and/or English
language education, among other services.
On January 24, 2013, a Point in Time homeless survey was conducted County-wide. The
homeless count was a joint effort between the San Bernardino County Homeless Partnership, the
San Bernardino County Office of Homeless Services, and the Institute for Urban Initiatives who
recruited over 400 community volunteers to implement the count and a subpopulation survey.
Preliminary findings found that there are 2,321 adults and children who are homeless on a given
day in San Bernardino County. Of the 2,321 persons, 1,247 (1,182 adults and 65 children) are
unsheltered and 1,074 (640 adults and 434 children) were sheltered (i.e. living in shelters,
transitional housing or received motel vouchers). The Point in Time count did not find any
6
homeless persons residing in Grand Terrace.
There is a variety of housing service providers in proximity to Grand Terrace that address a
range of needs. Providers are shown on Table 8.36, and this list is not intended to be all-
inclusive. These providers provide emergency shelter housing, transitional and permanent
housing, utility assistance, rental assistance, food assistance, and support services, such as
counseling, such as Inland Temporary Homes, located in Loma Linda, which provides a 90-day
shelter program and 21-24-month transitional housing program for homeless families with
children under 18 years of age. Currently, Inland Temporary Homes also teaches 24 classes
covering a complete range of subjects focused on developing personal skills to facilitate personal
growth, career employment services identify individual interests and skills to develop a career
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path, and counseling by a licensed psychologist facilitates mental health.
6
San Bernardino County 2013 Homeless Count and Subpopulation Survey: Preliminary Findings and
Recommendations
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Also, there are currently six residential care facilities located within the City of Grand Terrace.
The City has permitted these facilities to be established within its corporate boundaries in
accordance with Section 1566.3 of the Health and Safety Code. According to HCD, these
facilities meet the requirement for the provision of transitional housing as set forth in Section
65583 of the Government Code. Five of the facilities have occupancy of six persons per facility
for a total of 30 persons, and one facility is Emeritus, which provides assisted living and memory
care services. Emeritus is state-licensed for 150 beds. These facilities are providing important
transitional housing for 180 persons.
In 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 zone without a conditional use permit, and
subject to the same development and management standards that apply to the residential or
commercial uses within the same zone district.
Table 8.36
Homeless Providers
NameServices ProvidedLocation
Transitional housing, support
Cedar House Life Change Center Bloomington
services
Transitional housing, support
House of Hope Ministry Bloomington
services
Calvary Chapel Food bank Fontana
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 Link management, rental assistance, Fontana
utility assistance, support services
Transitional housing, Permanent
Hope Homes Highland
housing, support services
Transitional housing, case
Inland Temporary Homes Loma 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
Support services Ontario
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Community Services, Inc.
Emergency shelter, domestic
violence shelter, transitional
House of Ruth Ontario
housing, case management, support
services
Inland Valley Hope PartnersFood bank, support services Ontario
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NameServices ProvidedLocation
Transitional housing, case
Mercy House management, rental assistance, Ontario
utility assistance, support services
The Salvation Army Emergency shelter, support services Ontario, Redlands
Case management, utility assistance,
Building a Generation Redlands
support services
Transitional housing, case
Family Services Association of management, rental assistance,
Redlands
Redlands utility assistance, food bank, support
services
Transitional housing, case
Our House management, food bank, support Redlands
services
Emergency shelter, food bank,
The Blessing Center Redlands
support services
Transitional housing, case
Cathedral of Praisemanagement, rental assistance, Rialto
utility assistance, support services
Permanent housing, case
House of Prayermanagement, food bank, support Rialto
services
Case management, rental assistance,
Catholic Charities San Bernardino
utility assistance, support services
CDCR CSUSB Day Reporting Transitional housing, case
San Bernardino
Center management, support services
Emergency services (cold weather),
transitional housing, permanent
Central City Lutheran Mission San Bernardino
housing, case management, support
services
Transitional housing, permanent
Community Action Partnership of housing, Case management, rental
San Bernardino
San Bernardino County assistance, utility assistance, support
services, food bank
County of San Bernardino Permanent housing, case
San Bernardino
Department of Public Health management, support services
Emergency services, transitional
housing, permanent housing, case
Foothill AIDS Project San Bernardino
management, utility assistance, food
bank, support services
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Emergency services, transitional
Frazee Community Center housing, case management, support San Bernardino
services
Transitional housing, food bank,
House of Angeles San Bernardino
support services
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NameServices ProvidedLocation
Transitional housing, case
MaryÓs Mercy Center
management, food bank, support San Bernardino
VeronicaÓs Home of Mercy
services
Transitional housing, case
Option House, Inc. management, rental assistance, San Bernardino
utility assistance, support services
San Bernardino One Stop TAY Transitional housing, case
San Bernardino
Center management, support services
Emergency services, transitional
The Salvation Army housing, case management, food San Bernardino
bank, support services
Transitional housing, case
Time For Change Foundation San Bernardino
management, support services
Turrill Transitional Assistance Transitional housing, case
San Bernardino
Program Inc. management, support services
Source: San Bernardino County Homeless Partnership, 2012
9/6/5/8!Bu!Sjtl!Ipvtjoh!
As required by Government Code Section 65583, the City must analyze the extent to which low-
income, multi-family rental units are at risk of becoming market rate housing and, if necessary,
develop programs to preserve or replace these assisted housing units. The multiple assistance
programs include state or local mortgage revenue bonds, redevelopment tax increments, in lieu
fees or an inclusionary housing ordinance, or density bonuses. Low income multi-family housing
is considered to be at risk if it is eligible to convert to non-low income housing due to: 1) the
termination of a rental subsidy contract; 2) mortgage prepayment or 3) the expiration of
affordability restrictions. The time period that is to be considered in making this determination is
the ten year period following the last mandated updating of the Housing Element (2006-2013).
Based on the information contained in the ÐInventory of Federally Subsidized Low Income,
Rental Units at Risk of Conversion,Ñ compiled by the California Housing Partnership
Corporation, there are no federally assisted (HCD or FmHA), low income rental units within the
City. Likewise, there are no low income rental units within the City that have been developed
with the use of CDBG funds or as a result of an inclusionary housing ordinance.
However, there are 111 low income rental units that were constructed using a combination of
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density bonuses and local multi-family revenue bond financing. These units are located in the
Highlands Apartments, constructed by Forest City Development at 11750 Mount Vernon
Avenue. In 1999 these units were at risk to convert to market rate housing; however, the City
used its housing set-aside funds to secure these units until 2030.
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9/6/5/9!\[pojoh!gps!b!Wbsjfuz!pg!Ipvtjoh!Uzqft!
Second Dwelling Units: In 2002, the City adopted Chapter 18.69 Second Family Units of
Zoning Code to ensure that second units could be constructed on any single family
residentially zoned property. In 2012, Chapter 18.69 was amended to allow for
administrative approval of attached and detached second dwelling units and to allow them
in the RH, 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 BoardÓs review of
single family residences is generally limited to the architecture of the residences, including
design, materials, and landscaping. The process from submittal to issuance of building
permits is approximately 6 weeks.
Residential care facilities: Residential care facilities refer to a residence consisting of
supervision of persons, such as a group home, or rehabilitation facility that provide non-
medical care to persons in need of personal services, assistance, guidance, protection or
training for daily living. Residential care facilities serving 6 or fewer persons are permitted
by right in all residential zones. Facilities serving 7 or more persons are conditionally
permitted in all residential zone districts. Residential care facilities include homes for the
disabled and transitional housing facilities.
Transitional housing: Transitional housing facilities fall under the definition of residential
care facilities and are principally permitted in all residential zones if serving 6 or less
persons, and conditionally permitted in all residential zones if serving 7 or more persons.
Single-room occupancy units provide another form of affordable housing for low-income
persons. The CityÓs Zoning Code was amended in 2012 to allow SROÓs in the R3 zone
districts.
Emegency shelters: Senate Bill 2 adopted in 2007 amended housing element law regarding
the planing for emergency shelters to require at least one zone district where emergency
shelters are permitted without discretionary action, and subject to the same development
and management standards that apply to the residential or commercial uses within the same
zone district. The CityÓs Zoning Code was amended in 2012 to allow emergency shelters in
the M2 zone
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9/7!!DPOTUSBJOUT!
The ability of the private and public sectors to provide adequate housing to meet the needs of all
economic segments of the community is constrained by various interrelated factors. For ease of
discussion, these factors have been divided into three categories: 1) physical constraints; 2)
market constraints; and 3) governmental constraints. The extent to which these constraints are
affecting the supply and affordability of housing in the City of Grand Terrace is discussed below.
9/7/2!Qiztjdbm!Dpotusbjout!
Physical constraints to the development of
affordable housing within the City of Grand
Terrace focus upon the physical characteristics of
the majority of the remaining undeveloped land
within the City limits. The identified sites within
the Hillside Residential (RH) and R1-20 zone
districts are primarily located on the steep slopes of
Blue Mountain. Physical constraints include the
potential for land and rock slides, high fire hazards
and flooding. Although it is possible to mitigate
the physical constraints, the development
constraints associated with developing on steep
slopes and the provision of streets and utilities to
hillside areas along with the environmental issues
of landslides, high fire hazards and drainage issues substantially increases development costs and
therefore make these areas unsuitable for affordable housing.
The sites identified in the R1-10 are generally located along the foot of Blue Mountain and have
milder slopes and few constraints than in the RH and R1-20 zone districts. The identified sites
locates in the R1-7.2 zone district are located in areas with gradual slopes, if any. There are no
known environmental constraints in these areas that could impede development.
Identified sites within the multiple family zone districts are located on the relatively flatter
portions of the City. The identified sites located at the northwest portion of the City are located
in proximity to Interstate 215 and an industrial line of the Union Pacific Railroad line. The
Interstate and railroad line are potential environmental areas of concern relating to noise. Noise
impacts can generally be mitigated through enhanced construction measures such as sound
attenuation walls and would not be considered a significant environmental impact. There are no
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other known environmental constraints that could impede development on identified sites located
in the multiple family zone districts.
Approximately three additional vacant and non-vacant sites have been identified within the
Administrative Professional designation of the Barton Road Specific Plan area, which
conditionally permits multiple family uses. These parcels are relatively free of significant
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topographical constraints; utilities are readily available; and are free of any known environmental
constraints. The proposed mixed use project is located just east of the 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 typically be mitigated, so as not to preclude development. No other significant constraints
exist within this project area.
9/7/3!Nbslfu!Dpotusbjout
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.
9/7/3/2!!Dpotusvdujpo!Dptu!
Construction costs are influenced by the cost
of materials. As the softening of the housing
market decreases the amount of homes being
constructed throughout southern California,
the cost of many construction materials have
decreased, reflecting the lack of demand.
Construction costs will also vary based on the
type of material used, structural features
present, and project characteristics such as the
type and quality of the unit.
The single largest cost associated with
building a new house is the cost of building
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
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performance); b) availability of skilled construction crews who will work for less than union
wages; and c) use of manufactured housing (including both mobile home and modular housing).
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 economy of scale, provided that the building has
typical amenities and no structured parking. As the number of units developed increases,
construction costs over the entire development are generally reduced based on economies of
scale. This reduction in costs is of particular benefit when density bonuses are utilized for the
provision of affordable housing.
9/7/3/3!!Mboe!Dptut!
Grand Terrace is fortunate in that the cost of vacant land for residential development is relatively
affordable, especially when compared to the adjacent counties of Orange, Los Angeles, and San
Diego. Land prices are highly variable and depend on the density of development allowed,
whether the site has environmental constraints, and whether an existing use must be removed.
Land costs are also influenced by location and views, for instance, land costs are higher along the
hillside were valley floor views are afforded. Fluctuations in market conditions will also
influence land costs. For example, from 2000 through 2006 real estate values rose significantly,
however the recent downturn has resulted in a dampening effect on prices.
9/7/3/4!!Gjobodjoh!
9/7/3/4/2!!Efwfmpqfs!Gjobodjoh!
Construction financing costs also affect the feasibility of building new housing. In the past it
was not uncommon for developers to receive construction loans for 100% or more of a project's
estimated future value. However, recently, following the housing market downturn of the early
1990s, financial institutions tightened regulations for construction loans, which was repeated
again in the boom period of the early to mid-2000Ós. The tightened regulations often result in
developers having to put up at least 25% of the project value.
Although there is no hard threshold for how much required upfront equity is too much before a
residential project would be infeasible, the higher the proportion of equity required, the more
unlikely that a developer would proceed with the project. Not only would it require more up-
front cash, but higher equity contribution means a project must be able to achieve an even higher
value at completion in order to generate the cash flow needed to meet acceptable cash-on-cash
returns. These trends are anticipated to continue during the planning period.
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Housing affordability is also largely determined by interest rates. First-time homebuyers are
most impacted by financing requirements. Current mortgage interest rates for new home
purchases are at historically low levels of around 4% for a 30-year fixed-rate mortgage, which
increases housing affordability. Although rates are currently low, they can change significantly
and impact the affordability of the housing stock. The recent economic crisis has also resulted in
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a tightening of lending standards, as compared to the Ðeasy creditÑ practices in recent years.
Thus, a critical factor in homeownership involves credit worthiness. Lenders consider a personÓs
debt-to-income ratio, cash available for down payment, and credit history when determining a
loan amount. Many financial institutions are willing to significantly decrease down payment
requirements and increase loan amounts to persons with good credit rating. Persons with poor
credit ratings may be forced to accept a higher interest rate or a loan amount insufficient to
purchase a house.
In addition, The San Bernardino County Department of Economic and Community Development
also offers a Homeownership Assistance Program that provides financial assistance to eligible
households that may be used for down payment assistance or closing costs.
9/7/4!Hpwfsonfou!Dpotusbjout!
9/7/4/2!Mboe!Vtf!Dpouspmt!
9/7/4/2/2!Efotjuz!
The Grand Terrace General Plan sets forth the CityÓs policies for guiding local development.
These policies, together with existing zoning regulations, establish the amount and distribution of
land to be allocated for various uses throughout the City.
Residential development in the City of Grand Terrace is permitted under the land use categories
shown in Table 8.37 and in accordance with the Land Use Element of the General Plan:
Table 8.37
General Plan Residential Designations
Land Use CategoryAllowable ZonesGross Allowable Density
Hillside ResidentialR-1 (20) 0 Î 1 Du/Net Ac
Low Density Residential R-1 (7.2), R-1 (10), R-1 (20)1 Î 5 Du/Net Ac
Medium Density ResidentialR-2, R-3 1 Î 12 Du/Net Ac
Medium High Density R3S, R3-20 12 Î 20 Du/Net Ac
Residential
Source: Grand Terrace Community Development Department, 2013
Pursuant to City Zoning Code Section 18.10.040, a density bonus of up to 35% may be approved
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in accordance with California Density Bonus Law, when a developer provides housing for low to
moderate income households, and seniors.
While the amount of vacant land remaining within the City is minimal, land with potential for
redevelopment and infill housing is primarily found in the relatively flat areas of the City, where
increased densities are feasible, thus providing adequate sites for the construction of affordable
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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% density bonus for
construction of the project to meet or exceed more than a 20 percent increase in energy
efficiency above Title 24 requirements.
9/7/4/2/3!Efwfmpqnfou!Tuboebset!
The CityÓs development standards are consistent with the parameters and policies established in
the General Plan and reflect an attempt to balance housing needs with infrastructure capacities
and environmental considerations. Table 8.38 presents the development standards of each
residential zone. Standards regulating development within the City are similar to those being
used by other surrounding communities.
Taken together with the size of the lot, development standards are not considered especially
constraining. The previous Zoning Code limited the definition of multiple family residential
developments to one- and two-bedroom units and placed minimum size requirements on them.
These limitations were removed in 2012 with a zoning code amendment, in accordance with
Program 8.8.1.q of the previous planning period.
Table 8.38 illustrates that the development standards in the City do not represent an overly
restrictive condition, and are not a constraint to development of affordable housing.
Projects including new residential construction are normally required to install all necessary on
and off-site improvements, including a half-width of the paved width of the street, concrete
curbs, sidewalks, water connections and sewer connections. Roadway standards for local or
neighborhood streets that allow parking on both sides of the street have paved widths between 36
to 44 feet. Infrastructure improvements are in place in most locations within the City limits.
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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.)5421912 20
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
bb bb bg b
linear feet) 25 25 25-25 2525
Setbacks Rear
Yard (Minimum
bbbb bg b
linear feet) 2035 35 -20 2020
Interior Lot (With
b bb bbgb
Garage)10 1010 -1010 10
Interior Lot
b b b b bg b
(Without Garage)555-51010
Corner Lot (Street
bbbb bg b
side)15 15 15 -15 1515
Corner Lot (No
g
Street side)555-51010
Living Area Single
dddddg
Family (Minimum) 1,350 1,3501,350-1,3501,350 -
ddgg
Living Area Multi Family (One-bedroom) 800800
ddgg
Living Area Multi Family (Two-bedroom)1,0001,000
Building Lot
f fg
Coverage (%)505040-606060
Building Height
ee ee eg e
(ft.)35 35 35-35 3535
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 emergency shelters, 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+
-- ---- -- PP --P
DU
Residential
P P P P PP ----
Care <6
Residential
-- ---- -- C C ----
Care >6
*Emergency
-- ---- -- -- -- ----
Shelter
Single Room
-- ---- -- C C ----
Occupancy
Manufactured
P P P P PP ----
/Mobile Home
Transitional
-- ---- -- C C ----
Housing
Supportive
-- ---- -- C C ----
Housing
nd
P P P P PP ----
2 Units
P=Permitted; C=Conditional Use; --=Not a listed use
Source: Grand Terrace Zoning Code *Permitted in M2 zone
9/7/4/2/4!Qbsljoh!Tuboebset!
Parking standards are currently similar to those used in other cities: a two-car garage required for
each single family dwelling and 2 spaces required per unit for multiple family dwellings where
one space shall be in a garage. Guest spaces are required in a ratio of one guest parking space
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per four multi-family dwelling units.
However, in order to provide greater incentives for the construction of affordable housing, the
Zoning Code was amended more flexible parking standards for smaller multiple family units.
When a studio or efficiency unit is proposed, only one parking space will be required, instead of
two spaces.
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Open space and setback requirements in Grand Terrace are also very similar to those used in
other cities where the maximum lot coverage allowed varies from 40 to 60 percent of the lot,
thereby providing: 1) sufficient usable open space, especially in backyards; 2) enough space for a
car to park in the front driveway approach to the garage; and 3) enough separation between
residences to ensure protection of privacy. In the case of multiple family housing, 40 percent
open space is required to provide common recreational amenities/facilities for residents. Our
experience indicates that this standard has not been a deterrent to past affordable housing
projects.
9/7/4/2/6!Eftjho!Sfwjfx!Tuboebset!
The City does not have design standards or guidelines that constrain development in its
residential districts. Single-and multi-family units are reviewed on a case-by-case basis for high
quality construction and compatibility with existing surrounding architecture. The basic
philosophy of the CityÓs design review process is to arrive at a product that meets the CityÓs
goals and is financially feasible for the developer.
The responsibility of the Site and Architectural Review Board is to provide comprehensive site
plan and architectural review of projects. The scope of the Site and Architectural Review
BoardÓs review is to consider the site plan in relation to the property and development standards
(i.e. setbacks, lot coverage, building height, parking, etc.), placement of structures, vehicle and
pedestrian access, landscaping, police and fire services, grading and drainage, traffic,
relationship to existing and planned uses of adjoining and surrounding properties, and
relationship to nearby properties and structures and surrounding natural topography. It is also to
consider the proposed architecture of buildings in terms of style and design, materials and colors,
and size and bulk in relation to the surrounding properties. Chapter 18.63 of the Zoning Code
specifies the review authority of the Board with regard to site and building design.
Given the smaller scale of development of a single-family residence in comparison to a multiple
family development project, the scope of the BoardÓs review of single-family residences is
generally more focused on architecture of the residences and site layout.
Review of multiple family development projects typically involves a greater level of review in
regard to site development. In addition to ensuring adherence to setbacks, height requirements,
lot coverage, parking and other applicable development standards, the Board will also consider
Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
the compatibility of the projectÓs site design with surrounding land uses, such as screening and
security.
Unlike larger cities, the City of Grand Terrace has only one board (i.e., its Planning
Commission) that performs various review functions. Therefore, the design review process is
shorter than in other cities in the area. However, smaller projects such as individual single
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family units require Planning Commission approval, through Site and Architectural Review. The
City has eliminated the public hearing requirement for very small projects, such as room
additions, accessory structures, etc. City staff processes these projects administratively requiring
only the DirectorÓs review and approval. Other improvements that have been or are currently
being made to streamline the design review/permit process are:
Implementation of one-step review process whereby the applicant comes to one counter to
receive information about the entire process. The Community Development Department
routes the plans to other reviewing agencies and the case planner reports to the applicant
within 30 days.
Implementation of an applicant-friendly approach whereby staff provides significant
attention to applicants, up front, to explain and inform them to the process and basically
serve as an expediter instead of a regulator, while City standards are being enforced. These
include preliminary design review meetings with City staff to work through design issues
prior to formal application submittal.
Implementation of a project management approach, whereby a case planner
follows/monitors a project from initial sketches to issuance of a certificate of occupancy
through all departments and agencies. This allows applicants to have more certainty about
the status of their projects and to plan and acquire financing while a project is under review.
The case planner is responsible for knowing the status of a project within the process at any
point in time. This also assists the City in ensuring implementation of conditions of
approval
Implementation of easy to read ÐHow to DoÑ lists for all requirements for planning and
building plan check, thereby facilitating submission of complete applications and
minimizing additional trips to the City.
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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.
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The CityÓs development filing fees are still low when compared with surrounding areas. A
summary of development filing fees for the City is provided in Table 8.40. The fees that are
charged by the City are a reflection of the time and effort that must be expended by City staff in
order to properly review development plans. The City will continue to conduct periodic surveys
(both formal and informal) of other cities in the Grand Terrace area to ensure that local
processing costs do not become a constraint on housing production.
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Table 8.40
City Residential (Single and Multifamily) Development Filing Fees
Fee Name Fee Rate
Planning Department Fees
Tentative Tract Map $2,150 Per development project
General Plan Amendment $2,100 Per development project
Zoning Code Amendment $2,200 Per development project
Conditional Use Permit $400 - $2,400 based on size of Per development project
development
Variance $300 - $1500 based on size of Per development project
development
Site and Architectural Review $2,200 Per development project
Administrative Site and $650 Per development project
Architectural Review
Land Use Review $50 Per development project
Specific Plan $3,000 plus staff time Per development project
Environmental Review Negative $750, unless prepared by Per development project
Declaration consultant
Building Department Fees
Final Review Map Î Tract Map $2,000 Tract or Parcel Map
$1,250
Parcel Map
Building Permit Fees Per $ value of
A sliding scale from $33 $4,955,
construction costs
based on valuation of construction
from $500 $1,000,000
Electrical Permit Fees Per 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 Buubdinfou;!2/!D9!Ipvtjoh!`!Esbgu!Bvhvtu!26-!3124!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
heater
Source: City of Grand Terrace Community Development Department
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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 carefully created to ensure that quality
services and facilities are provided to residents without unduly burdening development.
As shown in Table 8.41 the total fees, including building permit and development impact fees for
a 2,000 square foot residential unit are approximately $36,000, and approximately $27,000 for a
1,200 square foot multiple residential home. While the majority of the costs is attributable to
development impact fees, the City assess a lesser impact fee for multiple family development. It
should also be noted that a significant portion of the impact fees, water connection and school
impact fees, are assessed by entities separate from the City, of which the City has little control
of.
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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
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Total Building and Development Impact Fees $37,618.00 $26,828.00
Source: Grand Terrace Community Development Department Numbers are rounded
Riverside Highland Water Company
Colton Joint Unified School District
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The processing time needed to obtain development permits and required approvals is often cited
as a prime contributor to the high cost of housing. Additional time may be necessary for
environmental review, depending on the location and nature of a project. Unnecessary delays
will add to the cost of construction by increasing land holding costs, interest payments and
inflation. Although these review processes may take a substantial amount of time, they are
necessary to integrate a new development into the local urban environment.
In Grand Terrace, the average processing time for most development applications is two to three
months with very small projects taking less than 30 days. The City of Grand Terrace has fully
implemented the provisions of AB 884, as well as more recent legislation requiring the
establishment of Ðone-stopÑ permit coordination. In fact, all of development services have been
consolidated into one department: Community Development. The divisions within the
Community Development include Planning, Building and Safety, Code Enforcement,
Engineering and Public Works.
Moreover, the City has established a Site and Architectural Review Board that doubles as the
Planning Commission. This Board is scheduled to meet twice per month to review all new
construction proposals. Based on periodic surveys conducted by the City, local processing times
are shorter than those experienced in surrounding communities.
The following summarizes applications that are utilized by the City for various residential
projects and average processing times:
Land Use Application: This application is used for small ground floor room additions
which are less than 500 square feet in size. The average processing time is 2 to 4 weeks
from filing to issuance of building permit.
Administrative Site and Architectural Review: The Administrative Site and Architectural
Review application is used for two-story additions, larger room additions which are 500
square feet in size or larger but less than 65% of the floor area of the existing house. This
application does not require a public hearing and can be approved by the Community
Development Director. The average processing time is typically 6 weeks from filing to
issuance of building permit. The Administrative Site and Architectural Review process is
also used for the review and approval of second dwelling units, which greatly expedites
the processing of these second units and is in conformance with State law.
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Site and Architectural Review: This application requires a fully noticed public hearing
before the Planning Commission. Thisinvolves the additional requirement to submit a
radius map and ownership list of property owners within 300 feet of the subject site. The
Site and Architectural review process is required for new single family residences and for
multiple family developments. The average processing time for a single family residence
is 6-8 weeks from filing to issuance of a building permit, and about 12 to 16 weeks from
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filing to issuance of building permit for multiple family developments. If an
environmental initial study is required to be prepared than the processing time would be
extended by at least three months.. To expedite the review process the City offers
concurrent review of the construction drawings prior to the Planning CommissionÓs
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 CityÓs
efforts to expedite the review process to facilitate new housing development.
Conditional Use Permit: This application is heard concurrently with the Site and
Architectural Review application. As these applications are heard concurrently with the
Site and Architectural Review application in order to speed up the process, the processing
time is the same as that for the Site and Architectural Review application.
Tentative Parcel Map: This application is used to divide a site into four or fewer new
parcels. This would allow for the infilling of larger parcels or an intensification of
existing sites. The application is heard by both the Planning Commission and the City
Council, as required by the CityÓs Subdivision Ordinance. The processing time from
tentative parcel map filing to City Council approval is approximately 3 to 4 months.
Tentative Tract Map: This application is used to divide or subdivide a site into more
than four lots. This allows for the infilling of large parcels or an intensification of larger
existing sites in the City. Tentative Tract Maps are heard by both the Planning
Commission and the City Council. The processing time from the tentative map filing to
the recording of the final map is 4 to 6 months. If an environmental initial study is
required to be prepared than the processing time would be extended by at least three
months.
The CityÓs 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 by staff or for a public hearing by the Planning Commission or City Council. The
average processing times for residential projects are much less than those for other jurisdictions
in the area.
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Before a development permit is granted, it must be determined that public services and facility
systems are adequate to accommodate any increased demand generated by a proposed project.
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At present, all vacant residentially designated land within the City is in close proximity to the
infrastructure systems (i.e., utilities and streets necessary to provide service). While construction
of local interior street and minor utility extensions would be required in some cases, the overall
extent would not be great; the location of streets and utility lines as illustrated in the General
Plan Circulation Element. No street extensions or major service system improvements would be
necessary for development of multi-family designated areas directly adjacent to Mount Vernon
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Avenue or single-family designated areas in the western portion of the City, west of the railroad
tracks. Service systems are adequate to provide for the higher densities expected to be associated
with low- and moderate-income developments.
Water service is provided by the Riverside Highland Water Company (RHWCO). RHWCO is a
private water company owned by its shareholders. It maintains water main transmission lines,
wells, reservoirs, and service laterals throughout the City and is directly responsible for
maintenance. The water supply for the Company is from five separate groundwater basins. The
2010 Urban Water Management Plan prepared for the Company indicates that there is sufficient
water supply to accommodate development within the City.
Sanitary sewer service is provided by the City of Grand Terrace, and the City maintains all
collections lines within its city-limits. The City contracts with the City of Colton for wastewater
treatment.
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As defined by SCAG, a balanced subregion or community is one having an employment to
housing ratio of 1.2 jobs per dwelling unit. Recent SCAG data estimated that there are
approximately 3,000 combined public and private sector jobs within the City of Grand Terrace.
By comparison, there are currently 4,315 households within the City. This translates into an
employment to housing ratio of 0.70 jobs per dwelling unit, and indicates that the City is Ðjobs
poorÑ and Ðhousing rich.Ñ 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 Ðjobs poorÑ and needs to stress the development of jobs, rather than
housing.
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Zoning and Permitting Requirements: The CityÓs definition of family includes individuals related
by blood, marriage or adoption, groups of not more than six persons who are not related by
blood, marriage or adoption, and one or more persons living as a single household.
The City ensures adherence to Title 24 of the California Building Code and federal regulations
on accessibility in both multiple family housing developments and commercial developments.
The CityÓs 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
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accordance with the Uniform Building Code and the California Vehicle Code.
Group homes are permitted by right in the CityÓs 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.
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Group homes with more than 6 residents are permitted with a conditional use permit. There is
nothing in the CityÓs General Plan or Zoning Code that regulates the siting of special needs
housing in relationship to one another. There is no minimum distance required between two (or
more) special needs housing. The City has no standard conditions or requirements for group
homes of more than 6 persons, other than the requirement for a conditional use permit. This
includes no particular conditions for group homes that will be providing services on-site. The
requirement for a conditional use permit has had no demonstrated negative impact on the
development of group homes in the City. There has been no record of such a request being
denied by the CityÓs Planning Commission. The pubic hearing for a conditional use permit for a
group home is exactly the same for any other conditional use permit with the same noticing
requirements and agency notification.
Building Codes to Assist Disabled Access: The 2013 California Building Codes, Codes of
Regulations will be adopted by the end of the year. There have been no amendments that might
have diminished the ability to accommodate persons with disabilities. The City has not adopted
any universal design elements in the CityÓs building code with respect to persons with
disabilities; however, any property owner wishing to install such elements would not be
precluded from doing so.
The Building and Safety Department strictly follows the guidelines set by CALDAG for their
ADA regulations on new and rehab commercial construction. There have been several new
developments in the City that have been required by law to be disabled accessible. In
accordance with state law, multiple family developments are required to incorporate adaptable
units into the project design, in addition to ensuring an accessible path of travel from the street.
The City has also retrofitted several intersections in the City with disabled curb access, disabled
drinking fountains and/or disabled buttons at the signalized intersections. In addition reasonable
accommodations have been provided at City Hall including disabled access to the City Hall
including a disabled parking spaces, ramp and an emergency access bell for access to the main
City Hall building.
Reasonable Accommodations: The City adopted a Reasonable Accommodations Ordinance.
This ordinance allows residents to request a reasonable accommodation from City zoning or
building codes. The process to do so is subject to a Land Use application, which is the CityÓs
lowest filing fee. To date, only one resident has requested and received a reasonable
accommodation to expand a residence.
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The Housing Program provides direction for City decision makers to achieve the long-term
housing goals set forth in the Grand Terrace Housing Element. The Program is established to
guide the development, revitalization and preservation of a balanced inventory of housing to
meet the needs of present and future residents of the City. It is the overall goal of the City to
ensure that all residents have decent, safe, sanitary and affordable housing regardless of income.
In preparing the Housing Program, the City re-examined the goals, policies and programs, in
light of the dissolution of redevelopment agencies, shrinking County programs, and limited
funding resources. The Housing Program is responsive to the State housing goals and reflects
the desires and aspirations of the community.
The Housing Program addresses the following areas: 1) providing adequate housing sites; 2)
assisting the development and/or availability of affordable housing; 3) removing governmental
constraints; 4)conserving and improving existing affordable housing; and 5) promoting equal
housing opportunity.
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Goal 8.1 Provide adequate sites, with appropriate zoning and development
standards and services to accommodate the City’s RHNA allocation.
Policy 8.1.1: Promote and encourage development of housing, which varies by type,
design, form of ownership and size.
Policy 8.1.2: Maximize use of remaining residentially zoned vacant land suitable for
residential development.
Policy 8.1.3: Provide for a new zoning category to permit a density of at least 20 units/acre,
and allow for density bonuses pursuant to State housing law, which would
qualify for very low income housing.
Policy 8.1.4: Promote and encourage second dwelling units in accordance with City codes.
Goal 8.2: Assist in the availability and/or development of adequate housing to meet
the needs of affordable housing.
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Policy 8.2.1: Promote and encourage infill housing development and use of underutilized
land for residential construction.
Policy 8.2.2: Promote mixed use and infill residential development in the Barton Road
Specific Plan areas.
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Policy 8.2.3: Provide for housing set-aside funds to be committed to the ÐHabitat for
HumanityÑ for the development of low-income housing.
Policy 8.2.4: Facilitate access to housing assistance programs.
Policy 8.2.5: Emphasize and promote the role of the private sector in the construction and
financing of affordable income housing.
Policy 8.2.6: Continue to encourage the development of attached or detached second
dwelling units, in accordance with the Zoning Code.
Goal 8.3: Address and, where appropriate, remove governmental constraints to the
maintenance, improvement and development of housing.
Policy 8.3.1: Provide for streamlined, timely, and coordinated processing of residential
projects to minimize holding costs and encourage housing production.
Policy 8.3.2: Periodically review residential development standards and regulations,
ordinances, processing procedures, and fees to identify and mitigate
constraints that may impede the development, improvement, and conservation
of housing.
Policy 8.3.3: Offer regulatory incentives and concessions for affordable housing, such as
relief from development standards, density bonuses, or fee waivers where
deemed to be appropriate.
Goal 8.4 Conserve and improve the condition of existing affordable housing stock.
Policy 8.4.1: Encourage the rehabilitation of deteriorating housing.
Policy 8.4.2: Encourage the use of assistance programs to make residences more energy
efficient.
Policy 8.4.3: Continue to enforce building, land use, and property maintenance codes.
Policy 8.4.4: Encourage the maintenance of sound owner-occupied and rental housing.
Policy 8.4.5: Encourage the incorporation of energy conservation features in the design of
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all new housing developments and the addition of energy conservation
devices/practices in existing residential developments.
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Goal 8.5: Promote fair housing opportunities for the residents of Grand Terrace.
Policy 8.5.1: Provide reasonable accommodation for housing for persons with disabilities.
Policy 8.5.2: Promote fair housing opportunities for residents of Grand Terrace.
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This section describes the CityÓs 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 ÐGeneral FundÑ, these may consist of in-kind staff services, expedited permit
processing, and/or reduced permitting fees.
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Program 1: Continue maintain an inventory of vacant and underutilized sites suitable for
housing development, and make this information available to developers.
Responsible Agency: Community Development/Planning
Objective: Support housing production
Timing: 2014 and annually
Funding sources: General Fund
Program 2:A new R3-20 zone district was created to allow mulitple family development at a
density of 20 units per acre, and which exclusively allows multiple family and senior residential
uses and permits owner-occupied and rental multifamily residential uses by right. Implement the
use of the R3-20 by allowing developers with a low-income affordable housing component to re-
zone to this new district.
Responsible Agency: Community Development
Objective: Support low income affordable housing production
Timing: Ongoing through the planning period
Funding sources: General Fund, Filing fees
Program 3: The CityÓs CEDD will consider, on a case-by-case basis, to allow developers to
use Planned Residential Development standards, where, in addition to density bonuses in
accordance with state law, allows for density bonuses where energy efficient construction is
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incorporated into projects.
Responsible Agency: Community Development
Objective: Support housing production
Timing: Ongoing through planning period
Funding sources: Filing fees, General Fund
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Program 4: A City-owned parcel was acquired by Habitat for Humanity to develop two lower
non-senior income affordable housing units. Collaborate with Habitat for Humanity to construct
the two units during the planning period.
Responsible Agency: Housing Authority, Community Development
Objective: Support housing production
Timing: 2017
Funding sources: Possible Housing Authority funds, state and federal sources,
private funding
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Ipvtjoh
Program 5: Provided the Housing Authority is allowed to keep properties transferred to them,
make a 0.63-acre parcel available for development of low income housing units.
Responsible Agency: Housing Authority, Community Development
Objective: Support housing production
Timing: 2019
Funding sources: Possible Housing Authority funds, state and federal sources,
private funding
Program 6: Ensure access to the Section 8 Rental Assistance program operated by the San
Bernardino County Housing Authority by assisting the County with publicity whenever the
waiting list is opened, by posting the phone number and website of the Housing Authority on the
CityÓs website.
Responsible Agency: Community Development/Planning
Objective: Support housing availability
Timing: 2014, and Ongoing as notified by the San Bernardino County
Housing Authority
Funding sources: General Fund
Program 7: The San Bernardino County CDH Department participates in the CRHMFA
Homebuyers Fund (CHF) program that provides down payment, payment, and closing costs
assistance to County residents. The Mortgage Credit Certificate Program provides a federal
income tax credit for first-time homebuyers, which may be claimed as long as the homebuyer
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occupies the home and pays interest on the mortgage.
Information on this Program will be provided on the CityÓs website, including links to the
respective Programs and posted biennially in the local newspaper.
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Responsible Agency: Community Development/Planning
Objective: Production of affordable housing
Timing: 2014, and biennially thereafter
Funding sources: Federal and state grants
Program 8: The San Bernardino County CDH Department operates a Multifamily Residential
Rental Housing Revenue Bond program. This Program can be used for new construction,
acquisition, and/or rehabilitation of multifamily housing developments. A specified number of
units are required to remain affordable to eligible, low-income households for a specified number
of years after the initial financing is provided.
Information on this Program will be provided on the CityÓs website, including links to the
respective Programs and posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Production of affordable multi-family housing
Timing: 2014, and biennially thereafter
Funding sources: Federal and state grants
Program 9: San Bernardino County residents meeting certain income eligibility requirements
may be eligible to participate in the CalHOME funding program that provides down payment
assistance for first-time homebuyers. The CalHOME is administered by various organizations;
locally Neighborhood Housing Services of the Inland Empire (NHSIE) and Neighborhood
Partnership Housing Services, Inc. (NPHS) administer CalHOME programs. Generally,
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 CityÓs website, including links to the
NHSIE and NPHA websites, and posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Production of affordable housing
Timing: 2014, and biennially thereafter
Funding sources: State funding
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Program 10: The City adopted Chapter 18.68 (Reasonable Accommodations) providing for a
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streamlined process for disabled persons to request deviations from the CityÓs code requirements.
Over the planning period the City will continue to implement this program.
Responsible Agency: Community and Economic Development Department
Objective: Support fair housing
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Timing: Mitigate governmental constraints
Funding sources: Filing fees
Program 11:Continue to expedite the processing of plans for proposed housing projects that
are affordable to low- and moderate-income households.
Responsible Agency: Community Development/Planning/Building and Safety
Objective: Streamline production of affordable housing
Timing: Ongoing
Funding sources: General Fund, Filing fees
Program 12:Periodically review residential development standards and regulations,
ordinances, processing procedures, and fees to identify and mitigate constraints that may impede
the development, improvement, and conservation of housing.
Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Twice during the planning period
Funding sources: General Fund, Filing fees
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Program 13:The San Bernardino County PACE loan program provides loans for
weatherization and energy efficiency rehabilitation improvements, such as air sealing, weather
stripping, attic insulation, re-roofing, attic and house fans, and weatherized doors and windows.
The Community Action Partnership of San Bernardino County (CAPSBC) provides
weatherization and energy conservation assistance to low income residents.
Information on the PACE and CAPSBC Programs will be provided on the CityÓs website,
including links to the respective Programs and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Maintenance and improvement
Timing: 2014 and throughout the planning period
Funding sources: PACE Loan Program
CAPSBC Program
Program 14:Continue the code enforcement efforts to enforce municipal codes intended to
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maintain the value and safety of structures. The program addresses substandard structures,
accumulation of trash and debris, inoperable vehicles, graffiti, and land use violations.
Programs include, but are not limited to non-owner occupied inspection program, and exploring
new methods for eliminating deteriorated or unsightly property conditions in residential areas.
Responsible Agency: Community Development/Code Enforcement
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Objective: Maintenance and conservation
Timing: Ongoing throughout the planning period
Funding sources: Self-funding inspection fees
CDBG for enhanced services in CDBG census tracts
Program 15:Neighborhood Housing Services of the Inland Empire (NHSIE) is a non-profit
organization that operates a low-cost Homes N’ Hammer program designed to educate residents
on minor home improvements and repairs. The four hour workshop includes: functioning of the
homeÓs 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.
Information on this Program will be provided on the CityÓs website, including links to the
NHSIE website, and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Maintenance and conservation
Timing: 2014, biennially thereafter
Funding sources: Private funding
Program 16:Neighborhood Partnership Housing Services, Inc. (NPHS) is a non-profit
organization that operates a Healthy Homes Grant program. This program provides home safety
repair grants to low income senior homeowners and homeowners with permanent mobility
disabilities.
Information on this Program will be provided on the CityÓs website, including a link to the
NPHS website, and posted biennially in the local newspaper.
Responsible Agency: Community Development/Planning
Objective: Conservation and improvement
Timing: 2014, biennially thereafter
Funding sources: Private funding
Program 17:CaliforniaÓs Keep Your Home California Program is a federally funded
foreclosure prevention and loan modification program. Keep Your Home California provides the
following:
Unemployment Assistance to assist homeowners who have experienced involuntary job
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loss. Eligible homeowners may receive benefits up to $3,000 per household per month
towards their mortgage payment for up to 6 months.
Mortgage Reinstatement Assistance to assist homeowners who have defaulted on their
mortgage payment. Eligible homeowners may receive benefits up to $15,000 per
household towards their mortgage payment.
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Principal Reduction Program is intended to assist homeowners attain an affordable
monthly payment. If eligible, homeowners may receive benefit assistance up to $50,000
per household, less monies previously received from other Keep Your Home California
programs.
Transition Assistance Program is intended to provide transition assistance benefits to
homeowners who can no longer afford their home and want to avoid foreclosure. This
program helps homeowners make a smooth transition to alternative housing by providing
up to $5,000 per eligible household.
Information on Keep Your Home California this Program, including a link to the website, and
posted biennially in the local newspaper.
Responsible Agency: Community Development
Objective: Provide mortgage assistance to low-income first-time
homebuyers
Timing: 2014, and biennially thereafter
Funding sources: Federal and state grants
Program 18: Continue to provide technical drawing for simple improvements such as patio
covers, retaining and block walls, and similar small projects; a home construction pamphlet, and
information on hiring contractors.
Responsible Agency: Community Development/Building and Safety
Objective: Maintain and improve housing stock
Timing: Ongoing throughout the planning period
Funding sources: General Fund
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Program 19: Provide information on fair housing on the CityÓs website. Provide a link to the
Inland Fair Housing and Mediation Board website. Advertise the information quarterly in the
Blue Mountain Outlook.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: 2014 and every year thereafter
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Funding sources: General Fund
Program 20: Both the Federal Fair Housing Act and the California Fair Employment and
Housing Act require local governments to make reasonable accommodations (i.e. modifications
or exceptions) in their zoning laws and other land use regulations to allow disabled persons an
equal opportunity to use and enjoy a dwelling. The Zoning Code establishes procedures for
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reviewing and approving such requests in conformance with state law. The City will continue to
implement this ordinance.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: Ongoing throughout the planning period
Funding sources: General Fund, Filing fees
Program 21: Continue to participate in and provide staff support for the various homeless
programs operated by the San Bernardino County Homeless Partnership, including participation
in the Point in Time Homeless Survey.
Responsible Agency: Community Development/Planning
Objective: Support fair housing
Timing: 2014 and ongoing throughout the planning period
Funding sources: General Fund, Filing fees
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The CityÓs quantified objectives for the development, rehabilitation and conservation of housing
during the 2014-2021 planning period are summarized in Table 8.42. .
During the past few years, the City has experienced significant revenue shortfalls, causing each
City department to cut costs and staff; City staff has been reduced by over 50%. During the last
planning period many housing programs were suspended due to high housing and construction
cost. Now unfortunately, due to the dissolution of redevelopment agencies throughout
California, the City has lost a major local funding source. In addition, many County-
implemented programs, such as housing rehabilitation, weatherization and senior repair
programs, have also been cut, again, resulting in a loss of a major resource for local jurisdictions.
Table 8.38
Summary of 2014-2021 Quantified Objectives
New
Income CategoryRehabConservation
Construction
Extremely Low* 14 0 0
Very Low-Income14 2 5
Low-Income 19 3 5
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Moderate-Income 22 0 5
Above Moderate 49 0 5
Totals118525
*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.
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As non-renewable energy resources have been progressively depleted and energy costs continue
to rise, homeowners have become increasingly aware of energy conserving measures primarily
as a means to offset and control the rising costs of fuel.
While on the State level, the State Legislature adopted the Global Warming Solutions Act of
2006, which created the first comprehensive, state regulatory program to reduce GHG
emissions to 80% below 1990 levels by 2050.
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California Subdivision Map Act: State law requires that a tentative tract map provide for
future passive or natural heating or cooling opportunities in the subdivision, including designing
the lot sizes and configurations to permit orienting structures to take advantage of a southern
exposure, shade or prevailing breezes. These standards have been incorporated by reference into
the CityÓs Subdivision Ordinance.
Building Code: The City enforces the State Energy Conservation Standards (California Code of
Regulations Title 24). These standards incorporated into the CityÓs Building Code provide a
great deal of flexibility for individual builders to achieve a minimum Ðenergy budgetÑ with
various performance standards. These requirements apply to all new residential and commercial
construction and to remodeling and rehabilitation construction only where square footage is
added. In January 2010, the California Building Standards adopted a final version of the new
building code, CALGreen, parts of which became mandatory on January 1, 2011. CALGreen
includes provisions to ensure the reduction of water use by 20%, improve indoor air quality,
divert 50% of new construction waste from landfills, and inspect energy systems (i.e., heat
furnace, air conditioner, mechanical equipment) for nonresidential buildings over 10,000 square
feet to make sure that they're working according to design.
The City is requiring 100% waste recycling on construction projects, and a commissioning plan
certified by a mechanical engineer on energy systems. Additionally, by January 1, 2013, the
City anticipates adoption of the the new 2013 CALGreen Code Standards.
Zoning Code: Section 18.10.090 of the Zoning Code allows a multiple family developer to
apply for a density bonus when energy efficiency is incorporated into the project design.
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Property Assessed Clean Energy (PACE) Program: The San Bernardino County Associated
Governments (SANBAG) has initiated the PACE Program. This Program assists home and
business owners pay for the upfront costs of energy efficient improvements, such as solar panels,
cool roof systems, attic/house fans, high efficiency heating and air conditioning, and similar
energy improvements. The loans are repaid over an assigned term and paid through the annual
tax bill.
Community Action Partnership of San Bernardino County (CAPSBC):
Weatherization Program: Assists eligible low income customers by installing energy
conservation measures that will reduce utility costs and conserve energy. Residents
eligible for the Weatherization Program include single-family homes,
condominiums, and multi-family homes, such as apartment complexes. This
program is available to homeowners and renters. Examples of energy conservation
measures include low flow shower heads, attic insulation, caulking, set back
thermostat, and minor repairs, such as replacement of door (s), broken glass,
patching of holes, door stops, frames, etc.
Home Energy Assistance Program (HEAP): The HEAP program provides, to
eligible households, emergency and non emergency utility assistance in the form of
a credit on gas, electric, wood or propane bills. Emergency assistance is when the
utility has already been turned off, whereas, non-emergency is when a disconnection
notice is received.
California Alternative Rates for Energy (CARE): Southern California Edison and The Gas
Company participate in the CARE program providing lower energy rates to eligible households.
To inform residents about this program, the utility companies mails all customers brochures
regarding the program.
Conservation Garden at Grand Terrace Fitness Park: The landscaping at Grand Terrace
Fitness Park was designed to be a water conservation demonstration garden. Most of the plant
material within the Park uses less water than a traditional landscape or park and much of it would
survive on just the limited rainfall that falls in Grand Terrace. The local water purveyor,
Riverside Highland Water Company, partnered with the City to provide plant identification signs
so that Park visitors can identify water conserving plants that they would like to use in their
gardens and yards, and educational signs that speak to water efficiency through the use of water
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conserving plants and smart irrigation
Energy Efficiency Audits:The Southern California Edison Company provides energy audits to
local residents on request. The Southern California Gas Company also provides self-guided
surveys for its customers on its website. Energy audits are extremely valuable in pinpointing
specific areas in residences, which are responsible for energy losses. The inspections also result
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in specific recommendations to remedy energy inefficiency. In addition, these utility companies
provide rebate programs for energy efficient improvements or purchase of energy efficient
appliances.
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With the dissolution of In addition to the housing set aside funds pursuant to Community
Redevelopment Law, there are a variety of potential funding sources available to support
affordable housing in the City of Grand Terrace. They include the following:
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Home Investment Partnership (HOME) Program: The HOME is a federal program, created
as a result of the National Housing Affordability Act of 1990. Under HOME, HUD awards funds
to localities on the basis of a formula, which takes into account tightness of the local housing
market, inadequate housing, poverty and housing production costs. Localities must match
HOME funds with 25% of funds from non-federal sources.
HOME funding is provided to jurisdictions to assist either rental housing or home ownership
through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing.
Also possible is tenant-based rental assistance, property acquisition, site improvements, and
other expenses related to the provision of affordable housing and for projects that serve a group
identified as having a special need related to housing.
Community Development Block Grant Program (CDBG): Through the federal CDBG
program, HUD provides funds to local governments for funding a range of community
development activities. CDBG grants are awarded to the City on a formula basis for housing
activities, including acquisition, rehabilitation, homebuyer assistance, economic development,
homeless services and public services. CDBG funds are subject to certain restrictions and cannot
be used for new construction of housing. CDBG grants benefit primarily persons/households
with incomes not exceeding 80 percent of the County Median Family Income.
Low Income Housing Tax Credit (LIHTC) Program:This program was created by the Tax
Reform Act of 1986 to provide an alternate method of funding low-and moderate-income
housing. Each state receives a tax credit, based upon population, toward funding housing that
meets program guidelines. The tax credits are then used to leverage private capital into new
construction or acquisition and rehabilitation of affordable housing. Limitations on projects
funded under the Tax Credit programs include minimum requirements that a certain percentage
of units remain rent-restricted, based upon median income, for a term of 15 years.
Multifamily Mortgage Revenue Bonds: This funding source provides below-market interest
rate loans for development, acquisition, or rehabilitation of existing multifamily rental units
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within San Bernardino County and its cooperating cities. Although the economy is not conducive
to issuing bonds, the County currently administers contracts for more than 1,000 units of bond-
funded affordable housing in incorporated cities.
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California Housing Finance Agency (CHFA):O perated by the California Housing Finance
Authority it is designed to provide up to 100% of home loan financing to prospective eligible
first-time homebuyers. Generally, the loan consists of a standard 97% FHA - CHFA fixed-rate
30-year mortgage and a 3% CHFA down payment assistance second mortgage, which is also
called a "sleeping" or "silent" second. The second mortgage is offered for 30 years at 3% simple
interest. All payments are deferred on this second mortgage until one of the following happens:
the CHAFA first mortgage becomes due and payable; the first mortgage is paid in full or
refinanced; or, the property is sold.
Section 8 Rental Assistance Payments/Housing Certificates: The Federal Section 8 voucher
program is the federal government's major program for assisting very low-income families, the
elderly, and the disabled to rent decent, safe, and sanitary housing in the private market. Since
the rental assistance is provided on behalf of the family or individual, participants are able to find
and lease privately owned housing, including single-family homes, townhouses and apartments
from landlords who accept vouchers. Eligible households pay 30% of their income toward rent
with the balance paid by HUD. The San Bernardino County Housing Development Department,
in cooperation with the Housing Authority, administers the Tenant Based (Rental) Assistance
Program that includes Section 8 rental assistance.
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Redevelopment Housing Set-Aside Fund: In 2012 the state abolished all redevelopment
agencies in California, therefore this tool for community revitalization and affordable housing
assistance is no longer available.
CDBG-funded Enhanced Code Enforcement Services: During the fiscal years of 2011-2012,
2012-2013, the City was awarded CDBG funds toward Code Enforcement Services that targeted
income-qualifying areas. The boundaries of these primarily residential areas are based on HUD
census tracts and services are limited to the neighborhoods identified low- and moderate-income
(LMI) areas. The scope of the program is to enhance blighted properties in low-income
neighborhoods. The City will continue to apply for funding this program.
San Bernardino County Affordable Housing Programs: The San Bernardino County
Economic Development Agency, Community Development Division administers the HOME
Program locally for County residents. The HOME Program serves individuals and households
earning 80% or less of the area median income established by HUD, who reside within the
County of San Bernardino HOME Consortium area. City residents are eligible to participate in
this program.
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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
of the housing programs for the 2008-2013 housing planning period
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Program 8.8.1.a: The City’s Community and 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 City maintains a goal 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.
Program 8.8.1.b: The City’s Community and Economic Development Department (CEDD) and
Redevelopment Agency will implement the amendment the Barton Road Specific Plan that
allows a mix of commercial and medium/high density residential development in the
Administrative Professional (AP) zone.
Accomplishment: The City continues to promote infill residential development in the Barton
Road Specific Plan to developers, and continues to maintain a 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.
Program 8.8.1.c: The City’s Community and Economic Development Department (CEDD)–
Planning Division will implement a Zoning Code amendment to revise Chapter 18.10 to ensure
the permitted uses table allows for manufactured housing in all residential zones, in accordance
with State law.
Accomplishment: Ordinance No. 264 was adopted on June 12, 2012, which included an
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amendment to Chapter 18.10 to allow manufactured housing in all residential zones.
Program 8.8.1.d: As part of a comprehensive update of the City’s Zoning Code, the City’s
Community and Economic Development Department (CEDD)–Planning Division will amend its
density bonus provisions in accordance with the requirements of State density bonus law. The
density bonuses and incentives will be made available for any for-sale or rental, single-family or
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multi-family development when requested by a developer who agrees to long-term affordability
restrictions.
Accomplishment: The City has drafted a new chapter to the Zoning Code providing for
density bonuses in accordance with the requirements of State density bonus law. The
adoption of this chapter is anticipated with the adoption of the Zoning Code Update in 2013.
In addition, the City Council adopted Ordinance No. 260 establishing planned residential
development regulations that provide for density bonuses when energy efficient methods
are incorporated into project design.
Program 8.8.1.e: The City’s Redevelopment Agency will 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 money for 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 include 9 mobile home
owners.
Program 8.8.1.f: The City Manager’s Office will continue to offer low interest bond financing
and redevelopment 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 units will be provided and a requirement that 30% of the units (at least 20) will be affordable
to “very low” income households.
Accomplishment: A General Plan Update was adopted in April 2010, which identified a
mixed use land use category which 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 by a 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 found to
developer any city-initiated specific plan.
Program 8.8.1.g: The Housing Office will continue to utilize the services of the Inland Fair
Housing Mediation Board, through an existing contract with the County of San Bernardino, for
fair housing, landlord tenant dispute resolution and senior shared housing. The City will post a
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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-annual activity reports 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
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available, there has not been any landlord/tenant disputes brought before the City for
resolution during the planning period.
Program 8.8.1.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 of 329 residential units in
accordance with the City’s Regional Housing Needs Allocation.
Accomplishment: The City maintains its General Plan Land Use Map and Zoning Map
to reflect accurate and current information. The City adopted Ordinance No. 264 and
created a new R3-20 zone district with a density of 20 units per acre, and rezoned
approximately 0.80-acres to R3-20.
Program 8.8.1.i: The City’s CEDD will continue to create and maintain an inventory of vacant
and underutilized sites suitable for housing development. This information will be made
available on the City’s website.
Accomplishment: The City maintains 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 Community Development
Director to review potential project sites. This information is made available to anyone
showing interest in the community. The City adopted Ordinance No. 264 and created a
new R3-20 zone district with a density of 20 units per acre, and also adopted Ordinance
No. 260 to allow for flexibility and creativity in the development of infill lots, including
the provision of density bonuses when energy efficient methods are incorporated into
design and construction.
Program 8.8.1.j: The City’s CEDD will implement the previously approved R3S zone on a
case-by-case basis as developers propose new affordable housing projects. The zone allows for a
density of 20 units/acre and with a density bonus to 25 units/acre to be utilized for extremely low
income, very low income and low income senior-oriented housing.
Accomplishment: New senior housing has not been proposed in the City. However, the
City adopted Ordinance No. 264 creating a new R3-20 zone district with a density of 20
units per acre and applied this designation to a 0.80-acre parcel. The R3-20 designation
allows non-senior housing uses. In addition, a density bonus would be allowed in
accordance with state density bonus law.
Program 8.8.1.k: The City’s CEDD will consider, on a case-by-case basis, an amendment to the
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Zoning Map and General Plan Land Use Map, to allow densities of up to 25 units/acre for
affordable housing projects in proximity to public transit, commercial centers, and services, and
in accordance with state density bonus provisions.
Accomplishment: The City adopted Ordinance No. 264 creating a new R3-20 zone
district with a density of 20 units per acre and applied this designation to a city-owned
parcel. Development within this zone would also be allowed density bonuses as provided
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in state density bonus law.
Program 8.8.1. l: The City will 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 City adopted Ordinance No. 264 creating a new R3-20 zone
district with a density of 20 units per acre and applied this designation to the parcel. The
City collaborated 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 City deeded over a half-acre property to Habitat for Humanity for the development
of two owner occupied homes, earmarked for low income households.
The City also 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 2014-15.
Program 8.8.1.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 apply to 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 City adopted Ordinance No. 264 to allow emergency shelters in
the M2-Industrial zone district, and established standards in accordance with the
provisions of SB 2.
Program 8.8.1.n: The Housing Office and CEDD will ensure access to the Section 8 Rental
Assistance program operated by the San Bernardino County Housing Authority by assisting the
County with publicity whenever the waiting list is opened, by posting the phone number and
website of the Housing Authority on the City’s website.
Accomplishment: The City continues 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.
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Program 8.8.1.o: As part of a comprehensive update of the City’s Zoning Code, the City’s
Community and Economic Development Department (CEDD) will amend its Zoning Code to
eliminate requirements for a conditional use permit for detached second 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.
Accomplishment: The City adopted Ordinance No. 264, which removed the CUP
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requirement for second dwelling units and amended Table 18.10.030 to reflect
administrative review of second dwelling units.
Program 8.8.1.p: As part of a comprehensive update of the City’s Zoning Code, the City’s
Community and Economic Development Department (CEDD) will amend its Zoning Code to
define transitional and supportive housing as residential uses subject only to those restrictions
that apply to other residential uses of the same type in the same zone.
CEDD staff will amend the City’s Zoning Code to identify the zone districts in which single
room occupancy housing units will be permitted, in accordance with state law.
Accomplishment: The City adopted Ordinance No. 264 to add definitions for
transitional, supportive and single room occupancy housing, and allows them in the R2
and R3 zones.
Program 8.8.1.q: As part of a comprehensive update of the City’s Zoning Code, the City’s
Community and Economic Development Department (CEDD) will amend its Zoning Code to
update the definition of multiple family residential in order to remove the bedroom limitations,
and to revisit the parking requirements for smaller units.
Accomplishment: The City adopted 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
only one parking space for studio and efficiency units, 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
Community and Economic Development Department (CEDD) will amend Chapter 18.63 of the
Zoning Code to clarify the scope and authority of the Site and Architectural Review Board.
Accomplishment: The City adopted Ordinance No. 264, which amended Chapter 18.63
clarifying that the scope and authority of the Site and Architectural Review Board, as
follows:
"The responsibility of 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 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,
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and relationship to nearby properties and structures and surrounding natural topography.
It is also to consider the proposed architecture of buildings in terms of style and design,
materials and colors, and size and bulk in relation to the surrounding properties."
Program 8.8.1.s: To accommodate the housing need for the remaining 27 units affordable to
lower-income households, the City will rezone at least 1.35 acres of vacant land, at a minimum
density of 20 units per acre. Rezoned sites will include Site A and Site D, as described on Table
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8.26, and allow exclusively multiple 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
Section 65583.2(h)
Accomplishment: On April 5, 2012 the Planning Commission conducted a public hearing
to re-designate the above-noted sites totaling 2.52 acres to 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.
Site A, totaling 0.81 acres, was resdesignated to R3-20 by the City Council on May 20,
2012. Additionally, Ordinance No. 264 exclusively permits multiple family and senior
housing in the R3-20 zone district.
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Program 8.8.2.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 City maintains 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 Community Development
Director to review potential project sites. This information is made available to anyone
showing interest in the community. The City adopted Ordinance No. 264 and created a
new R3-20 zone district with a density of 20 units per acre, and also adopted Ordinance
No. 260 to allow for flexibility and creativity in the development of infill lots, including
the provision of density bonuses when energy efficient methods are incorporated into
design and construction.
Also, in 2010 the City conveyed a City-owned parcel to Habitat for Humanity for the
construction of two single family owner-occupied units earmarked for low income
households.
Program 8.8.2.b: Continue participation in the Section 8 Leased Housing Assistance Program
administered by San Bernardino County Housing Authority. This will be achieved by posting on
the City’s website when the County is taking in applications for the program.
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The City continues 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, three to four units of the Blue Mountain Villas Senior
Housing project will be made available through the HUD Section 8 program. The Section
8 program provides assistance to very low to moderate income families, elderly, and
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disabled. In addition, when informed by the County that applications are being accepted,
the City posts this information on the website.
Program 8.8.2.c: Continue operation of the City Housing Office, established in 1994, to
administer and monitor City housing programs.
Accomplishment: The City consolidated 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
Community Development Department continues to provide public information regarding
County administered housing programs.
Program 8.8.2.d: Continue to research the possibility of expanding Section 8, Leased Housing
Assistance Program, to subsidize mobile home space rentals.
Accomplishment: The City did not make any progress towards this Program.
Program 8.8.2.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
Safety code, as a means of providing long-term transitional housing for very low income
persons.
Accomplishment: The City’s Zoning Ordinance continues to permit residential care
facilities within the City. No residential care projects were submitted to the Community
Development Department during the planning period.
Program 8.8.2.f: The City’s CEDD will continue to participate in and provide staff support for
the various homeless programs operated by the San Bernardino County Homeless Coalition.
Accomplishment: The Community Development Department remains available to assist
the San Bernardino County Homeless Coalition, and participated in the 2013 Point in
Time Homeless Count.
Program 8.8.2.g: The City Manager’s Office will offer to open facilities at City Hall and the
City Yard to provide emergency shelter during times of extreme weather or hardship.
Accomplishment: The City’s Senior Center has been identified as an emergency shelter
during extreme weather conditions; and the Grand Terrace library is a designed cooling
center during hot weather conditions.
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Program 8.8.2.h: The City Housing Office will continue to operate the first time buyer purchase
assistance program to acquire and rehabilitate deteriorated and/or foreclosed residential property
then resell the homes to qualified low and moderate income households.
Accomplishment: The City operated a “first time buyer” program in the past. However,
in 2005, local housing market conditions have made the provision of affordable single
family units difficult due to high costs and unreasonable subsidy requirements. The
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intent was to reactivate the program when housing costs returned to affordable levels;
however, priority was 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.
Program 8.8.2.i:The City’s Housing office will use its website to provide information on home
ownership and home repair programs operated by the County of San Bernardino Department of
Community Development 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 City provides information on County operated housing programs on
its website. The County continues to operate the HOME Investment Partnership Program
and the Multifamily Residential Rental Housing Revenue Bond Program. However, it no
longer operates the Single Family Rehabilitation Loan Program.
Program 8.8.2.j:The City’s Housing office will use its website to provide information on 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 safety problems. This grant program would assist extremely low to moderate income senior
households.
Accomplishment: The City provided information on County operated senior home repair
program. The City allocated CDBG funds to the senior home improvement program in
CDBG program years 2010-2011 and 2011-2012. In 2012 the County terminated this
program.
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Program 8.8.3.a: The City Manager’s Office will continue to include energy conservation
measures as improvements eligible for assistance under the Redevelopment Agency’s residential
rehabilitation program.
Accomplishment: The City has not re-activated the residential rehabilitation program.
However, the City adopted Ordinance No. 260 to allow for flexibility and creativity in the
development of infill lots, including the provision of density bonuses when energy
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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 energy efficient improvements.
Program 8.8.3.b: The Housing Office will 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 City home improvement programs, and a link to San
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Bernardino County Community Development 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 City provided information on County operated home improvement
programs. However, the County recently de-activated their single family home improvement
and senior home repair program. The City allocated CDBG funds to the senior home
improvement program in CDBG program years 2010-2011 and 2011-2012.
The Community Development 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.
Program 8.8.3.c: The City’s Redevelopment Agency will continue to provide financial
assistance for the rehabilitation of residences owned or occupied by very low, 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 to purchase and rehabilitate housing for
resale to low and moderate income households.
Accomplishment: The City has not re-activated the residential rehabilitation program.
However, the City adopted Ordinance No. 260 to allow for flexibility and 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 energy efficient improvements
Program 8.8.3.d: The City’s Redevelopment Agency will continue to monitor housing
conditions throughout the City in 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 money for exterior improvements to residential
properties such as landscaping material, paint and painting supplies, fencing, and garage
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and front doors. 62 residential properties were improved include 9 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 expanded Code Enforcement Services in CDBG target areas, which
includes monitoring existing housing to address deteriorated or unsightly property
conditions as they may arise
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Program 8.8.3.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
ensure that adequate facilities and service levels are provided to all residents.
Accomplishments: All proposed land development projects are reviewed by the City for
potential impacts to community facilities and services. This review is incorporated into
the City’s mandatory CEQA 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 Community Services Department and CEDD and BS/PW/H will
continue existing code enforcement efforts and explore new methods for eliminating deteriorated
or unsightly property conditions in residential areas.
Accomplishments: The City continuously monitors the conditions of housing throughout
the City through its Code Enforcement program, including the City’s Non-owner
Occupied/Rental Property Program which inspects rental properties on a regular basis to
ensure that that rental housing units are well maintained. 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 money for exterior
improvements to residential properties such as landscaping material, paint and painting
supplies, fencing, and garage and front doors. 62 residential properties were improved
include 9 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
expanded Code Enforcement Services in CDBG target areas, which includes monitoring
existing housing to address deteriorated or unsightly property conditions as they may
arise.
Program 8.8.3.g: The Housing Office and the City’s CEDD will assist in distributing
information to the public regarding energy audits and/or self energy efficiency surveys that are
performed by the Southern California Edison Company, and Southern California Gas Company.
Accomplishment: The City has not actively worked with SCE to distribute public
information regarding energy audits.
Program 8.8.3.h: the City’s BS/PW/H-Building Division will continue to promote the
incorporation of energy conserving appliances, fixtures and other devices into the design of new
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residential units as means to reduce long-term housing costs and enhance affordability.
Accomplishment: The City adopted Ordinance No. 260 to allow for flexibility and
creativity in the development of infill lots, including the provision of density bonuses
when energy efficient methods are incorporated into design and construction. The City
ensures that all new residential construction meets energy conservation requirements
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established by the Building Code and Title 24. The City also participates in the San
Bernardino County PACE program which provides low interest loans to residential
owners for energy efficiency improvements.
Program 8.8.3.i: The City’s BS/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 City adopted Ordinance No. 260 to allow for flexibility and
creativity in the development of infill lots, including the provision of density bonuses
when energy efficient methods are incorporated into design and construction. The City
ensures that all new residential construction meets energy conservation requirements
established by the Building Code and Title 24. The City also participates in the San
Bernardino County PACE program which provides low interest loans to residential
owners for energy efficiency improvements.
Program 8.8.3.j: The City’s CEDD will continue recommending that tall shady trees be planted
on the southwest exposure to minimize the use of energy and reduce housing costs.
Accomplishments: Landscape plans are required for all proposed new buildings or major
expansions. The Community Development Department includes a review of these plans
for compliance with the City’s landscape guidelines.
Program 8.8.3.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,
exterior maintenance standards, or that are not safe to occupy.
Accomplishments: The City continuously monitors the conditions of housing throughout
the City through its Code Enforcement program, including the City’s Non-owner
Occupied/Rental Property Program which inspects rental properties on a regular basis to
ensure that that 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
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existing housing to address deteriorated or unsightly property conditions as they may
arise.
Program 8.8.3.l: The City shall amend its Zoning Code to establish a reasonable
accommodation process for housing designed for, intended for occupancy by, or with supportive
services for , persons with disabilities.
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Accomplishments: The City adopted Ordinance No. 264 establishing Chapter 18.xx
which established a reasonable accommodations process. To date no requests have been
made.
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Qbdlfu!Qh/!23:
7/c
Buubdinfou;!3/!Hpwfsofou!Dpef!Tfdujpot!76691.7669:!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
Qbdlfu!Qh/!241
7/c
Buubdinfou;!3/!Hpwfsofou!Dpef!Tfdujpot!76691.7669:!!)2434!;!Ipvtjoh!Fmfnfou!Xpsltipq*
Qbdlfu!Qh/!242