1 CITY OF COLTON
City Hall, Council Chambers
650 N. La Cadena Drive
Colton, CA 92324
Website: www.coltonca.gov
Mayor Frank J. Navarro
Council Members:
David J. Toro - District 1
Ernest R. Cisneros - District 2
Kenneth J. Koperski - District 3
Dr. Luis S. Gonzalez - District 4
John R. Echevarria - District 5
Isaac T. Suchil - District 6
City Treasurer Aurelio De La Torre
City Manager William R. Smith
City Attorney Carlos Campos
City Clerk Carolina R. Padilla
AGENDA
CITY COUNCIL,
COLTON UTILITY AUTHORITY, COLTON PUBLIC FINANCING AUTHORITY,
COLTON HOUSING AUTHORITY
REGULAR MEETING
TUESDAY, JANUARY 4, 2022 – 5:00 P.M.
CITY HALL, COUNCIL CHAMBERS
CLOSED SESSION - 5:00 p.m.
CLOSED SESSION CALLED TO ORDER
ROLL CALL
PUBLIC COMMENT Limit 3 Minutes
This is the portion of the meeting specifically set aside to invite your comments regarding C onsent Calendar items; however, any matter that requires action will be referred to staff for investigation and report at a subsequent Council meeting. The Council is prohibited by law from discussing or taking immediate action on items during this public comment period.
Persons desiring to submit paperwork to the City Council Members shall provide copy of any paperwork to the City Clerk for the Official Record.
Speakers will be limited to 3 minutes; provided, however, that the presiding officer shall have certain discretion to extend or limit time as provided for in the City Council Manual of Procedure.
2 A. CONFERENCE WITH LEGAL COUNSEL -WORKERS’ COMPENSATION CLAIM Pursuant to California Government Code, Section 54956.95. Case Name(s): Michael Collins v. City of Colton B. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
Pursuant to Government Code Section 54956.9(d)(1)
Modern Pacific Homes, LLC. V. City of Colton, et al.,
San Bernardino Superior Court, Case No. CIVSB2120518
CITY ATTORNEY ORAL REPORT ON CLOSED SESSION ACTIONS
RULES OF DECORUM
To help conduct the business of the City Council in an orderly fashion, the City Council has adopted rules pertaining to decorum and order, as provided for in the City Council Manual of Procedure. The City Council will strictly enforce these rules in order to allow full expression of ideas and opinions by councilmembers, staff and the public. Generally, the City's rules of decorum prohibit comments or actions which willfully disrupt the meeting. All remarks and questions shall be addressed to the Council as a whole and not to any particular member. No individual Councilmember or member of the City staff shall be questioned without first obtaining permission from the Presiding Officer. The City Council asks that all persons - including councilmembers, staff and the public - act and speak respectfully.
OPEN SESSION
6:00 P.M.
OPEN SESSION CALLED TO ORDER
INVOCATION Pastor Dane Aaker- Centerpoint Church
FLAG SALUTE
ROLL CALL
CEREMONIAL MATTERS
Presentations, Awards, Proclamations
MAYOR AND COUNCIL ITEMS
GIFT DISCLOSURES
Prior to rendering a decision in any proceeding involving a license, permit, contract or other entitlement pending before the city council, any council member who has received been promised a gift or gifts aggregating $50.00 or more in value within the preceding twelve months from a party or participant in the proceeding shall disclose that fact either orally or in writing during open session. This disclosure shall be made part of the official public record of the proceeding, either as part of the minutes of the meeting or as a separate writing filed with the city. (CMC Section 2.04.030)
3 AB 1234 ORAL REPORTS
Members of the city council shall provide brief reports on meetings attended at the expense of the city. (GC Section 53232.3(d))
APPOINTMENTS
Appointment- Mayor Pro Tempore
MAYOR AND COUNCIL DISCUSSION ITEMS
PUBLIC HEARINGS
To speak on public hearing items, it is requested that you obtain a card from the City Clerk and complete it by noting the agenda item number, as well as whether you are in favor, opposition or neither, and give it to the City Clerk. The applicant will be allowed 5 minutes to address the Council and all other persons will be allowed 3 minutes; provided, however, that the presiding officer shall have certain discretion to extend or limit time as provided for in the City Council Manual of Procedure. (1) Redistricting - TIME AND PLACE FIXED TO CONSIDER A SECOND PUBLIC HEARING TO RECEIVE A REPORT
FROM STAFF ON THE CONTINUED REDISTRICTING PROCESS AND TO REVIEW DRAFT UPDATED ELECTORAL DISTRICT MAPS.
[Staff Person: Bill Smith]
Mayor announces the Public Hearing Open.
City Clerk submits the Affidavit of Publication and reports on protests or objections thereto.
Staff Presentation.
Public Comment.
After hearing public comment, on motion by Councilmember __________, seconded by Councilmember _________, the Public Hearing is terminated.
MOTION __________ SECOND __________
(2) 2021-2029 Housing Element Update - TIME AND PLACE FIXED TO CONSIDER A PUBLIC HEARING TO
APPROVE AND ADOPT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COLTON, APPROVING GENERAL PLAN AMENDMENT FOR 2021 – 2029 HOUSING ELEMENT UPDATE. (FILE INDEX NO. DAP-001- 720), RESOLUTION NO. R-4-22.
[Staff Person: Mark Tomich]
Mayor announces the Public Hearing Open.
City Clerk submits the Affidavit of Publication and reports on protests or objections thereto.
Staff Presentation.
Public Comment.
After hearing public comment, on motion by Councilmember __________, seconded by Councilmember _________, the Public Hearing is terminated.
MOTION __________ SECOND __________
4 BUSINESS ITEMS
(3) American Rescue Plan Act (ARPA) Funds Spending Plan - Approve American Rescue Plan Act (ARPA) Funds Spending Plan, RESOLUTION NO. R-03-22.
[Staff Person: Stacey Dabbs]
PUBLIC COMMENT Limit 3 Minutes
This is the portion of the meeting specifically set aside to invite your comments regardin g Consent Calendar items; however, any matter that requires action will be referred to staff for investigation and report at a subsequent Council meeting. The Council is prohibited by law from discussing or taking immediate action on items during this public comment period.
Persons desiring to submit paperwork to the City Council Members shall provide copy of any paperwork to the City Clerk for the Official Record.
Speakers will be limited to 3 minutes; provided, however, that the presiding officer shall have certain discretion to extend or limit time as provided for in the City Council Manual of Procedure.
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered by the City Council to be routine and will all be enacted by one motion. There will be no separate discussion of these items prior to the time the City Council votes on the motion, unless councilmembers, staff or the public request that specific items be discussed and/or removed for separate discussions or action.
(4) Warrants - Approve US Bank voucher dated 11/23/2021 for $37,280.50; voucher numbers 196187 to 196254 dated 12/09/2021 and totaling $500,150.99; replacement check number 196255 dated 12/14/2021 for $129.68; voucher numbers 196256 to 196370 dated 12/16/2021 and totaling $1,575,036.97 and payroll disbursement listing dated 10/30/2021 to 11/12/2021 and totaling $965,532.50. [Staff Person: Stacey Dabbs]
(5) Bid Authorization - La Cadena Dr. Sidewalk & Downtown Paseo Pedestrian Improvement Project - Approve Plans for the La Cadena Dr. Sidewalk Improvement Project and the Downtown Paseo Pedestrian Improvement Project.
[Staff Person: Brian Dickinson]
(6) Resolution - Rialto Basin Groundwater Council - Adopt a Resolution to Authorize the City of Colton Share as a Member of the Rialto Basin Groundwater Council for Awarding a Contract for the Preparation of a Groundwater Management Plan to Stetson Engineers, RESOLUTION NO. R-01-22. [Staff Person: Brian Dickinson]
(7) Second Reading - O-12-21 - Waive full reading, Read By Title Only and Pass Second Reading of An Ordinance of the City Council of the City of Colton, California, Amending Chapter 6.16 of the Colton Municipal Code Relating to Solid Waste. ORDINANCE NO. O-12-21 [Staff Person: Brian Dickinson]
5 MAYOR AND COUNCIL ORAL REPORTS AND COMMENTS
Comments from Mayor and Council on various issues and activities throughout the community.
CITY MANAGER'S REPORTS
ADJOURNMENT
6 I, Stephanie Vargas, the Administrative Assistant to the City Clerk Office, hereby certify that a true and correct, accurate copy of the foregoing agenda was posted Wednesday, December 29, 2021, at least seventy -two (72) hours prior to the meeting per Government Code 54954.2, at the following locations:
City of Colton City Hall 650 N. La Cadena Drive
City of Colton Website, www.coltonca.gov <http://www.coltonca.gov>
PROCEDURES FOR ADDRESSING CITY COUNCIL
For the Official Record, it is requested that you obtain a card from the City Clerk and complete it by noting a specific item number on the Agend a, if applicable, or you can identify the subject that you wish to address under the Public Comment portion of the Agenda. The City Council encourages public input on all City issues within the Rules of Decorum. Speakers will be limited to the time period s provided on the Agenda; provided, however, that the presiding officer shall have certain discretion to extend or limit time as provided for in the City Council Manual of Procedure.
RULES OF DECORUM
To help conduct the business of the City Council in an orderly fashion, the City Council has adopted rules pertaining to decorum and order, as provided for in the City Council Manual of Procedure. The City Council will strictly enforce these rules in order to allow full expression of ideas and opinions by co uncilmembers, staff and the public. Generally, the City's rules of decorum prohibit comments or actions which willfully disrupt the meeting. All remarks and questions shall be addressed to the Council as a whole and not to any particular member. No individual Councilmember or member of the City staff shall be questioned without first obtaining permission from the Presiding Officer. The City Council asks that all persons - including councilmembers, staff and the public - act and speak respectfully.
NOTICE TO PUBLIC
Staff reports or other written documentation relating to each item referred to, on the Agenda, are available for public inspection at the following locations: Office of the City Clerk, 650 N. La Cadena Drive, Colton, CA; City of Colton Publi c Library, 656 9 th St., Colton, CA; or the City of Colton Internet Website, www.coltonca.gov. Any person having questions concerning any item on the Agenda may call the City Clerk at 370 -5191 to make inquiry concern ing the nature of the item described on the Agenda. The City Clerk shall direct inquiries to the appropriate office.
All matters listed under the Consent Calendar are considered by the City Council to be routine and will all be enacted by one motion. Ther e will be no separate discussion of these items prior to the time the City Council votes on the motion, unless councilmembers, staff or the public request that specific items be discussed and/or removed for separate discussions or action.
7 In compliance wi th the American with Disabilities Act, if you need special assistance to participate in a City Meeting, please contact the City Clerk’s Office at 909 -370-5001. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
LEGAL CHALLENGES
If you challenge in court any discussion or action taken concerning an item on this Agenda, you may be limited to raising only those issues you or someone else raised during the meeting or in written correspondence delivered to the City at or prior to the City's consideration of the item at the meeting.
MANUAL OF PROCEDURE
The City Council adopted its Manual of Procedure pursuant to Resolution No. R -150-07; Amended by Minute Action on December 2, 2014 and adopted by Resolution No. R -03-15 on January 20, 2015. Copies are available in the Office of the City Clerk.
ITEM NO. 1
STAFF REPORT
DATE: JANUARY 4, 2022
TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS
FROM: BILL SMITH, CITY MANAGER
PREPARED BY: BILL SMITH, CITY MANAGER
SUBJECT: TIME AND PLACE FIXED TO CONSIDER A SECOND PUBLIC
HEARING TO RECEIVE A REPORT FROM STAFF ON THE
CONTINUED REDISTRICTING PROCESS AND TO REVIEW DRAFT
UPDATED ELECTORAL DISTRICT MAPS.
RECOMMENDED ACTION
Staff recommends that the City Council take the following action:
1. Receive a report from staff and the City’s redistricting consultant on the continued redistricting process and review draft maps.
2. Conduct a public hearing to review draft maps and receive public input on district boundaries.
BACKGROUND
Pursuant to Elections Code sections 21601 et. seq., cities with by -district election systems are required to review their district boundary maps to ensure compliance with the California and Federal Voting Rights Acts. The process to complete redistricting requires a minimum of four public hearings and dedicated public outreach to ensure minority populations and communities of interest are aware of the redistricting effort and are provided with options to participate.
ISSUES/ANALYSIS
Every 10 years, cities with by -district election systems must use new census data to review and, if needed, redraw district lines to reflect how local populations have changed. This process,
1.1 Packet Pg. 8
Staff Report to the Mayor and City Council
Public Hearing - Redistricting
January 4, 2022
called redistricting, ensures all districts have substantially equal population. The redistricting process for the City of Colton must be completed by April 17 , 2022. The first of four scheduled public hearings was held on November 16, 2021, and provided an overview of the redistricting process. This is the second public hearing in the redistricting process.
In November 2018, the voters in the City adopted Me asure R, which reduced the number of districts from 6 to 4, beginning with the 2022 election. A map identifying the district boundaries was included with the text of the Measure, however the Measure did provide that the districts may be adjusted from time to time as required by law and with each subsequent decennial census. At this time, the districts must now be reviewed using the 2020 census data and in compliance with the FAIR MAPS Act, which was adopted by the California legislature as AB 849 and took effect January 1, 2020. The map approved by the electorate as part of Measure R was used as a starting point to review and redraw the City’s four districts using the 2020 census data to achieve population balance, the key requirement under both the FAIR MAPS Act and the Federal Voting Rights Act.
As noted at the first public hearing, currently, the four district map approved with Measure R exhibits an 11.95% deviation between the least populated and greatest populated districts when 2020 Census data is incorporated into it. The data indicates that the chief cause of this deviation is District 4, where there is an 8.01% excess in total population over equal. District 2 is the district that goes most in the other direction – a 3.94% deficit in total pop ulation under equal. “Substantially equal in population” is defined by the U.S. Supreme Court as being within a 10% or less deviation. As such, the four district map approved with Measure R must be redrawn to achieve population balance; in particular to reduce the total population of District 4.
Incorporating the 2020 Census data, the City’s redistricting consultant has prepared two initial map options for the Council’s and public’s consideration. The purpose of this second public hearing is to share proposed map options and receive feedback on the maps presented. Each of those maps is analyzed below.
Map Option 1
Map Option 1 begins with a simple population rebalance, to reduce the total deviation to an acceptable level. Closely resembling the cu rrent Council district boundary map, as approved by voters with Measure R, this map primarily reduces population in District 4 and distributes it relatively evenly throughout the remaining three districts. The map reflects an acceptable total deviation of 1.22%. Based upon the citizens of voting age population (CVAP) metric, all four districts are majority/minority Hispanic voting districts, meaning that Hispanic voters makeup the single largest citizen voting age population. Complete demographic analysi s of the census data for Map Option 1 is attached to this report.
The map is depicted here:
1.1 Packet Pg. 9
Staff Report to the Mayor and City Council
Public Hearing - Redistricting
January 4, 2022
Map Option 2
Map Option 2 also focuses on population rebalance, however it more dramatically changes the district configurations. The population shift between Districts 2, 3 and 4 is the same as with Map Option 1. However, more population is shifted between Districts 1 and 2. Through this, the map achieves a total deviation of less than 1%, at .52%, or near equal population balance. As with Map Option 1, t his map draws all four districts with majority/minority Hispanic voter representation. Complete demographic analysis of the census data for Map Option 2 is attached to this report
Map Option 2 is depicted here:
1.1 Packet Pg. 10
Staff Report to the Mayor and City Council
Public Hearing - Redistricting
January 4, 2022
Both map options are population balanc ed, relatively compact, contiguous, and respect various communities of interest. At this hearing, the Council and community is invited to comment on the proposed maps and/or suggest revisions.
Further, an online mapping tool for the public has been lau nched, and is available at the City’s dedicated redistricting website, www.mapcolton.org. In addition, there is an online Google Map tool to allow greater visibility and zoom capabilities when examining the draft m aps. The Google Map tool may be accessed at
https://www.google.com/maps/d/u/0/viewer?mid=1yGLjqa79elL3Tkx3rM124bwTc2rXbPuH&ll =34.057185442999625%2C-117.320827&z=13 or through a link on the mapcolton.org website.
The public is invited to draft and submit their own maps, which will subsequently be evaluated for compliance with the FAIR MAPS Act and the Federal Voting Right s Act prior to the third public hearing.
Next Steps
Public Hearings 3 and 4 are not currently scheduled, but are intended to be held at Council meetings in February and March respectively. If necessary, a fifth Public Hearing may be held before the April 17, 2022 legal deadline to adopt the final map.
FINANCIAL IMPACT
1.1 Packet Pg. 11
Staff Report to the Mayor and City Council
Public Hearing - Redistricting
January 4, 2022
There is no fiscal impact associated with the recommended action.
ATTACHMENT
1. Attachment - Map and Demographic Analysis-c1
2. Added to the Record - Map
1.1 Packet Pg. 12
Map Option 1
1.1.a
Packet Pg. 13
Attachment: Attachment - Map and Demographic Analysis-c1 (3456 : Public Hearing - Redistricting)
Map Option 1
Demographic Analysis
District
Total_Populati
on
Raw
Deviation % Deviation Latino CVAP19 Total
CVAP19 NL
White
CVAP19 NL
Black
CVAP
Hispanic
CVAP19 Not
Hispanic
CVAP19 NL
AIAN
CVAP19 NL
ASIAN
CVAP19
NL
Hawaiian
CVAP19 NL
Other
1 13,446 -86 -0.64% 10,704 9,083 1,765 850 5,916 3,172 18 308 2 67 2 13,611 79 0.58% 12,069 7,645 1,107 313 6,157 1,538 - 117 - 1 3 13,548 16 0.12% 10,776 8,297 1,728 516 5,697 2,577 104 229 27 12 4 13,524 -8 -0.06% 6,354 9,035 3,193 1,213 3,337 5,694 23 1,079 - 29 Column_Total 54,129 39,903 34,060 7,793 2,892 21,107 12,981 145 1,733 29 109 13,532 Deviation 1.22%
1.1.a
Packet Pg. 14
Attachment: Attachment - Map and Demographic Analysis-c1 (3456 : Public Hearing - Redistricting) Map Option 2
1.1.a
Packet Pg. 15
Attachment: Attachment - Map and Demographic Analysis-c1 (3456 : Public Hearing - Redistricting)
Map Option 2
Demographic Analysis
District
Total_Populati
on
Raw
Deviation % Deviation Latino CVAP19 Total
CVAP19 NL
White
CVAP19 NL
Black
CVAP
Hispanic
CVAP19 Not
Hispanic
CVAP19 NL
AIAN
CVAP19 NL
ASIAN
CVAP19
NL
Hawaiian
1 13,564 32 0.23% 10,789 8,568 1,641 953 5,379 3,213 17 368 2 2 13,493 -39 -0.29% 11,984 8,160 1,231 210 6,694 1,497 1 57 - 3 13,548 16 0.12% 10,776 8,297 1,728 516 5,697 2,577 104 229 27 4 13,524 -8 -0.06% 6,354 9,035 3,193 1,213 3,337 5,694 23 1,079 - Column_Total 54,129 39,903 34,060 7,793 2,892 21,107 12,981 145 1,733 29 13,532 Deviation 0.52%
1.1.a
Packet Pg. 16
Attachment: Attachment - Map and Demographic Analysis-c1 (3456 : Public Hearing - Redistricting)
1.1.b
Packet Pg. 17
Attachment: Added to the Record - Map (3456 : Public Hearing - Redistricting)
ITEM NO. 2
STAFF REPORT
DATE: JANUARY 4, 2022
TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS
FROM: BILL SMITH, CITY MANAGER
PREPARED BY: MARK TOMICH, DIRECTOR
SUBJECT: TIME AND PLACE FIXED TO CONSIDER A PUBLIC HEARING TO
APPROVE AND ADOPT A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF COLTON, APPROVING GENERAL PLAN
AMENDMENT FOR 2021 – 2029 HOUSING ELEMENT UPDATE.
(FILE INDEX NO. DAP-001-720), RESOLUTION NO. R-4-22.
RECOMMENDED ACTION
Staff recommends that the City Council take the following action:
A RESOLUTION OF THE CITY COUNCIL APPROVING GENERAL PLAN AMENDMENT FOR 2021 – 2029 HOUSING ELEMENT UPDATE. (FILE INDEX NO.
DAP-001-720)
BACKGROUND
All cities within the Southern California Association of Governments (SCAG) region are required by State law to update the Housing Elements of their General Plans for the 2021 -2029 planning period. On February 18, 2021, the City formally initiated the public review process for the Housing Element update with a public workshop to solicit comments from Colto n stakeholders on housing issues. Subsequently , on May 26 , 2021 a joint City Council -Planning Commission study session was held to review Housing Element requirements and issues. The City then completed a draft Housing Element and on July 14 , 2021 a second joint City Council- Planning Commission study session was held to review the draft Housing Element and receive comments. Staff reports and materials for previous meetings are available on the City’s Housing Element web page at: https://www.ci.colton.ca.us/992/Housing-Element-Update.
1.2 Packet Pg. 18
Staff Report to the Mayor and City Council
2021-2029 Housing Element Update
January 4, 2022
The draft Housing Element was then submitted to the California Department of Housing and Community Development (“HCD”) for review as required by State law . On October 4 , 2021, HCD issued a review letter (Attachment 1) finding that the draft element addressed many statutory requirements; however, revisions were necessary to comply with State Housing Element Law. Attachment 2 includes a table summarizing staff’s responses to HCD’s October 4, 2021 letter.
In early October 2021, City staff prepared a revised draft Housing Element addressing HCD’s comments for review by the Planning Commission and community stakeholders. Staff recommended that the Commission co nsider HCD’s comments, staff’s proposed revisions to the draft Housing Element and adopt a Resolution recommending approval of the revised draft Housing Element.
On October 26, 2021, the Planning Commission approved by a 6-0-1 vote Resolution No. R-33- 21, recommending City Council approval of General Plan Amendment (2021 -2029 Housing Element Update) – DAP-001-720. (See Attachment 3)
As discussed below, State law requires the draft Housing Element to include several programs calling for amendments to zoni ng designations and other provisions of the Zoning Code related to housing. Those amendments will be subject to a subsequent review process including public hearings held by the Planning Commission and City Council. Adoption of the Housing Element would not directly change any City zoning or land use regulations.
ANALYSIS
Housing Element Content . The Housing Element establishes City policies and programs intended to address the housing needs of current and future Colton residents. The element has been comprehensively updated to reflect recent changes in State laws, current housing conditions and other circumstances. The Draft Housing Element follows the format of the current Housing Element and includes the following sections:
Executive Summary - summarizing key Housing Element issues Introduction - providing an overview of the Housing Element Housing Resources – describing the land, administrative and financial resources available to address housing needs
Housing Plan – presenting the City’s goals, policies, programs and objectives for the 2021-2029 planning period
Appendix A: Housing Profile analyzing the City’s demographic characteristics and housing needs
Appendix B: Constraints describing potential governmental and non - governmental constraints to meeting the City's housing needs
1.2 Packet Pg. 19
Staff Report to the Mayor and City Council
2021-2029 Housing Element Update
January 4, 2022
Appendix C: Evaluation of the 2013 -2021 Housing Element programs and accomplishments
Appendix D: Sites Inventory providing an inventory of sites that could accommodate the City’s new housing needs; and
Appendix E: Public Parti cipation describing opportunities for stakeholders to participate in the preparation of the Housing Element
The most significant issues addressed in the Housing Element are: 1) whether City plans and regulations comply with State laws regarding housing for persons with special needs; and 2) how the City will accommodate its share of regional housing needs for the next 8 years as determined through the Regional Housing Needs Assessment (“RHNA”) process.
Housing for Persons with Special Needs . State law establishes specific requirements related to City regulation of housing for persons with special needs, including the homeless and persons with disabilities. Appendix B of the Housing Element (Constraints) contains an analysis of City plans and regulations fo r a variety of housing types. The analysis concluded that while current City regulations are consistent with most laws regarding special needs housing, some recently adopted laws will require amendments to the Zoning Code in order to ensure consistency wit h State law. The Housing Plan includes the following program to ensure compliance with recent changes to State law:
Program 12. Zoning Regulations and Initiatives for Extremely Low -Income and Special Needs Housing. The Zoning Code establishes standards an d procedures for these types of housing targeted for extremely -low-income households, persons with disabilities, or those who are homeless or at risk of becoming homeless. This program includes a commitment to process a Zoning Code amendment in conformance with recent changes to State law. These changes include allowing supportive housing meeting specified criteria in zones where multi- family and mixed uses are permitted, revising the parking standards for emergency shelters, and allowing low barrier naviga tion centers meeting specified standards in areas zoned for mixed use and in non-residential zones permitting multi-family uses. Low barrier navigation center is defined as “Housing first, low -barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income benefits, health services, shelter, and housing.”
Regional Housing Needs Assessment . The Regional Housing Needs Assess ment (“RHNA”) is the process established in State law by which future housing needs are determined for each city.
On March 4, 2021 SCAG adopted the final RHNA Plan, which assigns Colton the following housing needs.
2021-2029 RHNA: City of Colton
Very Low Moderate Above Total
1.2 Packet Pg. 20
Staff Report to the Mayor and City Council
2021-2029 Housing Element Update
January 4, 2022
Low Moderate
1,318 668 906 2,542 5,434
Source: SCAG, 3/4/2021
The RHNA allocation identifies the amount of additional housing a jurisdiction would need in order to have enough housing at all price levels to fully accommodate its assigned share of the region’s housing need during the 8 -year planning period. The RHNA is a planning requirement based upon housing need, not a construction quota or mandate . Jurisdictions are not required to build housing or issue permits to achieve their RHNA allocations, but the Housing Element must provide an evaluation of potential capacity for additional housing based on land use designations, development regulations, other development constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”) where additional housing could be built consistent with City regulations. This evaluation is referred to as the “sites analysis” and State law requires the analysis to demonstrate that the City has adequate sites with appropriate zoning to fully accommodate additional housing development commensurate with its RHNA allocation in each income category. If the site s analysis does not demonstrate that adequate capacity exists to fully accommodate the RHNA, the Housing Element must describe what steps will be taken to increase capacity commensurate with the RHNA – typically through amendments to land use and zoning re gulations to facilitate additional housing development.
Appendix D of the Housing Element includes a parcel -level analysis of sites where additional housing could be built.
The sites analysis which is summarized in Table H-36 of the Housing Element and shown below, shows that current City land use plans and zoning regulations do not provide adequate capacity to fully accommodate the RHNA allocation in all income categories; therefore, the rezoning is necessary to create additional housing opportunities. State law establishes a density of 30 units/acre that must be allowed to facilitate development of lower-income housing.
Table H-36
Comparison of Sites Inventory and RHNA
Lower Moderate Above Moderate
Approved Projects - 140 233
Vacant Sites 43 424 1,692
Underutilized Sites 153 50 -
ADUs 51 31 6
Total Capacity 247 652 1,934
RHNA (2021-2029) 1,986 906 2,542
Adequate Sites (shortfall) (1,739) (254) (608)
1.2 Packet Pg. 21
Staff Report to the Mayor and City Council
2021-2029 Housing Element Update
January 4, 2022
To address this shortfall, the Housing Element identifies candidate sites to be considered for rezoning (Appendix D, Table H -40) and Program 9 in the Housing Plan includes a commitment to rezone a sufficient number of parcels to provide additional residential development capacity to fully accommodate the City’s RHNA allocation. Such amendments may i nclude allowing higher densities on residentially zoned properties or allowing housing on properties where residential use is not allowed under current regulations. It is important to note that neither cities nor property owners are required to develop affordable housing on the sites identified in the Housing Element, or to provide funding for housing development . Zoning regulations establish opportunities for development, not a requirement to build housing. In addition, adoption of the Housing Element woul d not change the zoning on any property. Most of the very low/low income shortfall will be addressed through rezoning of vacant Industrial Park properties along Fairway Drive (up to 1,013 units) and within the Hub City Center Specific Plan (approximately 250 units with introduction of residential mixed use ). After final adoption of the Housing Element, a more detailed review of the candidate parcels, including CEQA review and additional public hearings, will be conducted before any final zoning changes are approved.
PUBLIC PARTICIPATION:
As noted in the Background section above, the City has provided extensive opportunities for public participation during the Housing Element update process. This City Council hearing provides additional opportunity for residents, property owners, developers and other stakeholders to provide comments regarding the draft Housing Element prior to its adoption. In addition to the official public hearing notice, a courtesy notice of this meeting was mailed on December 16, 2021 to the interested persons and organizations listed in Appendix E of the Final Draft Housing Element.
Subsequent to the Planning Commission hearing o n November 18, 2021, a real estate representative emailed staff with a request for removal of Assesso r’s Parcel Number 0163 -182- 01 from Housing Element Table H-38 (Vacant Sites Inventory) (Attachment 5). The parcel is located in an existing R -3/R-4 Zone and is also included in the City’s current Vacant Sites Inventory. The parcel is 3.95 acres in size an d has estimated capacity of 70 housing units based on current zoning. The proposal to remove the site is to allow an industrial business park project to include small office with rear storage/warehouse/manufacturing space. The design would be similar to other industrial park projects located along South Rancho Avenue . The applicant’s email indicates that the current location of the High Density Residential Zone is not conducive next to busy industrial thoroughfare and directly adjacent to a BNSF Rail li ne and future intermodal Hub. If the City Council considers removal of this site, the applicant would propose rezoning to either M-1 (Light Industrial) or B -P (Business Park) Zone. As noted in Table H -36 above, there is currently a shortfall of 2 ,601 potential housing units compared to the RHNA allocation. If parcel number 0163 -182-01 is removed from the inventory, the shortfall would be increased to 2,671 units. As shown in Housing Element Table H -40 (Candidate Sites for Rezoning), the candidate sites for rezoning have a total estimated potential for 3, 031 additional units if all sites were rezoned . Therefore, removal of Parcel Number 0163 -182-01 would not
1.2 Packet Pg. 22
Staff Report to the Mayor and City Council
2021-2029 Housing Element Update
January 4, 2022
preclude the City from achieving the RHNA requirement if all parcels are rezoned successfully .
Attachment 6 includes Table H-40 (Candidate Sites for Rezoning).
The proposed Housing Element sites inventory also reflects direction provided to staff o n May 26, 2021 at the Joint Colton City Council/Planning Commission meeting, to remove the following four areas from the inventory: 1) Giant RV property along East Santo Antonio Drive, 2) 2971 S. La Cadena Drive Property and 3 & 4) properties along 5 th Street and Georg ia Street related to Emerald Village II and III. All of these sites are in process for fu ture development projects.
HCD REVIEW:
As required by State law, the draft Housing Element was submitted to HCD for review, and on October 4, 2021 HCD issued a review letter finding that the draft element addressed many statutory requirements; however, r evisions will be necessary to comply with State Housing Element Law.
To address HCD’s comments, City staff prepared a revised draft Housing Element , which was reviewed by the Planning Commission on October 26 th. Exhibit A to the draft City Council Resolution (Attachment 7) provides a summary of revisions to the Housing Element made in response to HCD’s comments. Attachment 8 shows proposed revisions to the Housing Element in strikeout/underline notation. The Planning Commission recommendation included th e revisions shown in the revised draft Housing Element.
Following adoption by the City Council the Housing Element must be submitted again for HCD review.
ENVIRONMENTAL REVIEW:
Adoption of the Housing Element update would not approve any development pro ject, zoning amendment, or any other physical change to the environment; therefore, it is covered by the “common sense” exemption (CEQA Guidelines Sec. 15061(b)(3)) which provides that CEQA applies only to projects that have the potential for causing a sig nificant effect on the environment. Subsequent to adoption of the Housing Element, amendments to the Zoning Code will be necessary in order to implement Housing Element programs, and appropriate CEQA analysis will be prepared in connection with those amendments.
FISCAL IMPACTS
Implementation of the programs contained in the Housing Element as well as periodic monitoring and reporting will require ongoing actions by City staff, which will be funded by the General Fund through the annual budget review and approval process.
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Staff Report to the Mayor and City Council
2021-2029 Housing Element Update
January 4, 2022
ALTERNATIVES
Provide alternative direction to staff.
ATTACHMENT
1. Attachment 1_HCD Comments Letter_10-04-2021
2. Attachment 2_Responses to Oct 4 HCD Comments Table
3. Attachment 3_PC Reso No. R-33-21_DAP-001-720
4. Attachment 4_Email_Debbie Hanna_S. Rancho Property_11-18-2021
5. Attachment 5_Appendix 38_Vacant Sites Inventory.
6. Attachment 6_Appendix 40_Candidate Sites for Rezoning
7. Attachment 7_CC Reso_R-127-21 Housing Element-final draft
8. Colton 2021 Housing Element_2022-01-04c_revised draft tracked-CC
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
Ma
rk Tomich, Director
Development Services
City of Colton
659 N La Cadena Drive
Colton, CA 92324
Dear Mark Tomich:
RE: Review of the City of Colton’s 6
th Cycle (2021-2029) Draft Housing Element
Thank you for submitting the City of Colton’s (City) draft housing element received for review on August 5, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a telephone conversation on September 29, 2021 with you, Mario Suarez, Planning Manager and John Douglas, Consultant.
The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).
The enclosed Appendix describes revisions needed to comply with State Housing Element Law.
The City’s statutory deadline to adopt a housing element is October 15, 2021. For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of this statutory deadline, then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).
Fo
r your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.
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Attachment: Attachment 1_HCD Comments Letter_10-04-2021 (3416 : 2021-2029 Housing Element Update) Mark Tomich, Director
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate.
Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.
Please see HCD’s housing element webpage at
https://www.hcd.ca.gov/community-
development/housing-element/index.shtml#element for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance. Please note, upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected].
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
HCD appreciates the City’s staff and its consultants’ hard work provided during our review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Divya Sen, of our staff, at [email protected] .
Sincerely,
Paul McDougall
E
nclosure
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Attachment: Attachment 1_HCD Comments Letter_10-04-2021 (3416 : 2021-2029 Housing Element Update)
Review of the City of Colton’s 6th Cycle Draft Housing Element Page 1 October 4, 2021
APPENDIX
CITY OF COLTON
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml.
Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
The review requirement is one of the most important features of the element update. The review of past programs should analyze the City's progress in implementation over the previous planning period. This information provides the basis for developing a more effective housing program.
Program Appropriateness: The element includes a program-by-program review including a comparison of prior objectives versus actual results (Appendix C), but also needs to identify which programs will be continued, revised, or deleted in the updated housing element. For additional information and sample analysis, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/getting-started/review- revise.shtml.
Special Needs Populations: As part of the review of programs in the past cycle, the element must provide an evaluation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female headed households, farmworkers and persons experiencing homelessness).
B. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing (AFFH) in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
While the element included some maps on racial characteristics, poverty status, and opportunity areas, the element generally did not address this requirement. The
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element, among other things, must include outreach, an assessment of fair housing, identification, and prioritization of contributing factors to fair housing issues and goals and actions sufficient to overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.
For more information, please contact HCD and visit
https://www.hcd.ca.gov/community-development/affh/index.shtml .
2. Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)
Housing Characteristics: While the element identifies the total number of overpaying households (p. 38), it must quantify and analyze the number of overpaying households by tenure (i.e., renter and owner). The element should also quantify vacancy by tenure (i.e., renter and owner). For additional information and sample analysis, see the Building Blocks at http://www.hcd.ca.gov/community-development/housing- element/housing-element-memos.shtml.
3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
The City has a regional housing needs allocation (RHNA) of 5,434 housing units, of which 1,986 are for lower-income households. To address this need, the element relies on approved projects, vacant sites, underutilized sites and accessory dwelling units (ADUs). To demonstrate the adequacy of these sites and strategies to accommodate the City’s RHNA, the element must include complete analyses:
Previously Identified Nonvacant and Vacant Sites: The element must indicate if sites identified in the inventory were previously identified in past housing elements. If nonvacant sites identified in a prior adopted housing element or vacant sites identified in two or more consecutive planning periods, the sites are inadequate to accommodate housing for lower-income households unless:
• The site’s current zoning is appropriate for the development of housing affordable to lower-income households by either including analysis or meeting the appropriate density; and
• The site is subject to a housing element program that requires rezoning within three years of the beginning of the planning period to allow residential use by-right for housing developments in which at least 20 percent of the units are affordable to lower-income households. (Gov. Code, § 65583.2, subd. (c).)
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Realistic Capacity: While the element provides assumptions of buildout for sites included in the inventory, it must also support these assumptions. For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. The estimate of the number of units for each site must be adjusted as necessary, based on the land use controls and site improvements, typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities. The element also must analyze the likelihood that the identified units will be developed as noted in the inventory in zones that allow 100 percent nonresidential uses (e.g., mixed-use and sites that can accommodate commercial). This analysis should consider the likelihood of nonresidential development, performance standards, and development trends supporting residential development. For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/site-inventory- analysis/analysis-of-sites-and-zoning.shtml#zoning.
Small Sites: The site inventory identifies small sites to accommodate the City’s lower- income RHNA. Sites smaller than a half-acre in size are deemed inadequate to accommodate housing for lower-income households unless it is demonstrated, with sufficient evidence, that sites are suitable to accommodate housing for lower-income households. The element should provide specific examples with the densities, affordability and, if applicable, circumstances leading to consolidation, such as common ownership. The element should relate these examples to the sites identified to accommodate the RHNA for lower-income households to demonstrate that these sites can adequately accommodate the City’s lower-income housing need. For sites to accommodate a shortfall of lower-income level, the sites physically must accommodate at least 16 units. Based on a complete analysis, the City should consider adding or revising programs to include incentives for facilitating development on small sites.
Zoning for Lower-Income Households: While the element appears to indicate housing affordable to lower-income households can be accommodated on sites zoned R3 and R4 with densities of 20 to 25 dwelling units per acre, it does not include an analysis evaluating the adequacy of these zones. The element must include an analysis to demonstrate the adequacy of the R3 and R4 zones to encourage and facilitate the development of units affordable to lower-income households. The analysis should be based on factors such as market demand, development experience within zones, and specifically address the impacts of density on financial feasibility. For communities with densities that meet specific standards (at least 30 units per acre for Colton), this analysis is not required (Gov. Code, § 65583.2(c)(3)(B)).
Suitability of Nonvacant Sites: The element identifies nonvacant sites to accommodate the regional housing need for lower-income households (Table H-39). The element must describe the methodology used to determine the additional development potential of these sites within the planning period. The methodology shall consider factors including the extent to which existing uses may constitute an impediment to
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additional residential development, the City’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites. For example, the element could consider indicators such as age and condition of the existing structure, presence of expiring leases, expressed developer interest, low improvement to land value ratio, and other factors.
Accessory Dwelling Units (ADU): The element assumes an ADU buildout of 14 ADUs per year for a potential buildout of 112 units within the planning period. Given that the City has only produced an average of 5 units per year since 2018, the element must demonstrate this production level will be achievable in the planning period or rescale assumptions. For example, the element should be updated to include a realistic estimate of the potential for ADUs and include policies and programs that incentivize the production of ADUs. Depending on the analysis, the element must commit to monitor ADU production throughout the course of the planning period and implement additional actions if not meeting target numbers anticipated in the housing element. In addition to monitoring production, this program should also monitor affordability.
Additional actions, if necessary, should be taken in a timely manner (e.g., within six months). Finally, if necessary, the degree of additional actions should be in stride with the degree of the gap in production and affordability. For example, if actual production and affordability of ADUs is far from anticipated trends, then rezoning or something similar would be an appropriate action. If actual production and affordability is near anticipated trends, then measures like additional outreach and marketing might be more appropriate.
Priority Water and Sewer: Water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7.) Local governments are required to immediately deliver the housing element to water and sewer service providers. HCD recommends including a cover memo describing the City housing element, including the City and regional housing needs. The element must demonstrate compliance with these requirements or add or revise programs as appropriate. For additional information and a sample cover memo, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/other- requirements/priority-for-water-sewer.shtml.
Infrastructure: The element must demonstrate the sites in the inventory have access to existing or planned water, sewer, and other dry utilities. (Gov. Code, § 65583.2, subd. (b).)
Environmental Constraints: While the element generally describes the City is in Very High Fire Severity Zone (pp. 75-77), it must relate those conditions to identified sites
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and describe any other known environmental or other constraints that could impact housing development on identified sites in the planning period.
Sites with Zoning for a Variety of Housing Types:
Emergency Shelters: The element mentions emergency shelters are permitted by-right in the M-1 light industrial (p. 65). The element should evaluate the available acreage for characteristics like parcel size, potential redevelopment or reuse opportunities, and proximity to services, and describe development standards. The City must ensure that the zoning adheres to the new parking requirement standards per AB 139 (Chapter 335, Statutes of 2019). AB 139 requires that the zone for emergency shelter allows for sufficient parking for the staff of the emergency shelter. The element must include programs as appropriate based on the outcomes of this analysis.
4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7). Transitional housing and supportive housing shall be considered a residential use of property, and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. (Gov. Code, § 65583, subd. (a)(5).)
Land-Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types (e.g., multifamily rental housing, mobilehomes, transitional housing). For example, the element must describe and analyze the development standards within the residential overlay zone. In addition, the analysis must also evaluate the cumulative impacts of land use controls on the cost and supply of housing, including the ability to achieve maximum densities. Specially, the element should analyze the maximum height limit of 2.5 stories, minimum unit size requirements, and the two enclosed parking space standard for multifamily developments. The element should include programs to address or remove the identified constraints.
Fees and Exaction: The element describes all required fees for single family and multifamily housing development, including impact fees (pp. 70-71), but should also analyze impact of fees as potential constraints on housing supply and affordability. For example, the analysis could identify the total amount of fees and their proportion to the development costs for both single family and multifamily housing.
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Local Processing and Permit Procedures: The element must describe and analyze the City permit processing and approval procedures by zone and housing type for multifamily rental housing and single-family housing. The analysis must evaluate the processing and permit procedures’ impacts as potential constraints on housing supply and affordability. For example, the analysis should consider processing and approval procedures and time for typical single family and multifamily developments, including type of permit, level of review (e.g., design review), approval findings and any discretionary approval procedures. In addition, the element should describe the City’s SB 35 (Chapter 366, Statutes of 2017) streamlined ministerial approval procedure and application and include programs if appropriate.
Zoning, Development Standards and Fees: The element must clarify its compliance with new transparency requirements for posting all zoning, development standards and fees for each parcel on the jurisdiction’s website.
Constraints on Housing for Persons with Disabilities: The element (p. 65) currently details that residential care facilities serving seven or more persons are permitted with a conditional use permit (CUP), in VL, R1, R2, R3, and R4 Zones. The CUP and exclusion from listed zones should be analyzed as a constraint on housing for persons with disabilities, and the element should include actions as appropriate to remove or mitigate the constraints. In addition, while the element briefly mentions the City’s reasonable accommodation process, it should also describe the procedure and evaluate impacts, including identifying and analyzing findings of approval.
5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. The analysis shall also demonstrate local efforts to remove nongovernmental constraints that create a gap between the locality’s planning for the development of housing for all income levels and the construction of that housing. (Gov. Code, § 65583, subd. (a)(6).)
The element must be revised to include analysis of requests to develop housing at densities below those anticipated, and the length of time between receiving approval for a housing development and submittal of an application for building permits that potentially hinder the construction of a locality’s share of the regional housing need.
The element must also include a description of any program(s) that mitigate nongovernmental constraints that create a gap in the jurisdictions ability to meet RHNA by income category. (Gov. Code, § 65583.2, subd. (c)(3).)
6. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of
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households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
While the element quantifies the City’s special needs populations, it must also analyze their special housing needs. For a complete analysis of each population group, the element should discuss challenges faced by the population, the existing resources to meet those needs (availability senior housing units, # of large units, # of deed restricted units, etc.,), an assessment of any gaps in resources, and proposed policies, programs, and funding and other strategies to help address those gaps.
C. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation timelines; (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials. Programs to be revised include the following:
Program 1 (Master Plans to Accommodate Diverse Housing Types): Provide specific actions the City will implement to achieve program objectives.
Program 2 (Appropriate Development Standards): Provide specific actions and timelines to implement this this program.
Program 7 (Density Bonus): Provide information on whether the City’s density bonus ordinance complies with State Density Bonus Law and provide specific timeframes for updating the ordinance if required.
Program 8 (Mixed Use Development): Provide specific timeframes for when the City will seek partnerships.
Program 12 (Zoning Regulations and Initiatives for Extremely Low-Income (ELI) and Special Needs Housing): Provide specific timeframes for the amendment to the development code. Amendments should be make early enough (e.g., within one year of adoption of the element) to have a beneficial impact within the planning period.
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2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single- room (SRO) occupancy units, emergency shelters, and transitional housing. (Gov.
Code, § 65583, subd. (c)(1).)
As noted in Finding B4, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:
• Program 9 (Provision of Adequate Sites): Page 90 of the element states that the City will increase its zoning in the R3/R4 zone to allow for a maximum of 25 units; however, the Housing Plan does not include this commitment. The element must reference this zone change as part of the program commitments to provide for adequate sites.
• As the element has identified a shortfall of adequate sites accommodate the regional housing need for lower-income households, Program 9 should specifically identify the shortfall including the number of acres to be rezoned, and commit to the following:
- permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means local government review must not require a CUP, planned unit development permit, or other discretionary review or approval; - accommodate a minimum of 16 units per site;
- require a minimum density of 20 units per acre; and
- at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low-income housing need, if those sites:
o allow 100 percent residential use, and
o require residential use occupy 50 percent of the total floor area of a mixed-use project.
For additional information, see the Building Blocks’ at http://www.hcd.ca.gov/community-development/building-blocks/program- requirements/identify-adequate-sites.shtml.
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3. The housing element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate- income households. (Gov. Code, § 65583, subd. (c)(2).)
The element must include a program(s) to assist in the development of housing affordable to low-, very low- and ELI households. Programs must be revised or added to the element to assist in the development of housing for ELI households. Program actions could include prioritizing some funding for housing developments affordable to ELI households and offering financial incentives or regulatory concessions to encourage the development of housing types, such as multifamily, SRO units, to address the identified housing needs for ELI households. For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-development/building- blocks/housing-needs/extremely-low-income-housing-needs.shtml.
4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding B4, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.
5. Promote AFFH opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element must include a complete analysis of AFFH. Based on the outcomes of that analysis, the element must add or modify programs. Goals and actions must significantly seek to overcome contributing factors to fair housing issues. Currently, the element identifies program(s) to encourage and promote affordable housing; however, most of these programs do not appear to facilitate any meaningful change nor address AFFH requirements. Furthermore, the element must include metrics and milestones for evaluating progress on programs, actions, and fair housing results.
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D. Public Participation
Local governments 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 element shall describe this effort. (Gov. Code, § 65583, subd.(c)(8).)
While the element includes a general summary of the public participation process (Appendix E), it must also demonstrate diligent efforts were made to involve all economic segments of the community in the development of the housing element, specifically lower- income households and special needs group. The element could describe the efforts to provide translation services and to circulate the housing element among low- and moderate-income households and organizations that represent them and to involve such groups and persons in the element throughout the process. In addition, the element should also summarize the public comments and describe how they were considered and incorporated into the element. For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-development/building-blocks/getting-started/public- participation.shtml.
E. Consistency with General Plan
The housing element shall describe the means by which consistency will be achieved with other general plan elements and community goals. (Gov. Code, § 65583, subd. (c)(7).)
The housing element affects a locality’s policies for growth and residential land uses. The goals, policies and objectives of an updated housing element may conflict with those of the land-use, circulation, open space elements as well as zoning and redevelopment plans. The general plan is required to be “internally consistent.” As part of the housing element update, the City should review the general plan to ensure internal consistency is maintained. In addition, The City should consider an internal consistency review as part of its annual general plan implementation report required under Government Code section 65400.
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Attachment: Attachment 1_HCD Comments Letter_10-04-2021 (3416 : 2021-2029 Housing Element Update) -1-
Attachment 2
HCD 6th Housing Element Comments and Responses
City of Colton
October 2021
HCD Comment
(Letter of 9/20/2021)
Housing Element
Page No. Response/Revision
A. Review and Revision Appendix C
Appendix C has been revised to provide additional information regarding which programs will be continued, revised, or deleted, as well as evaluation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations.
B.1 Affirmatively Furthering Fair
Housing
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The analysis of fair housing has been expanded to include contributing factors to impediments to fair housing, and Program 14 has been revised to include actions to address those contributing factors to fair housing issues.
B.2 Housing characteristics 40 The element has been revised to quantify and analyze the number of overpaying households by tenure (i.e., renter and owner).
B.3 Inventory of land suitable for
residential development
19-20 Sites Identified in the Previous Planning Period. Tables H-38 and H-39 have been revised to identify sites identified in prior housing element planning periods. In addition, Program 9 has been revised to allow residential use by- right for housing developments in which at least 20 percent of the units are affordable to lower-income households on any vacant site identified in two or more consecutive planning periods or nonvacant sites identified in a prior planning period.
Appendix D Realistic Capacity. Appendix D has been revised to provide additional analysis of the City’s methodology for calculating realistic capacity for sites listed in the sites inventory.
19-20
Appendix D
Small sites. All of the sites identified as suitable for lower-income housing (Tables H-39 and H-39) are larger than ½ acre, and Program 9 has been revised to include a reference to the requirements of Government Code Sec. 65583.2(h), which addresses minimum parcel size.
22-23 Zoning for Lower-Income Households. Program 11 has been revised to include an increase in the allowable density in the R-3 zone from 22 to 30 units/acre.
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Appendix D Suitability of non-vacant sites. The element has been revised to include additional analysis of nonvacant sites to accommodate the regional housing need for lower-income households including the methodology used to determine the additional development potential of these sites within the planning period.
Appendix D Accessory Dwelling Units: The sites inventory has been revised to reduce the projected number of ADUs to 11/year based on the average number of ADU permits during 2018-2020.
24 Priority Water and Sewer: Program 13 has been revised to include notification to water and sewer service providers regarding priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7.)
83 Infrastructure: Water and wastewater service are discussed in the Constraints analysis. The element has been revised to analysis of dry utilities. 82 Environmental Constraints: The element has been revised to include additional analysis of the Very High Fire Severity Zone as a potential constraint to housing development.
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23 Emergency Shelters: The element includes a complete analysis of available sites for emergency shelters. Program 12 has been revised to address parking requirement standards per AB 139, which requires that the zone for emergency shelter allows for sufficient parking for the staff of the emergency shelter.
B.4 Governmental Constraints 65
22-23
Land Use Controls. The element has been revised to provide additional analysis of the maximum height limit of 2.5 stories, minimum unit size requirements, and the two enclosed parking space standard for multifamily developments. In addition, Program 11 has been revised to address these issues.
74-75 Fees and exactions. The element has been revised to provide additional analysis of impact fees including the total amount of fees and their proportion to the development costs for both single family and multifamily housing.
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24 Local Processing and Permit Procedures: The element includes typical processing time for single family and multifamily developments (Table H-32).
The analysis of the design review process has been expanded to include
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required findings. In addition, Program 13 has been revised to include an SB 35 streamlined ministerial approval process.
24 Zoning, Development Standards and Fees. Consistent with new transparency laws, Program 13 has been revised to include posting zoning and development standards on the City website.
69 Constraints on Housing for Persons with Disabilities: The element has been revised to provide additional analysis of regulations for residential care facilitates serving seven or more persons.
B.5 Non-Governmental Constraints 76, 79 Developed Densities and Permit Times: The element has been revised to include additional analysis of requests to develop housing at densities below those anticipated, and the length of time between receiving approval for a housing development and submittal of an application for building perm its.
B.6 Special housing needs 44-50 The element has been revised to provide additional analysis of special housing needs and the City’s programs to address those needs.
C.1 Housing Programs 14-22 The following programs have been revised to provide additional information for implementation:
Program 1 (Master Plans to Accommodate Diverse Housing Types):
Specific actions the City will implement to achieve program objectives. Program 2 (Appropriate Development Standards): Specific actions and timelines to implement this this program.
Program 7 (Density Bonus): As stated in this program, the City’s density bonus ordinance complies with State Density Bonus Law
Program 8 (Mixed Use Development): Specific timeframes for when the City will seek partnerships.
Program 12 (Zoning Regulations and Initiatives for Extremely Low-Income (ELI) and Special Needs Housing): Specific timeframes for the amendment to the development code.
C.2 Actions that will be taken to
make sites available during the
planning period with appropriate
zoning and development standards
19-20 Program 9 (Provision of Adequate Sites) has been revised to include an action to increase density the R3/R4 zone to allow for a maximum of 25 units as well as the following:
- permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means local government review must not
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require a CUP, planned unit development permit, or other discretionary review or approval;
- accommodate a minimum of 16 units per site;
- require a minimum density of 20 units per acre; and
- at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low-income housing need, if those sites allow 100 percent residential use, and require residential use occupy 50 percent of the total floor area of a mixed-use project.
C.3 Programs to assist in the
development of adequate housing
to meet the needs of extremely
low-, very low-, low- and moderate-
income households.
21-22 Program 10 has been revised to include additional actions the City will take to assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households.
C.4 Remove governmental and
nongovernmental constraints to the
maintenance, improvement, and
development of housing
This comment is addressed above.
C.5 Affirmatively furthering fair
housing.
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The analysis of fair housing has been expanded to include contributing factors to impediments to fair housing, and Program 14 has been revised to include actions to address those contributing factors to fair housing issues.
D. Public Participation Appendix E The description of the public participation process has been expanded to demonstrate diligent efforts were made to involve all economic segments of the community in the development of the Housing Element, as well as a summary of how comments were incorporated into the element .
E. Consistency with the General
Plan
19-20 As part of the Housing Element update, other elements of the General Plan (particularly the Land Use Element) were reviewed and Program 9 will include any Land Use Element amendments necessary to maintain consistency with the Housing Element and zoning regulations.
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Attachment: Attachment 3_PC Reso No. R-33-21_DAP-001-720 (3416 : 2021-2029 Housing Element Update) 1 Mario Suarez
From: Debbie Hanna <[email protected]>
Sent: Thursday, November 18, 2021 1:00 PM
To: Mario Suarez
Cc: Isaac T. Suchil; Frank J. Navarro; janet jones
Subject: Formal request for removal of parcel fr Housing Element CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Good Afternoon Mario,
Thank you for your time this morning.
We would like to make a formal request to be added to the Dec 21st 2021 Council meeting to request removal of parcel 0163-182-01 (on Rancho Ave) from the Housing Element.
Current zoning is not conducive for high density residential as this property is located on a busy industrial thoroughfare and is directly adjacent to a BNSF rail line and future Intermodal Hub.
Please confirm receipt when you can.
Sincerely,
Debbie Hanna & Janet Jones
909.528.2512 909.554.0004
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Attachment: Attachment 4_Email_Debbie Hanna_S. Rancho Property_11-18-2021 (3416 : 2021-2029 Housing Element Update)
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Attachment: Attachment 5_Appendix 38_Vacant Sites Inventory. (3416 : 2021-2029 Housing Element
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Attachment: Attachment 5_Appendix 38_Vacant Sites Inventory. (3416 : 2021-2029 Housing Element
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Attachment: Attachment 5_Appendix 38_Vacant Sites Inventory. (3416 : 2021-2029 Housing Element
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Attachment: Attachment 6_Appendix 40_Candidate Sites for Rezoning [Revision 1] (3416 : 2021-2029 Housing Element Update)
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RESOLUTION NO. R-04-22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF COLTON, CALIFORNIA,
APPROVING GENERAL PLAN AMENDMENT FOR 2021 – 2029 HOUSING ELEMENT UPDATE. (FILE INDEX NO. DAP-001-720)
WHEREAS, the City of Colton is proposing a comprehensive update to the City’s General Plan Housing Element, as required by State law, for the 2021-2029 planning period;
WHEREAS, as provided in Government Code Sections 65352-65352. 5 the City provided notice by certified mail on August 10, 2021 to those California Native American tribes provided by the Native American Heritage Commission, and one request for consultation was received from the Kihz Nation, which was conducted on October 28, 2021;
WHEREAS, California Government Code Section 65583 requires that the Housing Element Update contain: (i) an assessment of the City's housing needs and an analysis of the resources and constraints, both governmental and non -governmental, relevant to the meeting of these needs; (ii) an inventory of land suitable and available for residential development and an analysis of the development potential of such sites; (iii) a statement of the community' s goals, quantified objectives, and policies relative t o the maintenance, preservation, improvement, and development of housing; and (iv) programs that set forth a schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element Update;
WHEREAS, the City's share of the regional housing need was established at 5,434 units in the Regional Housing Needs Assessment (RHNA) Plan prepared and adopted by the Southern California Association of Governments (SCAG) on March 4, 2021. The allocation establishes the number of new units needed, by income category, to accommodate Colton’s assigned housing needs during the 2021-2029 planning period;
WHEREAS, Housing Element Law requires the Housing Element to identify adequ ate sites to accommodate the City's Regional Housing Needs Allocation ( RHNA) for all income
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City Council Resolution No. R-04-22
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categories, and the Housing Element Update identifies sites that can accommodate additional housing based on current zoning as well as candidate sites to be consid ered for rezoning such that the City will fully accommodate its need for additional housing as assigned in the RHNA;
WHEREAS, The Housing Element Update was prepared in accordance with Government Code Sections 65580 through 65589;
WHEREAS, The Planning Commission and City Council held a public meeting on October 26, 2021 to receive public testimony on the Draft Housing Element Update;
WHEREAS, on August 5, 2021 the City submitted the Draft Housing Element Update to the California Department of Housing and Community Development (HCD) for review and comment, in accordance with State housing law (Government Code Section 65585);
WHEREAS, on October 4, 2021 HCD provided written correspondence indicating that draft element addressed many statutory requireme nts; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Government Code);
WHEREAS, the Draft Housing Element has been revised to address HCD’s comments of October 4, 2021 as described in the City Council staff report dated January 4, 2021, in compliance with State law;
WHEREAS, a public notice of the December 17, 2021 City Council hearing to consider the proposed Housing Element Update was published in the San Bernardino Sun , posted on the City’s website, posted at City Hall, and sent to all parties who have demonstrated an interest in the project, describing the project, date, time, and location of the hearing;
WHEREAS, on January 4, 2021, the City Council held the duly advertised public hearing to receive and consider testimony on the proposed project;
WHEREAS, the City Council has determined that the proposed 2021 -2029 Housing Element update is internally consistent with the goals and objectives, and policies of the General
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Plan, particularly the Land Use Element. The Housing Element Update identifies adequate sites, including candidate sites for rezoning, to accommodate the Regional Housing Needs Assessment;
WHEREAS, the 2021 -2029 Housing Element update is covered by the common sense CEQA exemption (CEQA Guidelines Sec. 15061[b][3]) which provides that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Since no development project or other physical change to the environment would be a pproved by the adoption of the Housing Element, it can be seen with certainty that there is no possibility that Housing Element adoption may have a significant effect on the environment, and therefore is not subject to CEQA. Any proposed future amendments to City zoning regulations and the General Plan Land Use Element pursuant to State housing law, as well as future housing development projects, will be subject to additional review and appropriate documentation pursuant to CEQA;
WHEREAS, all other prerequisites to the adoption of this resolution have been completed.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COLTON,
CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Based on the entire record before the City Council and all written and oral evidence presented, including the staff report, the City Council makes the following findings:
1. The Housing Element Update is integrated and compatible with all other Elements of the General Plan, including the Land Use, Mobility, Nois e, Open Space & Conservation, Safety, Air Quality, and Cultural Resources Preservation Elements in that it will not conflict with, nor affect the implementation of, existing policies and programs therein.
2. The Housing Element Update is reasonably related to the public health, safety and welfare because it guides and accommodates land uses and housing in accordance with regional and local population growth projections and the housing needs of all economic segments of the community.
3. Based on the entire record before the City Council of the City of Colton, all written and oral evidence presented has been considered and reviewed, and the Commission finds that the Housing Element Update is consistent with state law and General Plan Guidelines, will
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promote the public health, safety, and welfare, and will leave the General Plan an integrated and internally consistent statement of policies.
SECTION 2. The City Council of the City of Colton, in accordance with the California Environmental Quality Act (CEQA), has found the 2021-2029 Housing Element update is covered by the common sense CEQA exemption (CEQA Guidelines Sec. 15061[b][3]) which provides that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Since no development project or other physical change to the environment would be approved by the adoption of the Housing Element, it can be seen with certainty that there is no possibility that Housing Element adoption may have a significant effect on the environment, and therefore is not subject to CEQA. Any proposed future amendments to City zoning regulations and the General Plan Land Use Element pursuant to State housing law, as well as future housing development projects, will be subject to additional review and appropriate documentation pursuant to CEQA.
SECTION 3. Based upon the findings set forth in Sections 1 and 2 of this Resolution, the City Council hereby approves General Plan Amendment (File Index No. DAP-001-720), replacing the 2013-2021 General Plan Housing Element in its entirety, as shown in Exhibit “A” attached hereto. The City Manager shall transmit the adopted Housing Element Update to the Califo rnia Department of Housing and Community Development (“HCD”) for review pursuant to government code § 65585 (g). The City Manager, in consultation with the City Attorney, is further directed to make any clerical or technical changes to the adopted element as necessary to obtain a finding of substantial compliance with HCD.
SECTION 4. Certification/Publication. The City Clerk shall certify to the passage of the Ordinance and cause the same or a summary thereof to be published within fifteen (15) days after adoption in a newspaper of general circulation published and circulated in the City of Colton.
SECTION 5. The City Clerk shall certify the adoption of this Resolution. .
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City Council Resolution No. R-04-22
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PASSED, APPROVED AND ADOPTED this_____ day of _______, 2022.
City of Colton
______________________________
Frank J. Navarro, Mayor
ATTEST:
______________________________________
Carolina R. Padilla, City Clerk
APPROVED AS TO FORM:
______________________________________
Best Best & Krieger LLP
City Attorney
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2021-2029 HOUSING ELEMENT UPDATE DOCUMENT
ATTACHED HERETO
Exhibit A provided in Attachment 6 of this Staff Report
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Attachment: Attachment 7_CC Reso_R-127-21 Housing Element-final draft (3416 : 2021-2029 Housing Element Update)
City of Colton
General Plan
2021-2029
Housing Element
6th Cycle
REVISED DRAFT
DECEMBERJULY 2021
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C I T Y O F C O L T O N G E N E R A L P L A N P A G E - iii
Table of Contents
Executive Summary ................................ ................................ ................................ ......... 1 Housing Conditions in Colton and Focus of the Housing Element ....................................... 1 Purpose of the Housing Element ......................................................................................... 2 Regional Housing Needs Allocation (RHNA) ......................................................................... 2 Introduction ................................ ................................ ................................ .................... 3 Role and Organization of the Housing Element ................................................................... 3 Relationship to Other General Plan Elements ..................................................................... 3 Public Participation .............................................................................................................. 4 Housing Resources ................................ ................................ ................................ .......... 5 Regional Housing Needs Assessment (RHNA) ...................................................................... 5 Administrative Resources .................................................................................................... 6 Financial Resources .............................................................................................................. 7 Housing Plan ................................ ................................ ................................ ................. 13 Provide “Move-Up” Housing Opportunities ...................................................................... 13 Improve and Maintain the Existing Housing Stock ............................................................ 15 Create Opportunities for the Development of Higher-Density Housing ............................ 17 Provide Adequate Housing Sites ........................................................................................ 19 Remove Governmental Constraints ................................................................................... 22 Provide Equal Housing Opportunities ................................................................................ 25 Promote Sustainable Development and Building Practices ............................................... 27 Summary of Quantified Objectives .................................................................................... 29 Appendices ................................ ................................ ................................ ................... 31 Appendix A: Housing Profile ................................ ................................ .......................... 33 Appendix B: Constraints ................................ ................................ ................................ 59 Appendix C: Evaluation of 2013-2021 Housing Element ................................ .................. 87 Appendix D: Sites Inventory ................................ ................................ .......................... 93 Appendix E: Public Participation ................................ ................................ .................. 113
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P A G E - iv C I T Y O F C O L T O N G E N E R A L P L A N
List of Tables
Table H–1 Comparison of Sites Inventory and RHNA ............................................................. 6 Table H–2 Summary of 2021-2029 Quantified Objectives ................................................... 29 Table H–3 Population Trends- Colton vs. SCAG Region ........................................................ 34 Table H–4 Age Characteristics – Colton ................................................................................ 34 Table H–5 Employment by Industry – Colton ....................................................................... 35 Table H–6 Employment by Occupation – Colton vs. SCAG Region ....................................... 35 Table H–7 Household Size - Colton ....................................................................................... 36 Table H–8 Tenure – Colton vs. SCAG Region ........................................................................ 37 Table H–9 Tenure by Age – Colton ....................................................................................... 37 Table H–10 Housing Type - Colton vs. SCAG Region .............................................................. 38 Table H–11 Vacant Units by Type - Colton vs. SCAG Region .................................................. 38 Table H–12 Age of Housing Stock - Colton vs. SCAG Region .................................................. 39 Table H–13 Overcrowded Housing Units by Tenure - Colton vs. SCAG Region ...................... 40 Table H–14 Overpayment by Income Category- Colton ......................................................... 40 Table H–15 Extremely Low Income Households by Race and Tenure- Colton ....................... 41 Table H–16 Median Sales Prices for Existing Homes- Colton vs. SCAG Region ...................... 42 Table H–17 Monthly Owner Costs for Mortgage Holders- Colton vs. SCAG Region .............. 43 Table H–18 Percent of Income Spent on Rent - Colton .......................................................... 43 Table H–19 Income Categories and Affordable Housing Costs – San Bernardino County ................................................................................................................. 44 Table H–20 Elderly Households by Income and Tenure ......................................................... 45 Table H–21 Female-Headed Households – Colton ................................................................. 46 Table H–22 Disabilities by Type - Colton ................................................................................ 47 Table H–23 Disabilities by Type for Seniors 65+ – Colton vs. SCAG Region ........................... 47 Table H–24 Developmental Disabilities - Colton .................................................................... 48 Table H–25 Farmworkers – Colton vs. SCAG Region .............................................................. 49 Table H–26 Inventory of Assisted Housing in Colton ............................................................. 51 Table H–27 Land Use Designations for Residential Uses........................................................ 62 Table H–28 Residential Development Standards ................................................................... 65 Table H–29 Residential Land Use Regulations........................................................................ 66 Table H–30 Off-Street Parking Requirements ........................................................................ 66 Table H–31 Colton Development Fees ................................................................................... 74 Table H–32 Development Review Time Frames ..................................................................... 76 Table H–33 Vacant Residential Land Prices ............................................................................ 80 Table H–34 Review of 2013-2021 Housing Element Programs .............................................. 88 Table H–35 Quantified Objectives and Progress from Previous Housing Element (2013-2021) ......................................................................................................... 91 Table H–36 Comparison of Sites Inventory and RHNA ........................................................... 95 Table H–37 Approved Residential Projects ............................................................................ 95 Table H–38 Vacant Sites Inventory ......................................................................................... 97 Table H–39 Underutilized Sites ............................................................................................ 101 Table H–40 Candidate Sites for Rezoning ............................................................................. 102 Table H–41 Public Notice List ............................................................................................... 114
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List of Figures
Figure H-1 Racial Characteristics – Colton ............................................................................ 54 Figure H-2 Poverty Status – Colton ....................................................................................... 55 Figure H-3 Population with a Disability – Colton .................................................................. 56 Figure H-4 TCAC/HCD Opportunity Map – Colton ................................................................ 57 Figure H-5 M-1 Zone Where Emergency Shelters are Permitted ......................................... 70 Figure H-7 Environmental Constraints .................................................................................. 84 Figure H-8 Seismic Constraints ............................................................................................. 85 Figure H-9 Candidate Sites for Rezoning ............................................................................. 104 Figure H-10 Candidate Sites for Rezoning ............................................................................. 105 Figure H-11 Candidate Sites for Rezoning ............................................................................. 106 Figure H-12 Candidate Sites for Rezoning ............................................................................. 107 Figure H-13 Candidate Sites for Rezoning ............................................................................. 108 Figure H-14 Candidate Sites for Rezoning ............................................................................. 109 Figure H-15 Candidate Sites for Rezoning ............................................................................. 110 Figure H-16 Candidate Sites for Rezoning ............................................................................. 111 Figure H-17 Candidate Sites for Rezoning ............................................................................. 112
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Executive
Summary
Housing Conditions in Colton and
Focus of the Housing Element
Traditionally, the General Plan Housing Element focuses on programs that will facilitate the production of affordable housing in a community pursuant to goals established by regional planning agencies, which in Colton’s case is the Southern California Asso ciation of Governments (SCAG) . This focus results from State housing law directive that every jurisdiction must adopt land use plans and development regulations that accommodate its assigned portion of housing needs and establish programs toward accomplishing regional and statewide housing goals.
By any reasonable measure, Colton has taken on more than its fair share of affordable housing. Colton has long been and remains one of the most affordable cities in Southern California, with low homeownership rates and an aging housing stock.
From an economic perspective, the national financial crisis that began in late 2007 affected Colton particularly hard, with reduced sales and property tax revenues . While the local economy has improved over the past several years, decreased revenues continue to impact the City’s ability to invest in all types of programs, including those that increase housing opportunities for current and new residents. The City’s ongoing efforts to attract investment and pursue economic development have also been hindered by the fact that large tracts of strategically located vacant lands – from a commercial real estate perspective – are protected habitat of the Delhi Sands flower-loving fly (“DSF”), a federally listed endangered species. This has been alleviated somewhat through adoption of the West Valley Habitat Conservation Plan in 2014, which has set aside 50 acres for permanent conservation of DSF habitat.
These circumstances create an environment where community investment is difficult due to limited funding, but absolutely critical to improving the quality of life in Colton. This Housing Element sets forth housing strategies that will help move toward improved housing conditions for Colton resid ents, safer neighborhoods in which residents feel comfortable investing, and move -up housing opportunities that can diversify household income demographics in the City. Move-up housing will allow current residents who gradually are able to afford better housing to do so and thus remain in Colton, where they have families and community roots . By providing new housing opportunities for current residents and attractive new housing for all economic segments of the community, including households
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with higher incomes, the City can improve housing conditions and establish a broader market for non-residential investment.
Purpose of the Housing Element
Under State law, t he Housing Element is a mandatory element of the General Plan, and its primary purpose is to identify ways in which the housing needs of existing and future Colton residents can be met. Consistent with State Housing Element law, the Housing Element must be updated every 8 years. This Housing Element covers the period extending from October 2021 to October 2029.
By law, the Housing Element must contain these major components:
▪ Analysis of the City’s demographic and housing characteristics and trends ▪ A review of potential market, governmental, and environmental constraints to meeting the City’s identified housing needs
▪ An evaluation of land, administrative, and financial resources available to address the housing goals
▪ A review of past accomplishments under the previous Housing Element ▪ A housing plan to address the identified housing needs and affirmatively further fair housing, including housing goals, policies, and programs Regional Housing Needs Allocation
(RHNA)
A core component of the Housing E lement is the Regional Housing Needs Assessment, or RHNA. The RHNA, developed through a process directed by SCAG, represents the number of housing units – divided into various household income categories – that have been assigned to Colton’s share of the regional housing need during the Housing Element planning period.
By law, the City is required to show in the Housing Element that adequate sites are available in Colton to accommodate the construction of new housing units consistent with the RHNA.
Recognizing that development is often constrained by the market and environmental and other factors, the law does not mandate that these units actually be built. Rather, housing law requires that the City facilitate housing construction by designating sufficient land with appropriate zoning and development standards that could accommodate development commensurate with the RHNA allocation.
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Introduction
The General Plan Housing Element provides Colton residents with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing within the community. This Element identifies opportunities for all types of housing so that Colton residents have opportunities for decent homes and suitable living environments now and for years to come. This Element describes housing conditions, identifies constraints to building more housing, and sets out a plan to improve and expand housing diversity for all income groups in Colton.
Role and Organization of the
Housing Element
The Housing Element is one of seven mandatory General Plan elements. It identifies ways in which the housing needs of existing and future residents can be met. Consistent with State Housing Element laws, it must be updated every 8 years. This Housing Element covers the period extending from 2029 to 2029.
The Housing Element consists of the following major components:
▪ An introduction of the purpose and organization of the Housing Element ▪ An analysis of the City’s demographic and housing characteristics and trends ▪ A review of potential market, governmental, and environmental constraints to meeting the City’s identified housing needs
▪ An evaluation of land, administrative, and financial resources available to address the housing goals
▪ A review of past accomplishments under the previous Housing Element ▪ A Housing Plan to address the identified housing needs, including housing goals, policies, and programs
Relationship to Other General Plan
Elements
The Colton General Plan consists of the following elements: Land Use, Housing, Circulation, Open Space and Conservation, Safety, Noise, Model Air Quality, and Cultural Resources. The Housing Element primarily draws upon the development capacity levels given in the Land Use Element to determine the appropriate location for affordable housing development.
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Public Participation
Public participation is an important component of the planning process, and this update to the Housing Element has provided residents and other interested parties numerous opportunities for review and comment. Public notices of all Housing E lement meetings and public hearings was provided in advance of each meeting, and the draft Housing Element was made available for review at City Hall, posted on the City’s website, as well as at the Public Library. The document was also made available to h ousing advocates and non -profit organizations representing the interests of lower-income persons and special needs groups.
Please refer to Appendix E for more information regarding the Housing Element update public participation process.
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Housing
Resources
This section summarizes the land, financial, and administrative resources available for the rehabilitation, preservation, and focused development of housing in Colton. The analysis provided includes an evaluation of the availability of land resources for future housing development consistent with City objectives and regional needs , the City’s ability to accommodate housing growth for targeted income levels, the financial resources available to support ho using activities, and the administrative resources available to assist in implementing the City’s housing programs and policies.
Regional Housing Needs
Assessment (RHNA)
A core component of the Housing Element is the Regional Housing Needs Assessment, or RHNA. The RHNA, developed through a process directed by SCAG, represents the number of housing units – divided into various household income categories – that have been assigned as Colton’s share of regional housing need during the Housing Element planning period. By law, the City is required to show in the Housing Element that adequate sites are available in Colton to accommodate additional housing units consistent with the RHNA. Recognizing that development is often constrained by the market and environmen tal and other factors, the law does not mandate that cities achieve RHNA allocations. Rather, housing law requires that the City facilitate new housing construction by adopting land use plans and development regulations to encourage residential development at appropriate densities to accommodate the RHNA allocation, and minimize potential impediments to housing development.
Colton’s RHNA for the 2021-2029 planning period was determined by SCAG to be 5,434 housing units, including 1,318 units for very -low-income households 1, 668 units for low - income households, 906 units for moderate-income households, and 2,542 units for above- moderate-income households.
1 AB2634 mandates that localities determine the subset of the very-low-income regional need that constitutes the communities need for extremely-low-income households. Jurisdictions may assume that 50% of the very-low-income category is represented by households of extremely-low-income (up to 30% of the AMI).
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Housing Sites Inventory to Accommodate
Housing Needs
Colton continues to be one of the most affordable cities in San Bernardino County, with among the lowest housing costs in the county, lower homeownership rates than the regional average, and an aging housing stock . As such, the City supports efforts to improve housing conditions for current Colton residents, create safer neighborhoods in which residents feel comfortable investing, and provide move-up housing opportunities that can diversify household income demographics in the City. Even so, the City is required by State law to show that adequate sites are available in the City with allowable densities high enough to facilitate housing for all income levels. Table H–1 indicates that based upon the requirements of State law the City does not currently have sufficient sites with appropriate zoning to fully accommodate the RHNA allocation during the 20 21-2029 planning period ; therefore, amendments to land use and zoning designations will be necessary as described in Program 9 in the Housing Plan.
Appendix D provides a description of the methodology used to compile the inventory of parcels available for residential development, including sites that are vacant or underutilized (i.e., not developed to the potential allowed by General Plan policy and zoning regulations), and identifies candidate sites to be considered for potential rezoning to address the shortfall.
Table H–1
Comparison of Sites Inventory and RHNA
Lower Moderate Above Moderate
Approved Projects - 140 233
Vacant Sites 43 424593 1,6921,268
Underutilized Sites 168163 50 -
ADUs 5165 3138 69
Total Capacity 262271 652821 1,9341,510
RHNA (2021-2029) 1,986 906 2,542
Adequate Sites (shortfall) (1,7241,715) (25485) (6081,032) Administrative Resources
The City of Colton Development Services
Department
The Development Services Department’s mission is to maintain Colton’s physical environment through the effective and efficient use of the City's legislative mandates (for example, maintaining and implementing the General Plan and zoning, building, and historic preservation codes), which provide a solid foundation for a high quality of life for residents.
This Department provides services that promote the community's short - and long -term development interests and specifically, preserving the integrity of Colton’s existing established neighborhoods. The Development Services Department includes three divisions:
Planning, Building, and Business Licensing. The Department’s staff provides assistance to the City Council, Planning Commission, and Application Review Committee.
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The City of Colton Economic Development
Department
The Economic Development Department, under direction of the City Manager’s Office, is responsible for creating and administering programs designed to stimulate economic activity and enhance the City's economy. This includes the development of quality commercial corridors and neighborhoods, and establishing mutual support between the residential community and local businesses. The Department focuses on several areas including, but not limited to, business attraction, expansion and retention programs. Prior to the dissolution of redevelopment agencies in California, this Department also oversaw redevelopment activities and the spending of set-aside funds to preserve, increase, and improve the supply of affordable housing in the community. However, redevelopment was dissolved by the State legislature in 2011.
During the past several years, in spite of the dissolution of redevelopment, the Division has had some success in meeting this goal through its successor agency, the Colton Housing Authority (CHA). Under Redevelopment Dissolution Law, the Colton Housing Authority accepted all assets of the former Redevelopment Agency. As such, the CHA entered into a Disposition and Development Agreement; whereby, a Developer constructed 120 u nits of senior citizen rental housing on the property located at the northwest corner of North 9th Street and East “F” Street (former Colton Palms site). This project provided 101 units for low- income senior citizen households. Further, the CHA sold all 259-lots in Rancho Mediterrania Mobile Home Park for converting the park to resident ownership with affordability deed restrictions.
Non-Profit Housing Developers
Due to the high cost of housing development in Southern California, many communities have found that partnerships with non-profit housing developers are an effective tool for creating affordable, deed-restricted housing units. The City has worked with non -profit affordable housing developers and will continue to collaborate wit h interested firms as opportunities arise.
Financial Resources
Funding resources available to assist in the development and rehabilitation of affordable housing are described below.
Community Development Block Grant (CDBG)
The City of Colton participates in the federal CDBG program through the County of San Bernardino. Since the beginning of the CDBG Program in 1974, the County of San Bernardino has continuously qualified to receive federal housing and community development grant funds each year from the U .S. Department of Housing and Urban Development (HUD) to provide decent housing, suitable living environments and expanded economic opportunities, principally for low- and moderate-income persons.
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The Co mmunity Development Division of the Community Develo pment and Housing Department (CDH) of San Bernardino County is responsible for obtaining CDBG and other grants from HUD to fund a wide variety of construction, service , and revitalization projects throughout the County. Eligible activities include but are not limited to: acquisition and/or disposition of real estate or property, public facilities and improvements, relocation, rehabilitation, and construction (under certain limitations) of ho using, homeownership assistance, and clearance activities. To be eligible for CDBG funding, a project must meet one of the three National Objectives. The princip al National Objective is that the project must primarily benefit persons of low and moderate income. The County’s Community Development Division provides project oversight in the implementation of over 375 CDBG- funded projects through contracts with 13 cooperating cities (including Colton), over 80 non- profit agencies, and other County departments. During the past few years, several County programs that provided funding for home repairs and down payment assistance have been eliminated due to lack of funding and the City continues to see alternate funding sources.
The Fair Housing Program
The San Bernardino County’s Fair Housing Program, which the City of Colton contracts with for its fair housing needs, is administered through a CDBG -funded contract with the Inland Fair Housing and Mediation Board, Inc. to assist local housing industry groups and other professionals with the implementation of HUD’s Voluntary Affirmative Marketing Agreement to guarantee the right of all people to choose freely where they want and can afford to live.
It is promoted through a comprehensive program of training, education, advertising and marketing, minority and women involvement, outrea ch and recruitment conducted by the contractors. In addition to Fair Housing, Tenant/Landlord Mediation services are available to residents in the San Bernardino County CDBG Consortium program area, which includes the unincorporated area and some incorporated cities including Colton.
Section 8 Rental Assistance
The federal Section 8 Housing Choice Voucher Program provides rental assistance as a voucher to very low -income persons in need of affordable housing. Typically, the voucher pays for the difference b etween the Fair Market Rent for the unit and 30 % of the voucher recipient’s household income. Like many jurisdictions, the demand for rental assistance is high.
Energy Conservation Opportunities and
Assistance Programs
Utility-related costs can impact the affordability of housing in Southern California. However, Title 24 of the California Administrative Code sets forth mandatory energy standards for new development and requires adoption of an “energy budget.” In turn, the home building industry must comply with these standards, while localities are responsible for enforcing the energy conservation regulations.
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The City of Colton provides electric, water, and wastewater services to its residents and businesses. All three utility departments operate under th e umbrella of Colton Public Utilities. The following are assistance programs available by the Colton Public Utilities to their customers.
Electric Residential Rebate Programs
Colton Electric Utility (formerly the Colton Electric Department ( CED)) provides rebates to assist customers in purchasing energy efficiency updates to their homes. ▪ AC Tune-Up Rebate: This program offers a rebate for preventive maintenance on residential customer AC units up to 5 tons in size. The program requires customers to select their own licensed AC contractor that will replace filters, check refrigerant levels, and adjust the AC unit to minimize seasonal air conditioning costs. ▪ Air Conditioner Upgrade and Replacement Program: This program offers rebates to replace a SEER 11 or lower AC system with a SEER 16 or higher AC system.
Upgrading AC systems will significantly lower residential a customer’s energy costs. ▪ Online Energy Audit: Colton Electric Utility’s online energy assessment tool assists customers find ways to save energy and money. The MyEnergyXpert is easy to use and designed to be completed in just a few minutes. This assessment tool provides an easy-to-follow improvement plan. Residents will also be connected to rebates available through the online platform that also links to the WebShop. ▪ Refrigerator Replacement Program: CED will provide a new ENERGY STAR refrigerator to replace an existing inefficient refrigerator to qualified customers for a low cost. The customer is charged a portion of the payment for 12 consecutive months. To qualify for the new refrigerator, customers must have an older, inefficient refrigerator that CED can recycle.
▪ Residential Energy Audit: CED residential customers with energy usage of over 10,000 kWh annually can qualify to participate in a residential energy audit.
Participants can be eligible for additional direct install opportunities depending on audit recommendations.
▪ Residential WebShop: CED residents can now purchase LED light bulbs, smart power strips, holiday lights, and smart thermostats from the comfort of their own home. CED provides up to $50.00 per fiscal year to buy down the cost of these items and provides free shipping. The customer can order directly from CED’s website, and the items are shipped directly to the customer’s home. ▪ Residential Weatherization Rebates: CED offers residential customers rebates for installing replacement windows and insulation in their homes. Windows must meet Energy Star approval with a U-Factor less than 0.35 and SHGC less than 0.30. ▪ Treebate: CED residents are offered a rebate to plant an approved tree on their property that would reduce their energy bill by providing shade to their home.
Residents have a maximum of five trees a lifetime.
▪ Energy Efficiency Rebates Non-Residential: Commercial and industrial customers participating in lighting and equipment upgrades and custom measures were rebated $0.10 per kWh saved on the projected first year’s savings.
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▪ Energy Saving Tree Program: Residents can sign up annually in conjunction with Earth Day for the Community Canopy program. This program combines trees with an interactive web experience to help homeowners and communities save energy and money by strategically planting trees to maximize their environmental benefits.
▪ Education School kits: This program provides energy efficiency and water conservation kits to middle and high school Colton Unified School District students.
As part of the program, students and parents will install resource efficiency measures in their homes. Students and parents learn how to measure pre-existing devices to calculate saving that is generated by their efficiency upgrade. The goal of the program is to change customer behavior and experience energy savings from their actions.
▪ Low Income Mobile Home Energy Efficiency (EE) Program: In partnership with Southern California Gas Company (SCGC), CED offers mobile home building envelope and lighting retrofits to qualifying customers at the same time as SCGC.
SCGC provides gas and water saving efficiency measure direct installation. ▪ Digital Monthly Newsletter on Energy Efficiency: Residential and commercial customers receive a monthly newsletter that provides current information on energy efficiency (EE) and energy education. It is emailed in a digital print format but also includes video clips on EE. The City also posts the articles from the newsletter to CED’s social media platforms.
Electric Commercial Rebate Programs
▪ Municipal Direct Install: This program provided direct installation of energy efficiency measures throughout City owned facilities.
▪ Commercial Direct Install: Small business customers with less than 20 kW participated in an energy audit and direct install of EE measures. ▪ The Commercial/Industrial Energy Rebate Program provides rebates to commercial/industrial customers that install new energy efficiency equipment from lighting upgrades to programs specific to the customer’s business. The amount of the rebate depends upon the annual energy savings.
▪ Lighting and Equipment Upgrade Rebates: Commercial and industrial buildings can benefit from substantial rebates given for improving lighting and equipment by increasing energy efficiency and lowering consumption. CED offers rebates based on kWh saved on the projected first year of savings.
▪ Commercial Energy Audit: Small commercial businesses that use less than 30 kWh annually qualify to participate in CED’s commercial energy audit. Businesses can be eligible for additional direct install opportunities depending on audit recommendations. This is a program to assist small businesses that are concerned with their energy consumption and want to learn how they can minimize their usage, shift their load, and save on energy costs.
▪ Multifamily Energy Efficiency Direct Install Program: Apartment complexes throughout CED territory can apply to have common area EE upgrades in lighting, thermostats, and AC tune-ups.
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Electric Residential Low-Income Assistance
Eligible low-income customers that receive electric service from Colton Electric Utility can receive a credit for the Public Benefits Ch arge and a once a year a credit for one month’s electric bill. Below is the detailed available programs:
▪ Low-Income Programs: Income qualified applicants were provided a Tier 1 allotment increase of 139 kWh. This brings the Tier 1 allotment from 250 kWh to 389 kWh each month for 12 consecutive months from the date of approval. ▪ Low-Income Community Solar: Customers who qualify for the City’s low-income assistance program and also have low energy use, may qualify for the City’s new Low-Income Community Solar Program. Participants receive a monthly credit towards their bill using solar energy provided by the City’s Community Solar System.
Electric Vehicle Residential and Commercial
Programs
Used Electric Vehicle Rebate Program
Electric vehicle (EV) owners und er Colton Electric service territory are eligible to receive a rebate. Customers enrolled in the low -income program are eligible to receive an increase rebate.
Residential and Commercial Program EV Rate
If a resident or business owns an Electric Vehicle (EV) for their home or work fleet, they can receive savings on their monthly electric rate so they can charge their EV for less. Colton Electric Utility will provide an additional 250 kWh’s to Tier 2 on the electric bill.
EV Charger Rebate
Electric vehicle drivers who install Level 2 (240-Volt AC) plug-in chargers at their residence in the service territory of Colton Electric Department are eligible for a rebate.
Colton Recharged
Colton Electric launched a website that provides customers estimates and comparison costs for savings and incentives up to date. https://ev.coltononline.com/.
Water Residential Rebate Programs
The City of Colton Water Conservation Division has several incentives for water reduction for indoor and outdoor use. Below is a list of rebates available. ▪ Toilets
▪ High Efficient Washing Machine
▪ High Efficient Dishwasher
▪ Low-Flow Showerhead
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Outdoor Rebates:
▪ Weather Based Irrigation Timer
▪ High Efficient Sprinkler Nozzles
▪ Drought Tolerant Plants
▪ Drip/Mulch
Rebate provided per square foot (maximum 400 square feet per project). Projects must be completed within 4 months to guarantee funds. Residents can apply for backyard and front yard as separate projects.
The city also provides residents with household items to help conserve water. These items include:
▪ Water Efficient Shower Head (minimum flow rate 0.94 GPM, maximum flow rate
1.25 GPM)
▪ Leak Detector Dye Tablet
▪ Bathroom Aerators
▪ Water Efficient Hose Nozzle
Customers who may be experiencing unexplained high water consumption can reach out to the water conservation division for assistance. City staff can provide a WIFI enabled Flume technology to help identify indoor or outdoor leaks.
Water Conservation Commercial Rebate Programs
Commercial account rebates are offered on a case-by-case basis on a first come/first served basis as budget allows.
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Housing Plan
The City of Colton’s overarching, long -term housing goal s are to improve the quality of housing available to all economic segments of the community while ensuring that the community has the economic resources to remain viable. Over the course of the 2021-2029 Housing Element planning period, these goals will be pursued through the objectives, policies, and programs set forth in this Housing Plan. The se goals, policies, and programs respond to identified housing needs in Colton, the City’s desire to improve conditions in established neighborhoods, constraints that may impede achievement of these objectives, and the resources available to address the housing needs.
Goals are statements of community desires that are broad in both purpose and aim, but are designed to establish direction. Policies provide strategies for achieving a goal. Further articulation of how the City will achieve the stated goals and implement polices is found in the programs. Programs identify specific actions the City will undertake toward putting each goal and policy into action. Quantified objectives identified in particular programs are estimates of desired results, subject to available financial and administrative resources.
To make adequate provision for the housing needs of all economic segments of the community, the programs in the Housing Plan aim to:
▪ Improve overall housing conditions and establish a broader market for non- residential investment by providing new, “move-up” housing opportunities for current residents and attractive new housing for households with higher incomes; ▪ Improve the condition of the existing affordable housing stock; ▪ Identify adequate sites to encourage the development of a variety of types of housing for all income levels;
▪ Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of quality housing; and
▪ Affirmatively further fair housing
Provide “Move-Up” Housing
Opportunities
By any reasonable measure, Colton has more than its fair share of affordable housing for the Inland Empire region. The primary shortfall for the City is housing opportunities for current residents who are able and look to move up to higher-quality housing within this community where they have deep roots, and for higher-income households from outside the community who wish to move to Colton. Today, the City loses many of its residents who find financial success. The limited availability of newer, higher -quality housing means that Colton has difficulty competing with neighboring cities for higher -income households. Until it provides
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opportunities for and incentives to the development community to build homes for such households to live, overall housing conditi ons will continue to suffer, and the City will be unable to establish a broader market for non-residential investment.
GOAL H-1 Provide opportunities for the development of quality housing for households at and above the median income
– housing that does not currently exist in the City in
sufficient quantities.
Policy H-1.1 Through appropriate zoning and development standards, facilitate moderate- and above -moderate-income housing in the Hub City Centre Specific Plan and Roquet Ranch Specific Plan areas.
Policy H-1.2 Require high-quality construction and amenities through the establishment and enforcement of modern development standards and comprehensive residential design guidelines.
Program 1: Master Plans to Accommodate
Diverse Housing Types
Encourage development of Specific Plans that incorporate a range of residential land uses to accommodate quality move-up housing opportunities through negotiations with developers during the planning process and providing incentives for affordable housing.
Objective:
▪ To improve the diversity of housing in Colton and address demand of current residents for move-up housing
Timeframe: Throughout the planning period
Responsible Agency: Development Services Department
Funding Sources: General Fund; development impact fees; CIP; Community Facilities Districts
Program 2: Appropriate Development
Standards
Establish and enforce development standards that require high-quality construction and the provision of high -quality amenities. Engage the development community and residents to participate in the drafting of these standards bi-annually.
Objectives:
▪ To improve the quality of new construction (new housing and additions) and the overall quality of residential neighborhoods.
Timeframe: Bi-annually Tthroughout the planning period
Responsible Agency: Development Services Department
Funding Sources: General Fund; development fees and compliance with City codes, policies and conditions of approval
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Improve and Maintain the Existing
Housing Stock
Improving the housing stock helps maintain investment in the community. Because the majority of the housing stock is more than 30 years old, significant rehabilitation needs are anticipated. A number of factors can cause residential units to become unsafe or unhealthy to live in. Preventing these problems from occurring and addressing them when they do occur protect the safety and welfare of residents and assist in meeting housing needs throughout Colton. The City will focus its efforts on rehabilitation and code enforcement.
The Land Use Element includes goals and policies specifically aimed at preserving and protecting established residential neighborhoods. Policies focus on eliminating land use conflicts and providing opportunities for neighborhoods to be in a healthy and attractive physical condition. The following Housing Element goal aims to complement Land Use Element’s goals and policies.
GOAL H-2: Enhance the existing viable housing stock as a source of low- and moderate-income housing for Colton residents
and as an integral part of the community character.
Policy H-2.1 Enforce adopted code requirements that set forth acceptable health and safety standards for the occupancy of existing housing.
Policy H-2.2 Utilize Code Compliance and the City’s Building Official to bring substandard units into compliance with City codes and to improve overa ll housing conditions in Colton.
Policy H-2.3 Continue to facilitate access to rehabilitation programs that pr ovide financial and technical assistance to low- and moderate-income households for the repair and rehabilitation of existing housing with substandard conditions.
Policy H-2.4 Facilitate the removal of existing housing, including illegal, non-conforming, and blighted properties, that poses serious health and safety hazards to residents and adjacent structures.
Policy H-2.5 Assist in the preservation of all units at risk of converting from affordable housing to market rate.
Program 3: Housing Rehabilitation Program
The City of Colton will continue with vigor its Housing Rehabilitation Program for single - family units to assist very -low-, low-, and moderate -income households. This program will target various areas of the City to create maximum impact in declining neighborhoods.
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Objectives:
▪ The Housing Rehabilitation Program will identify the number of low- and moderate- income homeowners who will be assisted annually.
▪ Utilize available funding resources to assist 100 low- and moderate-income single- family homeowners during the 2021-2029 planning cycle.
Timeframe: Ongoing
Responsible Agency: Development Services Department
Funding Sources: CDBG funds (through the County, if available), General Fund, Grants Program 4: Code Compliance
The City’s Code Compliance Division takes a proactive approach to ensure compliance with City codes. The Division conducts periodic code inspections throughout the City. With the resources of several City departments, Code Compliance targets cases of blight, deteriorated living conditions, and criminal activity citywide. Specific issues in residential neighborhoods include dilapidated, broken, and unpermitted fencing; dead landscaping or lack of landscaping; lack of paint; missing trash enclosures or enclosures in disrepair; illegal vehicle parking; lack of maintenance to lots and/or structures; and illegal garage conversions (to residential units).
Objectives:
▪ To continue to provide proactive and helpful code compliance activities to maintain and improve housing and neighborhood qualities.
▪ To continue to conduct exterior surveys of all parcels in Colton to update the extent of code violations.
Timeframe: 2021-2029
Responsible Agency: Development Services Department
Funding Sources: CDBG funds (through the County), General Fund, court receivership funds
Program 5: Monitor At-Risk Units
There are no deed-restricted low-income units in Colton at risk of conversion during the 2021-2031 period. However, m aking use of the HUD database the City will continue to monitor assisted units and if any are determined to be at-risk of conversion to market rate, the City work with the County, non -profit agencies, and property owners of at-risk units to try to facilitate the maintenance of affordability restrictions on these units.
Objectives:
▪ To monitor the status of assisted units.
▪ To maintain the affordable status of developments specifically constructed to provide housing opportunities for households of lower incomes.
Timeframe: Ongoing
Responsible Agency: Colton Development Services Department Funding Sources: General Fund
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Program 6: Targeted Neighborhood
Revitalization
Identify specific neighborhoods with predominate conditions of poor property maintenance, lack of investment, deteriorat ing infrastructure, recurrent crime, and other conditions that create undesirable living conditions. Continue to implement a comprehensive neighborhood revitalization program that involves all relevant City departments, as well as County agencies, such as social service agencies.
Objective:
▪ To achieve effective and long-lasting revitalization of Colton’s most deteriorated neighborhoods.
Timeframe: Throughout the planning period
Responsible Agencies: Development Services Department, Police Department, Public Works Department, Code Enforcement, County Social Service Agencies
Funding Sources: CDBG funds (through the County), federal and state grants, court receivership funds
Create Opportunities for the
Development of Higher-Density
Housing
Housing that meets the needs of households with lower income levels provides balance in the community. One of Colton’s key goals is to preserve and improve the existing affordable housing stock. Some new housing may be in the form of higher -density for-sale and rental housing. The City actively works with both non -profit and for -profit developers in the production of affordable for-sale and rental housing. Also, land use policies specifically within the Residential Overlay and Mixed-Use: Downtown areas allow for housing densities up to 30 units per acre. Recognizing that homeownership plays a significant role in establishing strong neighborhoods, the City supports programs that make purchasing a home a realistic option for qualifying lower-income households.
GOAL H-3 Create opportunities for the development of new housing that responds to all economic segments of the
community.
Policy H-3.1 Allow for densities up to 30 units per acre as set forth in the Residential Overlay designation and Mixed-Use: Downtown area.
Policy H-3.2 Consider allowing mixed-use development in the Hub City Centre Specific Plan to provide additional housing opportunities.
Policy H-3.3 Use density bonuses and other incentives to facilitate the development of new higher-density housing that is affordable to lower-income households.
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Policy H-3.4 Form collaborative partnerships with non -profit agencies and for -profit developers to maximize resources available for the provision of housing affordable to lower-income households.
Policy H-3.5 Address the housing needs of special populations and extremely low - income households through emergency shelters, transitional housing, supportive housing, and single-room occupancy units.
Program 7: Density Bonus
Colton Municipal Code Section 18.48. 170 establishes regulations for density bonuses in conformance with State law. Density bonuses and financial incentives or regulatory concessions will continue to be granted when a developer proposes to construct affordable housing. The City will continue to monitor amendments to State law and process amendments to the Zoning Code as necessary to ensure ongoing conformance with density bonus provisions.
Objective:
▪ Continue to implement Zoning Code provisions in conformance with State density bonus law.
Timeframe: Ongoing
Responsible Agency: Development Services Department
Funding Sources: General Fund
Program 8: Mixed Use Development
Mixed-use development regulations provide the opportunity to add residential units within Downtown Colton and other appropriate areas. The Mixed Use -Downtown and Mixed Use Neighborhood designations currently allow for residential development s at densities up to 30 dwelling units per acre in the downtown. Allowing high-density residential development within the established downtown area can help create a more vibrant and pedestrian friendly district aimed at revitalizing Colton’ s established downtown. A mixed use designation may also be appropriate for other areas of the city.
Objectives:
▪ Continue to implement Zoning Code (Title 18) provisions allowing mixed-use development regulations that will facilitate and encourage the development of high-density mixed-use developments, maximizing the density permitted in the zone.
▪ Facilitate the development of residential units in mixed-use areas by providing technical support to facilitate lot consolidation, financial assistance, where feasible, and streamlined permit processing.
▪ Play a proactive role in development of mixed-use areas by pursuing strategic partnerships with developers, lenders, and property owners to ensure the
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development of housing at appropriate densities and affordable housing units.
Contact local developers at least bi-annually during the planning period. ▪ Consider allowing mixed-use development in the Hub City Centre Specific Plan to provide additional housing opportunities (see also Program 9).
Timeframe: Ongoing; bi-annual outreach to developers
Responsible Agency: Development Services Department
Funding Source: Departmental Budget (General Fund)
Provide Adequate Housing Sites
A major element in meeting the Colton’s housing needs is designating adequate sites citywide to accommodate all types, sizes, and prices of housing commensurate with the City’s assigned share of regional housing needs . Persons and households of different ages, incomes, and lifestyles have varying housing needs and preferences that evolve over time and in response to changing life circumstances. The Colton General Plan Land Use Policy Map and Zoning Code establish where housing may be located and the development standards for new housing.
GOAL H-4 Provide suitable sites for housing development which can accommodate a range of housing by type, size,
location, price, and tenure.
Policy H-4.1 Implement land use policies that allow for a range of residential densities and products, including low -density single-family u ses, moderate-density townhomes, and higher -density apartments, condominiums, and units in mixed-use developments.
Policy H-4.2 Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and high-quality transportation corridors such as Downtown, Hub City Centre Specific Plan and South Colton.
Policy H-4.3 Encourage compatible residential development in areas where land use policies support higher densities.
Policy H-4.4 Allow flexibility in the City’s standards and regulations to encourage a variety of housing types.
Program 9: Provision of Adequate Sites
The sites inventory analysis presented in Appendix D indicates that the City has adequate sites to accommodate the level of housing need identified in the RHNA for the moderate and above-moderate income levels but there is a shortfall of sites to accommodate 1,570 lower- income units. To address this shortfall the City will process zoning amendments for sufficient sites w ith appropriate densities during 2022 -2024 to fully accommodate the City’s unaccommodated housing need . Rezoned sites will comply with the requirements of Government Code Sec. 65583.2(h). Any vacant site identified in two or more consecutive planning periods or nonvacant sites identified in a prior planning period to accommodate the
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lower-income RHNA shall be eligible for approval by -right if at least 20% of the units are available to lower-income households pursuant to Government Code § 65583.2(c).
In addition, the City will continue to track how those properties zoned at densities suitable for affordable housing development (R -3/R-4, Mixed Use: Downtown, and Residential Overlay) are being developed. The objective is to ensure that sites zoned to accommoda te affordable housing are being developed within the density ranges assumed in the Land Use Element or if not, that adequate sites remain available to achieve the RHNA for lower-income households. The City will report annually on the status of the sites to determine whether the density incentives afforded by these zones are resulting in the construction of affordable housing.
Objectives:
▪ Process amendments to the General Plan and zoning regulations for parcels with sufficient area and development standards to make adequate sites available to accommodate the City’s RHNA allocation throughout the planning period, including an increase in the R3/R4 allowable base density to 30 units/acre with a minimum density of 20 units/acre for parcels rezoned pursuant to Government Code Sec. 65583.2(h). Rezoned sites shall comply with the following:
o permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. By-right means local government review must not require a CUP, planned unit development permit, or other discretionary review or approval;
o - accommodate a minimum of 16 units per site;
o - require a minimum density of 20 units per acre;
o - at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low-income housing need, if those sites allow 100 percent residential use, and require residential use occupy 50 percent of the total floor area of a mixed-use project. ▪ Allow approval by-right for any development located on a vacant site listed in two prior Housing Elements or a non-vacant site listed in the prior Housing Element if at least 20% of the units are deed-restricted for lower-income households pursuant to Government Code § 65583.2(c).
▪ Encourage new development to be constructed to maximize the density potential of limited land resources, with the goal of promoting residential densities that achieve at least 80% of the maximum allowable density for the specific property. ▪ Continue to provide a variety of incentives to facilitate the development of vacant and underutilized properties. These include the planned development/cluster bonus, site area bonus, and affordable housing bonus.
▪ Monitor progress annually through Annual Progress Reports
Timeframe: General Plan and Development Code amendments in 2022-2024 Responsible Agency: Development Services Department
Project Funding: State grant funds, General Fund
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Program 10: Facilitate Housing Development
for Lower-Income Households and Persons with
Special NeedsRecycling of Underutilized
Properties and Lot Consolidation Assistance
While cities typically do not directly construct housing, Pproduction of new affordable higher-density housing for lower-income households and persons with special needs can be facilitated by the City in the following ways.
o pProviding up -to-date information on potential sites with appropriate zoning for affordable housing
o and Technical assistanceing to prospective developers with the assembly of contiguous parcels of suitable size for a housing development project. Assistance may include, but is not limited to, 1) counseling applicants on the lot consolidation process, 2) presenting and explaining an al ternative lot consolidation processing method to significantly expedite lot consolidation, and or3) completing a Covenant to Hold as a Single Parcel (lot tie) in place of recording a parcel or tract map. The lot tie process can expedite the lot consolidati on process most significantly for traditional multi-family projects. To take full advantage of the highest density areas, particularly in Downtown Colton where many parcels are small, the City will facilitate the assembly and recycling of underutilized properties for new affordable housing construction by maintaining a database of lots with consolidation potential for reference by. This database will be made available to affordable housing developers. sites.
o City aAssistance with grant funding applications
o Expedited permit processing
o andRegulatory incentives such as modified development standards o Financial assistance such as reduced fees, if feasible to encourage residential and mixed-use projects will facilitate and encourage development in Colton. The City will facilitate the assembly and recycling of underutilized properties for new higher - density housing construction through technical and/or financial assistance to developers and property owners. Technical assistance includes land development counseling by City planners, coordination with agencies required to be involved in the development proces s, and access to a list of sites available for residential development (such as properties that are vacant and underutilized) for local real estate agents.
o Prioritize assistance for developments that include extremely-low-income units.
Lot Consolidation Assistance
Processing assistance will be provided to projects involving lot consolidation. Assistance may include, but is not limited to, 1) counseling applicants on the lot consolidation process, 2) presenting and explaining an alternative l ot consolidation processing method to significantly expedite lot consolidation, and 3) completing a Covenant to Hold as a Single Parcel (lot tie) in place of recording a parcel or tract map. The lot tie process can expedite the lot consolidation process most significantly for traditional multi-family projects.
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To take full advantage of the highest density areas, particularly in Downtown Colton where many parcels are small, the City will facilitate the assembly and recycling of underutilized properties for new affordable housing construction by maintaining a database of lots with consolidation potential. This database will be made available to affordable housing developers.
Objective:
▪ Facilitate development of housing for lower-income households and persons with special needsAchieve quality higher-density residential developments by creating larger development sites.
Timeframe: Ongoing
Responsible Agencies: Development Services Department and Public Works Funding: General Fund
Remove Governmental Constraints
Pursuant to State law, the City is obligated to address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing. Removing constraints on housing development can help address ho using needs in the City by expediting construction and lowering development costs.
GOAL H-5 Mitigate any potential governmental constraints to housing production and affordability.
Policy H-5.1 Review and adjust as appropriate residential development standards, regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and construction that are determined to be a constraint on the development of housing.
Program 11: Update the Colton Zoning Code
and Zoning Map
The City will finalize the Zoning Code update to ensure consistency with Land Use Element policies and to allow flexibility within City’s standards and regulations to encourage a variety of housing types. Changes to the Zoning Code will include the following:
Amendments to Zoning Code and Zoning Map
▪ Apply a Special Development Area (SDA) overlay zone on industrially zoned properties that abut properties zoned for residential uses, and apply appropriate conditions through the discretionary review process to minimize impacts. ▪ Evaluate current standards including height limits, minimum unit sizes , and multi - family parking requirements and modify these standards if they are found to be unreasonable constraints to housing production.
▪ Increase the maximum density in the R-3 zone from 22 units/acre to 30 units/acre.
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Objectives:
▪ To achieve consistency between the General Plan and Zoning Code ▪ To encourage higher density development where appropriate ▪ To encourage a variety of housing types
▪ To minimize regulatory constraints affecting the cost and supply of housing ▪ To invite public participation, including the development community, and gain public feedback in updating the Zoning Code and the Hub City Centre Specific Plan Timeframe: 2022
Responsible Agency: Development Services Department
Funding Sources: General Fund
Program 12: Zoning Regulations and Initiatives
for Extremely-Low-Income and Special Needs
Housing
Extremely-low-income households and households with special needs have unique housing requirements. Housing types appro priate for these groups include emergency shelters, transitional housing, supportive housing, and single-room occupancy (SRO) housing. Persons with developmental disabilities also may take advantage of these special housing types. State housing law requires that the Zoning Code address these specific housing types. In 2022 Tthe Zoning Code will be amended as necessary, consistent with State law, to facilitate these types of housing and address the needs of extremely-low-income households and persons with special needs.
Amendments to Zoning Code
▪ In 2018 AB 2162 amended State law to require that supportive housing be a use by- right in zones where multi-family and mixed uses are permitted, including non- residential zones permitting multi-family uses, if the proposed housing development meets specified criteria.
▪ AB 101 (2019) added the requirement that low barrier navigation centers meeting specified standards be allowed by-right in areas zoned for mixed use and in non- residential zones permitting multi-family uses pursuant to Government Code §65660 et seq.
▪ Revise parking requirements for emergency shelters pursuant to AB 139 (2019).
Create Partnerships and Opportunities
In addition to ensuring that zoning regulations provide the flexibility needed to accommodate housing for extremely -low-income and special needs households, including persons with developmental disabilities, t he City will activel y seek partnerships and/or developers that will lead to th e development of housing for these population groups.
Particularly, the City will work with the Inland Regional Center to identify whether there are
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any unmet needs for developmentally disabled individuals, and to inform the Center of opportunities that exist in Colton.
In addition, the City will prioritize a portion of CDBG funding to assist in the development of housing affordable to extremely low-income households and supportive housing appropriate for persons with developmental disabilities.
Objectives:
▪ To comply with State law regarding zoning provisions that address reasonable accommodation, transitional housing, supportive housing, SRO housing, and emergency shelters
▪ To meet the particular needs of developmentally disabled individuals ▪ To identify and create opportunities for the development of such housing Timeframe: Amend the Zoning Code provisions regarding supportive housing and low barrier navigation centers in conformance with State law concurrent with Housing Element adoption
For partnerships and opportunities, outreach will be ongoing For CDBG funding, annually as part of review process
Responsible Agency: Development Services Department
Funding Sources: General Funds, CDBG funds (through the County), State and/or federal Grants
Program 13: Efficient Permit Processing
Lengthy review periods associated with permit processing are perceived as one of the major constraints to housing development in any city, with delays in project development increasing the hold costs of developments. Complicated procedures may also discourage new development, especially by affordable and special needs housing developers.
Review of the Government al Constraints section of the Housing Element identified a potential issue with the Architect ural and Site Plan Review process, which may require Planning Commission discretionary review for residential projects even though the project is consistent with the General Plan and Zoning development standards, allowed uses, and are within the allowed density range. The City Council has directed that the Design Review Committee process be revised to increase the number of administrative approvals. City staff is currently working with a City Council ad -hoc committee to prepare a code amendment that will provide for administrative approvals.
The City will prepare and adopt written procedures for SB 35 Streamlined Ministerial Approval in 2022.
The City will continue to post zoning, development standards and fees on the City website.
The City will also deliver the Housing E lement to water and sewer providers immediately upon adoption, including notice of the requirement for priority water and sewer service to developments with units affordable to lower -income households pursuant to Gov. Code, §65589.7.
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Objectives:
▪ Evaluate potential revisions to the permit processing system to streamline the review process through administrative review, where appropriate , and implementing a new permitting software program, including the ability for online application submittal and electronic plan check.
▪ Establish a protocol that prioritizes affordable and special needs housing for processing.
▪ Continue to u tilize CEQA exemptions for infill development sites to shorten entitlement review time.
Timeframe: 2022
Responsible Agency: Development Services Department
Funding Sources: General Fund
Provide Equal Housing
Opportunities
To meet the housing needs of all segments of the community, the Housing Plan includes a program to promote fair housing opportunities f or all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, or physical disability. The City works with the Inland Fair Housing and Mediation Board, Inc. , which provides fair housing and tenant/landlord services.
GOAL H-6 Continue to promote equal housing opportunity in the City’s housing market regardless of age, race, sex,
marital status, ethnic background, source of income, and other factors.
Policy H-6.1 Provide fair housing services to Colton residents, and ensure that residents are aware of their rights and responsibilities regarding fair housing.
Policy H-6.2 Provide equal access to housing for special needs residents such as the homeless, elderly, and persons with disabilities.
Policy H-6.3 Promote the provisions of accessible units and housing suitable for persons with mental or physical disabilities.
Program 14: Affirmatively Furthering Fair
Housing
The City, through the County of San Bernardino, contracts with the Inland Fair Housing and Mediation Board, Inc. to assist local housing industry groups and other professionals with the implementation of HUD's Voluntary Affirmative Marketing Agreement to guarantee the right of all people to choose freely where they want and can afford to live. It is promoted through a comprehensive program of training, education, advertising and marketing, minority and women involvement, outreach and recruitment conducted by the contractors. In addition to Fair Housing, Tenant/Landlord Mediation services are available to residents in Colton.
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Under the Federal consolidated planning process, the Analysis of Impediments (AI) to Fair Housing Choice is the primary tool for addressing fair housing issues. The City of Colton was a participating jurisdiction in the preparation of the San Bernardino County 2020-2025 AI, an extensive analysis of fair housing issues.
Contributing factors are issues leading to an impediment that are likely to limit or deny fair housing choice or access to o pportunity. The San Bernardino County AI identified the following five fair housing impediments:
o Impediment #1: Disparate Access to Opportunity Impacts People of Color o Impediment #2: Insufficient Affordable Housing in Areas of High Opportunity Disproportionately Impacts Protected Classes
o Impediment #3: Levels of Residential Segregation are Increasing o Impediment #4: Community Education on Fair Housing is a Continuing Need o Impediment #5: People with Disabilities have Limited Housing Options The AI identifies r ecommended activities to address the contributing factors to these impediments along with implementation timeframes and responsible parties. The responsible parties and partners identified to address Impediments #2 through #5 were the County of San Bernardino and the San Bernardino County Housing Authority. Responsible parties and partners identified for Impediment #1 included the County and C DBG Participating Jurisdictions, which includes the City of Colton (see Figure H-5). As part of its CDBG program, the City of Colton will prioritize the activities identified in the AI to address this impediment to fair housing.
Objectives:
▪ To continue to promote fair housing practices and provide educational information on fair housing to the public.
▪ To continue to refer fair housing complaints to the Inland Fair Housing and Mediation Board, Inc.
▪ Continue to comply with all State and Federal fair housing requirements when implementing housing programs or delivering housing-related services.
Timeframe: Ongoing
Responsible Agency: County of San Bernardino Housing Authority and Inland Fair Housing and Mediation Board
Funding Sources: County of San Bernardino Housing Authority and Inland Fair Housing and Mediation Board funding
Program 15: Reasonable Accommodation
The Fair Housing Act requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. While fair housing laws intend that all people have equal access to housing, the law also recognizes that people with disabilities may need extra tools to achieve equality. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. Reasonable accommodation provides a means of requesting from the local government flexibility in the
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application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements because it is necessary to achieve equal access to housing. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and the case law interpreting the s tatutes. Section
18.48.180 of the Municipal Code provides procedures for processing requests for reasonable accommodation in land use and zoning regulations for people with disabilities in conformance with State law.
Objectives:
▪ Continue to process requests for reasonable accommodation to land use and zoning decisions and procedures regulating the siting, funding, development and use of housing for people with disabilities.
▪ To provide information to residents via public counters, the City website, and the City’s public access Channel 3.
Timeframe: Ongoing
Responsible Agency: Development Services Department
Funding Sources: General Fund
Promote Sustainable Development
and Building Practices
This Housing Element provides opportunities to encourage the incorporation of energy - saving features, energy -saving materials, and energy -efficient systems and design for new residential development in the City of Colton. Planning to maximize energy efficiency and the incorporation of energy conservation and green building features can contribute to reduced housing costs for homeowners and renters, in addition to promoting sustainable community design and reduced dependence on vehicles. Such planning and development standards can also significantly contribute to reducing greenhouse gases. Updated policies and programs could address the environmental significance and operational benefits of employing energy conservation in the building and retrofit of decent, safe and affordable housing. The Land Use Element incorporate s goals and policies that reflect green building and sustainability approaches for new and existing development, including the following:
▪ Require new development to reflect the principles of Traditional Neighborhood Development such as walkable streets, pedestrian amenities, access to transit, mix of complementary uses, comfortable and accessible open space and range of housing types and densities.
▪ Incorporate green building and sustainable building standards. ▪ Promote adaptive reuse of historic buildings.
▪ Respect natural site features and groundwater recharge areas. ▪ Incorporate energy conservation features in all new construction and site development.
▪ Provide energy conservation incentives.
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GOAL H-7 Promote and encourage sustainable development and green building practices for all new residential
development and for the retrofitting of existing housing.
Policy H-7.1 Promote high er density residential development and mixed -use in Downtown Colton and along major transit corridors and near high quality transit stops.
Policy H-7.2 Encourage water- and energy-efficient appliances and features for new residential development and encourage water- and energy-efficient retrofitting improvements for existing residential homes.
Policy H-7.3 Provide incentives to promote weatherization, double-paned windows, and insulation for older homes.
Policy H-7.4 Provide initiatives to increase the use of solar energy and utilize passive solar design to increase energy conservation.
Program 16: Sustainable Building Practices and
Energy and Water Conservation
For many residents, energy costs can be another major cost that is difficult to pay. There are two ways that energy costs can be reduced: 1) through the use of efficient technologies and strategies, and 2) through the changes in individual beh avior. The City encourages energy and water conservation by residents through a variety of outreach methods.
Objectives:
▪ To continue assisting Colton households annually through the weatherization, rental housing inspection, and senior code enforcement relief programs, for a total of 300 households during the planning cycle.
▪ Promote sustainable building design, construction, and operations that facilitate lower energy costs for residents.
▪ Encourage owners of existing buildings to conduct energy and water conservation retrofits.
▪ Assist in distributing information to the public regarding free analysis of energy use, rebates, and other programs offered by Colton Public Utilities through the provision of educational information at City Hall.
▪ Pursue demonstration projects as a source for community education and serve as an example of sustainable design and energy and water efficiency in government buildings and facilities.
▪ Continue to pursue programs and educate residents regarding water conservation programs offered by the City and other agencies, including but not limited to Inland Empire Garden Friendly Program, San Bernardino Valley Municipal Water District Weather-Based Irrigation Controller Program, and freesprinklernozzles.com. ▪ Consider establishing a water rebate program for Colton customers that implement water conservation methods, products, and equipment in an effort to reduce water consumption and improve water efficiency.
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Timeframe: Ongoing
Responsible Agency: Development Services Department, Electric Department and Public Works/Water-Wastewater Division
Funding Sources: General Fund
Summary of Quantified Objectives
Table H–2 summarizes the City’s quantified objectives for the 2013-2021 planning period.
Table H–2
Summary of 2021-2029 Quantified Objectives
Income Level
Total Extremely
Low Very Low Low Moderate
Above
Moderate
New Construction – Adequate Sites (RHNA)1 659 659 668 906 2,542 5,434 Rehabilitation of Units 45 45
Conservation/Preservation2 129 129
Notes:
1. The extremely-low-income objective is assumed to be 50% of the very-low-income need identified in the RHNA.
2. Reflects assisted units, but these units are not at-risk during the planning period.
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Appendices
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Appendix A:
Housing Profile
This section provides an overview of housing and population conditions in Colton , which serves as a foundation for the Housing Element update. Housing needs vary by demographic and household characteristics, cultural backgrounds and preferences, and income, as well as other special circumstances.
Community Location
The City of Colton is located in the western portion of San Bernardino County, approximately 60 miles to the east of Los Angeles. The City is directly served by two ma jor freeways:
Interstate 10 transverses the community and Interstate 215 runs along the eastern boundary. Adjacent jurisdictions include the City of Rialto on the west, the City of San Bernardino on the east, and the City of Grand Terrace to the south. Originally an agricultural and railroad town, Colton’s development has been heavily impacted by the presence of the Colton Crossing, the intersection of the BNSF and Union Pacific train tracks immediately south of Interstate 10. This development increased regional connectivity to the Ports of Los Angeles and Long Beach.
Population Characteristics
Colton had a 2020 total population of 54,118 including 330 living in group quarters according to the California Department of Finance. Table H–3 shows population trends in Colton from 2000 to 2020. Over this period Colton had an annual growth rate of 0.6% compared to 0.7% for the region. SCAG’s 2020 growth projections expect Colton’s population to reach approximately 70,700 by 2045.
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Table H–3
Population Trends- Colton vs. SCAG Region
Age Characteristics
The age structure of a population affects housing needs, as people have different housing needs at varying stages in their lives. The traditional assumption is that in many communities, young adults tend to prefer apartments, low- to moderate-cost condominiums, and smaller more affordable single-family units, while mature adults provide the market for moderate - to high-end condominiums and detached housing. The senior population (65 years and older) tends to generate demand for low - to moderate -cost apartments and condominiums, community residential settings, and mobile homes.
According to recent Census estimates, t he population of Colton is 47.1% male and 52.9% female. About 28.5% of the population under 18 years of age, which is higher than the regional share of 23.4%. Colton ’s seniors (65 and above) make up 10.2% of the population compared to 13% for the SCAG region as a whole (Table H–4).
Table H–4
Age Characteristics – Colton
Employment
Recent Census estimates reported that Colton had 22,813 workers living within its borders who work across 13 major industrial sectors (Table H–5). The most prevalent industry was
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Education & Social Services with 5,429 employees (23.8% of total) and the second most prevalent industry is Retail trade with 3,811 employees (16.7% of total).
Table H–5
Employment by Industry – Colton
In addition to understanding the industries in which the residents of Colton work, it is also possible to analyze the types of jobs they hold. The most prevalent occupational category reported in Colton is Sales, in which 5,985 (26.2% of total) employees work ed. The second- most prevalent type of work was in Management, with 5,212 employees (22.8% of total) in Colton (Table H–6).
Table H–6
Employment by Occupation – Colton vs. SCAG Region
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Household Characteristics
Household type and size, income level, the presence of persons with special needs, and other household characteristics can affect access to and demand for housing and housing programs. This section details the various household characteristics in Colton.
A household is defined by the Census as all persons occupying a housing unit, but do not include persons in group quarters such as convalescent homes or dormitories.
Household Size
Table H–7 illustrates the range of household sizes in Colton for owners, renters, and overall.
The most commonly occurring household size is two people (28.4%) and the second -most commonly occurring household is one person (18.8%). Colto n has a lower share of single - person households than the SCAG region overall (18.8% vs. 23.4%) and a higher share of 7+ person households than the region (5.4% vs. 3.1%).
Table H–7
Household Size - Colton
Household composition and size factors are often interrelated. Communities with a large proportion of families with children tend to have a larg e average household size. Such communities have a greater need for larger units with adequate open space and recreational opportunities for children.
Tenure
Tenure refers to whether a housing unit is owner -occupied or renter -occupied. Tenure characteristics typically are related to household income, composition, and age of the householder. The tenure distribution o f a community’s housing stock influences several aspects of the local housing market. Residential mobility is influenced by tenure, with ownership housing evidencing a much lower turnover rate than rental housing.
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Recent Census estimates reported that Colton's housing stock consisted of 16,549 total units, 8,345 of which were owner-occupied and 8,204 of which were renter-occupied. The share of renters in Colton was higher than in the SCAG region overall (Table H–8).
Table H–8
Tenure – Colton vs. SCAG Region
In many places, housing tenure varies substantially based on the age of the householder. In Colton, the age group where renters outnumber owners the most is 15 -24 while owners outnumbered renters the most in the 85+ age group (Table H–9).
Table H–9
Tenure by Age – Colton
Housing Stock Characteristics
The Census Bureau defines a housing unit as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or, if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall.
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Housing Type and Vacancy
Table H–10 shows the types of housing units in Colton. Of the city’s estimated 16,581 housing units, the most prevalent housing type is single-family detached with 9,781 units. The share of all single-family units in Colton is 62.4%, which is slightly higher than the 61.7% share in the SCAG region. The average household size in Colton was 3.5 persons per unit.
Table H–10
Housing Type - Colton vs. SCAG Region
Recent Census data reported a 7.6% total vacancy rate in Colton. The most common types of vacant units were “for rent” and “other” (Table H–11).
Table H–11
Vacant Units by Type - Colton vs. SCAG Region
Age of Housing Stock
The age of housing is commonly used as a measure of when housing may begin to require repairs. In general, housing units over 30 years old are likely to have rehabilitation needs, including new roofing, foundation work, or new plumbing. According to recent Census data,
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about 80% of all housing units in Colton were constructed before 1990 and are at least 30 years old (Table H–12). Program 3 in the Housing Plan describes the City’s efforts for the maintenance and rehabilitation of the housing stock.
Table H–12
Age of Housing Stock - Colton vs. SCAG Region
Housing Problems
Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families have to live in small units or double up to devote income to other basic needs such as food or medical care. However, cultural differences also contribute to overcrowded conditions, as some cultures tend to have larger household sizes due to the preference of living with extended family members. The federal government defines an overcrowded household as one with more than one person per room, excluding bathrooms, kitchens, hallways, and porches.
Severely overcrowded households are those with more than 1.5 persons per room.
Generally, low -income families are disproportionately affected by overcrowding.
Overcrowding is also more prevalent among renters than among owners. Table H–13 shows that Colton households in renter -occupied units generally experienced overcrowding and severe overcrowding at a higher proportion than households in owner -occupied units. In Colton, 686 owner -occupied and 1,249 renter -occupied households had more than 1.0 occupants per room, while 138 owner -occupied households and 346 renter -occupied households had more than 1.5 occupants per room.
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Table H–13
Overcrowded Housing Units by Tenure - Colton vs. SCAG Region
Overpayment
Overpayment is defined as monthly housing costs that exceed 30 % of a household’s gross income. The State of California uses five income categories to determine housing affordability, as follows:
▪ Extremely-low income: 30% or less of median income;
▪ Very-low income: 31% to 50% of median income;
▪ Low income: 51% to 80% of median income;
▪ Moderate income: 81% to 120% of median income; and
▪ Above-moderate income: greater than 120% of median income.
Table H–14 shows recent HUD CHAS dataestimates for overpayment by household income category for owners and renters in Colton. As expected, this table shows that the incidence of overpayment is highe rst for renter households in the lower -income categoriesthan for owners.
Table H–14
Overpayment by TenureIncome Category- Colton
Extremely Low Income Households
Extremely-low-income (“ELI”) households are defined as households with incomes of 30% or less of median, which is currently (2021) $26,500 for a 4-person household in San Bernardino
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County. As noted in Table H–14 above, recent Census estimates reported that approximately 2,045 households in Colton households were within the ELI category and 220 of those (11%) paid between 30 and 50% of gross income for housing while an additional 1,640 households (80%) paid more than 50% of gross income for housing.
Table H–15 shows recent HUD estimates of extremely-low-income households in Colton by race and tenure. Approximately 14.5% of all households in Colton were extremely -low- income, with non-Hispanic Blacks having the highest proportion of ELI households (30.4%).
Renter households were about three times more likely to hav e extremely -low incomes compared to owner households. ELI households often have other housing problems such as overcrowding due to insufficient incomes to afford large enough dwellings.
Table H–15
Extremely Low Income Households by Race and Tenure- Colton
Substandard Housing Conditions
A variety of housing conditions can cause a home to be considered substandard. These homes often require extensive renovation to make a home safe. The number of homes that are likely to need major renovations can be estimated by looking at the percentage of older housing units and Census reports of residents regarding their housing conditions.
Because about 80% of the housing units in Colton are at least 30 years old (Table H–12), significant rehabilitation may be needed in a substantial number of housing units. The older residential neighborhoods in Colton are likely to require the most significant rehabilitation, including seismic reinforcement in addition to maintenance and repairs. The City does not have comprehensive data on how many homes require substantial rehabilitation or replacement. All code enforcement responses are complaint based. The Code Compliance division handles about 800 cases per year, but not all of these are for substandard housing conditions. Code enforcement records combine all violations of the Colton Municipal Code.
City staff estimates that the number of substandard units may be as high as 10% of all units in the City, using the following criteria to identify “substandard” housing: condition of water and sewer lines in a unit, electric power, heating, and physical soundness of a structure .
Additionally, the likelihood of homes with lead paint hazards increases for those built before 1980, especially in lower-income households.
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Housing Cost and Affordability
The cost of housing in a community is directly correlated to the number of housing problems and affordability issues. High housing costs can price low-income families out of the market, causing extreme cost burdens or forc ing households into overcrowded or substandard conditions.
Ownership Housing
Between 2000 and 2018, median home sales prices in Colton increased 217% while prices in the SCAG region increased 151%. 2018 median home sales prices in Colton were $295,000 , indicating a substantial recovery from the lows during the “Great Recession” but still less than the peak of $340,000 in 2006 (Table H–16).
Table H–16
Median Sales Prices for Existing Homes- Colton vs. SCAG Region
While renter households receive much of the focus when it comes to housing cost analysis, owner households make up 50.4% of all households in Colton and 52.5% of households in the SCAG region. The most commonly occurring mortgage payment in Colton is $1000 - $1500/month, which is considerably lower than SCAG region as a whole.
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Table H–17
Monthly Owner Costs for Mortgage Holders- Colton vs. SCAG Region
Rental Housing
According to recent Census estimates, about 60% of Colton's renter households spend 30% or more of gross income on housing cost, compared to about 55% in the SCAG region.
Additionally, about 28% of Colton renters spend at least 50% of gross income on housing cost, compared to 28.9% in the SCAG region (Table H–18).
Table H–18
Percent of Income Spent on Rent - Colton
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Housing Affordability
Income Levels and Affordable Housing Payments
State law establishes the following h ousing affordability categories based on areawide median income (AMI):
▪ Extremely Low Income = income less than 30% of AMI
▪ Very Low Income = income greater than 30%, and less than 50% AMI ▪ Lower Income = income greater than 50%, and less than 80% AMI ▪ Moderate Income = income greater than 80%, and less than 120% AMI ▪ Above Moderate Income = income greater than 120% AMI
Housing affordability is determined by the ratio of income to housing costs. An affordable housing payment is considered to be no more than 30% of a household ’s gross income. For rental units, this includes rent plus utilities. Assuming that a potential homebuyer within each income group has acceptable credit, a typical down payment (5% to 10%), and other housing expenses (such as taxes, insurance, homeowner association dues), the maximum affordable home price can be estimated, as seen in Table H–19.
Table H–19
Income Categories and Affordable Housing Costs – San Bernardino County Income Category
Maximum
Income
Affordable
Rent Affordable Price (est.)
Extremely low $26,500 $663 *
Very low $39,500 $988 *
Low $63,200 $1,580 *
Moderate $93,000 $2,325 $375,000
Above moderate Over $93,000 Over $2,325 Over $375,000
Source: Cal. HCD; JHD Planning LLC
Assumptions:
-Based on a family of 4 and 2021 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance -10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues * For-sale affordable housing is typically at the moderate-income level Special Needs Groups
Certain segments of the population may have more difficulty finding decent, affordable housing due to their special needs. In Colton, these special needs groups include the elderly, persons with disabilities, large households, female-headed households, farmworkers and the homeless.
Elderly
Federal housing data define a household type as “elderly family” if it consists of two persons with either or both age 62 or over. The elderly population may have concerns including limited a nd fixed incomes, high health care costs, transit dependency, and living alone.
Specific housing needs of the elderly include affordable housing, supportive housing (such as residential care facilities), group homes, and assisted living . According to recen t Census
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estimates, there are approximately 2,440 elderly households residing within Colton, of which
15.6% earn less than 30% of the surrounding area income, (compared to 24.2% in the SCAG region), and 35.2% earn less than 50% of the surrounding area inco me (compared to 30.9% in the SCAG region) (Table H–20). The needs of elderly households are addressed through Program 3 – Housing Rehabilitation, Program 6 – Targeted Neighborhood Revitalization, Program 7 – Density Bonus, Program 8 – Mixed-Use Development, Program 12 – Zoning Regulations and Initiatives for Ex tremely-Low-Income and Special Needs Housing, and Program 15 – Reasonable Accommodation.
Table H–20
Elderly Households by Income and Tenure
Large Households
In general, large households (with five or more members) are identified as a group with special housing nee ds based on the limited availability of adequately sized, affordable housing units. Large households with lower incomes may lead to overcrowding of smaller dwelling units, which could accelerate deterioration.
As shown previously ( Table H –7), recent Census estimates reported that there were approximately 3,181 households in Colton with 5+ members.
The needs of large households can be addres sed through construction of units with 4+ bedrooms with affordability restrictions, and also through rental assistance programs such as Section 8.
Female-Headed Households
Single-parent households require special consideration and assistance because of th eir greater need for day care, health care, and other support services . Female-headed households with children in particular tend to have lower incomes, thus limiting housing availability for this group. According to recent Census data, approximately 21.6% of Colton households are female-headed (compared to 14.3% in the SCAG region), 12.7% are female - headed and with children (compared to 6.6% in the SCAG region), and 2.4% are female - headed and with children under 6 (compared to 1.0% in the SCAG region). (Table H–21).
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The needs of female -headed households are addressed through efforts to facilitate affordable housing such as Program 7 – Density Bonus, Program 8 – Mixed-Use Development, and Program 12 – Zoning Regulations and Initiatives for Extremely-Low-Income and Special Needs Housing.
Table H–21
Female-Headed Households – Colton
Persons with Disabilities
Recent Census data estimated that the most common types of disability for Colton residents are ambulatory, independent living and cognitive disabilities (Table H–22). Of those aged 65 and over in Colton, the most common type of disabilities were ambulatory and independent living (Table H–23).
Housing opportunities for persons with disabilities can be max imized through housing assistance programs, universal design features such as widened doorways, ramps, lowered countertops, single-level units and ground floor units, residential care facilities and assisted living developments. The needs of persons with disabilities are directly addressed in Program 12 – Zoning Regulations and Initiatives for Extremely -Low-Income and Special Needs Housing, and Program 15 – Reasonable Accommodation.
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Table H–22
Disabilities by Type - Colton
Table H–23
Disabilities by Type for Seniors 65+ – Colton vs. SCAG Region
Developmental Disabilities
State housing law requires that the needs of the developmentally disabled be specifically addressed. According to Section 4512 of the federal Welfare and Institutions Code , a “developmental disability” means a disability that originates before an individual attains age 18 years and continues — or can be expected to continue —indefinitely, and constitutes a substantial disability for that individual. This definition includes mental retardation, cerebral palsy, epilepsy, and autism. This term also include s disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation . A developmental disability does not include other handicapping conditions that are solely physical in nature.
Many persons with developmental disab ilities can live and work independently within a conventional housing environment. More severely affected individuals may require a living
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environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical ther apy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The Census does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 %. In an ind ividual community, the percentage may be higher if land use regulations or other localized conditions are conducive to the establishment of group homes, special housing, or institutions that specifically serve the needs of the developmentally disabled. Department of Developmental Services data compiled by SCAG reported a total of 1,372 persons in Colton with a developmental disability (Table H–24).
The design of housing accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Incorporating barrier-free design in all new multi-family housing (as required by California and federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
The City of Colton complies with the federal Lanterman Developmental Disabilities Services Act, which provides that state -authorized, licensed community care facilities serving six or fewer persons be permitted by right in all residential zones. Other types of community care housing may be permitted in specific zones subject to conditional use permit approval.
Table H–24
Developmental Disabilities - Colton
To assist with addressing the housing needs for persons with all types of disabilities, including developmental d isabilities, the City has included provisions in Program 1 2 (Zoning
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Regulations and Initiatives for Very Low -Income and Special Needs Housing) to ensure that the housing needs of developmentally disabled residents are accommodated. The City will continue to conduct outreach with the Inland Regional Center based in San Bernardino to identify any gaps in housing availability for this particular po pulation, and to identify opportunities in Colton for organizations looking to establish housing to accommodate developmentally disabled individuals.
Farmworkers
Recent Census data estimated that approximately 159 Colton residents have occupations in the farming, fishing and forestry occupations. These residents are most likely employed by gardening and landscaping companies. The low number of farmworkers is due to the absence of major farming operations in Colton. As such, the City does not have a need for housing specifically targeted for farmworkers. The City allows affordable housing in all residential zones; therefore, affordable housing needs of farmworkers can be accommodated through the City’s programs intended to facilitate the production of lower-income housing.
Table H–25
Farmworkers – Colton vs. SCAG Region
Homeless
Homelessness is a continuing national problem that persists within cities and communities of San Bernardino County. During the past two decades, an increasing number of single persons have remained homeless year after year and have become the most visible of all homeless persons. Other persons (particularly families) have experienced shorter periods of homelessness. However, they are often replaced by other families and individuals in a seemingly endless cycle of homelessness.
According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report2 there were 3,125 persons who were counted as homeless in the county on Thursday, January 23, 2020. The previous homeless count and subpopulation survey was completed in
2 https://wp.sbcounty.gov/dbh/sbchp/wp-content/uploads/sites/2/2020/04/2020-SBC-Homeless-Count- Report.pdf
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2019 when 2,607 homeless persons were counted. A comparison of the last two counts reveals that:
▪ 518 more persons were counted in 2020, which represents an increase of 19.9%; ▪ 470 more persons were counted as unsheltered in 2020 when compared to the unsheltered count in 2019, which represents an increase of 24.5%; and ▪ 48 more persons were counted as sheltered in 2020 when compared to the sheltered count in 2019, which represents an increase of 7.0%.
The 2020 homeless count reported 136 unsheltered homeless persons in Colton.
The City of Colton participates in the San Bernardino County Continuum of Care Plan, which helps bring homeless people into shelters , provides supportive services, and helps in the transition to permanent housing. Most of the homeless shelters in San Bernardino County are located in or near the City of San Bernardino.
In compliance with State law, the Zoning Code allows emergency shelters by-right in the M-1 zone subject to appropriate standards. Program 12 also includes a Zoning Code amendment to allow supportive housing pursuant to AB 2162, low barrier navigation centers consistent with AB 101, and revise parking standards for emerg ency shelters consistent with recent amendments to State law. (see additional discussion in Appendix B: Constraints) Assisted Housing At-Risk of
Conversion
Several affordable housing options exist in Colton, funded by local and nonprofit sources.
Over the next 10 years ( 2021-2031), none of these assisted development s is at risk of conversion. Affordability covenants in Colton include restrictions placed on developments that are financed with County Mortgage Revenue Bonds, State low -income housing tax credits, and federal programs such as HUD Section 8.
Project-based Section 8 developments receive federal subsidies that provide the owners of these units with the difference between 30% of the tenant’s income and a HUD-established rent for the units. One Section 8 housing development has been built in Colton, with a total of 129 units. In 2013 this project was refinanced using Low Income Housing Tax Credits with a 55-year affordability covenant to 2068. The County will continue to monitor the status of these projects. If a Notice of Intent to opt out of the Section 8 program is filed, tenants will be properly notified of their rights under California law.
State, county, and local governments have the authority to issue tax -exempt mortgage revenue bonds w hich result in financing that is approximately 2% below conventional interest financing rates. State and federal law require that multi -family projects built with tax-exempt bond proceeds set aside a portion of units as affordable to lower -income households for a specified period of time. The typical contractual period is 10 to 15 years.
After the term expires, the property owners may rent the units at market rates. The Casa del Rio Apartments’ subsidy termination extends to 2053; therefore, the project is not at risk for conversion to market rate.
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Table H–26
Inventory of Assisted Housing in Colton
Project
Number of
Restricted Units
Program
Potential Date of
Subsidy
Termination
Number At
Risk
Nova Point/Casa del Rio 207 LIHTC 2053 0
Arbor Terrace 129 LIHTC, HUD 2068 0
Public Housing Units 130 Public Housing Permanently
Affordable
0 Source: City of Colton; California Housing Partnership Corporation, 2021 Affirmatively Furthering Fair
Housing
Under State law, “affirmatively furthering fair housing” means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
There are three parts to this requirement:
1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).
2. Conduct an Assessment o f Fair Housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify, and an assessment of the contributing factors for the fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of Sites through the Lens of Affirmatively Furthering Fair Housing.
In compliance with AB 686, the City has completed the following outreach and analysis.
Outreach
As discussed in Appendix E, the City held a total of ## public meetings during the Housing Element update in an effort to include all segments of the community. Each meeting was publicized on the City’s website and meeting notices were also sent to persons and organizations with expertise in affordable housing and supportive services. Interested parties had the opportunity to interact with City staff throughout the Housing Element update process and provide direct feedback regarding fair housing issues.
The City also created a dedicated web page for the Housing Element update (https://www.ci.colton.ca.us/992/Housing-Element-Update) and provided opportunities for interested persons to participate in public meetings remotely, which made it possible for those with disabilities limiting their travel to participate a nd comment on the Housing Element regardless of their ability to attend the meetings.
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Assessment of Fair Housing
The following analysis examines geographic data regarding racial segregation, poverty, persons with disabilities, and areas of opportunity as i dentified by the TCAC/HCD Opportunity Areas map.
Racial segregation. As seen in Figure H-1, the percentage of non-white population in the City is similar to the adjacent areas. This map does not indicate any patterns of racial/ethnic concentration in the city.
Poverty. Recent Cens us estimates regarding poverty status of households in Colton are shown in Figure H-2. As seen in this map, the poverty rate in the City ranges between 10% and 30%, which is similar to most of the adjacent areas.
Persons with disabilities. The incidence of disabilities in Colton is similar to the surrounding areas. As shown in Figure H-3, the percentage of residents reporting a disability ranges from less than 10% in some areas of the City and between 10% and 20% in other areas.
Access to opportunity . According to the 2020 California Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) Opportunity Area Map ( Figure H -4), Colton is designated a “Low Resource” area. This designation indicates areas with low index scores for a variety of educational, environmental, and economic indicators , such as employment and proximity to jobs, access to effective educational opportunities for children and adults, concentration of povert y, and levels of environmental pollutants, among others.
Contributing factors to fair housing issues. Under the Federal consolidated planning process, the Analysis of Impediments (AI) to Fair Housing Choice is the primary tool for addressing fair housing issues. The City of Colton was a participating jurisdiction in the preparation of the San Bernardino County 2020-2025 AI, an extensive analysis of fair housing issues.
Contributing factors are issues leading to an impediment that are likely to limit or deny fair housing choice or access to opportunity. The San Bernardino County AI identified the following five fair housing impediments:
o Impediment #1: Disparate Access to Opportunity Impacts People of Color o Impediment #2: Insufficient A ffordable Housing in Areas of High Opportunity Disproportionately Impacts Protected Classes
o Impediment #3: Levels of Residential Segregation are Increasing o Impediment #4: Community Education on Fair Housing is a Continuing Need o Impediment #5: People with Disabilities have Limited Housing Options The AI identifies r ecommended activities to address the contributing factors to these impediments along with implementation timeframes and responsible parties. The responsible parties and partners identified to address Impediments #2 through #5 were the County of San Bernardino and the San Bernardino County Housing Authority. Responsible parties and partners identified for Impediment #1 included the County and CDBG Participating Jurisdictions, which includes the City of Colton (see Figure H-5). Program 14 in the Housing Plan includes actions to address these recommended activities.
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Conclusion
This analysis shows that while Colton does not appear to indicate patterns of racial segregation or poverty, it is characterized as a low opportunity area by TCAC.
The Housing Plan includes several programs to encourage and facilitate affordable housing development, as well as the provision of accessory dwelling units, which can expand affordable housing opportunities for lower -income persons such as caregivers, household employees, and others working in service occupations. Program 14 describes actions the City will take to affirmatively further fair housing and address any issues of housing discrimination that may arise.
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Figure H-1 Racial Characteristics – Colton
Source: California Department of Housing and Community Development, AFFH Data Viewer, 2021 Note: For purposes of this analysis, the Hispanic category is included within the Total Non-White Population
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Figure H-2 Poverty Status – Colton
Source: California Department of Housing and Community Development, AFFH Data Viewer, 2021
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Figure H-3 Population with a Disability – Colton
Source: California Department of Housing and Community Development, AFFH Data Viewer, 2021
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Figure H-4 TCAC/HCD Opportunity Map – Colton
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Figure H-5 Contributing Factors to Fair Housing Impediments
Source: San Bernardino County Analysis of Impediments to Fair Housing Choice, April 21, 2020
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Appendix B:
Constraints
State law requires Housing Elements to analyze potential and actual governmental and non- governmental constraints to the production, maintenance, and improvement of housing for persons of all income levels and disabilities. Should constraints preclude the achievement of housing goals, the law requires jurisdictions to address and, where appropriate and legally possible, remove governmental constrai nts to the maintenance, improvement, and development of housing. This section addresses these potential constraints that affect the availability of housing in Colton. The current availability of lower -cost housing in the community suggests that historicall y, few obstacles have existed to the production of housing. The most significant current constraints to housing production stem from environmental and socio-economic conditions that largely cannot be controlled by the City.
Governmental Constraints
Potential governmental constraints include land use policies and regulations, development processing procedures, and fees for development processing and to defray the cost of infrastructure required to serve developments. Local governments have the inherent power to impose restrictions that are reasonably related to the promotion and maintenance of public health, safety, and general welfare; these powers are referred to as governmental “police powers. ” However, some policies and regulations could have an unintended consequence that may indirectly discourage housing development. Restrictions on property that are excessive may impact the feasibility of housing development. Also, State and federal agencies can adopt policies and programs that limit de velopment opportunities, such as in Colton’s case, where the federal designation of protected Delhi Sands flower -loving fly habitat has constrained development in some strategically located areas.
Consistent with State law , this section addresses five p otential constraints to housing development:
▪ Land use controls
▪ Codes and enforcement
▪ Fees and exactions
▪ Processing and permit procedures
▪ Housing for people with disabilities
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Part I: Land Use Controls
Land use controls are the standards and policies that provide direction and guidance on the development or revitalization of properties, construction of buildings, and uses applied to those buildings. The two primary regulatory land use documents in Colton are the General Plan Land Use Element and the Zoning Code (Title 18 of the Municipal Code). In addition, the City also uses specific plans as a method of planning for the various types of uses and buildings on an individual property or grouping of properties.
General Plan Land Use Element
The Land Use Element sets forth policies that guide development. These policies, together with zoning regulations, establish the amount and distribution of land allocated for different uses. The Land Use Element allows for a variety of housing types at different densit ies. In conjunction with this Housing Element, the City has updated the Land Use Element to include new land use categories that respond to community needs and emerging development trends. The paragraphs below and Table H–27 detail those land use categories that apply to residential uses.
Very Low Density Residential
The Very Low Density Residential designation provides for detached, single-family residences within a density range of 0.1 to 2.0 dwelling units per acre (20,000 sf minimum lot size) .
Development is characterized generally by single-family detached homes on large, individual lots in areas where terrain, access, and the presence of natural resources may limit the extent to which development can occur. This designation applies generally to hillside areas, such as the La Loma Hills and Reche Canyon Specific Plan area. Within this designation, clustering of dwelling units may be allowed through a discretionary permit process to limit grading and provide opportunities to preserve natural open space. Other uses, such as accessory dwelling units and group homes and, may be permitted consistent with the zoning regulations for the implementing zone.
Low Density Residential
The Low Density Residential designation provides for the development of detached residences within a density range of 2.1 to 8.0 dwelling units per acre (7,200 sf minimum lot size). Development is characterized generally by detached homes on individual lots, forming a cohesive neighborhood. Residential subdivisions in this category are similar to those found in many of Colton’s established residential tracts. Clustering of dwelling units is allowed within hillside areas to provide a diversity of housing types and architectural styles, preserve hillsides and provide functional common open space areas. New housing within Low Density Residential areas must be compatible and similar in character to surrounding residential uses. Design objec tives include elements that enhance the visual characteristics of the neighborhood through site planning, architecture, open space, and landscaping.
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Medium Density Residential
The Medium Density Residential designation all ows detached units and attached townhouses, condominiums, and apartments. Development densities range from 8.1 to 16.0 units per acre. Development is characterized generally by detached or attached houses on small lots, alley -loaded homes, duplexes, triplexes, condominiums, townhouses, a nd live/work lofts with common open space and small private patios or yards. Other uses such as mobile home parks and schools are permitted subject to a Conditional Use Permit consistent with the City’s R -2 zone regulations. Design objectives include eleme nts that enhance the visual characteristics of the neighborhood through site planning, architecture, open space, and landscaping.
High Density Residential
The High Density Residential designation accommodates multi -family housing, and specifically housin g development of a more intensive form, including condominiums, apartments, stacked flats, and senior housing. Density range includes 16.1 to 22.0 dwelling units per acre. The higher densities are intended for specialized housing, such as senior housing, a t locations where adequate support infrastructure exists. Other uses such as mobile home parks and large family day care homes may be permitted subject to a conditional use permit consistent with the City R -3/R-4 zone regulations. Design objectives include well-designed and visually pleasing buildings that contribute to creating a sense of community and take into consideration the scale proportion and character of the surrounding areas.
Mixed Use - Downtown Colton
The Mixed Use - Downtown Colton designati on provides for the creation of a downtown district that integrates civic, public, commercial, office, and residential uses. The district is intended to accommodate a physical pattern of development often found along village main streets and in neighborhood commercial areas of older cities. Supporting convenience retail and personal service uses are permitted to serve the needs of local residents, employees, and visitors. Higher-density residential uses are encouraged at select locations to add vibrancy and create a 24 -hour presence. Long -established, low -density residential areas containing homes dating to Colton’s early years will be encouraged to retain their density and character. Public and shared parking facilities are encouraged. Drive-through and motor vehicle service/repair businesses are specifically prohibited.
All development within the district will consist of attractive, pedestrian-oriented design that complements the area’s historic character and establishes a “village-like” environment. The density range is 2.1 to 30 units per acre.
Mixed Use - Neighborhood
The Mixed Use - Neighborhood designation is intended to preserve the low -scale nature of older districts where residences and small local business have co-existed well for many years.
Mixed Use – Neighborhood areas allows for office, commercial, and residential uses within the same structure or adjacent to each other. This designation facilitates preservation of historic homes for either residential or office/commercial use (adaptive reuse of residential
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structures) and encourages connections between residential neighborhoods and civic land uses.
In addition to residential uses, the Mixed Use - Neighborhood designation provides opportunities for office and commercial uses similar to th ose allowed within the Neighborhood Commercial designation. Development standards require compatibility with the scale and character of the established neighborhood. Design objectives for the Mixed Use – Neighborhood are to protect and preserve the scale a nd architectural elements of established historical buildings. Consistent with the established character of these areas, the density range is 2.1 to 8.0 dwelling units per acre.
Residential Overlay
The Residential Overlay is established to promote higher-density residential uses along major corridors in the City, specifically along Mount Vernon Avenue. This overlay works in concert with underlying designations to create an active mixed-use, pedestrian-friendly environment with supporting convenience retail and service uses that serve the needs of local residents.
Design objectives are to provide high-quality development that provides pedestrian-friendly spaces such as plazas, courtyards, and other amenities. Densities of up 30.0 units per acre will be permitted for developments meeting affordability performance criteria contained in the zoning regulations. The increased density offered by the Residential Overlay is not a discretionary incentive in return for concessions from a developer, but will be available to all projects that meet design and other pertinent criteria established in the Residential Overlay development standards under the Zoning Code. Where designated, the Residential Overlay may apply to four base land use designations: General Commercial, Mixed -Use Neighborhood, Industrial Park, and Light Industrial.
Table H–27
Land Use Designations for Residential Uses
General Plan
Designation
Corresponding
Zoning District
Permitted
Densities
DU/Acre Typical Residential Types
Very Low Density
Residential
R-E 0-2.0 Very low-density single-family detached homes on large, individual lots in areas where terrain, access, and the presence of natural resources may limit the extent to which development can occur Low Density
Residential
R-1 2.1-8.0 Detached, single-family residences characterized generally by single-family detached homes on individual lots
Medium Density
Residential
R-2 8.1-16.0 Detached and attached units, townhouses, and condominiums.
Development is characterized generally by detached and attached single-family homes on small lots, alley-loaded homes, duplexes, triplexes, condominiums, townhouses, and live/work lofts with common open space and small private patios or yards.
High Density R-3/R-4 14.1-22.0 Multi-family housing and specifically, housing development of a more intensive form, including condominiums, apartments, stacked flats, and senior housing
Mixed Use -
Downtown Colton
MU-D 2.1-30.0 Provides for the integration of civic, public, commercial, office, and residential uses. Higher-density residential uses are encouraged at select locations to add vibrancy to the area. Long-established, low- density residential areas containing homes dating to Colton’s early years will retain their density and character.
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General Plan
Designation
Corresponding
Zoning District
Permitted
Densities
DU/Acre Typical Residential Types
Mixed Use -
Neighborhood
MU-N 2.1-8.0 Office, commercial, and residential uses within the same structure or adjacent to each other. This designation is intended to preserve the established housing stock and residential character of the neighborhood while allowing for the development of office or commercial opportunities, adaptive reuse of residential structures, and encouraging connections between residential neighborhoods and commercial and civic land uses.
Residential Overlay R-O 2.0-30.0
Up to 60.0 for
senior
projects
The R-O Residential Overlay promotes high-quality market rate and affordable housing construction, as well as assisted living facilities, in areas where residents can easily walk to shops, services, schools and transit stops. Design must include pedestrian-friendly spaces such as plazas, courtyards, and other amenities.
Specific Plans
The City of Colton has adopted several specific plans over the years that include residential components. A specific plan is a tool used by Colton for the systematic implementation of the General Plan for a defined smaller portion of a community's planning area. A specific plan must specify in detail the development standards and requirements relating to density, lot size and shape, siting of buildings, setbacks, circulation, drainage, landscaping, architecture, water, sewer, public facilities, grading, open space, financing, and any other element needed for proper development of the property. Specific plans allow the City to incorporate flexible development standards and housing types, as long they are consistent with the General Plan.
They also provide greater detail regarding the type and quality of housing development.
Hub City Centre Specific Plan
The Hub City Centre Specific Plan site is generally bounded by San Bernardino Avenue to the north, I-10 to the south, Hermosa Avenue to the east, and the Colton corporate boundary with the City of Rialto to the west. As part of a significant revitalization effort, the City looks to amend a portion of an adopted specific plan to create an integrated, mixed-use village of homes and businesses adjacent to a major regional medical facility.
Roquet Ranch Specific Plan
The Roquet Ranch Specific Plan was adopted in May 2018. The 336-acre site is located at the far southern part of the City of Colton, adjacent to the Riverside County line and surrounded on three sides by the La Loma Hills. The Specific Plan will provide for the development of up to 1,050 single -family and multi -family homes, with approximately 200 acres preserved as open space. At the time of this Housing Element update, a tentative tract map for the development has not been approved.
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Reche Canyon Specific Plan
The Reche Canyon Specific Plan is the City’s oldest Specific Plan, initially adopted in 1990 for a 1,562-acre rural area of the city. The Specific Plan provides for the development of up to 5,656 mostly single-family, very-low-density units. This area is nearing buildout.
Zoning Code
The Zoning Code (Title 18 of the Municipal Code) establishes the standards of development on properties citywide. Specifically, the Zoning Code identifies the uses allowed, setbacks, height requirements, lot coverage, landscaping and open space requirements, parking, and other similar standards that regulate the type and size of buildings. The Zoning Code is made up of two components: a zoning map and zoning text. The zoning map identifies the geographic location of the various districts or zones. The zoning text describes the standards that apply to the zones, as well as other development standards.
The 2013 General Plan Land Use Element includes new land use designations. By State law the General Plan and Zoning Code must be consist ent with each other. Development standards for Mixed Use Zones were adopted by the Colton City Council on October 10, 2013.
Residential Zoning Districts
▪ R-E Residential Estate Zone (Very Low Density Residential) – The R-E zone provides for the development of single-family detached dwellings and estate size lots, with not more than one dwelling on each lot.
▪ R-1 Single-Family Residential Zone – The R-1 single-family residential zone provides for the development of single-family dwellings on urban size lots, with not more than one dwelling on each lot.
▪ R-2 Duplex Residential Zone –The R-2 duplex residential zone provides for the development of two-family residential structures either in the form of duplexes or two detached dwellings, where such buildings are reasonably spaced on the lot to provide for light, air, safety, and privacy.
▪ R-3/R-4 Multiple-Family Residential Zones –The R-3/R-4 multiple-family residential zones provide for the development of high-density multiple-family residential structures in the form of apartment houses, apartment courts and similar dwelling units. The maximum density is 22 units per acre in the R-3/R-4 zone. The Zoning Code also allows development “by right” of manufactured homes, small residential group care homes, supportive housing facilities and transitional housing facilities in the R-3/R-4 Zones.
PC (Planned Community) Overlay
The PC (Planned Community) overlay zone provide s for greater flexibility in design and development of parcels of land and to permit and encourage a variety of housing types and environments; a more creative and imaginative approach to the design of developments and promote a mixture of residential densities and housing types, community facilities, both public and private, and commercial and industrial areas; more efficient use of land, resulting
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in smaller networks of utilities and streets; the provision of greater amounts of open space and amenities for the recreational and visual enjoy ment; and the preservation and enhancement of valuable natural areas. Although the Cooley Ranch area was initially approved and buil t as a Planned Community, the zoning has since been converted to traditional zoning.
Residential Development Standards
Colton regulates the type, location, density, and scale of residential development primarily through the Zoning Code. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents, as well as implement the policies of the General Plan.
The Zoning Code sets forth development standards for each of the zones described above; through the PC overlay, these standards can be modified, except for the density standard.
The specific plans have specific residential development standards established in those plans.
Table H–28 summarizes the most pertinent development standards for the residential zones.
Historically, the maximum permitted density in the R-3 zone was 15 units per acre which may have presented challenges to construction of housing affordable to very low -income and low-income residents. In response, the City amended the R -3 and R4 zones to allow a maximum density of 22 units per acre, creat ed a new zone to correspond to the Mixed Use – Downtown Colton designation (up to 30 units per acre), and create d a new Residential Overlay zone allowing up to 30 units per acre . As part of the Zoning Code update (Program 11) the City will review current standards and make adjust ments if existing standards are determined to pose an unnecessary constraint to housing production.
Table H–28
Residential Development Standards
Zone
Max. Density
(units/
acre )
Lot Area –
Min.
(square
feet)
Lot
Dimension –
Minimum
(feet)
Building
Height
(Max.)
Stories
(Max.)
Lot
Coverage
– Max. (%)
Front/ Side/
Rear
Setbacks
(feet)
Dwelling
Size -
Minimum
(sq. ft.)
V-L 2 du/ac 20,000 w: 100
d: 120
35 2.5 10 f: 35
s: 10% of lot
width
r: 25
2,000
R-1 8 du/ac
7,200 w: 60
d:100
35 2.5 40 f: 25
s: 10% of lot
width
r: 20
1,300
R-2 16 du/ac 7,200 w: 60
d: 100
35 2.5 40 f: 25
s: 10% of lot
width
r: 20
3: 1,200
2: 1,000
1: 800
0: 600
R-3/R-4 R-3: 22 du/ac
R4: 30 du/ac
7,200 w: 60
d: 100
35 2.5 70 f: 25
s: 10% of lot
width
r: 20
3: 1,200
2: 1,000
1: 800
0: 600
Notes: w: width; d: depth; f: front setback; s: side setback; r: rear setback; 3: 3 bedroom; 2: 2 bedrooms; 1: 1 bedroom; 0: efficiency/studio.
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Permitted Uses
Single-family residential dwelling units and manufactured homes are permitted in all residential zones by right, including V-L, R -1, R -2, and R -3/R-4. Duplexes and multi -family dwelling units are prohibited in the V-L and R-1 zones. Accessory dwelling units are permitted by-right in all residential zones. Mobile home parks require a conditional use permit i n the R-2 and R-3/R-4 zones (Table H–29).
Table H–29
Residential Land Use Regulations
Uses V-L R-1 R-2 R-3/R-4
Single-family dwellings, not more than one dwelling per lot P P P P Two-family dwellings, either in one structure or in two detached structures, and guesthouses X X P P
Multiple-family dwellings, either in one structure or in a group of structures and group dwellings X X X P
Accessory dwelling units P P P P
Single mobile homes P P X X
Mobile home park X X CUP CUP
Agriculture P P P P
Animal boarding P X X X
Cemetery P X X X
Utility distribution facilities P P P P
Child care services CUP CUP CUP X
Educational facilities X CUP CUP CUP
Library X X X CUP
Religious assembly CUP CUP CUP CUP
Administrative and professional offices X X X P
Business support services X X X CUP
Notes: P: permitted use; CUP: conditional use permit required; and X: prohibited use.
Parking
The City’s parking standards for residential development are tailored to vehicle ownership patterns associated with different residential uses ( Table H –30). Currently, two garage spaces are required for single -family homes. In September 2020, City Council adopted an update to the City’s existing Accessory Dwelling Unit (ADU) ordinance adopting Ordinance O- 08-20 addressing single -family and multiple -family lots. The parking requirements for ADU/Junior ADU are consistent with state law requiring 0 to 1 open parking space depending on location to a public transit stop. Also, tandem parking for an ADU/JADU is also permitted.
Table H–30
Off-Street Parking Requirements
Zone Minimum Parking Spaces Required
V-L 2 spaces in a garage
R-1 2 spaces in a garage per dwelling unit
R-2 2 spaces in a garage per dwelling unit
R-3/R-4 2 spaces in an enclosed garage per dwelling unit. Projects with 6 or more dwelling units on a single lot require one-half parking space (unenclosed) per unit for guest parking.
Source: Colton Municipal Code, 18.10.180, 18.12.170, 18.14.180, and 18.16.180
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Open Space and Recreation Requirements for R-2
and R-3/R-4 Zones
To provide com fortable living environments, cities typically require that housing development incorporate a certain amount of open space, such as yards, common space, and landscaping. For single-family homes open space is reflected in setbacks, yard sizes, and lot coverage requ irements. Multi-family projects (apartments and condominiums) are also required to have dedicated open space, both common and private to each individual unit.
Recreation Requirements
The R-2 zone requires a minimum of one square foot of outdoor recreation space for every three square feet of gross floor area within each dwelling unit. At least half of the space required must be in the form of private recreation space, with a minimum dimension of eight feet and a minimum area of 150 square feet per dwelling. The private space may be provided in the form of patios, porches, balconies, or recessed areas open on at least two sides, and may only be located in the side and rear yard areas. Common recreation space is required to consist of at least 500 square feet with minimum dimensions of 20 feet.
On-Site and Off-Site Improvements
Site improvements are an important component of new development and include water, sewer, circulation, and other infrastructure needed to make development feasible. The City requires developers of larger tracts to fund off-site extension of the water, sewer, and storm drain systems, traffic signals, and other needed infrastructure. Developers must construct all internal streets, sidewalks, curbs, gutters, and affected portions of off -street arterials. The City also requires landscaping and street lighting along arterials.
The basic site improvements required by Colton for residential development essentially match those of most Southern California cities. In addition to the items listed above, they include:
▪ Parking
▪ Open space, private and common
▪ Landscaping and perimeter walls
▪ Pedestrian access from sidewalk to entry
▪ Personal storage areas
▪ Exterior lighting
▪ Storm water drainage facilities
▪ Fire suppression apparatus and fire exits
▪ Water pressure apparatus – related to fire safety and water quality ▪ ADA accessibility requirements
▪ Service utilities, sidewalk and property lighting – more common for larger developments
▪ Curb, gutter, sidewalk facilities
▪ Alley and alley drain reconstruction – applies to developments with alleys.
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The City r equires developers to construct site improvements, pay toward other infrastructure costs, or provide public services and utility systems increase the cost of housing. In addition, the City requires developers to annex into recently adopted Community Facilities Districts (CFDs) to fund citywide maintenance of public facilities and public safety services (police and fire). While these requirements affect affordability, they are necessary to maintain the quality of life desired by City residents, and are consistent with the City’s General Plan goals to ensure that public services and facilities are in place at the time of need, thus avoiding t he overloading of existing urban service systems. These requirements are common for most communities throughout the region and therefore are not considered to be a constraint to housing development.
Furthermore, improvements required of new developments are mostly related to basic site function that allow for use/habitation and address health and safety considerations. The City allows flexibility in many cases. For example, where site improvement requirements pose a hardship and a request is made for a mo dification, City staff can work with the applicant to identify alternatives to satisfying the improvement requirement in the pre -application or plan check process. The City provides greater flexibility on improvements not directly related to safety and hea lth issues ( e.g., not including fire or basic site necessities such as utility connections).
Developments using the State density bonus law may benefit from the provisions allowing concessions/incentives (including incentive or concession proposed by eit her party that results in an “identifiable, financially sufficient, and actual cost reductions.” 3) based on the percentage of targeted units.
Providing for a Variety of Housing Types
Per Government Code §65583, land use regulations must permit the development of a variety of housing types that are intended to serve the needs of lower -income households and persons with disabilities or other special needs such as multi-family rental housing, factory-built housing, mobile homes, supportive housing, single -room occupancy units, emergency shelters, and transitional housing. The City’s regulations for these uses are described below.
Residential Care Facilities
In any zoning district where residential uses are permitted, a residential or group care facility or a congregate residence may be permitted, per the Zoning Code. All residential or group care facilities and congregate residences are subject to applicable zoning, subdivision, housing and building regulations and co des for that district, in addition to any building or housing regulations and codes expressly applicable to residential or group care facilities or congregate residences, particularly building and fire safety requirements.
Licensed residential or group care facilities serving six or fewer residents, not including any provider or provider’s family or staff, are exempt from the provisions of the Section
18.48.100 of the Zoning Code, provided the facility is licensed by the appropriate agency.
3 California Government Code §65915
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Congregate residences with six or fewer occupants are permitted by-right in all residential zoning districts, provided they meet parking space requirements and that no signs which call attention to the fact that the property is a congregate residence may be posted. Congregate residences with more than six occupants are allowed in all residential zones subject to the approval of a conditional use permit and provided such use meets parking space requirements and that no signs which call attention to the fact that the prop erty is a congregate residence may be posted. The CUP requirement in not an unreasonable constraint to large care facilities, which due to their larger scale have the potential to create conflicts with adjacent residential uses.
Emergency Shelters and Low Barrier Navigation Centers
Emergency shelters are facilities for the temporary shelter and feeding of indigents or disaster victims and operated by a public or nonprofit agency as define b y California Health and Safety Code §50801. Emergency shelters provide short -term shelter for homeless persons or persons facing other difficulties, such as domestic violenc e. To facilitate the development of emergency housing, the Zoning Code allows emergency shelters by-right in the M-1 (Light Industrial) zone.
The M -1 zone allows light industrial uses, including light manufacturing, warehousing, outdoor sales, and dental, optical, and general medical offices by right. The average lot size in the M-1 zone is 2.5 acres. Figure H-6 shows the locations of parcels in the M-1 zone where emergency shelters are permitted. There are approximately 49 vacant lots in this zone, 23 of which are one acre in size or greater. Opportunities for homeless shelter siting also exist in developments that can accommodate tenants in large, ready -to-occupy spaces that would be appropriate for reuse as a homeless shelter. There are no public parks or schools located within 300 feet of M-1 parcels, therefore the distance requirement does not reduce available sites for emergency shelters.
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Figure H-5Figure H-6 M-1 Zone Where Emergency Shelters are Permitted
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Based on the amount of available industrial land, vacant properties, range of lot sizes available, and opportunities for adaptive reuse of existing buildings, the M -1 zone has sufficient capacity to accommodate Colton’s identified homeless need of 136 persons as reported in the most recent (2020) homelessness survey.
In 2019 the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housin g that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population -specific site, such as for survivors of domestic violence or sexual assault, women, or youth (2) Accommodation of residents’ pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms
Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. Program 12 in the Housing Plan includes a commitment to process a Zoning Code amendment in compliance with this requirement.
Transitional and Supportive Housing
Transitional housing is defined as buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance, as provided by California Government Code §65582(h). Supportive housing is defined as housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community [California Government Code §65582(f)]. “Target population” means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people [California Government Code §65582(g)].
The Zoning Code allows transitional and supportive housing subject only to the same standards and procedures as app ly to other residential uses of the same type in the same zone in conformance with State law.
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In 2018 AB 2162 amended State law to require that supportive housing be a use by -right in zones where multi -family and mixed uses are permitted, including non -residential zones permitting multi-family uses, if the proposed housing development meets specified criteria.
Program 12 in the Housing Plan includes a commitment to process an amendment to the Development Code in compliance with this requirement.
Manufactured and Mobile Homes
A single mobile home or manufactured housing unit may be located on a lot in the R-1 zone subject to the following conditions:
1. The site plans and elevations of the proposed location of the housing unit shall be reviewed by the Application R eview Committee. Applicants are required to submit designs which are in keeping with the overall character and quality of the neighborhood and community.
2. Any unit constructed after September 15, 1971 and issued an insignia of approval by the California Department of Housing and Community Development, or constructed after July 1, 1976, and issued an insignia of approval by the U.S. Department of Housing and Urban Development may be permitted.
3. The unit has not been altered in violation of applicable codes.
4. The unit shall be occupied only as a single-family dwelling
5. The unit shall be subject to all provisions of these chapters applicable to residential structures.
6. The unit shall be attached to a permanent concrete base foundation s ystem in compliance with all applicable building regulations.
7. The unit shall be converted with an exterior material customarily used on conventional dwellings and approved by the committee. The exterior covering material shall extend to the ground.
8. The unit shall have a roof with a pitch of not less than two -inch vertical rise for each twelve inches of horizontal run and consisting of shingles or other material customarily used for conventional dwellings and approved by the building official.
9. The mobile home may be required to have rain gutters, porches and eaves, or roofs with eaves when, in the opinion of the committee, it is necessary to make it compatible with the dwellings in the area.
A mobile home or manufactured home may also be located in an R -2 Zone, subject to the approval of a conditional use permit.
Farmworker Housing
As indicated in the Housing Profile (Appendix A), 186 Colton residents have “Farming, Forestry, and Fishing” occupations, according to recent Census data. The majority of workers in this group are most likely employed in plant nurseries, limited agriculture, landscaping, or gardening companies. Throughout Riverside and San Bernardino counties there are active farming operations that may employ Colton residents.
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Single-Room Occupancy Facilities
State law requires that the Housing Element and zoning regulations address s ingle-room occupancy (SRO) dwellings. An SRO is a form of housing in which people live in single rooms, with tenants often sharing bathr ooms and kitchens. While Colton currently does not have any SRO housing, the Zoning Code allows SRO housing in two zones, subject to the approval of a conditional use permit: C-2 (Commercial) and MU-D (Mixed Use – Downtown).
Part II: Codes and Enforcement
The Building Division of the Development Services Department is responsible for the enforcement of City standards governing the construction, alteration, and maintenance of buildings. This includes structural, electrical, mechanical, plumbing, engineering, plan check services; administration of abatement programs for substandard and unsafe structures; and providing State and local code administration interpretations.
The City of Colton has adopted the International Building Code, which establishes standards and requires inspections at various stages of construction to ensure code compliance. The City’s building code also requires new multi-family residential construction to comply with the Federal American Disabilities Act (ADA) standards, which ensure accessibility for persons with disabilities . While the incorporation of these measures may raise the cost of construction and therefore housing, these standards are necessary to provide access to homes for people with disabilities. Further, international codes are adopted by many cities throughout Southern California and do not pose a constraint to residential development.
Local amendments were made to the California Building Code to facilitate fire safety and standards related to Colton. Modified fire standards include those tailored specifically to tall buildings so that fire personnel may reach upper floors during emergencies. These standards include automatic fire sprinkler systems and pressurized doors for buildings with more than 55 feet above the lowest floor having building access.
The City also requires installation of an automatic sprinkler system in all multi-family residential structures, with some exceptions (Colton Fire Code 15.16.280). This is a standard amendment and helps prevent and quickly extinguish fires that may have far more costly impacts. Because of the positive outcomes of the automatic sprinkler system in terms of response and prevention, this amendment is not considered a constraint but rather an asset to not only the building’s occupants but to the public in general.
Energy Conservation
Title 24 of the California Administrative Code mandates uniform energy conservation standards for new construction. Minimum energy conservation standards implemented through Title 24 may increase ini tial construction costs throughout the State, but reduce operating expenses and expenditure of natural resources over the long run.
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Part III: Fees and Exactions
The City of Colton charges planning fees , as shown on Table H–31, to process and review permits for residential developments. The City reviews and updates these fees periodically to ensure they reflect the actual cost of processing a particular type of case.
The City also charges impact fees to ensure that services and infrastructure are funded and in place to serve development. The fees are intended to provide funds to recoup the cost of providing infrastructure, whi le not unduly constraining the feasibility of both market -rate and affordable housing, including such things as streets, water, sewage treatment and disposal, storm drainage, police and fire protection, libraries, landscaping, and traffic control.
State law requires that all development impact fees must have a substantial nexus to the residential development and that fees must be proportional to the impact. The City’s development impact fees were last updated in 2020.
Table H–31
Colton Development Fees
Permit Fee Rate
Administrative Review $400 (Includes $285 Fire Fee)
Pre-Application $685(Includes $285 Fire Fee)
Architectural and Site Plan Review (Includes $285 Fire fee) Minimum $500
Structure less than 500 sq. ft. $825
Structure 500 to 14,999 sq. ft. $1,560
Structure 15,000 to 100,000 sq. ft. $2,285
Structure over 100,000 sq. ft. $3,285
Plan Check Review – Planning 50% of building plan check fee Plan Check Review - Fire $285 + consultant cost
Conditional Use Permit $3,385 (Includes Fire Fee)
Conditional Use Permit (Minor) $1,385 (Includes Fire Fee) Variance $1,215
Minor Deviation $410
Development Agreement At cost
Specific Plan & Specific Plan Amendment At cost
Zone Change At cost
General Plan Amendment At cost
Extension of Time – Planning Commission $300
Modification of Entitlement - Minor $425 (Includes Fire Fee) Modification of Entitlement – no public hearing $725 (Includes Fire Fee) Modification of Entitlement – with public hearing $978 (Includes Fire Fee) Environmental
Initial Study $1,700 (if prepared by staff); At cost + 15% if prepared by consultant
Environmental Impact Report/ND/MND At Cost + 15% if prepared by consultant
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Permit Fee Rate
Subdivision
Lot Line Adjustment $282
Parcel Merger $368
Tentative Subdivision (Includes $285 Fire Fee)
Parcel map $ 1,395
5 to 29 lots $ 2,219
30 to 99 lots $ 2,554
100+ lots or PUD $3,025
Water and Wastewater Fees
Water Connection: 1, 1½, and 2 in. $3,068, $3,358, $3,358 Meter and Box: 1, 1½, and 2 inches $1,182, $1,182, $1,182 Capital Improvement Fee: 1, 1½, and 2 in. $2,900, $5,200, $7,900 Water Development Impact Fee: 3/4 and 1 in. $1,036 and $1,730 Wastewater Development Impact Fee: 3/4 and 1 in. $1,932 and $3,226 Wastewater Connection Fee $2,800 per unit
Impact Fees1 Single-family Multi-family
Government Facilities (“Civic Center”) Fee $180 $137
Fire Facilities Fee $870 $662
Library Facility Fee $515 $392
Park Development Fee $5,714 $4,351
Quimby Park In-Lieu Fee $5,605 $3,908
Police Facilities Fee $1,134 $863
Traffic Impact Fee $1,623 $1,236
Infrastructure Fee (Regional SBCTA Fee) $4,007 $2,453
School fees2 $8,160 $4,080
Source: City of Colton, 2021
Notes:
1) Based on a 2,000-square-foot single-family house on a legal lot and a 1,000-square-foot multi-family apartment in a 20- unit development
2) The eastern portion of the city is within the Colton Joint Unified School District while the western side of the City falls within the Rialto Unified School Districts. Both districts charge $4.08 per square foot for new residential construction.
Part IV: Processing and Permit Procedures
The development review process is important for developers as the first step in receiving entitlements before they can begin construction. This process allows City staff to review projects to ensure that applicable requirements of the Municipal Code, General Plan and other applicable laws, codes, and standards are met.
Processing a development application can be a time-consuming process due to variables that can affect the application process, such as changes to a project after initial submittal, delays caused by project financing, City staff workload, en vironmental laws, and public review requirements.
The Development Services Department is responsible for processing residential development applications and as appropriate, coordinating the processing of these applications with other City departments and agencies. The City uses various develo pment permits to ensure that projects meet applicable standards while seeking to minimize time and cost.
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The Permit Streamlining Act (California Government Code §65920-§65963.1) helps reduce governmental delays by limiting processing time in most cases to one year and requiring agencies to specify the information needed to complete an acceptable application. To assist applicants in expediting the permit review process, t he City makes available a procedural guide for submitting project applications. Planning staff is actively involved in maintaining efficient permit processing procedures. Processing times for residential projects vary according to the complexity of the proposal.
The length of time between approval of a housing development and submi ttal of an application for building permits can vary widely by project and is primarily dependent on the developer’s desired schedule , project type and complexity, and other factors outside the control of the City such as development financing.
Table H–32
Development Review Time Frames
Residential Type Planning Review
Building Permit
Process
Variances or
Discretionary
Permit Planning Commission Review
Single Family (single
lot)
None 1-2 months 2-3 months None
(All development in Reche Canyon
Specific Plan area requires Planning
Commission design review)
Single Family (multiple
lots)
8-12 weeks 1-2 months 2-3 months 3+ months (CEQA)
2-3 months (no CEQA)
Multi-Family 8-12 weeks 1-2 months 2-3 months 3+ months (CEQA) 2-3 months (no CEQA)
Source: City of Colton Planning Staff, 2021
Note: Processing times are substantially longer if an environmental impact report (EIR) is required by CEQA.
Design Review Process
The Development Services Department, under Zoning Code Section 18.58.030.A.1, facilitates the Architectural and Site Plan review process. It is a discretionary review process for any single-family residential project involving more than a single detached residential unit. Multi- family projects of any size are permitted by -right. A single-family residential project and Accessory Dwelling Units are permitted by ministerial permit. Multi -family projects are permitted by-right and may be approved by the Development Services Director if the project is under 15,000 square feet. Multi -family projects over 15,000 square feet require review and approval by the Planning Commission. Proposed condominium projects or residential subdivisions require approval by the Planning Commission at a public hearing. In the past, most design review applications for residential projects (even new tract maps for single - family homes) have required Planning Commission approval. In practice, Architectural and Site Plan review is placed on the Planning Commission agenda as a “commission consideration” item and not as a public hearing.
The Director and/or the Planning Commission shall approve or conditionally approve Architectural and Site Plan Revie w, except where they make one or more of the following findings:
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a. The provisions for vehicular parking and for vehicular and pedestrian circulation on the site, and onto adjacent public Right-of-Way will create safety hazards;
b. The bulk, location an d height proposed will be detrimental or injurious to other development in the neighborhood or will result in the loss of or damage to unique natural or topographic features of the site that are important to the environmental quality of life for the citize ns of Colton, and the Project is feasible in a manner that will avoid such detrimental or injurious results or such loss or damage;
c. The provisions for on -site Landscaping do not provide adequate protection to neighboring properties from detrimental features of the proposed Project that could be avoided by adequate landscaping;
d. The provisions for exterior lighting are either inadequate for human safety or will diminish the value and/or usability of adjacent property;
e. The exterior design of the buildings and structures will be injurious or detrimental to the environmental or h istoric features of the immediate neighborhood in which the proposed Project is located and will cause irreparable damage to property in the neighborhood, to the City and to its citizens;
f. The proposed Project will impose an undue burden upon off-site public services, including sewer, water and streets, which conclusion shall be based upon a written report of the City Engineer; and there is no provision in the capital works program of the City to correct the specific burden within a reasonable period aft er the Project will be completed.
These findings are necessary to protect the health, safety and welfare of the community and do not pose an unreasonable constraint on housing development.
Accessory Dwelling Units Review Process
In 2019, the California Legislature approved, and the Governor signed into law a number of bills (“new ADU Laws”) that, among other things, amended Government Code section 65852.2 and 65852.22 to impose new limits on local authority to regulate Accessory Dwelling Units (ADU) and Junior ADUs. A city must ministerially approve a compliant ADU, and now a junior ADU (JADU) as well, within 60 days of receiving a complete application. But the city must extend that time if an applicant requests it. An ADU or JADU may be approved ministerially on any lot established with a single family home and limited discretionary review if an ADU is not compliant with the adopted ADU/JADU Code in compliance with recently approved state legislation. The City of Colton adopted Ordinance No. O-08-20 amending the City’s Zoning Code in compliance with recent changes by the state legislature. On September 28, 2021, a copy of the New ADU/JADU Code was also provided to the California Department of Housing and Community Development as required by the new state ADU/JADU requirements.
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Conditional Use Permits
The purpose of a conditional use permit is to allow City staff and decision makers to review development proposals that have the potential to create impa cts on surrounding uses, and to impose conditions on such development and operation o f uses to avoid adverse impacts on adjacent properties . A conditional use permit is a discretionary permit and requires a public hearing, with public input, with the decis ion for approval or denial made by the Planning Commission.
Part V: Housing for Persons with Disabilities
State law requires localities to analyze potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove g overnmental constraints, and include programs to accommodate housing designed for people with disabilities. The City has no special zoning or land use restrictions that regulate the siting of housing for persons with disabilities.
Residential Care Facilities
In accordance with State law, Colton permits state-licensed residential care facilities serving six or fewer persons in all of its residential zoning districts by right. Large (7+) care facilities are conditionally permitted in the Very Low, R1, R2, R3 & R4 districts.
Definition of Family
The Zoning Ordinance defines Family as one or more persons living together as a single housekeeping unit in a dwelling unit. Single housekeeping unit is defined as “the functional equivalent of a traditional family, whose members are an interactive group of persons jointly occupying a single dwelling unit, including the joint use of and responsibility for common areas, and sharing household activities and responsibilities (e.g., meals, chores, household maintenance, expenses) and where, if the unit is rented, all adult residents have chosen to jointly occupy the entire premises of the dwelling unit, under a single written lease with joint use and responsibility for the premises, and the makeup of the household occupying the unit is determined by the residents of the unit rather than the landlord or property manager. ” These definitions are consistent with current law.
Accessibility
To accommodate persons with disabilities in public facilities, the City implements Title 24 of the California Handicap Accessibility Code. The City has adopted the 2019 California Building Standards Code , which includes provisions to ensure accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act. No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted.
Reasonable Accommodation
The Fair Housing Act requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunity. To create a process for making
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requests for land use and zoning decisions and procedures regulating the siting, funding, development and use of housing for people with disabilities, the City has adopted reasonable accommodation procedures (Section 18.48.181 of the Municipal Code) and provides information to residents via public counters and the City’s website. Requests for reasonable accommodation are reviewed and approved administratively by the Development Services Director, typically as part of the building permit zoning clearance review.
Part VI: Market, Environmental and
Infrastructure Constraints
Market Constraints
Many factors affecting housing costs are related to the larger housing market. Land costs, construction costs, and labor costs all contribute to the cost of housing, and can hinder the production of affordable housin g. Additionally, the availability of financing can limit access to homeownership for some low -income households. The market impacts discussed in this section are prevalent throughout the region and as such, these factors do not represent unique or unusual constraints. Nonetheless, the City strives to encourage and facilitate new home purchases and maintenance of housing through homebuyer assistance programs and homeowner rehabilitation programs.
The historic collapse of the housing bubble in 2008, the subsequent tightening of mortgage lending policies and the resulting recession had a major impact on the housing market in Colton. These economic events led to multiple other factors including foreclosures, a drop in demand for housing, and widespread layoffs. As the economy has recovered, housing market conditions have improved significantly in the Inland Empire.
A significant market co nstraint that currently affects the “Inland Empire” of Southern California, including Colton, is project proposals at lower densities than allowed or required by zoning. As an example, in some situations cities may only approve housing developments if they have a density of at least 20 units/acre, but devel opers indicate that the market generally does not support that product type. As a result, minimum densities can act a constraint on housing supply.
Development Costs
Development costs can severely affect development of potential affordable housing developments. Limited supply, combined with a high demand, keeps land costs relatively high throughout Southern California. Construction costs vary widely according to the type of development, with multi -family housing generally less expensive to construct than si ngle- family homes. However, there is wide variation within each construction type, depending on the size of the unit and the number and quality of amenities provided.
Construction Costs
An indicator of construction costs is Building Valuation Data compile d by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing,
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and mechanical work, in addition to interior finish and normal site preparation. The data is national and does not take into account regional differences, and does not include the price of the land upon which the building is built. As of 2020, national construction cost s for apartments and single-family homes range from $122 to $167 per square foot.
Another factor related to construction costs is development density. With an increase in the number of units built in a project, overall costs generally decrease as builders can benefit from the economies of scale.
Land Costs
The price of land is one of the largest components of housing development costs. Land costs vary depending on site location and zoning. Similarly, site constraints such as environmental issues (steep slopes, soil stability, seismic hazards, or flooding) also affect land prices. The depressed real estate market during the pa st several years has apparently discouraged landowners from making sites available for sale . Current land values are estimated at $7 to $9 per square foot for land zoned for single-family development and $10 to $12 per square foot for multi-family land.
Table H–33
Vacant Residential Land Prices
Zoning
Estimated Price per
Square Foot
Single-family $7 - $9
Multi-family $10 - $12
Source: City of Colton, 2013
Labor Cost
The California Labor Code applies prevailing wage rates to public works projects exceeding $1,000 in value. Public works projects include construction, alteration, installation, demolition, or repair work performed under contract and paid for in whole or in part out of public funds. While the cost differential in prevailing and standard wages varies based on the skill level of the occupation, prevailing wages tend to add to the overall cost of development.
In the case of affordable housing projects, prevailing wage requirements could effectively reduce the number of affordable units that can be achieved with public subsidies.
Cost and Availability of Financing
The economic crisis that began in 2008 resulted in a dramatic increase in the number of foreclosures, particularly in the Inland Empire . Due to the effects of the recession, financ ial institutions and regulatory agencies have tightened real estate lending policies and as a result, the availability of mortgages for persons without strong credit has been restricted.
However, for those with good credit the historic low interest rates have had a positive effect on home affordability.
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Environmental Constraints
Significant environmental constraints exist in Colton that affect all development opportunities. These constraints include local earthquake faults, steep topography, fire hazard and flood zones. During the previous planning period, constraints related to habitat for the Federally-protected Delhi Sands flower-loving fly were reduced through the adoption of a Habitat Conservation Plan as discussed below.
Topographic Constraints
Reche Canyon and the La Loma Hills are two landforms that provide a dramatic change in elevation and topography in the southern portion of Colton. Reche Canyon traverses the southeastern portion of the City from Barton Road to the Riverside County boundary.
Scattered low-density residential development can be found along Reche Cayon, as well as a mobile home park. There are opportunities for housing development in Reche Canyon, but steep slopes, undulating terrain, infrastructure and roadway limitations, wildland fire issues, and natural and biological resources constrain large -scale housing development within the canyon area.
The La Loma Hills are a is located in the southwestern portion of Colton, just south of the bend of the Santa Ana River as it flows into Ri verside County. The hills are largely undeveloped except for a few public and private facilities. The Colton Landfill (now closed), Southern California Edison transmission lines, several reservoirs, and a radio tower are located along the northern area of the hills. There are opportunities for housing development in the La Loma Hills, but slopes greater than 25 %, limited road access, infrastructure constraints, and natural and biological resources limit residential densities within these hillsides. The Land Use Element provides for clustered residential development on less steep terrain, with the possibility of estate-type homes in other areas.
Delhi Sands Flower-Loving Fly Habitat
The Delhi Sands flower -loving fly (DSF) is a federally pr otected species that requires very specific unique habitat for its survival. DSF habitat consists of fine, sandy soils, often with wholly or partly consolidated dunes referred to as the “Delhi” series. The fly is typically found in relatively intact, open, sparse, native habitats with less than 50 % vegetative cover. The DSF is restricted (endemic) to the Colton Dunes (Delhi soil series) that once covered approximately 40 square miles in northwestern Riverside and southwestern San Bernardino counties in irregular patches. The historic range of the DSF likely extended over much of this area.
All known extant populations of the DSF occur within an eight- to 11-mile radius of each other within the counties of Riverside and San Bernardino, straddling Interstate 10 in the vicinity of Colton and Rialto, and in Riverside and San Bernardino counties ranging from Colton to Mira Loma. Nearly all remaining habitat occurs on privately owned properties that are distributed largely within the cities of Colton, Rialto, Fon tana, Ontario, and the Prado -Mira Loma area, with the most contiguous and highest quality habitat in Colton.
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The DSF was put on the federal Endangered Species list in 1993 by the U.S. Fish and Wildlife Service (USFWS). In 1997, the DSF Recovery Plan was completed; the plan identifies the historical habitat of the fly species and requires conservation measures that would lead to “recovery” of the species. The 1997 Recovery Plan identified three recovery units: the Ontario Recovery Unit, the Jurupa Recovery Unit, and the Colton Recovery Unit.
On February 3, 2015, the City of Colton adopted the West Valley Habitat Conservation Plan, which establishes a conservation strategy for 416 acres of DSF habitat within the City. USFWS subsequently issued an Incidental Take Permit for the DSF in exchange for the conservation of approximately 50 acres of DSF habitat. The City of Colton is currently in the process of acquiring DSF habitat land, and to date has acquired approximately 32 acres of habitat.
Santa Ana River Floodplain
The City of Colton participates in the National Flood Insurance Program (NFIP). The NFIP provides federal flood insurance subsidies and federally financed loans for property owners in flood-prone areas. Flood Insurance Rate Maps (also known a s FIRMs) are an important part of the NFIP and are prepared by the Federal Emergency Management Agency, or FEMA.
FIRMs show potential flood zones for the 100 -year and 500 -year floods. These are floods that, respectively, have a 1% and 0.2% chance of occurring in any year. Flood risk information presented on FIRMs is based on historic, meteorological, hydrologic, and hydraulic data, as well as open-space conditions, flood control works, and development. Colton’s geographic location within the Santa Ana Riv er floodplain contributes to the presence of flood risk for several area of the City (see Figure H-8). The most significant flood hazards are present in the southern and eastern parts of the City. Floodplain areas are present around the periphery of the Sant a Ana River and its tributaries. Development within the floodplain may be susceptible to flood and mudslide hazards unless specific flood protection measures are taken.
Seismic Conditions
The San Jacinto fault traverses through Colton, generally paralleling Reche Canyon and running north d iagonally through San Bernardino Valley College. The San Jacinto fault is considered to be one of the most active faults in Southern California. An Alquist -Priolo Earthquake Zone has been established for the San Jacinto fault. State regulations require most development applications within the Alquist -Priolo Zone to include geologic reports addressing potential surface rupture due to faulting (see Figure H -15). No structure for human occupancy is permitted to build across the trace of an active fault nor generally within 50 feet of any active fault trace.
Fire Hazard Zones
Portions of the southern part of Colton are within CalFire’s designated Very High Fire Hazard Severity Zone. These areas generally coincide with hilly topography and areas zoned for low- density development and therefore do not represent a significant portion of anticipated development during the planning period. Residential development is allowed in fire hazard zones if appropriate mitigation measures are incorporated into the development, s uch as
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appropriate construction methods, adequate water supply for fire suppression , access for fire apparatus, and fuel modification zones.
Availability of Infrastructure
Water Supply . Water supply services are provided to the Colton planning area by four separate water agencies: City of Colton Water Department, West Valley Water District, Terrace Water District, and the Riverside Highland Water Company. The City Water Department anticipates sufficient water supplies to meet the long-term demand of the City, therefore water supply is not a significant constraint to housing development during the 2021-2029 planning period.
Wastewater Treatment. Wastewater discharges from the planning area are treated by two wastewater treatment plants. The City owns and operates the Colton Wastewater Reclamation Facility (CWRF), located at 1201 South Rancho Avenue in the City of Colton to provide treatment of domestic, commercial, and industrial wastewater generated by the City of Colton, City of Grand Terrace, and some unincorporated areas of San Bernardino County with approximately 65,687 of population. The WWTP provides secondary treatment, nutrient removal, solids removal, and solids digestion utilizing conventional and extended aeration, anaerobic digestion, and solids drying. The CWRF is designed to treat a maximum of 10.4 MGD. The City has prepared a Wastewater System Master Plan that identifies long - term programs designed to maintain and expand waste water treatment facilities to accommodate existing and future growth. Incremental expansion of facilities in accordance with the Wastewater System Master Plan is achieved through collection of Public Improvement Fees. Facilities may be expanded by developm ent project proponents as well to ensure that adequate facilities are available to serve new development needs; therefore, wastewater treatment capacity is not a significant constraint to housing development during the 2021-2029 planning period.
Dry Utili ties. Dry u tilities such as electric, telephone, cable and internet are provided by private companies and are expanded to meet demand as development occurs and are not a significant constraint to housing development during the 2021-2029 planning period.
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Figure H-7Figure H-8 Environmental Constraints
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Figure H-8Figure H-9 Seismic Constraints
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Appendix C:
Evaluation of
2013-2021
Housing Element
California Government Code §65588(a) requires jurisdictions to review their prior Housing Elements to evaluate:
▪ The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal;
▪ The effectiveness of the Housing Element in attainment of the community’s housing goals and objectives; and
▪ The progress in implementation of the Housing Element.
These results should be quantified where possible (e.g., rehabilitation results), but may be qualitative where necessary (e.g., mitigation of governmental constraints). Past accomplishments are compared with what was projected or planned as part of the earlier Housing Element. The evaluation helps a jurisdiction identify the extent to which adopted programs have been successful in achieving stated objectives and addressing local needs, and how such programs continue to be relevant in addressing current and future housing needs. The evaluation provides the basis for recommended modifications to policies and programs in the updated element, and provides meaningful guidance for estab lishing new objectives.
This section summarizes Colton’s accomplishments toward implementing the 2013-2021 Housing Element. A program-by-program review is presented in Table H–34. The following Table H–35 summarizes the quantified objectives contained in the City’s previous Housing Element and evaluates the progress toward meeting these objectives.
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Table H–34
Review of 2013-2021 Housing Element Programs
Name of Program Objective Timeframe Status of Program Implementation Master Plans to
Accommodate Diverse
Housing Types
To improve the diversity of
housing in Colton and address
demand of current residents for
move-up housing.
On-going On November 21, 2014, the City adopted the Hub City Center Specific Plan. The Plan provides for 275 dwelling units at densities ranging from 4 to 11 du/ac. City adopted Roque Ranch S.P. in 2018 that provides up to 1,050 units at densities ranging from 2 to 22 du/ac. Subsequently on 11/22/16, the HUB City SP was amended to increase the allowable units to 360 at the same densities. City adopted Roque Ranch S.P. in 2018 that provides up to 1,050 units at densities ranging from 2 to 22 du/ac. This program was effective and implementation will continue.
Update Development
Standards
To improve the quality of new
construction and the overall
quality of residential
neighborhoods.
On-going Phase I of the Zoning Code update completed October 2013.Phase 2 was completed on March 3, 2014, including standards for small lot/compact subdivisions. Phase 3 was completed on September 26, 2016, including changing certain Industrial zoned properties to Low Density Residential and Mixed-Use Zones and modifications to development standards in certain zoning districts and modifications to the types of uses requiring discretionary approvals . Phase 2 b was completed and approved on 10/4/16, including zone changes and new Sensitive Development Area (SDA) Overlays.
Phase 3 of the Zoning Code Amendment approved on December 18, 2018, including adding regulations for manufactured housing. In September 2020, the City Council approved a separate Zoning Code Amendment to update of the City’s ADU Ordinance including ADU/Junior ADU requirements. Phase 4 was completed in October 2020 including various updates and clean up to the Zoning Code such as updating Parking, Hillside Ordinance, Definitions and Signage. Phase 4A was completed in February 2021 including allowing congregate care in Downtown, Modifyin g Landscaping Requirements in the R-1 Zone, and other various clean up amendments to the Zoning Code. This program was effective and the City is continuing to update the Zoning Code.
Housing Rehabilitation
Program
Identifying the number of low-
and moderate- income
homeowners who will be
assisted annually.
On-going The city is seeking funding to implement this program.
Code Compliance Provide proactive and helpful
code enforcement activities to
maintain and improve housing
and neighborhood qualities.
2013-2021 The City’s Code Compliance Division systematically conducts exterior surveys of parcels and residential buildings. This program is effective in maintaining and improving housing conditions and will be continued.
Monitor At-Risk Units To maintain the affordable status of developments specifically
constructed to provide housing
On-going Existing affordable units are monitored by the Development Services Department on an ongoing basis (No units are at risk of losing affordable status at this time).
Targeted Neighborhood
Revitalization
To achieve effective and long-
lasting revitalization of Colton’s
most deteriorated
neighborhoods.
Target neighborhood
(s) and program
development within 12
months of the Housing
Element (early 2015)
City departments (Police/Code Compliance, Public Works, Development Services) and County Social Service Agencies initiated and implemented targeted neighborhood revitalization programs throughout 2015-2018. Development Services has completed a Community Plan in 2019 to help revitalize South Colton (median household income of $26,000). This program is effective in improving housing conditions and will be continued.
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Name of Program Objective Timeframe Status of Program Implementation Density Bonuses Continue to implement Zoning
Code provisions in conformance
with State density bonus law.
Ongoing A local density bonus ordinance was adopted by the Colton City Council in October 2013. This program is effective in encouraging production of affordable housing and will be continued .
Mix Use Development Continue to implement Zoning
Code (Title 18) provisions
allowing mixed-use development
regulations that will encourage
the development of high-density
mix use developments.
Ongoing Mixed used zones and associated development standards were adopted by the Colton City Council in October 2013. On 8-2-16, City adopted a Downtown Overlay, including development standards & Design Manuel. On 7/16/19, City adopted a South Colton Livable Corridor Plan, including a Neighborhood Revitalization Plan. This program is effective in encouraging higher density housing.
Provision of Adequate Sites Continue to maintain adequate sites with appropriate zoning to
accommodate the City’s RHNA
allocation throughout the
planning period.
2013-2021 Appropriate amendments to the R3 (Multi Family Residential) zone to allow new locations development and expansion of the Residential Overlay zone were adopted by the Colton City Council in October 2013. This program was effective in providing adequate sites for housing and will be modified for the 6th planning cycle.
Update the Colton Zoning
Code Development
Standards
To encourage higher density
development where appropriate
and a variety of housing types.
Phase I of the Zoning
Code update
completed October
2013. Phase II was
completed on March
3, 2014, including
standards for small
lot/compact
subdivisions. Phase II
b was completed and
approved on 10/4/16,
including zone
changes and new
Sensitive
Development Area
(SDA) Overlays.
Housing development activity citywide has been limited. The newly adopted High Density Residential land use designation and R-4 zone adopted in 2013 provide an appropriate density range to facilitate the development of affordable housing. Development Standards in the downtown area were modified in July 2016, including setback and parking reductions, to facilitate higher densities. This program was effective in encouraging housing production and will be continued.
Update the Colton Zoning
Code and Zoning Map
To achieve consistency between
the General Plan and Zoning
Code.
3/1/2015 Specified zoning actions were included in zoning text and map amendments adopted by the City Council in October 2013 and March 2014. This program was effective in maintaining consistency between the General Plan and zoning regulations.
Zoning Regulations and
Initiatives for Extremely Low-
Income and Special Needs
Housing
To comply with State law
regarding zoning provisions that
address reasonable
accommodation, transitional
housing, supportive housing,
SRO housing, and emergency
shelters.
Amend Housing
Element to be
consistent with State
laws. Outreach is
ongoing.
A Zoning Code Amendment was approved by the City Council on May 6, 2014 to facilitate emergency shelter, supportive and transitional housing, and reasonable accommodation. This program was effective in facilitating housing for persons with special needs and will be continued.
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Name of Program Objective Timeframe Status of Program Implementation Permit Processing Evaluate potential revisions to
the permit processing system to
streamline the review process
through administrative review.
On-going On March 4, 2014, the City Council adopted a Zoning Code Amendment to streamline the permitting process by expanding the range of projects that can be approved by the Development Services Director. A management audit completed in Jan. 2016 recommended further modifications which have been implemented as part of a Zoning Code Amendment adopted in 2016. This program was effective in streamlining the development review process.
Parking Standards Modify parking regulations or
standards, as needed. Consider
implementing the Bus Rapid
Transit to reduce parking.
Zoning Code
Amendment to revise
parking standards in
mid-2016
Parking standards were modified in part through Zoning Code Amendment on March 3, 2015 (Ordinance No. O-03-15). Parking standards have been modified in the downtown area thru a code amendment approved in July of 2016. This program was effective in reducing constraints to housing development.
Sites Monitoring Continue to provide a sufficient
inventory of sites zoned to
accommodate affordable
housing.
On-going Monitoring
and Annual progress
reports
The city’s data base of available housing sites, including sites appropriate for lot consolidation, is maintained by planning staff and made available to affordable housing developers by the City. This program was effective in providing information to potential housing developers and will be continued.
Fair Housing Continue to promote fair housing
practices and provide
educational information on fair
housing to the public.
On-going The City continues to refer fair housing complaints to its partner, the Inland Fair Housing and Mediation Board, and promote fair housing practices by providing educational information on fair housing practices. This program was effective in furthering fair housing and will be continued.
Reasonable Accommodation To provide information to
residents via public counter’s,
the City website.
Ongoing Accessibility/reasonable accommodation standards are provided on the City’s website, and are available at the Development Services Department public counter. This program is effective in assisting persons with disabilities and will be continued.
Sustainable Building
Practices and Energy and
Water Conservation
Promote sustainable building
design, construction, and
operations that facilitate lower
energy costs for residents.
On-going City adopted the State Model for Water Efficiency Landscape (Ordinance O-08-14) and updated the Ordinance on 12/1/15 (Ordinance O-12-15). City Amended the Municipal Code to establish requirements for recycling of construction development activities and ensure the recycling of construction and demolition debris (Ordinance O-04-14). The Building Official implements Title 24 energy standards for new construction. This program was effective in conserving water and minimizing waste disposal and will be continued.
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Table H–35
Quantified Objectives and Progress from Previous Housing Element (2013-2021)
Income Level
Total Very Low1 Low Moderate Above Mod
Construction Objectives
Goal 444 302 347 831 1,923
Progress 51 50 43 195 339
Rehabilitation Objectives
Goal 45 0
Progress
Conservation Objectives2
Goal 129 129
Progress
Notes:
1. Includes extremely-low units
2. At-risk units preserved
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Appendix D:
Sites Inventory
State law requires that jurisdictions adopt land use plans and development regulations to facilitate production of their assigned share of regional housing need as identified in the RHNA (see Table H–1). California Government Code §65583(c)(1) states that adequate sites are those with appropriate zoning and development standards, with services and facilities, needed to facilitate and encourage the development of a v ariety of housing for all income levels.
“Appropriate zoning and development standards,” primarily relates to residential density, because development cost is affected by density. With an increase in the number of units built in a project, overall costs generally decrease due to economies of scale. Because of this, State law identifies “default” densities that are presumed to be appropriate to facilitate the production of lower -income housing. For cities in San Bernardino County with populations greater than 25,000 the default density is 30 units per acre, although State law allows cities to identify densities lower than the default based on local market conditions.
As noted throughout this Housing Element, housing in Colton is generally much more affordable than the urbanized areas of Los Angeles and Orange counties to the west . The City’s overall focus is to strengthen the local economy and facilitate investment in existing neighborhoods, including opportunities for move -up housing. The City’s primary h ousing goals are to encourage and help current property owners improve aging and substandard housing, and to make neighborhoods safer while also accommodating regional housing needs for housing at all price levels. With these goals in mind, the City has defined an overall strategy for accommodating new housing with a range of densities to accommodate the City’s needs.
Cost of Housing and Density Assumptions
Although State law establishes a default density of 30 units per acre for lower-income housing in Colton, recent affordable housing developments demonstrate that densities in the range of 20 – 25 units/acre are appropriate for lower-income housing in this market area.
This “base density” can be exceeded under density bonus law.
Land costs in the Colton market area are substantially lower than in the more urbanized areas of Los Angeles and Orange counties, which helps reduce the cost of housing production.
Affordable housing developers typically indicate that land cost is a major component of total cost. Higher densities also result in increased construction cost due to more expensive structure parking and building code requirements such as steel -frame rather than wood - frame construction.
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P A G E - 94 C I T Y O F C O L T O N G E N E R A L P L A N
The City’s General Plan land use and zoning standards allow densities of 30 units/acre in the Mixed Use: Downtown zone and the Residential Overlay Zone. For those areas listed in the sites inventory where the maximum density is currently 22 units/acre, Program 9 includes a commitment to process an amendment to increase the allowable density to 25 30 units/acre.
Land Use Districts that Facilitate Lower-Income
Housing Development
The land use districts with greatest potential for affordable housing development are the R- 3/R-4, the Residential Overlay, and the Mixed Use-Downtown districts. The characteristics of these districts are discussed below.
High Density Residential (R-3/R-4)
The High Density Residential (R-3 and R-4) zones allow multi-family development at up to 22 units/acre. As noted in Program 9 in the Housing Plan, General Plan and zoning amendments are proposed to increase the allowable base density to 25 units/acre with a minimum density of 20 units/acre for designated parcels in the sites inventory.
Residential Overlay
The Residential Overlay designation expands the development potential on designated properties beyond that allowed by the underlying zone and permits exclusive residential development by -right at up to 30 units per acre as an alternative to commercial development, subject to non-discretionary site plan review. A minimum density of 20 units per acre is required for residential projects that take advantage of the alternative residential opportunity.
Mixed Use: Downtown
The Mixed Use: Downtown land use designation allows mixed use or stand-alone residential development at a density of 30 units/acre. This land use designation encourag es the horizontal integration of uses throughout Downtown, as opposed to vertically integrated mixed-use development projects. A new 120-unit affordable senior project (The Villas) was recently approved in the Mixed Use: Downtown zoning district at a density of 39 units/acre.
The sites inventory analysis has been conservative in identifying Residential Overlay and Mixed Use: Downtown pr operties to accommodate a portion of the City’s RHNA allocation for lower-income housing, and only those parcels with the greatest potential for residential development have been included in the sites inventory. If developers choose not to pursue projects at these particular sites, ample additional affordable housing development opportunities are available on other properties within the Residential Overlay and Mixed Use: Downtown zoning districts and on other vacant and underutilized parcels that have been identified as candidates for rezoning.
Inventory of Sites to Accommodate the RHNA
The City’s sites inventory consists of four components: projects that have been approved but are not yet built; vacant sites with potential for residential development; prev iously
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C I T Y O F C O L T O N G E N E R A L P L A N P A G E - 95
developed properties that are underutilized and have potential for additional residential development or redevelopment; and future accessory dwelling units (ADUs) ( Table H–36).
This table shows that based on existing General Plan and zoning designations there is currently a shortfall of potential capacity to accommodate the RHNA. State law4 requires that where the inventory of sites does not accommodate the city’s assigned housing need for all income levels, the Housing Element must i dentify actions that will be taken to make sites available with appropriate zoning and development standards to accommodate that portion of the city’s share of the regional housi ng need for each income level that could not be accommodated on sites identified in the Housing Element without rezoning. The rezoning of sufficient sites must be completed within the first three years of the planning period . Sites to be rezoned to address this shortfall will be selected from the candidate sites shown in Table H–40. These sites have potential capacity for more than 3,000 units, which significantly exceeds the current shortfall.
Table H–36
Comparison of Sites Inventory and RHNA
Lower Moderate Above Moderate
Approved Projects - 140 233
Vacant Sites 43 424514 1,692
Underutilized Sites 168153 50 -
ADUs 6551 3831 96
Total Capacity 262261 652742 1,934
RHNA (2021-2029) 1,986 906 2,542
Adequate Sites (shortfall) (1,7241,725) (254164) (608)
Approved Projects
Approved projects are shown in Table H–37. These projects include 140 moderate-income units and 233 above-moderate-income units.
Table H–37
Approved Residential Projects
Project
Density
(du/acre)
Very Low/
Low Moderate
Above
Moderate
Total
Units
Iron Horse Hills 1.6 - - 186 186
Wildrose II, TTM No. 20139 – Compact
Lots
10.49 density at
6.1 acre site
- 64 - 64
Emerald Village I – TTM No. 20296 –
Compact Lots
8.48 density at
2.92 acres site
- 27 - 27
WestCal Condos – TTM No. 20340 20.77 - 49 - 49
TT 16249 (DT-65-01, Ralph Herzig) - - 47 47
Totals 0 140 233 373
4 Government Code Sec. 65583(c)(1)(A)
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P A G E - 96 C I T Y O F C O L T O N G E N E R A L P L A N
Vacant Sites
As part of the sites inventory analysis, vacant residential land was identified throughout the City (Table H–38). The estimated capacity of vacant sites is based on the assumed densities allowed in the City’s General Plan and zoning regulations and have been adjusted to account for development that may be proposed at lower than the maximum allowable densities based on market conditions. Potential yield is assumed to be 80% of the allowable density.
These assumed densities are intended to portray the typical density of residential development, accounting for development standards such as lot coverage requirements, parking, setbacks, open space, infrastructure, and public facilities.
Underutilized Sites
Underutilized sites are those with significant opportunity for redevelopment with multi - family housing or mixed use based on the existing use and current General Plan and zoning designations (Table H–39). These properties are occupied by older buildings with low site utilization compared to the allowable development. Potential units are estimated based on 80% of the allowable density to account for projects that may be proposed at lower than the maximum density due to market conditions.
Accessory Dwelling Units
Under State law, two accessory dwelling units (ADUs) – one ADU and one “junior ADU - may be permitted on most single -family residential lots. ADUs represent a significant source of new affordable housing that can be created within the fabric of existing residential neighborhoods. In December 2020, SCAG published a study of ADU affordability in Southern California5 and concluded that a significant portion of ADUs built recently have been affordable to low - and moderate-income households. SCAG determined that the following affordability assumptions are appropriate for San Bernardino County:
Very Low Low Moderate Above Moderate
23% 35% 35% 8%
Source: SCAG 2020
ADU permits during the 2018-2020 period in Colton are as follows:
2018: 7
2019: 13
2020: 14
Average: 11.3
Based on this trend and SCAG’s analysis, it is assumed that an average of 14 11 ADUs per year (88 total) will be produced in the following income categories during the 2021 -2029 planning period as shown in Table H-36.
5 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527
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Attachment: Colton 2021 Housing Element_2022-01-04c_revised draft tracked-CC [Revision 1] (3416 : 2021-2029 Housing Element Update) 20 21 - 202 9 H O U S I N G E L E M E N T – A P P E N D I X D
C I T Y O F C O L T O N G E N E R A L P L A N P A G E - 97
Table H–38
Vacant Sites Inventory
APN General Plan Zoning
Parcel Size
(acres)
Potential for
Lot
Consolidation
Allowable Density
(du/ac)
Realistic Density
(du/ac) Lower Mod
Above
Mod Total
Residential
Overlay
Used in 2
Prior
Periods?
116702101 Roquet Ranch Specific Plan SP
74.65 Low: 8
Medium: 16
High:22
Low: 7.5
Medium: 15.3
High: 21.8
79 502 581
No
Yes
116702122 Roquet Ranch Specific Plan SP 4.84 High:22 21.7 du/ac
52 52 No Yes
116701101 Roquet Ranch Specific Plan SP 238.72 Low: 8 Medium: 16
Low: 7.5
Medium:15.9
238 238
No
Yes
Subtotal 79.49 0 131 740 871
016025109 General Commercial C2 (R-O) 0.2 B 30 2420 5
5 Yes Yes
016025122 General Commercial C2 (R-O) 0.21 30 2420 5
5 Yes Yes
016401101 General Commercial C2 (R-O) 0.17 30 2420 4
4 Yes Yes
016025119 General Commercial C2 (R-O) 0.18 30 2420 4
4 Yes Yes
016026402 General Commercial C2 (R-O) 0.19
C
30 2420 5
5 Yes Yes
016026401 General Commercial C2 (R-O) 0.19 30 2420 5
5 Yes Yes
016026406 General Commercial C2 (R-O) 0.19 30 2420 5
5 Yes Yes
016026403 General Commercial C2 (R-O) 0.19 30 2420 5
5 Yes Yes
016026414 General Commercial C2 (R-O) 0.21 30 2420 5
5 Yes Yes
016026405 General Commercial C2 (R-O) 0.19 30 2420 5
5 Yes Yes
016025416 General Commercial C2 (R-O) 0.17
D
30 2420 4
4 Yes Yes
016025417 General Commercial C2 (R-O) 0.17 30 2420 4
4 Yes Yes
016025418 General Commercial C2 (R-O) 0.17 30 2420 4
4 Yes Yes
016025419 General Commercial C2 (R-O) 0.13 30 2420 3
3 Yes Yes
016025422 Mixed Use Neighborhood
MU/N
(R-O) 0.18
F (1 Owner) 30
2420
4 4 Yes
Yes
016025421 Mixed Use Neighborhood
MU/N
(R-O) 0.14 30
2420
3 3 Yes
Yes
Subtotal 2.88 43 26 0 69
016414328 Multiple Family Residential R3/R4 0.1 G 22 17.620
2 2 Yes
016414301 Multiple Family Residential R3/R4 0.1 22 17.620
2 2 Yes
016034121 Multiple Family Residential R3/R4 0.58 22 17.620
10 10 Yes
016413197 Multiple Family Residential R3/R4 0.38
H
22 17.620
7 7 Yes
016413141 Multiple Family Residential R3/R4 0.07 22 17.620
1 1 Yes
016413140 Multiple Family Residential R3/R4 0.17 22 17.620
3 3 Yes
016413142 Multiple Family Residential R3/R4 0.39 22 17.620
7 7 Yes
016318202 Multiple Family Residential R3/R4 0.99 J 22 17.620
17 17 Yes
016318201 Multiple Family Residential R3/R4 3.95 22 17.620
70 70 Yes
016001239 Multiple Family Residential R3/R4 0.59 22 17.620
10 10 Yes
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Attachment: Colton 2021 Housing Element_2022-01-04c_revised draft tracked-CC [Revision 1] (3416 :
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P A G E - 98 C I T Y O F C O L T O N G E N E R A L P L A N
APN General Plan Zoning
Parcel Size
(acres)
Potential for
Lot
Consolidation
Allowable Density
(du/ac)
Realistic Density
(du/ac) Lower Mod
Above
Mod Total
Residential
Overlay
Used in 2
Prior
Periods?
016416127 Multiple Family Residential R3/R4 0.25
M
22 17.620
4 4 Yes
016418102 Multiple Family Residential R3/R4 0.46 22 17.620
8 8 Yes
016418103 Multiple Family Residential R3/R4 1.55 22 17.620
27 27 Yes
016416102 Multiple Family Residential R3/R4 0.09 22 17.620
2 2 Yes
116702120 Multiple Family Residential R3/R4 5.14 22 20 90 90 Subtotal 14.81 0 171261 0 171261
016416302 Medium Density Residential R2 0.14 16 12
2 2 Yes
016416301 Medium Density Residential R2 1.03 16 12
13 13 Yes
016406307 Medium Density Residential R2 0.2 16 12
3 3 Yes
016406308 Medium Density Residential R2 0.2 16 12
3 3 Yes
016406305 Medium Density Residential R2 0.31 16 12
4 4 Yes
016406306 Medium Density Residential R2 0.2 16 12
3 3 Yes
016406304 Medium Density Residential R2 0.31 16 12
4 4 Yes
016219204 Medium Density Residential R2 0.17 16 12
2 2 Yes
016220301 Medium Density Residential R2 0.17 16 12
2 2 Yes
016327107 Medium Density Residential R2 0.58 16 12
7 7 Yes
016327124 Medium Density Residential R2 0.38 16 12
5 5 Yes
016204125 Medium Density Residential R2 0.26 16 12
3 3 Yes
016204124 Medium Density Residential R2 0.26 16 12
3 3 Yes
016211124 Medium Density Residential R2 0.14 16 12
2 2 Yes
016401118 Medium Density Residential R2 0.13 16 12
2 2 Yes
016327106 Medium Density Residential R2 0.61 16 12
8 8 Yes
016327112 Medium Density Residential R2 0.81 16 12
10 10 Yes
016316125 Medium Density Residential R2 0.9 16 12
12 12 Yes
016123220 Medium Density Residential R2 0.29 16 12
4 4 Yes
016417205 Medium Density Residential R2 0.16 16 12
2 2 Yes
016417123 Medium Density Residential R2 0.16 16 12
2 2 Yes
016417211 Medium Density Residential R2 0.16 16 12
2 2 Yes
Subtotal 7.57 0 97 0 97
016027101 Low Density Residential R1 0.2 8 6
1 1 Yes
016007120 Low Density Residential R1 0.35 8 6
2 2 Yes
016311608 Low Density Residential R1 0.81 8 6
5 5 Yes
016317123 Low Density Residential R1 0.68 8 6
4 4 Yes
016302226 Low Density Residential R1 0.47 8 6
3 3 Yes
016302227 Low Density Residential R1 0.75 8 6
5 5 Yes
016311507 Low Density Residential R1 1.98 8 6
13 13 Yes
016306515 Low Density Residential R1 0.69 8 6
4 4 Yes
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C I T Y O F C O L T O N G E N E R A L P L A N P A G E - 99
APN General Plan Zoning
Parcel Size
(acres)
Potential for
Lot
Consolidation
Allowable Density
(du/ac)
Realistic Density
(du/ac) Lower Mod
Above
Mod Total
Residential
Overlay
Used in 2
Prior
Periods?
016306512 Low Density Residential R1 0.34 8 6
2 2 Yes
016302302 Low Density Residential R1 1.3 8 6
8 8 Yes
016306516 Low Density Residential R1 0.28 8 6
2 2 Yes
016321230 Low Density Residential R1 1.83 8 6
12 12 Yes
016322126 Low Density Residential R1 0.76 8 6
5 5 Yes
116703121 Low Density Residential R1 5.22 8 6
33 33 Yes
116703101 Low Density Residential R1 14.29 8 6
91 91 Yes
027508101 Low Density Residential R1 15.45 8 6
99 99 Yes
027508102 Low Density Residential R1 4.39 8 6
28 28 Yes
016119313 Low Density Residential R1 0.28 8 6
2 2 Yes
016122237 Low Density Residential R1 0.51 8 6
3 3 Yes
016406203 Low Density Residential R1 0.26 8 6
2 2 Yes
016311104 Low Density Residential R1 0.11 8 6
1 1 Yes
016013324 Low Density Residential R1 0.12 8 6
1 1 Yes
016310308 Low Density Residential R1 0.52 8 6
3 3 Yes
016311127 Low Density Residential R1 0.11 8 6
1 1 Yes
016311103 Low Density Residential R1 0.11 8 6
1 1 Yes
016402310 Low Density Residential R1 0.16 8 6
1 1 Yes
016407108 Low Density Residential R1 0.16 8 6
1 1 Yes
016007103 Low Density Residential R1 0.19 8 6
1 1 Yes
016007104 Low Density Residential R1 0.21 8 6
1 1 Yes
016007105 Low Density Residential R1 0.21 8 6
1 1 Yes
016310119 Low Density Residential R1 0.17 8 6
1 1 Yes
016301126 Low Density Residential R1 0.17 8 6
1 1 Yes
016307305 Low Density Residential R1 0.17 8 6
1 1 Yes
016306216 Low Density Residential R1 0.17 8 6
1 1 Yes
016308205 Low Density Residential R1 0.17 8 6
1 1 Yes
016007102 Low Density Residential R1 0.16 8 6
1 1 Yes
016013323 Low Density Residential R1 0.23 8 6
1 1 Yes
016007127 Low Density Residential R1 0.21 8 6
1 1 Yes
016325301 Low Density Residential R1 0.11 8 6
1 1 Yes
016325204 Low Density Residential R1 0.14 8 6
1 1 Yes
016107314 Low Density Residential R1 0.2 8 6
1 1 Yes
016104116 Low Density Residential R1 0.2 8 6
1 1 Yes
016104117 Low Density Residential R1 0.2 8 6
1 1 Yes
016030139 Low Density Residential R1 0.55 8 6
4 4 Yes
016319153 Low Density Residential R1 0.11 8 6
1 1 Yes
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Attachment: Colton 2021 Housing Element_2022-01-04c_revised draft tracked-CC [Revision 1] (3416 :
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P A G E - 100 C I T Y O F C O L T O N G E N E R A L P L A N
APN General Plan Zoning
Parcel Size
(acres)
Potential for
Lot
Consolidation
Allowable Density
(du/ac)
Realistic Density
(du/ac) Lower Mod
Above
Mod Total
Residential
Overlay
Used in 2
Prior
Periods?
016104118 Low Density Residential R1 0.21 8 6
1 1 Yes
016319154 Low Density Residential R1 0.11 8 6
1 1 Yes
016319145 Low Density Residential R1 0.11 8 6
1 1 Yes
016319152 Low Density Residential R1 0.11 8 6
1 1 Yes
016317107 Low Density Residential R1 0.14 8 6
1 1 Yes
016317104 Low Density Residential R1 0.14 8 6
1 1 Yes
016317115 Low Density Residential R1 0.14 8 6
1 1 Yes
016319171 Low Density Residential R1 0.2 8 6
1 1 Yes
016317201 Low Density Residential R1 0.27 8 6
2 2 Yes
016317121 Low Density Residential R1 0.18 8 6
1 1 Yes
016007169 Low Density Residential R1 0.41 8 6
3 3 Yes
016408203 Low Density Residential R1 0.17 8 6
1 1 Yes
027507149 Low Density Residential R1 0.46 8 6
3 3 Yes
027507148 Low Density Residential R1 0.71 8 6
5 5 Yes
027507147 Low Density Residential R1 0.77 8 6
5 5 Yes
116703116 Low Density Residential R1 0.79 8 6
5 5 No
Subtotal 60.62 0 0 388 388
016447101 Reche Canyon SP SP 22.17 2 2
44 44 Yes
016423136 Reche Canyon SP SP 7.53 2 2
15 15 Yes
028219209 Reche Canyon SP SP 1.2 2 2
2 2 Yes
028219245 Reche Canyon SP SP 0.92 2 2
1 1 Yes
028219215 Reche Canyon SP SP 41.91 2 2
83 83 Yes
028219224 Reche Canyon SP SP 11.37 2 2
22 22 Yes
028219223 Reche Canyon SP SP 3.1 2 2
6 6 Yes
028219246 Reche Canyon SP SP 8.87 2 2
17 17 Yes
027637209 Reche Canyon SP SP 21.68 2 2
43 43 Yes
Subtotal 118.75 190 190
016335125 Very Low Density Res VL 50.14 2 2
100 100 Yes
016335125 Very Low Density Res VL 175.58 2 2
351 351 Yes
027701105 Very Low Density Res VL 1 2 2
2 2 Yes
027505119 Very Low Density Res VL 5.19 2 2
10 10 Yes
016334104 Very Low Density Res VL 1.84 2 2
2 2 Yes
Subtotal 233.75 0 0 374 374
TOTALS
43 424514 1,692 2,1602,2
50 1.2.h
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Table H–39
Underutilized Sites
Sites APN Existing Use General Plan Zoning
Allowable
Density
Parcel
Size (ac) Lower Mod
Above
Mod
Total
Units*
Used in
the Prior
Period
Site A 016210701 Contractor's office and warehouse MU Downtown MU:D 30 0.60 14 0 0 14 Yes Site B 016205601 Lumber yard, sales and admin offices MU Downtown MU:D 30 2.21 53 0 0 53 Yes Site C 016206225 Vacant building MU Downtown MU:D 30 1.781.18 4328 0 0 4328 Yes Site D
016210402 House converted to church (Marginal
use) MU Downtown MU:D 30 0.11 3 0 0 3
Yes
016210414
Operating lumber yard and admin
offices MU Downtown MU:D 30 0.78 19 0 0 19
Yes
016210409
Operating lumber yard and admin
offices MU Downtown MU:D 30 0.17 4 0 0 4
Yes
016210415
Operating lumber yard and admin
offices MU Downtown MU:D 30 0.82 20 0 0 20
Yes
016210401
Operating lumber yard and admin
offices MU Downtown MU:D 30 0.23 6 0 0 6
Yes
016210403
Operating lumber yard and admin
offices MU Downtown MU:D 30 0.26 6 0 0 6
Yes
Subtotal 2.80 57 0 0 57
025405150 Industrial SP HCCSP Res M-1 14 1.32 ac 15 15 Yes 025405160 Office SP HCCSP Res M-1 14 1.73 ac 19 19 Yes 025405161 Office SP HCCSP Res M-1 14 1.40 ac 16 16 Yes Totals 168153 50 0 218203
*Estimated based on 80% of maximum density
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P A G E - 102 C I T Y O F C O L T O N G E N E R A L P L A N
Table H–40
Candidate Sites for Rezoning
Parcel Number Existing General Plan Existing Zoning
Existing
Use
Current
Density Proposed Zoning
Proposed
Density
Parcel
Size
Potential
Units
25406130 Retail Colton's Hub City Centre Specific Plan Vacant 0 MU 25 51.4 1,028 25407162 Retail Colton's Hub City Centre Specific Plan Vacant 0 MU 25 1.1 22 25407163 Retail Colton's Hub City Centre Specific Plan Vacant 0 MU 25 1.1 22 25407165 Retail Colton's Hub City Centre Specific Plan Vacant 0 MU 25 1.0 20 25407164 Retail Colton's Hub City Centre Specific Plan Vacant 0 MU 25 1.0 20 25407161 Retail Colton's Hub City Centre Specific Plan Vacant 0 MU 25 4.9 98 25405114 Retail Mixed Use Colton's Hub City Centre Specific Plan Vacant 0 MU 25 20.6 412 25407158 Office Mixed Use Colton's Hub City Centre Specific Plan Vacant 0 MU 25 1.8 36 25405169 SP HCCSP – Res M-1 Vacant 14 HDR 25 2.76 55
25407165 SP HCCSP - Retail Vacant 0 MU 25 0.97 19
25407149 HCCSP - Retail Colton's Hub City Centre Specific Plan industrial 0 MU 25 1.1 22 25407147 HCCSP - Retail Colton's Hub City Centre Specific Plan industrial 0 MU 25 0.3 6 25407127 HCCSP - Retail Colton's Hub City Centre Specific Plan Trucking
business 0
MU 25
4.1 82
25407150 HCCSP - Retail Colton's Hub City Centre Specific Plan industrial 0 MU 25 0.3 6 25407143 HCCSP - Retail Colton's Hub City Centre Specific Plan industrial 0 MU 25 0.5 10 25407144 HCCSP - Retail Colton's Hub City Centre Specific Plan industrial 0 MU 25 0.8 16 25407125 HCCSP - Retail Colton's Hub City Centre Specific Plan trucking
business 0
MU 25
0.3 6
25405113 HCCSP - Retail Mixed Use Colton's Hub City Centre Specific Plan bar 0 MU 25 0.8 16 25407126 HCCSP - Retail Colton’s Hub City Centre Specific Plan Market 0 MU 25 0.54 11 16321125 General Commercial General Commercial Vacant 0 Res Overlay 25 1.2 24 16321105 General Commercial General Commercial Vacant 0 Res Overlay 25 0.4 8 16321230 Low Density Residential Low Density Residential Vacant 0 Res Overlay 25 1.8 36 16322126 Low Density Residential Low Density Residential Vacant 0 Res Overlay 25 1.5 30 16307431 General Commercial General Commercial Vacant 0 Res Overlay 25 0.3 6 16308108 General Commercial General Commercial Vacant 0 Res Overlay 25 0.1 2 16308109 General Commercial General Commercial Vacant 0 Res Overlay 25 0.1 2
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Attachment: Colton 2021 Housing Element_2022-01-04c_revised draft tracked-CC [Revision 1] (3416 :
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C I T Y O F C O L T O N G E N E R A L P L A N P A G E - 103
Parcel Number Existing General Plan Existing Zoning
Existing
Use
Current
Density Proposed Zoning
Proposed
Density
Parcel
Size
Potential
Units
16308107 General Commercial General Commercial Vacant 0 Res Overlay 25 0.2 4 16308106 General Commercial General Commercial Vacant 0 Res Overlay 25 0.2 4 16418255 Industrial Park Industrial Park Vacant 0 MU 25 8.8 176 16418253 Industrial Park Industrial Park Vacant 0 MU 25 1.6 32 16418248 Industrial Park Industrial Park Vacant 0 MU 25 1.0 20 16418247 Industrial Park Industrial Park Vacant 0 MU 25 1.0 20 16418246 Industrial Park Industrial Park Vacant 0 MU 25 1.0 20 16418241 Industrial Park Industrial Park Vacant 0 MU 25 0.4 8 16418258 Industrial Park Industrial Park Vacant 0 MU 25 2.6 52 16418243 Industrial Park Industrial Park Vacant 0 MU 25 1.8 36 16418257 Industrial Park Industrial Park Vacant 0 MU 25 1.0 20 16418251 Industrial Park Industrial Park Vacant 0 MU 25 8.2 164 16418238 Industrial Park Industrial Park Vacant 0 MU 25 0.2 4 16327201 Light Industrial Light Industrial Vacant 0 MU 25 0.3 6 016428111 Industrial Park Industrial Park Vacant 0 MU 25 7.7 154 016428109 Industrial Park Industrial Park Vacant 0 MU 25 3.96 79 016428112 Industrial Park Industrial Park Vacant 0 MU 25 2.77 55 016418108 Industrial Park Industrial Park Vacant 0 MU 25 1.30 26 016428102 Industrial Park Industrial Park Vacant 0 MU 25 3.51 70 016428101 Industrial Park Industrial Park Vacant 0 MU 25 3.86 77 TOTALS
151.6
116.8
3,031
3,044
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Figure H-9Figure H-10 Candidate Sites for Rezoning
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Figure H-10Figure H-11 Candidate Sites for Rezoning
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Figure H-11Figure H-12 Candidate Sites for Rezoning
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Figure H-12Figure H-13 Candidate Sites for Rezoning
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Figure H-13Figure H-14 Candidate Sites for Rezoning
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Figure H-14Figure H-15 Candidate Sites for Rezoning
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Figure H-15Figure H-16 Candidate Sites for Rezoning
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Figure H-16Figure H-17 Candidate Sites for Rezoning
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Figure H-17Figure H-18 Candidate Sites for Rezoning
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Appendix E:
Public
Participation
This update to the Colton Housing Element has provided residents and other interested parties with opportunities to review draft documents and proposed policies, and to provide recommendations for consideration by decision-makers. Early in the update process the City created a Hou sing Element website ( https://www.ci.colton.ca.us/992/Housing-Element- Update) where Ppublic notices of all Housing Element meetings and public hearings were published in advance of each meeting, as well as agendas, documents, reference materials and a Frequently Asked Questions. Meeting notices were also sent by direct mail to interested parties including stakeholders with expertise in affordable housing and special needs and posting the notices on the City’s website. The draft Housing Element was made available for review at City Hall and posted on the City’s website. Table H–41 provides athe list of persons and organizations that were sent direct mail notice of all public meetings on the Housing Element while a list of Frequently Asked Questions is provided in Attachment E-1.
As part of the public review process, the following public m eetings were held to provide all interested stakeholders an opportunity to review the draft Housing Element and provide recommendations. Opportunities to participate remotely in meetings was provided to assist persons with mobility difficulties. In compliance with the American with Disabilities Act, the City offered special assistance to persons with disabilities who requested assistance to facilitate participation in all meetings.
February 18, 2021 Public Workshop
May 26, 2021 Joint City Council/Planning Commission meeting July 14, 2021 Joint City Council/Planning Commission meeting October 26, 2021 Planning Commission Public Hearing
TBD City Council Hearing
Comments made during the public meetings focused on the need for more affordable housing, the limited financial resources available for housing subsidies particularly after the State’s dissolution of redevelopment agencies, and new State laws that supersede local control of land use. Those comments are addressed in the policies and programs that seek to facilitate affordable housing production through appropriate means described in the Housing Plan that are within City control.
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Table H–41
Public Notice List
Corporation for Better Housing
15303 Ventura Boulevard, Suite
1100
Sherman Oaks, CA 91403
HDSI Management
Noel Sweitzer
3460 S. Broadway
Los Angeles, CA 90007
Jamboree Housing Corporation
17701 Cowan Ave. Suite 200
Irvine, CA 92614
Affirmed Housing Group
13520 Evening Creek Dr. North, Ste.
160
San Diego, CA 92128
The Olson Company
30200 Old Ranch Pkwy, #250
Seal Beach, CA 90740
So. Calif. Housing Development
Corp.
8265 Aspen Street, Suite 100
Rancho Cucamonga, CA 91730
RC Hobbs Company
1110 E. Chapman Ave., Suite 206
Orange, CA 92866
LINC Housing Corporation
110 Pine Avenue, Suite 500
Long Beach, CA 90802
Palm Desert Development Company
Dan Horn
P.O. Box 3958
Palm Desert, CA 92261
Riverside Housing Development
Corp.
Bruce Kulpa
4250 Brockton Ave.
Riverside, CA 92501
Inland Fair Housing and Mediation
Board
10681 Foothill Blvd, Suite 101,
Rancho Cucamonga, CA 91730
City of Rialto
150 S. Palm Ave.
Rialto, CA 92376
City of Fontana
8353 Sierra Avenue
Fontana, CA 92335
County of San Bernardino
Land Use Services
385 N. Arrowhead Ave. First Floor
San Bernardino, CA 92415-0182
City of Grand Terrace
22795 Barton Rd.
Grand Terrace, CA 92313
City of Riverside
Public Utilities Department
Water Engineering Division
3750 University Ave. 3rd FL
Riverside, CA 92501
City of San Bernardino
290 N. D Street
San Bernardino, CA 92401
City of Loma Linda
25541 Barton Rd.
Loma Linda, CA 92354
National CORE
9421 Haven Avenue
Rancho Cucamonga, CA 91730
Citizens for Colton First
ATTN: Steven Cade
PO Box 1114
Colton, CA 92324
Rotary Club of Colton
ATTN: General Manager
PO Box 249
Colton, CA 92324
Royal Gents Association
ATTN: Cynthia Rosales
2069 San Bernardino Ave. #1129
Colton, CA 92324
Colton Women’s Club
ATTN: Dena Leavitt
PO Box 247
Colton, CA 92324
Knights of Columbus Council
ATTN: President/Council
740 N. Pennsylvania Ave
Colton, CA 92324
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Attachment E-1
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ITEM NO. 3
STAFF REPORT
DATE: JANUARY 4, 2022
TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS
FROM: BILL SMITH, CITY MANAGER
PREPARED BY: STACEY DABBS, FINANCE DIRECTOR
SUBJECT: APPROVE AMERICAN RESCUE PLAN ACT (ARPA) FUNDS
SPENDING PLAN.
RECOMMENDED ACTION
Staff recommends that the City Council take the following action:
Adopt Resolution R -03-22 to accept the State and Local Fiscal Recovery Funds ( SLFRF) as replacement revenue for revenue lo st due to the COVID -19 pandemic. Further, staff recommends the City Council utilize the FY2022 -23 budget development process to provide additional direction for spending alternatives for the provision of government services with the use of these funds.
BACKGROUND
Signed into law on March 11, 2021, the American Rescue Plan Act of 2021 (“ARPA”) provides $1.9 trillion worth of federal COVID -19 relief. The relief package includes $350 billion in additional funding for state and local governments , more commonly designated as the Coronavirus State and Local Fiscal Recovery Funds (“SLFRF”) . The local funding portion is approximately $130 billion, equally divided between cities and counties. Localities will receive the funds in two tranches –the first after the U.S. Treasury certifies the proceeds to each jurisdiction and the second , one year later. On May 10, 2021, the U.S. Treasury Department released its interim final rule on the use of the ARPA funds.
The City of Colton’s funding allocation of SLFRF funds is $14,881,400. The City received the first tranche of funding in mid-July.
ELIGIBLE USES
Eligible uses of these funds include:
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American Rescue Plan Act (ARPA) Funds
January 4, 2022