Grand Terrace City Council
March 25, 2025

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• Boys and Girls Club. The Boys and Girls Club offers recreational and educational programs for K-6 at many affordable-housing projects in the neighboring City of San Bernardino. • San Bernardino County Library System. The Grand Terrace Branch has a variety of literacy and learning based programs for children from ages 0-5 (Library Beginners) and 6 - 11 (Kids Zone).

Farmworkers
Traditionally, agricultural workers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Recent Census estimates reported a total of 9 persons in Grand Terrace employed in agriculture, forestry, fishing and hunting (Table 8.25).

Because the number of existing employees in Grand Terrace are identified as being farm workers is so small, it is anticipated that that their housing needs will be met through programs designed for lower-income households.

Table 8.25 Agricultural Employment – Grand Terrace vs. SCAG Region The US Department of Agriculture conducts a Census of Agriculture every five years. Table 8.26 shows the 2017 estimates of farmworkers for San Bernardino County. As indicated, there were an estimated 2,246 farmworkers in the County working on 409 farms. The 2012 Census of Agriculture counted 4,052 farmworkers in the County. This yields a 45 percent decrease of farmworkers in the County from 2012 to 2017.
5 5 2012 Census of Agriculture, Table 7, San Bernardino County. https://www.nass.usda.gov/Quick_Stats/CDQT/chapter/2/table/7/state/CA/county/071/year/2012

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Table 8.26 Number of Farmworkers and Farms, San Bernardino County, 2017
Farm/Worker Type Farmworkers Farms
Farm Size
Farms with less than 10 employees 990 349
Farms with 10 or more employees 1,256 60
Total 2,246 409
Length of Employment of Workers
Workers working 150 days or more 1,579 -
Workers working less than 150 days 667 -
Source: 2017 Census of Agriculture, Table 7, San Bernardino County, https://www.nass.usda.gov/Quick_Stats/CDQT/chapter/2/table/7/state/CA/county/071/year/2017.

Housing programs targeting lower-income households will benefit Grand Terrace’s farmworkers as well as farmworkers who contribute to the County agricultural economy, but who do not currently reside in the City. Because approximately 30 percent of farmworkers are seasonal, they may have a higher need for affordable rental housing that offers shorter-term tenure options.

Diversifying the housing stock to include more multifamily housing would also serve the housing needs of this group because construction cost efficiencies with multifamily housing generally make it more affordably than single-family dwellings.

Extremely-Low-Income Households
According to the 2018 SCAG Existing Housing Needs Data Report, there were 148 households in poverty in Grand Terrace, or about 3.4 percent of all 4,392 households, as defined by the poverty thresholds of the U.S. Census Bureau’s American Community Survey. The U.S. Census Bureau utilizes 48 thresholds to determine the federal poverty level.

By contrast, HUD measures income levels through the area’s median income. HUD provides detailed data on this income group, which also tends to experience housing problems at a high rate.

As shown in Table 8.27, the HUD data shows that there are 320 extremely low-income households in the City, which represents about 7.3 percent of all households in the City. This is over twice the level reported in the SCAG data. Table 8.27 also shows that 54.7 percent (175 of the 320 extremely low-income households) rented their dwelling units.

Table 8.27 Extremely Low-Income Households with Housing Problems, 2018
Owner-Occupied Renter-Occupied Total
Households
Households with Income <30% of Median 145 175 320
with any problems 145 165 310
paying >30% of income 145 165 310
paying >50% of income 130 165 295
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data, 2014-2018, Table 3.

Note: Housing problems include overpayment (payment of more than 30% of gross household income on housing), overcrowding

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(occupancy of more than 1.01 persons per room excluding kitchens, bathrooms, garages, closets, and hallways), lack of kitchen, lack of telephone service, and lack of plumbing. Extremely low-income figures are calculated from the HUD Area Median Family Income (HAMFI).

As Table 8.27 shows, HUD data reveal that 96.9 percent of Grand Terrace’s extremely low-income households experienced housing problems of any kind, with owners higher at 100 percent and renters at 94.3 percent. All of the extremely low-income households who were experiencing a housing problem were paying more than 30 percent of their total income, for their dwelling units.

All extremely low-income homeowners and 96.9 percent of renters are overpaying. There was also a high rate of households suffering from a severe cost burden or paying more than 50 percent of their incomes on housing. This was the case for about 95.2 percent of all extremely low-income households (89.7 percent for extremely low-income owners and 94.3 percent of extremely lowincome renters). All these characteristics occurred at a much higher rate among extremely lowincome households than in the City as a whole. Approximately 37 percent of all households in Grand Terrace experienced at least one housing problem and at least 34 percent were overpaying.

Housing problems for extremely low-income households are more prevalent in Grand Terrace than they are countywide. Extremely low-income households in the County experience one or more housing problems at a rate of 80.7 percent (96.9 percent citywide), a cost burden at a rate of 78.6 percent (96.9 percent citywide), and an extreme cost burden at a rate of 70.2 percent (95.2 percent citywide).

Overpayment and other housing problems like overcrowding often coincide. Grand Terrace’s extremely low-income households have an overcrowding problem, though it is not as widespread as the overpayment problem. Overcrowding is defined as more than 1.0 occupant per room (excluding kitchens, bathrooms and garages). As Table 8.12 shows, 194 of all households in Grand Terrace (regardless of income level) were living in overcrowded conditions, which represents about 4.4 percent of the total 4,392 households in the City. Examining only extremely low-income households, 10.9 percent (35 households) experience overcrowding according to 2014-2018 HUD estimates. Of these 35 overcrowded, extremely low-income households, 71.4 percent (25 households) were renters and 28.6 percent (10 households) were homeowners, which is consistent with the citywide trend that renters are more likely than homeowners to experience overcrowded living conditions. None of these households experienced severe overcrowding (more than 1.5 persons per room) nor did they lack complete plumbing or kitchen facilities. All of the overcrowded, extremely low-income households were classified as families with no subfamilies.6 Table 8.28 shows a comparison of extremely low-income households in San Bernardino County and Grand Terrace and their recent trends according to HUD CHAS Data. The 2018 CHAS data is the most current data available, and it is compared against the 2016 data because Grand Terrace’s previous Housing Element was adopted in 2016. Grand Terrace has a smaller share of extremely low-income households compared to the County (7.3 percent for the City and 11.9 percent for the County in 2018.) The gap has been narrowing since 2016 as the number of extremely low-income households in the County decreased by 13.0 percent and increased in the City by 16.4 percent. 6 HUD Comprehensive Housing Affordability Strategy (CHAS) Data, 2014-2018, Table 3 and Table 10.

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Table 8.28 Extremely Low-Income Housing Problem Trends
2016 2018 2016-2018
Grand Terrace
Household
s
% of Total
4,385
Household
s
Household
s
% of Total
4,390
Household
s
Change in
Household
s % Change
Households with Income
<30% of Median
275 6.3% 320 7.3% 45 16.4%
with any problems (%) 250 5.7% 310 7.1% 60 24.0%
paying >30% of income
(%)
250 5.7% 310 7.1% 60 24.0%
paying >50% of income
(%)
190 4.3% 295 6.7% 105 55.2%
San Bernardino County
Household
s
% of Total
618,920
Household
s
Household
s
% of Total
630,635
Household
s
Change in
Household
s % Change
Households with Income
<30% of Median
86,325 13.9% 75,095 11.9% (11,230) (13.0%)
with any problems (%) 68,795 11.1% 60,615 9.6% (8,180) (11.9%) paying >30% of income
(%)
66,720 10.8% 59,045 9.4% (7,675) (11.5%)
paying >50% of income
(%)
59,070 9.5% 52,745 8.4% (6,325) (10.7%)
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data, 2012-2016 and 2014-2018, Summary Level Data.

Table 8.29 shows extremely low-income households by household type to help identify the housing types and services that would serve this segment of Grand Terrace’s population. Most of the extremely low-income households (38.1 percent) are elderly nonfamily. Small families make up 27.0 percent of extremely low-income households. Twenty percent of households at this income level are comprised of “other” types of households, which are nonelderly and nonfamily. A small share (6.3 percent) are large families who likely need at least three bedrooms to avoid overcrowded living conditions. The number of bedrooms needed will depend on how many other rooms are available in the dwelling unit and the ages and relationships in the family structure.

Table 8.29 Extremely Low-Income Households by Household Type

Households
% of ELI
Households
Elderly Family (2 people, either or both age 62+) 15 4.8% Elderly Nonfamily 120 38.1%
Large Family (5 or more people) 20 6.3%
Small Family (2 people, neither over 62, or 3 or 4
people)
85 27.0%
Other (nonelderly and nonfamily) 75 20.6%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data, 2014-2018, Table 7.

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Notes: Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households.

Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.

Grand Terrace households with income less than 30 percent of the area median are significantly more affected by housing problems than other income groups. Nearly all experience a cost burden regardless of tenure. Extremely low-income households are about 2.5 times more likely to experience overcrowding compared to other households, and renters are disproportionally affected. Households with elderly persons make up the largest share of extremely low-income households. The City will act to alleviate these problems in a variety of ways, including preserving Housing Choice Voucher units, and making density bonuses an option for multifamily developers in accordance with State law.

The Housing Authority of the County of San Bernardino (HACSB), the public housing authority (PHA) for the county, issues rental vouchers to bridge the gap between income, affordability, and market rate housing. The Housing Authority provides a number of housing assistance resource to support extremely low-income households including providing the following housing vouchers. • Tenant-Based Vouchers. Families with a tenant-based voucher choose and lease privately owned rental housing. A PHA pays the tenant a voucher equal to the difference between 30 percent of family income and a payment standard determined by the local PHA or the gross rent for the rental housing unit, whichever is lower.
• Project-Based Vouchers. Project based vouchers (PBVs) are a component of a PHA’s Housing Choice Voucher (HCV) program. The PHA uses tenant-based voucher funding to allocate units to a project, typically selected through a competitive process managed by the PHA. A PHA can use up to 20 percent of its authorized voucher units in a specific project if the owner agrees to either rehabilitate or construct the units, or the owner agrees to set aside a portion of the units in an existing development.

Additionally, there are several other state and federal housing assistance resources that support extremely low-income households including the Low Income Housing Tax Credit Program, Home Investment Partnership Program, and Multifamily Mortgage Revenue Bonds, which are all detailed in the Financial Resources section.

Inventory of Units at Risk of Losing Use Restrictions
As required by Government Code §65583, the City must analyze the extent to which low-income, multi-family rental units are at risk of converting to market rate housing and, if necessary, develop programs to preserve or replace these assisted housing units. Assisted housing is considered to be at risk if it is eligible to convert to non-low income housing during the next 10 years due to: 1) the termination of a rental subsidy contract; 2) mortgage prepayment or 3) the expiration of affordability restrictions.

Based on the information provided by the California Housing Partnership Corporation, there is one low-income project, Blue Mountain Senior Villas, with 107 affordable units in Grand Terrace.

Affordability restrictions on this project extend to 2063; therefore, this project is not at-risk of conversion.

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Findings and Resources
The above analysis provides insight on the special needs households in the City of Grand Terrace.

Based on the analysis, senior households, persons experiencing homelessness, and extremely-low income households are in the greatest need of assistance.

There are many existing local and regional resources for special needs households in the City. The table below summarizes the existing resources including the program, details, and type of special needs household the programs serve.

Table 8.30 Inventory of Services for Special Needs Populations Services/Programs Special
Needs
Population
Details
Senior Center Elderly Provides social, educational, recreational, health, nutritional, and consumer services and activities. Serves as a cooling center in extreme temperatures. Membership sponsorship
program available for eligible seniors in need of financial assistance.

Blue Mountain Elderly Offers 70 affordable, one- and two-bedroom senior apartments with senior-targeted amenities.

Silver Liner
Transportation (Senior
Transportation Program)
Elderly Offers transportation to local establishments and selective bank establishments.

Housing Authority of the
County of San Bernardino
(HACSB)
Extremely
Low-Income
Administers Tenant-Based Vouchers. Families with a tenantbased voucher choose and lease privately owned rental housing. A PHA pays the tenant a voucher equal to the
difference between 30 percent of family income and a payment standard determined by the local PHA or the gross rent for the rental housing unit, whichever is lower.

Administers Project-Based Vouchers. Project based vouchers (PBVs) are a component of a PHA’s Housing Choice Voucher (HCV) program. The PHA uses tenant-based voucher funding to allocate units to a project, typically selected through a competitive process managed by the PHA. A PHA can use up to 20 percent of its authorized voucher units in a specific project if the owner agrees to either rehabilitate or construct the units, or the owner agrees to set aside a portion of the units in an existing development.

Joint Unified School
District
FemaleHeaded
Households
Provides before- and after-school care to enhance academic, social, emotional, physical development. Includes a snack, homework time, and academic/recreational/enrichment.

Boys and Girls Club. Female
HeadedHouseholds
Offers recreational and educational programs for K-6 at many affordable-housing projects in the neighboring City of San Bernardino.

San Bernardino County
Library System.

FemaleHeaded
Households
The Grand Terrace Branch has a variety of literacy and
learning based programs for children from ages 0-5 (Library Beginners) and 6 -11 (Kids Zone).

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Services/Programs Special
Needs
Population
Details
The Inland Empire United
Way
Homeless,
Extremely
Low income
Runs a hotline for San Bernardino and Riverside Counties.

Those who are in danger of homelessness or already homeless can call 2-1-1 if they are in need of food, shelter, or assistance paying their rent and utilities. The 2-1-1 service also makes referrals for animal care, disaster resources, help for elderly veterans, clothing, disability programs, low-cost child and medical care, job training, and governmental programs.

Homeless Outreach and
Proactive Enforcement
(H.O.P.E.) program
Homeless Proactively reduces calls for service and other resources currently required to deal with the homeless population. A community policing philosophy will be used to link the
homeless population with resources and service providers throughout the county.

Southern California
Resource Services for
Independent Living.

Disability A cross-disability, nonresidential, disability rights agency empowering people with any disability to live full and
independent lives. Services include housing assistance; assistive technology; and educational, vocational, and job assistance.

The Arc. Disability Maintains an advocacy network of self-advocates, family members, service providers, and community members
dedicated to promoting and protecting the civil rights of people with intellectual and developmental disabilities.

Inland Regional Center
(IRC).

Disability Supports people with intellectual disabilities, autism, cerebral palsy, and epilepsy and provides case management. The IRC contracts with community-based service providers to help clients live the most independent and empowered lives
possible.

Aging and Disability
Resource Connection
(ADRC).

Elderly,
Disability
Serves older adults, people with disabilities, and caregivers with information and access to available long-term services and support. ADRC partners with organizations to provide transition services, interim and short services, and options counseling.

OPARC. Disability Offers flexible development programs designed to teach life, social, and employment skills. Each person is matched with a team of support staff who help them identify goals and
objectives.

Source: City of Grand Terrace.

While there are a number of resources available for special needs households, there are still gaps between the existing resources and needs of the community. .Notably, there is a lack of existing high density zoning in the City available for the development of multi-family housing and a variety of housing types (see the AFFH Chapter for a thorough analysis of these fair housing issues). To address this gap in appropriately zoned land, the City is rezoning 97.3 total acres to allow for housing at a density of 20 – 40 du/acre. This is a significant rezoning beyond the RHNA to allow for the development of higher density and special needs housing types (see the Sites Inventory Chapter and Program 1) .

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Additionally, the City is including a number of programs to provide technical assistance, outreach, and support to developers and regional programs to serve special needs households. This includes • Program 3 includes a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households. • Program 5 includes outreach and technical assistance regarding the County’s Section 8 rental assistance
• Program 6 includes outreach and technical assistance in the regional Homebuyers Fund program.
• Program 18 includes outreach, coordination, and technical assistance with regional nonprofits that assist residents in making minor home repairs and operates a grant program for low-income senior homeowners and homeowners with disabilities. • Program 21 includes coordination with the San Bernardino County Homelessness Partnership

8.4 CONSTRAINTS
As is the case in many communities, a variety of constraints affect the ability of the private and public sectors to provide adequate housing in the City of Grand Terrace. Housing constraints consist of both non-governmental or market constraints, including but not limited to environmental factors, land costs, availability of financing, and construction costs; as well as governmental constraints, including but not limited to land use controls, development standards and building codes, and permitting processes. Combined, these factors create barriers to availability and affordability of new housing, especially for lower and moderate-income households. For ease of discussion, these factors have been divided into two categories within the Housing Element:
governmental constraints and non-governmental constraints.

Non-Governmental Constraints
Non-governmental constraints largely affect the cost of housing in the City of Grand Terrace and can produce barriers to housing production and affordability. These constraints include environmental factors, the availability and cost of land for residential development, the demand for housing, financing, lending, and construction costs, and the availability of labor, which can increase costs for developers to build any housing, and especially affordable housing. The following highlights the primary market factors that affect the production of housing in the City of Grand Terrace.

Requests to Develop Below the Anticipated Density
In some regions, market factors such as the demand for single-family housing or large high-end condominiums can lead to properties being developed below the maximum allowable density.

Requests to develop housing at densities below those anticipated in the Housing Element act as a potential constraint to housing development. The City has not received any requests to develop 5th Cycle sites below the density anticipated in the 5th Cycle Housing Element.

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Land Costs and Construction Costs
High land costs are one potential constraint to the development of affordable and middle-income housing in the City of Grand Terrace. Land cost represents a significant cost component in residential development. Further, there can be very pronounced fluctuations in costs per square foot of land depending on location. The cost of land in the City of Grand Terrace is not a constraint to the development of housing. Grand Terrace is fortunate in that the cost of land for residential development is relatively affordable as compared to the adjacent counties of Orange, Los Angeles, and San Diego. Land prices are highly variable and depend on location, the density of development allowed, whether the site has environmental constraints, and whether an existing use must be removed. As real estate values have increased
in recent years, land costs have also escalated.

The cost of construction is another major factor
in the price of housing. The International Code
Council (ICC) provides estimates for the
average cost of labor and materials for typical
Type VA wood-frame housing. Estimates are
based on “good-quality” construction,
providing for materials and fixtures well above
the minimum required by State and local
building codes. In August 2020, the ICC
estimated that the average per square-foot cost
for good-quality housing in the San Bernardino
region was approximately $118.57 for multifamily housing and $131.24 for single-family homes. Construction costs for custom homes
and units with extra amenities run even higher.

Construction costs are a significant portion of the overall development cost, and while they are somewhat consistent throughout the region, they can be considered a constraint to development.

Residential construction cost has increased significantly in recent years is currently estimated to be $150 per square foot or more.

Availability of Financing
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in a community, lending practices, interest rates and fees charged, laws and regulations governing financial institutions, and equal access to loans.

Housing affordability is strongly affected by interest rates. First-time homebuyers are most impacted by financing requirements. Current mortgage interest rates for new home purchases are at historically low levels of under 4% for a 30-year fixed-rate mortgage, which increases housing affordability for purchasers with good credit. Although rates are currently low, they can change significantly and impact housing affordability.

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Environmental Constraints
Physical constraints to the development of
affordable housing within the City of Grand Terrace
focus upon the physical characteristics of the
majority of the remaining undeveloped land within
the City limits. The identified sites within the
Hillside Residential (RH) and R1-20 zone districts
are primarily located on the steep slopes of Blue
Mountain. Physical constraints include the potential
for land and rock slides, high fire hazards and
flooding. Although it is possible to mitigate the
physical constraints, the development constraints
associated with developing on steep slopes and the
provision of streets and utilities to hillside areas
along with the environmental issues of landslides, high fire hazards and drainage issues substantially increases development costs and therefore make these areas unsuitable for affordable housing.

The sites identified in the R1-10 are generally located along the foot of Blue Mountain and have milder slopes and fewer constraints than in the RH and R1-20 zone districts. The identified sites located in the R1-7.2 zone district are within areas with gradual slopes, if any. There are no known environmental constraints in these areas that could impede development.

The City’s growth is anticipated to consist of infill development on the flatter portions of the City, so these physical constraints will not act as a significant barrier to achieving the development of new housing on RHNA sites.

Identified sites within the multiple-family zone districts are located on the relatively flatter portions of the City. The identified sites located at the northwest portion of the City are located in proximity to Interstate 215 and an industrial line of the Union Pacific Railroad. The Interstate and railroad line are potential environmental areas of concern relating to noise. Noise impacts can generally be mitigated through enhanced construction measures such as sound attenuation walls and would not be considered a significant environmental impact. There are no other known environmental constraints that could impede development on identified sites located in the multiple-family zone districts.

The Barton Road Specific Plan area and the proposed Gateway Specific Plan area are relatively free of significant topographical and environmental constraints that would preclude development.

Infrastructure Constraints
Another possible constraint to the construction of new housing is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; street lighting, etc.) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. As demonstrated by recent projects in the City, the expansion and extension of infrastructure is a standard component of housing development and apart from construction cost,

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is not otherwise a significant constraint to housing development. Because the cost of these facilities is generally absorbed by developers, it increases the cost of new construction, with much of that increased cost often “passed through” to the buyer or renter in as part of home rental or sales prices.

All of the selected RHNA sites have utility access and are expected to utilize existing adjacent or nearby infrastructure and capacity after redevelopment. The City has adequate infrastructure capacity to accommodate the projected new units. The City prioritized identifying sites in areas served by existing infrastructure. The sites either already have infrastructure service or are located close to other properties with existing services. Some infrastructure expansion may be necessary.

In these instances, infrastructure such as water, sewer, and dry utilities run along major roadways adjacent to potential sites and are available to support new residential development. Recent projects across the City have demonstrated that minor infrastructure expansion is not a constraint to development, and the sites included in the inventory are appropriate for residential use. The only expansion necessary would be the extension of laterals to connect to the water and sewer mains, a standard and inexpensive component of nearly all housing construction. Due to the high quality and extensive coverage of the City’s infrastructure, infrastructure is not expected to constrain housing development on any of the RHNA sites.

Dry Utilities
Dry utilities include the installation of the electric, telephone, TV, internet, and gas in a community. The City must ensure that new housing is provided the necessary resources, such as electric and gas. When new development is proposed the applicant coordinates with utility companies to arrange for the extension of service. There are no known service limitations that would restrict planned development during the planning period or represent a significant constraint to the development of new housing.

Electricity
Southern California Edison (SCE) provides electricity to the City. SCE continues to provide energy to the state of California through a series of methods including oil and natural gas, renewable energy resources and alternative diverse supplies. SCE is responsible for providing service to all existing and future development in the City.

Natural Gas
The Southern California Gas Company (SCGC) provides natural gas service to the City and is the nation’s largest natural gas utility provider with more than to 21.8 million consumers across 24,000 square miles throughout Central and Southern California. As a public utility, SCGC is under the jurisdiction of the California Public Utilities Commission (CPUC). Most of California’s natural gas supply comes from out of the state. SCGC is responsible for providing service to residential, industrial, and commercial customers in the City.

Water Supply and Wastewater Capacity
Water
Riverside Highland Water Company (RHWC) is privately owned water utility and provides domestic and irrigation water services to the City of Grand Terrace, portions of the City of Colton, and portions of the unincorporated areas of the Counties of San Bernardino and Riverside. The

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water service is to single and multi-family residential, commercial, industrial and agricultural users. As stated in the Open Space and Conservation Element, the service area of the Riverside Highland Water Company (RHWC) is nearing about 85% built-out with the developments currently under construction or approved by the planning departments of the governing agencies.

The major service area of the RHWC is the City of Grand Terrace. The most recent Urban Water Management Plan prepared for the Company indicates that there is sufficient water supply to accommodate projected development within the City within the planning period. See Program 10 – Priority water and wastewater service for affordable housing developments.

Wastewater
Sanitary sewer service is provided by the City of Grand Terrace, and the City maintains all collections lines within its city limits. The City contracts with the City of Colton for wastewater treatment. Adequate sewer capacity is expected to be available to serve projected development during the 2021-2029 planning period. See Program 10 – Priority water and wastewater service for affordable housing developments.

Government Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations, which the City has no control over, also affect the availability of land for housing and the cost of housing production. Regulations related to building codes, planning processes, and development timelines may have impacts on housing costs and availability.

However, while the City of Grand Terrace has no control over State and Federal laws that affect housing, local laws including land use controls, site improvement requirements, fees and exactions, administrative procedures, and other factors can constrain the maintenance, development and improvement of housing and/or create barriers to housing.

Land Use Controls
General Plan
The Grand Terrace General Plan sets forth the City’s policies for guiding local development. The Land Use Element provides overall guidance to all properties within the City through the distribution of land uses, by type, including residential, commercial, industrial, institutional, and open space. The Land Use Element identifies each land use designation's location and intensity, and its interrelationship with other land uses. The Land Use Element translates the City's longrange vision for development in the City and provides a Land Use Plan, goals, policies, and implementation programs to achieve that vision. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for various uses throughout the City. Residential development in the City of Grand Terrace is permitted under the land use categories shown in Table 8.31 in accordance with the Land Use Element of the General Plan.

The City’s General Plan allows for a range of densities and housing types to meet the needs of all income levels. Assembly Bill (AB) 2348 established “default” density standards. If a local government has adopted density standards consistent with the established population criteria, sites

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with those density standards are accepted as appropriate for accommodating the jurisdiction’s share of regional housing need for lower-income households. Pursuant to AB 2348 and the 2020 decennial census, Grand Terrace is considered a “jurisdiction within a metropolitan county” with a “default” density for affordable units of 20 du/ac. Densities of at least 20 du/ac are allowed in the R3-24 High-Density Residential District.

Grand Terrace’s General Plan is not a governmental constraint to the development of housing.

Residential development is encouraged through both the stated goals and policies of the Land Use Element as well as the City’s land use designations and associated development intensities.

Figure 8-1
Grand Terrace Land Use Map

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Table 8.31
General Plan Residential Designations
Land Use Category Allowable Zones Gross Allowable
Density
Hillside Residential The hillside areas of Blue Mountain located at the far eastern edge of the City are considered a natural resource that requires special consideration to protect the scenic views and environmental resources of the mountain. Any development proposed within the Hillside designation will require special evaluation of all environmental issues and must include provisions for the protection of all natural resources within the area. Properties within the designated areas must
demonstrate that building pads and streets can be graded with minimal impact to the hillside and views, and that adequate utilities and public services, including drainage, domestic water, sanitary sewer, fire protection can be
provided. Proposed developments within this area shall be required to prepare a Specific Plan. Clustered development that protects sensitive slopes and natural resources shall be strongly encouraged.

R-1 (20) 0 – 1 Du/Net Acre
Low Density Residential The Low-Density Residential designation limits land uses to single family detached residential units and mobile homes subject to the applicable General Plan policies and Zoning Code provisions. This designation encompasses the majority of property within the City and is largely associated with existing housing developments throughout the City.

R-1 (7.2), R-1
(10), R-1 (20)
1 – 5 Du/Net Acre
Medium Density Residential The Medium Density Residential designation include both single family detached, and multiple family attached
developments. Permitted uses within these areas may
include small lot single family developments or attached multi-family developments including townhomes,
condominiums, and apartments. Mobile home developments
are also permitted. A density bonus may be applied to a project pursuant to the density bonus provisions of Chapter

4.3 of the California Government Code, or pursuant to an approved Planned Residential Development application up to a 20% density bonus may be granted.

R-2, R-3 1 – 12 Du/Net Acre
Medium High Density
Residential
The Medium High Density Residential designation is reserved for multiple family development, with an emphasis on
affordable housing projects. This designation may also be applied as an overlay to another land use designation to allow multi-family development at a density of 20 to 24 units/acre as an optional alternative to the base land use designation. A density bonus may be applied to a project pursuant to the density bonus provisions of Chapter 4.3 of the California Government Code, or pursuant to an approved
Planned Residential Development application for up to a 20% density bonus.

R3S, R3-20, R3-
24 12 – 24 Du/Net Acre
Source: Grand Terrace Community Development Department, 2021

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Zoning and Development Standards
General Plan land use policies are implemented by the Zoning Ordinance (Title 18 of the Grand Terrace Municipal Code). The Zoning Code contains detailed regulations relating to permitted and conditional uses allowed within each zone, site development standards, and performance criteria that serve to implement the goals and policies of the General Plan. The Zoning Code is made up of two components: a zoning map and zoning text (links to both components are provided on the City website)
7 . The zoning map identifies the geographic location of the zones. The zoning text describes the development standards that apply to the zones, as well as other provisions.

Table 8.31 displays the existing residential standards as outlined in the City’s Zoning Ordinance.

Note that there are instances where state law may supersede the current standards in the Zoning Ordinance. If there is a conflict, state law supersedes the Zoning Ordinance.

In the R2 and R3 zone, three bedroom units are currently not permitted for Duplex, Triplex, Fourplex and Multiple Family residential which could pose a potential constraint to multifamily development projects. Program 11 Zoning Ordinance Amendments for housing for Persons with Special Needs removes this constraint to multifamily development standards Program 11 also includes zoning amendments to decrease the minimum living area to 675 square feet for one bedroom units, 850 square feet for two bedroom units, and 1,025 square feet for three bedroom units, with an 175 square feet required for each additional bedroom beyond three.

Table 8.32 Development Standards
Development Issue RH R1-20 R1-10 R1-7.2 R2 R3 R3-
S R3-20 R3-24
Area (Minimum square feet) _a 20,000 10,000 7,200 10,000 12,000 g 12,000 12,000 Width (Minimum linear feet)
* Interior Lot _a 100 60 60 60 60 g 60 60
* Corner Lot _a 100 70 70 70 70 70 70
Lot Depth (Minimum linear feet) _a 150 100 100 100 100 g 100 100 Street Frontage (Minimum linear
feet)
_a 50 40 40 40 40 g 40 40
Setbacks (Minimum linear feet)
•Front Yard _a 25b 25b 25b 25b 25b 25b 25b
•Rear Yard _a 35b 35b 20b 20b 20b 20b 20b
•Side Yard
- Interior Lot g
With Garage _a 10b 10b 10b 10b 10b 10b 10b
Without Garage _a 5b 5b 5b 5b 10b 10b 10b
- Corner Lot
7 Grand Terrace Development Services Website. https://www.grandterraceca.gov/departments/planning_development_services/planning

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Development Issue RH R1-20 R1-10 R1-7.2 R2 R3 R3-
S R3-20 R3-24
Street side _a 15b 15b 15b 15b 15b 15b 15b
No Street side _a 5 5 5 5 10 10 10
Density (Allowable dwelling units
per acre)
_a 1-2 1-4 1-5 1-9 1-12c Max.
20 13-20c 20-24c
Living Area (Minimum square feet)
* Single Family _a 1,350d 1,350d 1,350d 1,350d 1,350d
* Duplex, Triplex, Four-plex and
Multiple Family
g _g _g
- One (1) Bedroom - - - - 800d 800d
- Two (2) Bedroom - - - - 1,000d 1,000d
Height (Maximum linear feet) _a 35e 35e 35e 35e 35e g 35e 35e Lot Coverage (Maximum percent) _a 40 50 50 60f 60 g 60 60 Distance Between Buildings
(Minimum linear feet)
_a 5 5 5 20 20 g 20 20
a. A specific plan shall be required for all proposed projects (including tentative parcel or tract maps) which include any property located within this district, except that a specific plan shall not be required for existing parcels that are one acre or less in size, are readily served by existing infrastructure, have public access, and fire services can be readily provided. Such specific plan shall establish site development standards on a project by project basis in consideration of the existing topography and other physical constraints.

The specific plan shall not create a density greater than one dwelling unit per gross acre and shall be consistent with the city's general plan.

The specific plan may consider a clustered development concept in order to preserve large areas of open space and minimize the project's impact on the physical environment.
b. The following exceptions apply to front, rear and side yard requirements as noted:

1. The minimum side and rear yard setback for a patio cover shall be five feet.

2. The minimum rear yard setback for an accessory structure shall be ten feet.

3. Slopes exceeding five percent shall be permitted no closer to a residential structure than a distance equal to the required side and rear yard setbacks. In the R1-10 district and the R1-20 district, the thirty-five foot rear yard setback may include ten feet of slope that is greater than five percent.

4. In the case of a parcel or tract map, the twenty-five foot front yard setback requirement may range from twenty-two feet to twenty-eight feet, with an average of twenty-five feet for all proposed lots.

5. In the case where an existing legal nonconforming structure is located within a required setback area, the legal nonconforming structure may be enlarged within the required setback area subject to the following conditions:
a. The proposed addition does not further reduce the depth of the existing setback area; and b. The proposed addition is located no closer than five feet from any property line. c. A density bonus shall be permitted in accordance with the California Government Code and this Title. d. For the purposes of this chapter, the following terms shall be defined as follows:
"Living area" means the enclosed area of a residential dwelling unit, excluding porches, patios, carports, garages, storage areas or auxiliary rooms.
"Multiple-family" means one- or two-bedroom units only. e. Accessory structures shall not exceed twenty feet in height, with exceptions as listed in Section 18.73.090 of this title. f. Not more than the permitted percent of the total parcel may be devoted to main and accessory structures, parking areas, driveways and covered patios. The remaining percent of the total parcel shall be devoted to open areas such as landscaping, lawn, outdoor recreational facilities, incidental to residential development, including swimming pools, tennis courts, putting greens, uncovered patios and walkways. Said open areas shall consist of not less than two hundred square feet of open space per dwelling unit. g. Senior citizen housing's development standards will be established through the specific plan process. All senior citizens housing projects in the R3-S zone will require specific plan process; however, in no circumstance shall the density exceed twenty unit/acre.

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Height Limits
The City has instituted a maximum building height of 35 feet across all residential zones to maintain a consistent low profile within the City, however the City does not impose a maximum number of stories. ADUs are allowed to be up to two stories, unless built on top of a one-story structure. The height limits do not constrain development from reaching their prescribed General Plan densities (12-24 du/ac for medium high density) but may likely constrain densities greater than 24 dwelling units per acre. The City is rezoning to allow densities up to 40 du/acre as discussed in the Sites Inventory (Section 8.8). As a part of the rezoning efforts, new standards will be adopted in the high density zone appropriate for allowing developments to reach these higher densities (See Program 1 Adequate Sites to Accommodate Regional Housing Needs).

Setbacks
All residential zones have setbacks, which are the minimum distances between a structure and a lot line, as shown in Figure 2. Setbacks in Grand Terrace are largely uniform between the residential zones, with 25-foot front setbacks, 5- to 10-foot interior side setbacks, 15-foot street side setbacks, and 35-foot rear setbacks. Since all setbacks reduce the amount of land that is developable on a site, unnecessarily large setbacks have the potential to act as a constraint to housing; however, the setbacks as shown in the table above do not constrain projects from reaching the maximum housing density in current, lower density zones. The City will ensure that the new multi-family zone will not have setbacks that inhibit reaching the maximum density allowed by the zoning and general plan.

Figure 2: Setbacks and Building Area
Source: LCETED Institute for Civil Engineers, “What are Setbacks in Construction”. Accessed May 8, 2024. https://www.lceted.com/2021/05/what-are-setbacks-in-construction.html

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Zoning districts and the types of housing permitted in each district are shown in Table 8.33.

Development standards for each district are shown in Table 8.34.

Table 8.33
Housing Types Permitted by Zoning District
Residential Use RH R1-20 R1-10 R-7.2 R-2 R-3 R-3-S
R-3-20/
R-3-24
SF-Detached P P P P P P -- --
SF-Attached 2-4 DU -- - -- -- P P -- P
Multiple-Family Units -- -- -- -- P P -- P
Residential Care <6 P P P P P P P P
Residential Care >6 -- -- -- -- C C -- --
*Emergency Shelter -- -- -- -- -- -- -- --
Single Room Occupancy -- -- -- -- C C -- --
Manufactured /Mobile Home P P P P P P -- --
ADUs P P P P P P P P
P=Permitted; C=Conditional Use; --=Not a listed use
*Permitted in M2 zone
Source: Grand Terrace Zoning Code
The City’s development standards are consistent with the parameters and policies established in the General Plan and reflect an attempt to balance housing needs with infrastructure capacities and environmental considerations. Standards regulating development within the City are similar to those being used by other surrounding communities.

Multi-family housing is permitted in the R-2, R-3, R-3-20 and R-3-24 zoning districts at densities up to 24 units per acre, excluding density bonus, which is considered appropriate for lower-income housing in small cities such as Grand Terrace pursuant to State law.

Table 8.34
Minimum Development Standards for Residential Zones
Standard R1-7.2 R1-10 R1-20 RH a R2 R3 R3-S R3-20/24
Units per acre (max.) 5 4 2 1 9 12 c g 20/24
Lot area (sq. ft.) 7,200 10,000 20,000 - 10,000 12,000 g 12,000 Lot width (ft.) 60 60 100 - 60 60 g 60
Lot depth (ft.) 100 100 150 - 100 100 g 100
Street frontage (min. lineal feet) 40 40 50 - 40 40 g 40 Setbacks front yard (min. lineal feet) 25 b 25 b 25 b - 25 b 25 b g 25 b Setbacks rear yard (min. lineal feet) 20 b 35 b 35 b - 20 b 20 b g 20 b Interior lot (with garage) 10 b 10 b 10 b - 10 b 10 b g 10 b Interior lot (without garage) 5 b 5 b 5 b - 5 b 10 b g 10 b Corner lot (street side) 15 b 15 b 15 b - 15 b 15 b g 15 b Corner lot (no street side) 5 5 5 - 5 10 g 10
Living area single-family (minimum) 1,350d 1,350d 1,350d - 1,350d 1,350d g - Living area multi-family (one-bedroom) 800d 800d g g
Living area multi-family (two-bedroom) 1,000d 1,000d g g Building lot coverage (%) 50 50 40 - 60 f 60 f g 60
Building height (ft.) 35 e 35 e 35 e - 35 e 35 e g 35 e Source: Grand Terrace Zoning Code, 2021
Footnotes: Refer to Zoning Code for footnote definitions.

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Specific Plans
In addition to the zoning districts described above, housing development may occur in “specific plan” zoning districts pursuant to Municipal Code Chapter 18.20. Three specific plans have been established allowing residential uses – Barton Road Specific Plan, Forest City Dillon Specific Plan, and Kruse Specific Plan. The Forest City and Kruse Specific Plans are fully developed, and only the Barton Road Specific Plan is expected to have opportunities for housing development in the foreseeable future.

Barton Road Specific Plan
Multiple-family infill development in the Barton Road Specific Plan (BRSP) is allowed in the AP District (Planning Area 3) and is subject to R3. For mixed-use projects, residential components are not allowed on the first floor. Mixed-use development is subject to the standards of the underlying zone district, including lot coverage, height, parking and setbacks. Densities may not exceed those of the residential, commercial and industrial designations of the General Plan.

Gateway Specific Plan
The proposed Gateway Specific Plan area is comprised of vacant and non-vacant land, some currently owned by the Successor Agency to the City of Grand Terrace and includes the aggregation of multiple parcels and redevelopment of lands. The Plan encompasses 131 acres located north of Grand Terrace High School along the eastern side of I-215. This project is expected to include a mixed-use component with opportunities for multiple-family residential units. Because a specific plan is being proposed for the project it has the added benefit of creating customized development standards that would apply to the residential component. The Gateway Specific Plan was submitted to the City of Grand Terrace in December 2017 and is currently under review. Mixed uses including both commercial and residential projects, combined with recreational open space are envisioned to provide new housing opportunities in Grand Terrace.

One of the key benefits of the Gateway Specific Plan is that it addresses many of the current infrastructure deficiencies by bringing new roads and utilities to the area. The focal point of the Gateway planning area will be the creation of a new major arterial connecting Commerce Way with Taylor Street. Projected to be an alternative to Michigan Avenue, this new 4-lane divided road alignment will serve to lessen traffic, noise and congestion on existing city streets.

The Gateway Specific Plan is expected to provide a significant component of new housing development during the 2021-2029 planning period, as further discussed in the Sites and Resources chapter.

As detailed in Chapter 18.10 of the City’s Zoning Code, senior citizen housing development standards are currently established through the specific plan process which could pose a potential constraint to senior multifamily housing development projects. Program 11 Zoning Ordinance Amendments for housing for Persons with Special Needs removes the specific plan requirement for senior housing.

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Zoning for a Variety of Housing Types
• Senate Bill 9: Effective January 1, 2022, Senate Bill (SB) 9 requires ministerial approval of a housing development with no more than two primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. SB 9 facilitates the creation of up to four housing units in the lot area typically used for one single-family home. • Accessory Dwelling Units: Municipal Code Chapter 18.69 establishes regulations to encourage production of accessory dwelling units (ADUs). In recent years the State Legislature has adopted several amendments to State law to encourage ADU production.

Program 9 Incentivize Accessory Dwelling Units is included in the Housing Plan to update City ADU regulations consistent with current State law. • Manufactured Homes: The Zoning Code allows manufactured homes in all residential zone districts, subject to the same development standards and review process as conventional construction. The scope of review of single-family residences, including manufactured housing, is generally limited to the architecture of the residences, including design, materials, and landscaping. The process from submittal to issuance of building permits is approximately 6 weeks.
• Residential care facilities: Residential care facilities refer to a residential facility providing supervision and care of persons, such as a group home, or rehabilitation facility that provide non-medical care to persons in need of personal services, assistance, guidance, protection or training for daily living. Residential care facilities serving 6 or fewer persons are permitted by right in all residential zones. Facilities serving 7 or more persons are conditionally permitted in all residential zone districts. Residential care facilities include homes for persons with disabilities.
• Transitional and supportive housing: Transitional housing typically provides shelter for up to two years and may require residents to participate in a structured program to work toward established goals so that they can move on to permanent housing. Supportive housing may have no time limit and residents are typically provided with an array of supportive services to assist them in their daily lives. Pursuant to State law, the City allows transitional and supportive housing as a residential use subject only to the same requirements for other residential uses of the same type in the same zone. In 2018 AB 2162 amended State law to require that supportive housing be a use by-right in zones where multi-family and mixed uses are permitted, including non-residential zones permitting multi-family uses, if the proposed housing development meets specified criteria. The City’s current regulations comply with this law. Program 11 Zoning Ordinance Amendments for Housing for Persons with Special Housing Needs is included in the Housing Plan to update City regulations for supportive housing consistent with current law.
• Single-room-occupancy (SRO) units provide another form of affordable housing for lowincome persons. The City’s Zoning Code allows SROs subject to a conditional use permit in the R2 and R3 zone districts.
• Emergency shelters: Emergency shelters are facilities that provide a safe alternative to the streets. State law requires jurisdictions to evaluate their need for emergency shelters

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compared to available facilities to address the need. If existing emergency shelter facilities are not sufficient to address needs, jurisdictions must designate at least one location where a year-round shelter can be accommodated. The City Zoning Code has recently been updated to allow the development of emergency shelters by right in the M2-Industrial zone. The M2 Zoning District covers approximately 178 Acres within the City. All of these parcels are within .25, .5, and 1 miles within transit services. Approximately one-third of the land is currently vacant. There is sufficient acreage in these parcels to meet the needs of the most recent PITC (one individual). The City’s Zoning Code allows emergency shelters by-right in the M2 zone subject to the following standards.
• An emergency shelter shall be located at least 300 feet from any other emergency shelter.
• Each emergency shelter may have a maximum of 25 beds, with at least 35 square feet of sleeping area per bed.
• Each emergency shelter shall provide a client waiting and intake area of at least ten square feet per bed but at least 200 square feet in total floor area. The intake waiting area shall be in a location not visible from the adjacent right-of-way. If located at the exterior of a building, the area shall be visually separated from public view by a sixfoot high decorative masonry wall and shall be covered for shade and rain considerations.
• Living, dining, and kitchen areas shall be physically separated from sleeping areas. • Each emergency shelter shall provide facilities for personal care (i.e., bathroom and shower facilities).
• The shelter shall provide landline telephone services separate from the office phone in order to provide privacy. Any payphones provided shall allow call-out service only. • One parking space for each 500 square feet of gross floor area shall be provided, unless it is demonstrated that a different parking ratio is appropriate based upon the submittal and approval of a parking study prepared by a qualified traffic engineer to justify the provision of a lesser number of spaces than that required by this Section, based on shared use of spaces, the nature of the use, or other factors. 1. The design of off street parking facilities shall comply with Chapter 18.60 (Off-Street Parking). 2. Nonoperational and unregistered vehicles shall not be kept on site and towing shall be the responsibility of the shelter operator.
• Parking and outdoor facilities shall be designed to provide security for residents, visitors and employees.
• The facility and/or the premises shall be accessed by one entrance. • Adequate external lighting shall be provided for security purposes. The lighting shall be stationary, shielded, and directed away from adjacent properties and public rightsof-way, and of an intensity that is compatible with the neighborhood. • Trash enclosures and refuse areas shall be provided.

AB 139 (2019) revised State law regarding parking standards for emergency shelters.

Program 11 Zoning Ordinance Amendments for Housing for Persons with Special Housing Needs is included in the Housing Plan to update City regulations consistent with current law.

Additionally, Program 11 Zoning Ordinance Amendments for Housing for Persons with

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Special Housing Needs will include revising the definition of emergency shelter in Section

18.06.287 to include other interim interventions, including navigation centers, bridge housing, and respite or recuperative care pursuant to Government Code section 65583, subdivision (a)(4).
• Low Barrier Navigation Centers: In 2019 the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “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, 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. Current City regulations comply with this requirement.

Program 11 Zoning Ordinance Amendments for Housing for Persons with Special Housing Needs is included in the Housing Plan to update City regulations consistent with current law.

Housing for Persons with Disabilities
City regulations related to housing for persons with disabilities are summarized below.

Definition of Family
The Zoning Ordinance defines family as “an individual or two or more persons living together as a single housekeeping unit.” This definition is consistent with current law.

Residential Care Facilities
Municipal Code Section 18.06.635 defines Residential care facility as “any facility, place or building that is maintained and operated to provide non-medical residential care as defined by State law, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, abused or neglected children and the elderly. The term "residential care facility" is limited to those facilities, places or buildings that are both subject to regulation and actually licensed by the State of California. No facility, place or building that may otherwise be regulated by the State of California, but which is not actually licensed by the State of California, shall be deemed a "residential care facility" for purposes of this Title. Whether or not unrelated persons are living together, a residential, community or group care facility licensed by the State of California that serves six or fewer persons shall be considered a residential use of property for the

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purposes of this Title. (A residential care facility that is not licensed by the State of California shall be deemed a rooming or boarding house.)”
Residential care facilities for six or fewer persons are permitted as a residential use in all districts, while residential care facilities for more than six residents are permitted in the R-2 and R-3 districts by an administrative use permit. The administrative use permit is approved by the Planning and Development Services director, typically within 4 – 6 weeks. The AUP and limiting residential care facilities with more than six residents to two zones could pose as a potential constraint.

Program 11 Zoning Ordinance Amendments for housing for Persons with Special Needs, expands the zones where residential care facilities are permitted and removes the AUP requirement for residential care facilities for seven or more persons .

There are no separation requirements for the siting or separation requirements for special needs housing.

Reasonable Accommodation
The Reasonable Accommodations Ordinance (Municipal Code Chapter 18.68) establishes procedures for reviewing and approving requests for modifications to City zoning or building codes to ensure equal access to housing and facilitate the development of housing for individuals with disabilities.

Application procedures. Notice of the availability of reasonable accommodation is prominently displayed at public information counters in the Community and Economic Development Department, advising the public of the availability of the procedure for eligible individuals. Upon submittal of a request for reasonable accommodation, the application is forwarded to any applicable reviewing agencies, and notice of the application is mailed to all adjacent property owners including the specific zoning code, law, regulation, procedure or policy from which relief is being requested, the nature of the accommodation requested, and informing surrounding property owners that they may contact the City to request written notice of any decisions made, or hearings scheduled, regarding the application.

The Planning and Development Services Director shall have the authority to consider and act on any application for a reasonable accommodation, and may deny, approve or conditionally approve the request in accordance with the required findings set forth in Section 18.68.090, and shall issue a written determination within 30 days of the date of receipt of a completed application. The Planning and Development Services Director may also refer the request for reasonable accommodation, in his or her sole discretion, to the Planning Commission. Such referrals, if made, shall occur within 15 days after the Planning and Development Services Director's receipt of a complete application. In which case, the Planning Commission shall render a decision on the application in the same manner as it considers an appeal. The written determination shall be made in accordance with the required findings set forth in Section 18.68.090.

A request for reasonable accommodation submitted for concurrent review with another discretionary application shall be reviewed by the authority reviewing the discretionary land use application. The written determination on whether to grant or deny the request for reasonable accommodation shall be made by the applicable reviewing authority in compliance with the

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applicable review procedure for the discretionary review. A reasonable accommodation does not require the approval of any variance as the reasonable accommodation.

Findings for approval. Approval shall be based upon the following findings, which shall be made by the by the approval authority in approving or denying the application:

1. The person who will use the subject property is protected under the fair housing laws;

2. The requested exception to the zoning code, law, regulation, procedure or policy is necessary to make specific housing available to persons occupying the subject property;

3. The requested accommodation will not impose an undue financial or administrative burden on the City;

4. The requested accommodation will not require a fundamental alteration of the City's zoning laws, policies and/or procedures;

5. That alternative reasonable accommodations which may provide an equivalent level of benefit have been considered, and are not feasible.

These procedures are consistent with applicable law and do not pose an unreasonable constraint on persons with disabilities. To date, only one resident has requested and received a reasonable accommodation to expand a residence.

Off-Street Parking Standards
Parking standards are currently similar to those used in other cities: a two-car garage required for each single-family dwelling. Multi-family developments require one parking space for studio units and two spaces for larger units, of which one space must be in a carport or garage. Guest spaces are required in a ratio of one guest parking space per four multi-family dwelling units. Parking standards for the new high density zone will be such that they do not pose a constraint to meeting the maximum density.

Design Review Standards
In March 2023, the City of Grand Terrace adopted objective design standards for multifamily residential and mixed-use developments with a residential component. The standards were created to ensure such projects are attractively designed, maintain positive aesthetic characteristics, and provides property owners and developers with predictable design approval standards. The objective design standards establish the provisions and procedures for processing streamlined housing projects consistent with Government Code Section 65913.4. Consistent with state law, the standards are objective and do not pose an unreasonable constraint on the development of multifamily or mixed-use housing.

Single- and multi-family units are reviewed on a case-by-case basis for high quality construction and compatibility with existing surrounding architecture. The basic philosophy of the City’s design review process is to arrive at a product that meets the City’s goals and is financially feasible for the developer.

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The responsibility of the Planning Commission / Site and Architectural Review Board is to provide comprehensive site plan and architectural review of projects. The scope of the Planning Commission / Site and Architectural Review Board’s site and architecture review is to consider the site plan in relation to the property and development standards (such as setbacks, lot coverage, building height, and parking), placement of structures, vehicle and pedestrian access, landscaping, police and fire services, grading and drainage, traffic, relationship to existing and planned uses of adjoining and surrounding properties, and relationship to nearby properties and structures and surrounding natural topography. It is also to consider the proposed architecture of buildings in terms of style and design, materials and colors, and size and bulk in relation to the surrounding properties. Chapter 18.63 of the Zoning Code specifies the review authority of the Planning Commission / Site and Architectural Review Board with regard to site and building design.

Projects such as individual single-family units require Planning Commission approval, through Site and Architectural Review. A public hearing is not required for small projects, such as room additions and accessory structures.

Building Codes and Compliance
In addition to land use controls, local building codes also affect the cost of housing. As part of Municipal Code Title 19, Grand Terrace has adopted the current 2022 California Building Codes that establishes minimum construction standards. The codes establish uniform standards, and no major modifications to standard building codes have been established.

Code compliance activities within the City are intended to promote the safety and character of the City. The City encompasses approximately three square miles and there is one code compliance officer responsible for code enforcement activities in the City. Therefore, code enforcement activities are primarily reactive. In the residentially designated properties, code enforcement housing efforts generally focus on property maintenance, including the rental inspection program.

Development Fees
A summary of development fees is provided in Table 8.35. The fees that are charged by the City are a reflection of the time and effort required by City staff in order to review development plans.

Development impact fees are charged on a per-unit basis to provide funds to offset the cost of providing public services to serve new development. Development impact fees are limited to the cost of providing the necessary services.

As shown in Table 8.35 the total fees, including building permit and development impact fees for a 2,000-square-foot residential unit are approximately $33,000, and approximately $24,000 for a 1,200-square-foot multi-family unit. While the majority of the costs is attributable to development impact fees, the City assesses a lower impact fee for multiple-family development. A significant portion of these impact fees are assessed by entities separate from the City, over which the City has no control.

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Table 8.35
Residential Planning, Building Permit and Development Impact Fees 2,000 Square Foot
Detached Residential Unit
1,200 Square Foot
Attached Residential Unit
Planning Fees
Site and Architectural Review $2,200 Deposit & Actual Cost per project Administrative Site and Architectural Review $310 minimum fee per project up to $3,100 based on size Land Use Review $97 fee per project
Administrative Conditional Use Permit $620
Conditional Use Permit $2,400 deposit
CEQA review Dependent on CEQA requirements
Notice of Exception $233
Notice of Determination $233
Initial Study (Negative Declaration) $930 OR Actual Cost, plus 15% Admin Fee Building Construction Permit Fees (per unit) (per unit) Building Permit fee $1,872.95 $1,223.35
Plan Check fee $1,217.42 $795.18
Energy fee $75.00 $75.00
Sewer connection $300.00 $300.00
NPDES compliance verification $75.00 $75.00
Electrical fee $373.92 $144.96
Ventilation fee ($10/each) $60.00 $20.00
Lawn sprinkler system $15.00 $15.00
Water heater or vent $15.00 $15.00
Private water distribution system ($4/each) $8.00 $6.00 Air handling unit $15.00 $15.00
Forced air/gravity type burner $20.00 $20.00
Gas piping system $4.00 $4.00
Drainage/vent pipe repair ($15/each) $210.00 $120.00
Fixture Trap fee ($10/each) $140.00 $80.00
Approximate Total Building Fee $4,386.00 $2,908.00
Development Impact Fees
Arterial Improvement Fees $ 4,063.36 $ 2,479.85
Storm Drainage Fees $2,234.00 $429.00
General Facilities Fund $1,102.00 $1,102.00
Public Use Facilities Fund $ 674.00 $ 422.00
Parkland/Open Space Fund $7,241.00 $4,534.00
Traffic Signal Improvement Fee $ 238.53 $ 145.57
Sewer Connection Fee $2,700.00 $2,700.00
Riverside Highland Water Connection Fee $7,765.00 $7,765.00 School Fees (Colton Joint Unified School District) ($4.79/sq. ft) $9,580.00 $5,748.00 Approximate Total Development Impact Fees $35,597.89 $25,325.42 Estimated Total Fees $39,983.89 $28,233.42
Source: Grand Terrace Community Development Department
Permit Processing
The processing time needed to obtain development permits and required approvals is often cited as a prime contributor to the high cost of housing. Additional time may be necessary for environmental review, depending on the location and nature of a project. Unnecessary delays add

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to the cost of construction by increasing land holding costs, interest payments and inflation.

Although these review processes may take a substantial amount of time, they are necessary to ensure public health and safety and integrate a new development into the local urban environment.

In Grand Terrace, the average processing time for most development entitlement applications is two to three months with very small projects taking less than 30 days. Approval times can vary depending on the applicant, the city has a 30-day review period during which comments are prepared for the applicant who has 30-days to resubmit. However, most applicants take about 60- 90 days to resubmit the project for review. In addition to this, the average plan check review time for Building and Safety is about 10-14 days. The resubmittal review is five days for applicant whom on average take longer than that to resubmit plans. Therefore, an assumed project approval should be around three months but a review of approved projects shows a range of 6-12 months approval time for applicants.

All development services functions are consolidated under the Community Development Department. The divisions which include Planning, Building and Safety, Code Enforcement, Engineering and Public Works. This administrative organization helps to ensure that development and permit issues are resolved efficiently.

Moreover, the City has established a Site and Architectural Review Board that also serves as the Planning Commission. This Board is scheduled to meet twice per month to review all new construction proposals. Based on periodic surveys conducted by the City, local processing times are shorter than those experienced in surrounding communities.

The following summarizes application procedures that are utilized by the City for residential projects and their typical processing times:

Land Use Application: This application is used for small ground floor room additions that are less than 500 square feet in size. The average processing time is 2 to 4 weeks from filing to issuance of building permit.

Administrative Site and Architectural Review: The Administrative Site and Architectural Review application is used for two-story additions, larger room additions that are 500 square feet in size or larger but less than 65% of the floor area of the existing house. This application does not require a public hearing and can be approved by the Community Development Director or their designee. The average processing time is typically 6 weeks from filing to issuance of building permit. The Administrative Site and Architectural Review process is also used for the review and approval of second dwelling units, which greatly expedites the processing of these second units and is in conformance with State law.

Site and Architectural Review: This application requires a public hearing before the Planning Commission and notification of property owners within 300 feet of the subject site.

The Site and Architectural review process is required for new single-family residences and for multiple-family developments. The average processing time for a single-family residence is 6-8 weeks from filing to issuance of a building permit, and about 12 to 16 weeks from filing to issuance of building permit for multiple-family developments. If an environmental initial study is required to be prepared, the processing time would be extended by at least three months. To expedite the review process, the City offers concurrent review of the

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construction drawings prior to the Planning Commission’s public hearing, subject to a hold harmless agreement should the Commission impose major changes in the project at the public hearing. This procedure highlights the City’s efforts to expedite the review process to facilitate new housing development.

Conditional Use Permit: Applications for a Conditional Use Permit shall be submitted to the planning department and is heard concurrently with the Site and Architectural Review application, which results in processing time the same as for the Site and Architectural Review application. The planning director shall review each application and determine its completeness. Upon determination that an application is complete, the application shall be scheduled for a public hearing consideration by the planning commission.

Tentative Parcel Map: This application is used to divide a site into four or fewer new parcels. This would allow for the infilling of larger parcels or an intensification of existing sites. The application is heard by both the Planning Commission and the City Council, as required by State law and the City’s Subdivision Ordinance. The processing time from tentative parcel map filing to City Council approval is approximately 3 to 4 months.

Tentative Tract Map: This application is used to divide or subdivide a site into more than four lots. This allows for the infilling of large parcels or an intensification of larger existing sites in the City. Tentative Tract Maps are heard by both the Planning Commission and the City Council. The processing time from the tentative map filing to the recording of the final map is 4 to 6 months. If an environmental initial study is required to be prepared than the processing time would be extended by at least three months.

The City reviewed its recently permitted single family homes and ADUs to understand the length of time between approval of the project and submittal of applications for building permits, including one recent ADU and one recent single family home. The ADU was approved on June 17, 2024 and applied for building permits on the same day (June 17, 2024) and the single family home was approved on August 9, 2019 and applied for a building permit on November 13, 2019, about three months (96 days) after approval.

The City does not have any current (in the last five years) examples of multifamily development projects to establish a typical length of time between the submittal of applications for building permits and approval. Any former application timelines of multifamily housing from further than five years ago would not be reflective or indicative of the City’s current review processes. The City is receiving increase interest in development since the adoption of the Objective Design Standards (2023) and with the proposed rezoning as documented in this Housing Element. At the time of publication, the City recently received two multifamily applications utilizing the newly adopted Objective Design Standards, one of which is currently in plan review. The City is motivated and committed to streamline and update prior processes as well as amend the zoning ordinance to facilitate the development of multifamily and affordable housing through several Housing Element Programs including Program 1, Program 3, and Program 11.

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SB 35 Approval Procedure
SB 35 (2017) requires a Streamlined Ministerial Approval Process for developments in jurisdictions that have not made sufficient progress towards their Regional Housing Needs Allocation.

As of December 2023, the City of Grand Terrace has not received an SB 35 application. If the City were to receive an SB 35 application, it would follow state law procedure. The following permitting procedure that the City will follow is from the Streamlined Ministerial Approval Process guidelines outlined by HCD.

After receiving a notice of intent from the applicant intending to submit an application for a Streamlined Ministerial Approval Process, the following steps must occur:

1. The City will complete the tribal consultation process outlined in Government Code Section 65913.4(b) prior to accepting an application for a Streamlined Ministerial Approval process.

2. Once the tribal consultation process is complete, the City will begin processing the submitted application for a Streamlined Ministerial Approval process.

3. The City will perform a determination of consistency with regard to objective zoning, subdivision, and design review standards.

4. The City will perform a determination of consistency with density requirements.

5. The City will complete the design review within the following timeline, following acceptance of the application in item #2 above:
• Within 60 calendar days of submittal of the application to the City if the development contains 150 or fewer housing units.
• Within 90 calendar days of submittal of the application to the City if the development contains more than 150 housing units

6. The City will determine whether the application for Streamlined Ministerial Approval complies with all applicable requirements, and will approve or deny the application, within the following timeline:
• Within 90 calendar days of submittal of the application to the City if the development contains 150 or fewer housing units
• Within 180 calendar days of submittal of the application to the City if the development contains more than 150 housing units.

Improvement Standards
Projects including new residential construction are normally required to install necessary on- and off-site improvements, including a half-width of the adjacent street, concrete curbs, sidewalks, water connections and sewer connections. Roadway standards for local or neighborhood streets that allow parking on both sides of the street have paved widths of 36 to 44 feet. Infrastructure improvements are in place in most locations within the City limits.

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Local Ordinances
At present, the City does not have a short-term rental ordinance in place. A review of the VRBO website in November 2022 showed no short-term rental properties currently present within the City limits, while a review of the Airbnb website showed 14 available rentals. Thus, while these types of ordinances have the potential to pose a governmental constraint on housing in cities, particularly cities with large tourist economies, current data indicates the effects of short-term rentals to be negligible when compared to the total housing stock of the City. Thus, it is not a constraint on development.

At present, the City also does not have an inclusionary housing ordinance. Thus, this is not a constraint on development.

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Land Resources
Section 65583(a)(3) of the California Government Code requires Housing Elements to include an “inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” A detailed analysis of vacant land and potential redevelopment opportunities is provided in Appendix B, which shows that the City’s land inventory, including projects approved and the potential development of vacant and underutilized parcels, is sufficient to accommodate the RHNA for this planning period in all income categories.

A discussion of public facilities and infrastructure needed to serve future development is contained in “Non-Governmental Constraints” in Section 8.4. There are currently no known service limitations that would preclude the level of development described in the RHNA, although developers will be required to pay fees or construct public improvements prior to or concurrent with development.

8.5 HOUSING RESOURCES
Financial Resources
In 2012 the state abolished all redevelopment agencies in California; therefore, this tool for community revitalization and affordable housing assistance is no longer available. Nevertheless, there are a variety of potential funding sources available to support affordable housing in the City of Grand Terrace, as summarized below. The City of Grand Terrace does not administer these programs, and these financial resources are managed by other governmental or nonprofit partners.

California Housing Finance Agency (CHFA): Operated by the California Housing Finance Authority it is designed to provide up to 100% of home loan financing to prospective eligible firsttime homebuyers. Generally, the loan consists of a standard 97% FHA - CHFA fixed-rate 30-year mortgage and a 3% CHFA down payment assistance second mortgage, which is also called a “sleeping” or “silent” second. The second mortgage is offered for 30 years at 3% simple interest. All payments are deferred on this second mortgage until one of the following happens: the CHAFA first mortgage becomes due and payable; the first mortgage is paid in full or refinanced; or the property is sold.

Community Development Block Grant Program (CDBG): Through the federal CDBG program, HUD provides funds to local governments for funding a range of community development activities.

CDBG grants are awarded to the City on a formula basis for housing activities, including acquisition, rehabilitation, homebuyer assistance, economic development, homeless services and public services.

CDBG funds are subject to certain restrictions and cannot be used for new construction of housing.

CDBG grants benefit primarily persons/households with incomes not exceeding 80 percent of the County Median Family Income. In the past the City has used CDBG funds to support rental, utility and transitional housing assistance through Lighthouse.

Low Income Housing Tax Credit (LIHTC) Program: This program was created by the Tax Reform Act of 1986 to provide an alternate method of funding low-and moderate-income housing. Each state receives a tax credit, based upon population, toward funding housing that meets program guidelines.

The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing.

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Home Investment Partnership (HOME) Program: HOME is a federal program, created as a result of the National Housing Affordability Act of 1990. Under HOME, HUD awards funds to localities on the basis of a formula, which takes into account tightness of the local housing market, inadequate housing, poverty and housing production costs. Localities must match HOME funds with 25% of funds from non-federal sources. The San Bernardino County Economic Development Agency, Community Development Division administers the HOME Program locally for County residents. The HOME Program serves individuals and households earning 80% or less of the area median income established by HUD, who reside within the County of San Bernardino HOME Consortium area. City residents are eligible to participate in this program.

HOME funding is provided to jurisdictions to assist either rental housing or home ownership through acquisition, construction, reconstruction, and/or rehabilitation of affordable housing. Also possible is tenant-based rental assistance, property acquisition, site improvements, and other expenses related to the provision of affordable housing and for projects that serve a group identified as having a special need related to housing.

Multifamily Mortgage Revenue Bonds: This funding source provides below-market interest rate loans for development, acquisition, or rehabilitation of existing multifamily rental units within San Bernardino County and its cooperating cities.

Section 8 Rental Assistance Payments/Housing Certificates: The federal Section 8 voucher program is the federal government's major program for assisting very low-income families, the elderly, and the disabled to rent decent, safe, and sanitary housing in the private market. Since the rental assistance is provided on behalf of the family or individual, participants are able to find and lease privately owned housing, including single-family homes, townhouses and apartments from landlords who accept vouchers. Eligible households pay 30% of their income toward rent with the balance paid by HUD. The San Bernardino County Housing Development Department, in cooperation with the Housing Authority, administers the Tenant Based (Rental) Assistance Program that includes Section 8 rental assistance.

Energy Conservation
As non-renewable energy resources have been progressively depleted and energy costs continue to rise, homeowners have become increasingly aware of energy conserving measures primarily as a means to offset and control the rising costs of fuel.

California Subdivision Map Act: State law requires that a tentative tract map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade or prevailing breezes. These standards have been incorporated by reference into the City’s Subdivision Ordinance.

Building Code: The City enforces the State Energy Conservation Standards (California Code of Regulations Title 24). These standards incorporated into the City’s Building Code provide a great deal of flexibility for individual builders to achieve a minimum “energy budget” with various performance standards. These requirements apply to all new residential and commercial construction and to remodeling and rehabilitation construction only where square footage is added. The City is

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also requiring 100% waste recycling on construction projects, and a commissioning plan certified by a mechanical engineer on energy systems.

Zoning Code: Section 18.10.090 of the Zoning Code allows a multiple-family developer to apply for a density bonus when energy efficiency is incorporated into the project design.

Community Action Partnership of San Bernardino County (CAPSBC):
• Weatherization Program: Assists eligible low-income customers by installing energy conservation measures that will reduce utility costs and conserve energy. Residents eligible for the Weatherization Program include single-family homes, condominiums, and multi-family homes, such as apartment complexes. This program is available to homeowners and renters. Examples of energy conservation measures include low flow shower heads, attic insulation, caulking, set back thermostat, and minor repairs, such as replacement of door (s), broken glass, patching of holes, door stops, and frames. • Home Energy Assistance Program (HEAP): The HEAP program provides, to eligible households, emergency and non-emergency utility assistance in the form of a credit on gas, electric, wood or propane bills. Emergency assistance is when the utility has already been turned off, whereas non-emergency is when a disconnection notice is received.

California Alternative Rates for Energy (CARE): Southern California Edison and The Gas Company participate in the CARE program providing lower energy rates to eligible households. To inform residents about this program, the utility companies mail all customers brochures regarding the program.

Conservation Garden at Grand Terrace Fitness Park: The landscaping at Grand Terrace Fitness Park was designed to be a water conservation demonstration garden. Most of the plant material within the park uses less water than a traditional landscape or park and much of it would survive on just the limited rainfall that falls in Grand Terrace. The local water purveyor, Riverside Highland Water Company, partnered with the City to provide plant identification signs so that park visitors can identify water conserving plants that they would like to use in their gardens and yards, and educational signs that speak to water efficiency through the use of water conserving plants and smart irrigation.

Energy Efficiency Audits: The Southern California Edison Company provides energy audits to local residents on request. The Southern California Gas Company also provides self-guided surveys for its customers on its website. Energy audits are extremely valuable in pinpointing specific areas in residences, which are responsible for energy losses. The inspections also result in specific recommendations to remedy energy inefficiency. In addition, these utility companies provide rebate programs for energy efficient improvements or purchase of energy efficient appliances.

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8.6 HOUSING PLAN
This Housing Plan provides direction for City decision makers to achieve the long-term housing goals set forth in the Grand Terrace Housing Element. The Plan is established to guide the development, revitalization and preservation of a balanced inventory of housing to meet the needs of present and future residents of the City. It is the overall goal of the City to ensure that all residents have decent, safe, sanitary and affordable housing regardless of income.

In preparing the 2021-2029 Housing Plan, the City re-examined the goals, policies and programs of the previous planning period, in light of the dissolution of redevelopment agencies, shrinking County programs, and limited funding resources. The Housing Plan is responsive to State housing goals and reflects the desires and aspirations of the community within the constraints of the City’s available resources.

The Housing Plan addresses the following areas: 1) providing adequate housing sites to accommodate future needs; 2) assisting the development and/or availability of affordable housing; 3) removing governmental constraints; 4) conserving and improving existing affordable housing; and 5) promoting equal housing opportunity.

Goals and Policies
Goal 8.1 Provide adequate sites, with appropriate zoning and development standards and services to accommodate the City’s RHNA allocation.

Policy 8.1.1: Promote and encourage development of housing, which varies by type, design, form of ownership and size.

Policy 8.1.2: Maximize use of remaining residentially zoned vacant land suitable for residential development.

Policy 8.1.3: Provide for a zoning category to permit a density of at least 20 units/acre, and allow for density bonuses pursuant to State housing law, which would qualify for very-low-income housing.

Policy 8.1.4: Promote and encourage accessory dwelling units in accordance with State law.

Goal 8.2: Assist in the availability and/or development of adequate housing to meet the needs of affordable housing.

Policy 8.2.1: Promote and encourage infill housing development and use of underutilized land for residential construction.

Policy 8.2.2: Promote mixed-use and infill residential development in the Barton Road Specific Plan areas.

Policy 8.2.3: Facilitate access to housing assistance programs Policy 8.2.4: Emphasize and promote the role of the private sector in the construction and financing of affordable income housing.

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Policy 8.2.5: Continue to encourage the development of attached or detached accessory dwelling units, in accordance with the Zoning Code.

Goal 8.3: Address and, where appropriate, remove governmental constraints to the maintenance, improvement and development of housing.

Policy 8.3.1: Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production.

Policy 8.3.2: Periodically review residential development standards and regulations, ordinances, processing procedures, and fees to identify and mitigate constraints that may impede the development, improvement, and conservation of housing.

Policy 8.3.3: Offer regulatory incentives and concessions for affordable housing, such as relief from development standards, density bonuses, or fee waivers where deemed to be appropriate.

Goal 8.4 Conserve and improve the condition of existing affordable housing stock.

Policy 8.4.1: Encourage the rehabilitation of deteriorating housing.

Policy 8.4.2: Encourage the use of assistance programs to make residences more energy efficient.

Policy 8.4.3: Continue to enforce building, land use, and property maintenance codes.

Policy 8.4.4: Encourage the maintenance of sound owner-occupied and rental housing.

Policy 8.4.5: Encourage the incorporation of energy conservation features in the design of all new housing developments and the addition of energy conservation devices/practices in existing residential developments.

Policy 8.4.6: Support the rehabilitation, maintenance, and improvement of mobile homes and mobile home parks throughout the City.

Goal 8.5: Promote fair housing opportunities for the residents of Grand Terrace.

Policy 8.5.1: Provide reasonable accommodation for housing for persons with disabilities.

Policy 8.5.2: Promote fair housing opportunities for residents of Grand Terrace.

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Housing Programs
This section describes the City’s housing programs for the 2021-2029 planning period, including the responsible agency, timeframe, funding source and objectives. It should be noted that where funding sources list “General Fund”, these may consist of in-kind staff services, expedited permit processing, and/or reduced permitting fees.

Programs to Provide Adequate Sites for Housing
Program 1 Adequate Sites to Accommodate Regional Housing Needs To accommodate for a shortfall of sites and provide for adequate sites, the City is rezoning 97.3 total acres to allow for housing at a density of 20 – 40 du/acre. By upzoning for considerable capacity beyond the RHNA, the City is encouraging housing mobility, creating housing opportunity, and ensuring there is adequate capacity to meet the RHNA.

The City has identified 20 parcels (24.2 acres) from this rezone to meet the RHNA. Rezoned sites will comply with the requirements of Government Code Sec. 65583.2(h) which states that cities must have a program to facilitate by-right approval for projects that include at least 20 percent of the units for lower-income housing on rezoned low-income sites. Rezoned sites needed to meet the RHNA shall comply with 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; • Accommodate a minimum of 16 units per site;
• Require a minimum density of 20 units per acre;
• Or, 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.

Additionally, the six RHNA sites with existing, single-family residential uses will be subject to a replacement housing policy. The replacement housing policy will comply with all provisions of Government Code section 65915, subdivision (c) (3).

Pursuant to the statutory requirements of Government Code Sections 65583.2(c), amend the Zoning Ordinance to require by-right approval of any “reuse” 4th and 5th Cycle sites being used to meet the 6th Cycle RHNA, if 20 percent of the units in the development are affordable to lowerincome households. There are four sites in the housing element that are subject to this provision, APNs 116720103, 027521109, 027641102, and 027641127.

Responsible Agency: Community Development
Objective: Rezone the identified 20 parcels (24.2 acres) with sufficient area and development standards to accommodate the City’s RHNA allocation

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throughout the planning period. Update Zoning and Land Use maps accordingly. Monitor progress through Annual Progress Reports.

Timing: Amendments by October 2024; Ongoing implementation through the planning period. Rezones as soon as possible following adoption.

Funding sources: General Fund, Filing fees
AFFH Themes: New Opportunities in High Resource Areas, Housing Mobility Program 2 No Net Loss and Adequate Sites Reporting
Pursuant to Senate Bill (SB) 166 (No Net Loss), the City must always maintain adequate sites to accommodate the remaining RHNA requirement. The City will monitor the entitlement and production of housing sites to ensure the remaining unmet RHNA by each income category is maintained at all times. Findings have to be made to reduce density/downzone a potential housing site to show that there are still adequate sites available to meet RHNA in a specific income category or a rezone has to occur within 180 days to accommodate the net loss of RHNA in said income category.

The City will develop a procedure by October 2024, to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory. • Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting remaining RHNA.

The City will conduct a mid-cycle review of units built and capacity to meet the RHNA in 2026.

If the entitled projects are not anticipated to be completed during the 6th Cycle at this time, the City will identify additional sites from the larger rezone efforts described above in Program 1Programs to Provide Adequate Sites for Housing and/or programs to adequately meet the RHNA.

Responsible Agency: Community Development
Objective: Ensure compliance with SB 166
Timing: Procedures developed by October 2024; Ongoing implementation through planning period
Funding sources: Filing fees, General Fund
Programs to Assist the Development and/or Availability of Affordable Housing Program 3 Facilitate Development of Affordable and Special Needs Housing The City will provide a set of incentives for and technical assistance to developers for housing projects that are affordable or for special needs households. Special needs households covers all types of special needs households including persons with disabilities, persons experiencing

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homelessness, female-headed households, senior housing, transitional youth housing, or any other identified special need housing type not listed.

Specifically, the City will:
• Allow and assist developers in using Planned Residential Development standards, which allows for density bonuses when energy efficient construction is incorporated into projects.
• Provide density bonus and other incentives consistent with state law • Provide expedited processing for projects that provide housing for lower-income and/or special needs households, including senior, extremely-low income households, housing for those with disabilities, or any other identified special needs household • Assistance in preparing applications for lower-income households and households with special needs, including seniors, those with disabilities, or any other identified special needs household
• As funding allows, reduce development fees for extremely-low income housing projects. Seek funding sources to assist with extremely-low income housing development.
• Seek funding to support the health and quality of the mobile homes in the northwestern area of the City through funding opportunities including but not limited to the Mobilehome Park Rehabilitation and Resident Ownership Program (MPRROP) and Manufactured Housing Opportunity and Revitalization Program (MORE).

Additionally, the City will annually contact developers of all special needs and lower income housing to assist in development where feasible by:
o Assisting and supporting new applications.
o Providing priority processing,
o Evaluate fee deferrals or subsidies and design modifications. o Facilitating site acquisition.
o Hosting an annual workshop, or comparable outreach, to developers to provide information on the City’s regulations regarding housing development, opportunities and sites available for development, and the City’s development incentives.

Responsible Agency: Community Development
Objective: Support affordable and special needs housing production Timing: Ongoing through planning period; annual outreach event for developers, seek funding opportunities annually with at least one mobile home funding application by Q3 2026, establish internal expedited permit process by Q1 2026.

Funding sources: Filing fees, General Fund
AFFH Themes: New Opportunities in High Resource Areas, Housing Mobility

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Program 4 Density Bonus Consistent with State Law
Consistent with state law, the City must offer density bonus incentives for senior housing projects and projects that reserve a portion of the units as housing affordable to very low-, low-, and moderate-income households. In conjunction with the density bonus, the City must also offer incentives or regulatory concessions to facilitate affordable housing development. Incentives and concessions considered by the City include planned development standards and assistance with infrastructure requirements, such as water or sewer extensions when energy efficient construction is incorporated into projects. The City will revise the Planned Residential Development section of the zoning code (18.10.090) to include the density bonus incentives and concessions.

To qualify for a density bonus and concessions or other incentives, the developer of a proposed housing project (at least five units) must provide housing units affordable to very low-, low-, or moderate-income households, and/or housing for seniors.

The City will revise the zoning code to be consistent with state density bonus law by Q1 2026.

Responsible Agency: Housing Authority, Community Development Objective: Facilitate lower-income housing production, special needs housing Timing: Amend the Zoning Code by Q1 2026.

Funding sources: General Fund
Program 5 Section 8 Rental Assistance
The City will facilitate access to Section 8 Rental Assistance for lower-income households through the San Bernardino County Housing Authority by assisting the County with publicity whenever the waiting list is opened, by posting the phone number and website of the Housing Authority on the City’s website. Additionally, whenever the waiting list is open, the City will provide technical assistance and support to residents to add their information to the waiting list.

Responsible Agency: Community Development/Planning
Objective: Support housing availability. Provide information to 25 households annually, when waiting list is open. Provide technical assistance to 15 households when waiting list is open.

Timing: Ongoing as notified by the San Bernardino County Housing Authority Funding sources: General Fund
AFFH Themes: Fair Housing Enforcement and Outreach, Housing Mobility Program 6 First-Time Homebuyer Assistance
The San Bernardino County CDH Department participates in the CRHMFA Homebuyers Fund (CHF) program that provides down payment, payment, and closing costs assistance to County residents. The Mortgage Credit Certificate Program provides a federal income tax credit for firsttime homebuyers, which may be claimed as long as the homebuyer occupies the home and pays interest on the mortgage.

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Information on this Program will be provided on the City’s website, including links to the respective Programs and posted biennially in the local newspaper.

San Bernardino County residents meeting income eligibility requirements may be eligible to participate in the CalHOME funding program that provides down payment assistance for first-time homebuyers. The CalHOME is administered by various organizations; locally Neighborhood Housing Services of the Inland Empire (NHSIE) and Neighborhood Partnership Housing Services, Inc. (NPHS) administer CalHOME programs. Prospective homeowners could qualify for down payment assistance to be paid back through a “silent second” mortgage.

Information on this Program will be provided on the City’s website, including links to the NHSIE and NPHA websites, and posted biennially in the local newspaper. The City will provide technical assistance and support to residents for application to both programs.

Responsible Agency: Community Development/Planning and San Bernardino County CDH Objective: Production of affordable housing. Provide information to 20 households annually. Provide technical assistance to 10 households throughout the planning period.

Timing: Throughout the planning period
Funding sources: Federal and state grants
Program 7 Multifamily Housing Bonds
The San Bernardino County CDH Department operates a Multifamily Residential Rental Housing Revenue Bond program. This Program can be used for new construction, acquisition, and/or rehabilitation of multifamily housing developments. A specified number of units are required to remain affordable to eligible, low-income households for a specified number of years after the initial financing is provided.

Information on this Program will be provided on the City’s website, including links to the respective Programs and posted biennially in the local newspaper. The City will provide technical assistance to applicants who are looking to participate in this program in Grand Terrace.

Responsible Agency: Community Development and San Bernardino County CDH Objective: Produce, acquire, and/or rehabilitate at least 10 units of affordable multifamily housing throughout the planning period. Technical assistance to two projects in the planning period.

Timing: Continuously throughout the planning period
Funding sources: Federal and state grants
AFFH Theme: New Opportunities in High Resource Areas, Housing Mobility Programs to Mitigate Governmental Constraints
Program 8 Reasonable Accommodation for Persons with Disabilities Chapter 18.68 (Reasonable Accommodations) of the Municipal Code provides a streamlined process for persons with disabilities to request deviations from the City’s code requirements to accommodate their disability. Over the planning period the City will continue to implement this

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program. The City will review the reasonable accommodations procedure once during the planning period to ensure that it continues to provide a streamlined and clear process for any reasonable accommodations requests. When requests are received, the City will apply its reasonable accommodations process.

Responsible Agency: Community and Economic Development Department Objective: Support fair housing for persons with disabilities Timing: Throughout the planning period when requests for reasonable accommodations are received. Review reasonable accommodations procedure by Q1 2027.

Funding sources: Filing fees
Program 9 Incentivize Accessory Dwelling Units
The City will process a Code amendment in 2024 to update ADU regulations to be consistent with current law.

The City will create a dedicated webpage on the City website for ADU information. The page will include necessary information for the construction of ADUs and will include a set of FAQs, a flow chart of the development process, and links to resources for the development of affordable ADUs, and other ADU resources.

The City will also make a variety of pre-approved ADU plan sets available to facilitate reduced applicant cost and expedited review for ADUs by 2025. The City will ensure that example plans provide choices and diversity in size to accommodate a variety of household sizes and types. The program may be modeled after successful programs implemented in other cities and utilize SBCTA and/or other regional plans.

The City will monitor ADU production and affordability levels. Should ADU production not meet projected targets (an average of 1.5 ADUs annually) the City will pursue additional actions to encourage ADU production within six months of an identified shortfall. Additional actions include but are not limited to outreach and educational opportunities, grants and loans, or participation in regional ADU facilitation efforts.

Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints; Increase ADU trends from 1.5 to 3 ADUS per year.

Timing: Annual review, ADU code amendment in 2024. Create ADU webpage by Q4 2025. Additional actions within six months of any identified shortfall.

Funding sources: General Fund, Filing fees
AFFH Theme: New Opportunities in High Resource Areas

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Program 10 Priority Water and Wastewater Service for Affordable Housing Developments.

Pursuant to Government Code 65589.7, work with public service providers to establish written procedures for the prioritization of water and sewer services to housing developments serving lower-income households.

Ensure that water and sewer service providers receive a copy of the housing element upon adoption.

Responsible Agency: Community Development and Planning Services / Municipal Utilities and Engineering Department
Objective: Mitigate governmental constraints
Timing: October 2023
Funding sources: General Fund, Filing fees
Program 11 Zoning Ordinance Amendments for Housing for Persons with Special Housing Needs
A Zoning Ordinance amendment will be processed in 2024 to update City regulations for emergency shelters, transitional and supportive housing, residential care facilities, and low barrier navigation centers consistent with current state law. The follow amendments will be made:
• The Zoning Ordinance allows emergency shelters by-right in the M2 – Industrial zone district in compliance with state law. AB 139 (2019) amended parking standards that may be required for emergency shelters.
• State law requires that transitional and supportive housing be allowed as a residential use subject to the same standards as other residential uses of the same type in the same zone.

In 2018 AB 2162 amended State law to require that supportive housing be a use by-right in zones where multi-family 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. • Amend the Zoning Ordinance to permit residential care facilities for seven or more persons in the R-3-S, R-3-20, R-3-24.
• Remove the AUP requirement for residential care facilities for seven or more persons • Revise the definition of emergency shelters pursuant to AB 2339. • Remove the Specific Plan requirement for senior housing in Section 18.10.020. • Remove the bedroom limit for Duplex, Triplex, Four-plex and Multiple Family residential in the R-2 and R-3 districts in Section18.10.040 (scheduled for 2024 updates)

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• Revise site development standards to decrease the minimum living area to 675 square feet for one bedroom units, 850 square feet for two bedroom units, and 1,025 square feet for three bedroom units, with an 175 square feet required for each additional bedroom beyond three (scheduled for 2024 updates).

Responsible Agency: Community Development/Planning
Objective: Amend the Development Code by October, 2025 unless otherwise noted for specific code amendment items. Then, annually monitor the effectiveness of the amended Development Code in addressing the following:

Emergency Shelters, Transitional Housing, and Supportive Housing Single-Room Occupancy
Low Barrier Navigation Centers
Timing: Code amendment in 2025
Funding sources: General Fund
Program 12 Employee Housing
Pursuant to Health and Safety Code section 17021.5, define and permit employee housing in compliance with the Employee Housing Act. Revise zoning to allow farmworker housing in all agricultural zones throughout the City.

Pursuant to Health and Safety Code section 17021.6, employee housing for six or fewer employees is treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. Employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. Revise zoning to allow employee.

Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Code Amendment 2024
Funding sources: General Fund
Program 13 Objective Standards
Pursuant to SB 330, adopt objective design standards to ensure development standards, design guidelines, and findings are objective, promote certainty in the planning and approval process.

Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: This amendment was completed by Ordinance 348 in 2023.

Funding sources: General Fund

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Program 14 Parcel Level Transparency
Pursuant to Assembly Bill 1483, the City will compile specific financial information, development standards, zoning information for each parcel to an easily accessible online location on the City’s website. The City will update its zoning and general plan maps to provide a high quality, parcelspecific reference.

Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Code Amendment 2024
Funding sources: General Fund
Program 15 Permit Streamlining (SB 35 Compliance)
The City is adding a program to comply with the provisions of the Permit Streamlining Act (SB 35) to ensure that any applications submitted pursuant to the act are processed in accordance with state law. The City will establish and implement expedited permit processing for affordable housing projects, including projects that qualify for density bonuses (in compliance with SB 35 and SB 330).

Responsible Agency: Community Development/Planning
Objective: Mitigate governmental constraints
Timing: Code Amendment 2022
Funding sources: General Fund
Program 16 Ministerial Processing of Single Family Homes The City will revise the processing procedures for single family homes to shorten the approval process. The typical family home is currently subject to a discretionary approval and public hearing requirement.

The City will revise the zoning code so that single family homes that do not require a variance and are compliant with zoning and general plan designations are processed ministerially and are no longer subject to a public hearing requirement.
• Responsible Agency: Community Development/Planning
• Objective: Shortened review time of single family homes. • Timing: By the end of 2025.
• Funding sources: General Fund
Programs to Conserve and Improve Existing Housing Stock Program 17 Code Enforcement
The City will continue code enforcement efforts to maintain the value and safety of structures. The program addresses substandard structures, accumulation of trash and debris, inoperable vehicles,

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graffiti, and land use violations. Programs include, but are not limited to non-owner occupied inspection program, and exploring new methods for eliminating deteriorated or unsightly property conditions in residential areas. The City’s Code Enforcement Department operates on a reactive basis and investigates approximately 700 code cases annually. Based on code enforcement trends, the City estimates that approximately 20 cases annually will be inspected for a variety of safety issues. Code enforcement will investigate and provide information on housing assistance programs in such cases.

Additionally, the City’s Code Enforcement operates the City’s Non-Owner Occupied/Rental Property Program, which consists of an annual exterior inspection to ensure the property is maintained and to check if violations exist and are a habitual condition of the property. If violations are discovered during the exterior inspection, the property owner is notified and given ample time to make corrections. The inspections help to ensure the quality of the rental housing stock in the City. The City will continue to operate this program and will provide property owners with violations information on housing assistance and funding opportunities to improve their units (see Program 18 below).

To evaluate the current housing conditions provide a better understanding of the amount of substandard housing, the City will conduct a ground survey of a sample of units geographically spread throughout the City. At least 30 units across the City will be included, and the survey will be conducted by Q2 2026. A sample of this windshield survey is included in APPENDIX D:.

Responsible Agency: Community Development/Code Enforcement Objective: Maintenance and conservation; provide information on housing assistance to 30 households annually.

Geographic Targeting Northwestern area of the City
Timing: Ongoing throughout the planning period
Funding sources: Self-funding inspection fees
CDBG for enhanced services in CDBG census tracts
Program 18 Home Improvement
Neighborhood Housing Services of the Inland Empire (NHSIE) is a non-profit organization that operates a low-cost Homes N’ Hammer program designed to educate residents on minor home improvements and repairs. The four-hour workshop includes: functioning of the home’s major plumbing and electric systems, repair methods, replacing and maintaining drywall, replacing window screens, fixing garbage disposals, toilet mechanisms, health and safety issues and tips for hiring a professional contractor for home repairs, etc.

Neighborhood Partnership Housing Services, Inc. (NPHS) is a non-profit organization that operates a Healthy Homes Grant program. This program provides home safety repair grants to low-income senior homeowners and homeowners with permanent mobility disabilities.

Information on these programs will be provided on the City’s website, including web links to the NHSIE and NPHS websites, and posted biennially in the local newspaper. The City will reach out to NHSIE and NPHS during the planning period to explore partnership options for expanding

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programs in Grand Terrace and opportunities for the City to provide technical assistance to homeowners participating in these programs.

Responsible Agency: Community Development/Planning
Objective: Maintenance and conservation of at least 20 homes Timing: Schedule one workshop per year throughout the planning period; post information about these organizations biennially in the local newspaper.

Coordination with NHSIE and NPHS annually.

Geographic Targeting: 15% of assistance to households in the northwest area.

Funding sources: Private funding
AFFH Theme: Fair Housing Enforcement and Outreach, Place-based Improvements, Displacement Prevention
Program 19 Place-Based Improvements
The City has multiple projects in its Capital Improvements Plan identified to improve mobility, and active transportation opportunities, and park quality in the northwestern part of the City. The City will continue to prioritize the Capital Improvement Program and implement broader planning efforts, including seeking additional funding. This will serve to continue to improve communities through neighborhood improvements such as enhanced streetscapes, multi-modal and active transportation, pedestrian safety improvements, safe routes to schools, community facilities, park improvements, and other community amenities.

Specific efforts include:
• Street improvement and sidewalk repair ($1.3 million in pavement rehabilitation and $160,000 in neighborhood street lighting, sidewalk repair projects along Barton Road) • Upzoning to allow increased housing choice and opportunities private investment. • Geographic targeting of assistance programs in northwestern areas of the City.

Responsible Agency: Community Development/Planning
Objective: Improve lower resource areas of the City through CIP projects, with 20% of funding and improvements in the northwest portion of the City.

Implement at least two CIP projects during the planning period.

Geographic Targeting Northwestern area of the City
Timing: As planned in CIP schedule
Funding sources: CDBG, General Fund
AFFH Theme: Fair Housing Enforcement and Outreach, Housing Mobility, Placebased Improvements, Displacement Prevention

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Programs to Promote Equal Housing Opportunities
Program 20 Fair Housing Outreach and Resources
The City will advertise the services of and collaborate with the County’s contracted fair housing provider, currently the Inland Fair Housing and Mediation Board website. Advertise the information quarterly in the Blue Mountain Outlook. The City will provide information on fair housing on the City’s website.

To assist in the enforcement of fair housing laws, the City will make educational and training resources available to tenants, landowners, homeowners, and any other residents who may be affected by fair housing policy. These materials will include information on fair housing testing, arbitration, reporting health risks and discrimination, best rental practices, and more. The services will include fair housing presentations, mass media communications, and multilingual literature distribution. This will include a workshop at least twice in the planning period. The programs will use alternative formats for fair housing education workshops such as pre-taped videos and/ or recordings. Staff will distribute fair housing pamphlets provided by fair housing organizations at the public information counter at City Hall, at the Senior Center, on the City’s website, and at in person community events as appropriate.

Staff will continue to refer all fair housing complaints to the fair housing service provider.

The City will also participate in the Regional Analysis of Impediments to Fair Housing Choice, which is updated every five years. The City will work with the County to publicize the outreach program for the update.

Responsible Agency: Community Development/Planning
Objective: Provide workshops or information fairs with the County fair housing provider or another qualified fair housing provider at least twice in the planning period. Provide fair housing resources or referrals to 50 households annually.

Timing: Throughout the planning period
Funding sources: General Fund
AFFH Theme: Fair Housing Enforcement and Outreach
Program 21 Homeless Assistance and Coordination
The City will continue to participate in and provide staff support for the various homeless programs operated by the San Bernardino County Homeless Partnership, including participation in the Pointin-Time Homeless Survey.

Responsible Agency: Community Development/Planning
Objective: Support efforts to reduce homelessness
Timing: Ongoing throughout the planning period
Funding sources: General Fund, Filing fees
AFFH Theme: Place-based Improvements

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Quantified Objectives
The City’s quantified objectives for the development, rehabilitation and conservation of housing during the 2021-2029 planning period are summarized in Table 8.36. These objectives recognize the significant reductions in City resources in recent years due to the dissolution of redevelopment agencies and cuts to other housing programs at the county level.

Table 8.36
Summary of 2021-2029 Quantified Objectives
Income Category New Construction Rehabilitation Conservation Extremely Low* 95 0 0
Very Low-Income 94 2 5
Low-Income 92 3 5
Moderate-Income 106 0 5
Above Moderate 243 0 5
Totals 630 5 25
*Local jurisdictions are required to establish an objective for extremely-low-income households and may determine that 50% of the very-lowincome need is for extremely-low-income households.

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8.7 EVALUATION OF THE PRIOR HOUSING ELEMENT
State Housing Element law requires each update to include an evaluation of the City’s accomplishments in implementing the previous Housing Element’s policies and programs to determine whether removal, revisions, or additions are needed to better achieve goals and objectives.

California Government Code Section 65588(a) requires that each jurisdiction review its housing element as frequently as is appropriate and 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.
• The progress in implementation of the housing element.

According to the State HCD, the review is a three-step process:
• Review the results of the previous element’s goals, objectives, and programs. The results should be quantified where possible but may be qualitative where necessary. • Compare what was projected or planned in the previous element to what was achieved.

Determine where the previous housing element met, exceeded, or fell short of what was anticipated.
• Based on the above analysis, describe how the goals, objectives, policies, and programs in the updated element are being changed or adjusted to incorporate what has been learned from results of the previous element.

Housing Production
For the 5th cycle housing element 2013-2021 planning period, the City of Grand Terrace was allocated a total RHNA of 118 new housing units as its fair share needed to meet forecasted population growth in the SCAG region. In total, the City reported one very-low income unit, one low-income unit, 17 moderate-income units, and 59 above-moderate income units.

Overall, the City made good progress on housing production, particularly in the above-moderate income category where 120% of this housing type was produced.

Table 8.37 Progress in Meeting the 5th Cycle RHNA
Income Level RHNA Allocation by Income Level RHNA Progress Very Low 28 1
Low 19 1
Moderate 22 17
Above Moderate 49 59
Total RHNA 118 78

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Effectiveness at Assisting Special Needs Populations
Due to special needs or circumstances related to income, family or household characteristics, age, and disability, certain groups have historically had greater difficulties finding quality affordable housing. They also often have a higher prevalence of special circumstances leading to housing problems such as lower incomes, higher housing cost burdens, and higher rates of overcrowding.

State law therefore requires evaluation of housing needs of these groups, in particular senior households, single-parent households, persons with physical, mental and developmental disabilities, large households, farmworkers, and homeless individuals.

This section reviews the City’s progress on assisting populations with special housing needs during the 5th Cycle. The city has received and allocated funding thought the Community Development Block Grant (CDBG), FASA Senior Meal Program, former Community Redevelopment Agency, Redevelopment Bond proceeds, and other grants to improve access to needs that improve the quality of life among seniors, the homeless, and extremely low-income households during the 2015 to 2023 planning cycle. In addition, the city is located in San Bernardino County, which offers Homeless Partnership (SBCHP)Programs and San Bernardino County Farmworker Resources available for community members within the County.

ADA Improvements
In the last eight years the city has used the Federally Funded Community Development Block Grant (CDBG) Program. The eligible activities for CDBG must benefit low- and moderate- income persons, eliminate blight in a target area, and meet an urgent need. Allowed activities include acquisition of real property for an eligible use, construction and rehabilitation of public facilities, demolition and clearance of deteriorated buildings, community services for low- and moderateincome persons or households, and removal of barriers that restrict the mobility of elderly and severely disabled adults.
• Historically the city has used CDBG funding for such things as City Hall ADA improvements, enhanced code enforcement, senior center services, and senior center improvements.
• In the 2011-2012 program year, the City first applied for Funds to Enhanced the Code Enforcement Program and has received funding each year; except that in 2016-2017 program year it received $21,114 and in 2017-2018 it received $11,537, which included $10,000 in unprogrammed funds. In 2013-2014 the city received $10,551 to install all accessibility improvements at City Hall. In 2023, the city used CDBG Covid-related funding to install five in-ground exercise equipment pieces in Susan Petta Park. One of these pieces is designated to be accessible to individuals with disabilities. These installations were strategically placed to encourage social distancing while promoting physical activity.
• The city has used funding to improve the exciting city hall doors with the installation of automatic door opening systems, to assist people with disabilities and wheelchair access.

Continuous construction improvements to the sidewalk ramps to ensure ADA compliance

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standards are undertaken by the city. These efforts align with the city’s boarder street and sidewalk improvement projects, emphasizing accessibility and inclusivity. • An ADA swing was installed at the Fitness Park.

Seniors Meal Program
The city is committed to supporting the senior community by providing daily meals through CDBG funds in partnership with the Family Services Association. CDBG Grant funds for the senior population to provide a daily senior nutrition program, offering hot meals five days a week to any senior resident in Grand Terrace.
• In 2017, the city participated in the CDBG for FASA Senior Meal Program and Case Management Services, FSA Senior Center Director, and Code Enforcement. • In 2018, the city was able to obtain a senior center coordinator to assist in operating the Senior Center and providing classes and activities for seniors to participate.

Senior Transportation Program
The City supports the senior community by offering senior transportation pick up and drop off through the “Silver Liner Transportation” Program.
• Mondays, Wednesdays, and Fridays, transportation is limited from 7:00 am to 11:30 am to local establishments such as CVS Pharmacy, Walgreens Pharmacy, Grocery Outlet, Dollar Tree, and Stater Brothers.
• Tuesdays and Thursdays transportation also includes trips to banks with locations in Grand Terrace and Colton.

Community Redevelopment Agency-Habitat for Humanity
Habit for Humanity is a non-profit housing organization founded on the conviction that everyone should have a decent, safe affordable place to live. Habitat for Humanity builds homes target to provide homeownership opportunities for families at or below 80% AMI (Area Median Income), revitalizing neighborhoods and developing underutilized vacant lots. • On May 24, 2011, the former Community Redevelopment Agency adopted Resolution No.

CRA 2011-07 approving a Purchase and Sale Agreement and Grant Deed and Affordability Covenant between the former CRA and Habitat for Humanity San Bernardino Area, Inc to sell a 0.50-acre parcel to Habitat and requiring the construction of two owner-occupied affordable homes before June 30, 2014.
• On March 25, 2014, the Successor Agency to the former Community Redevelopment Agency extended the construction completion date to June 30, 2017. The affordability covenant runs with the land for forty-five years.

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Affordable Housing Zone Changes
In compliance with the Housing Element Programs, the city supported zone changes to three parcels withing the high-density was proposed to facilitate housing options for all economic segments and the community and housing for persons with special needs. The zone change would allow multifamily project to provide -low or-very low income housing as part of the project development.
• The amendment supported the rezoning of Assessor’s Parcel Number 0275-223-12 from R2-Low Medium Density Residential to R3-24 High Density Residential, and the rezoning of Assessor’s Parcel Numbers 0275-223-59 and 0275-223-60 keeping R2 Low-Medium Density Residential but adding R3-24 Overlay District.
• R3-20, Medium High Density Residential District and R3-24, High Density Residential District are intended for higher density multiple family development, which may include affordable housing.
• The R3-24-Overlay allows multifamily housing at a density of 20-24 units per acre as an optional alternative to the base zoning district to facilitate the production of affordable housing provided that “at least five percent of units that are affordable to very-low-income households as defined in Section 50105 of the Health and Safety Code, or at least ten percent of units that are affordable to lower-income households as defined in Section 50079.5 of the Health and Safety Code. Affordable housing units must be comparable with market-rate units in design, appearance, materials, and finish quality. All affordable housing units must be constructed concurrently with and made available for qualified occupants at the same time as, the market-rate housing units within the development, unless the Affordable Housing Agreement provides an alternative schedule for development.” Main Corridors Sidewalk Walkability Improvements
On April 9, 2019, and April 23, 2019, the City Council committed $125,650 from former Redevelopment Bond proceeds to retain KTUA to develop both the Barton Road Streetscape Master Plan and the Michigan Street Walkability Plan that can be leveraged towards application for various grant funding sources”.
• COVID-19 delayed performance task under the contract and “as a result, and as of January 26, 2021, only $36,078.00 in services of the authorized $60,000 for the agreement with KTUA for services relating to the Barton Road Streetscape Master Plan have been completed with a remaining balance of $23,922.00, and only $54,696.79 in services of the authorized $74,509.00 for the agreement with KTUA for services relating to the Michigan Street Walkability Plan have been completed with a remaining balance of $19,812.21.” Large Households and Female-Headed Households
Female-headed households who do not have a spouse present are a special needs group because they tend to experience comparatively low rates of homeownership, lower incomes, and high poverty rates. Female-headed households are often further characterized by whether they have children in the household.

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• 20.1% of Grand Terrace’s 4,392 total households are female headed (compared to 14.3% in the SCAG region).
• 7.7% are female headed and with children (compared to 6.6% in the SCAG region) • 0.2% are female headed and with children under 6 (compared to 1.0% in the SCAG region) Farmworkers
Traditionally, agricultural workers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. The 2021 Pre-certified Local Housing Data for the City of Grand Terrace prepared by SCAG in 2021 identified 9 people in the agriculture employment industry, which is approximately 0.15 percent of the population.

Persons Experiencing Homelessness
The U.S. Department of Housing and Urban Development (HUD) to continue to receive continuum of care funding for homeless persons, requires Continuums of Care (CoCs) to conduct “one-day point-in-time" sheltered and unsheltered for homeless persons during the last 10 days of January. San Bernardino County Homeless Partnership (SBCHP) was created to collaborate between county agencies to direct the planning, development, and implementation of the County’s 10-year strategy to end chronic homelessness. The City of Grand Terrace assists though participating in the “Point-in-Time Count (PITC) providing data by surveying the 3.6 square mile city boundaries. Data on homelessness in San Bernardino County identified a total of six (6) unsheltered persons in 2023, from the six persons volunteers were able to administer only 3 surveys: one person was identified between the ages of 25-34 one person was identified between the ages of 45-54, and one person was identified as older than 65. Only one (1) unsheltered person was identified on the Point-in-Time count in 2022.
https://www.sbcounty.gov/uploads/sbchp/content/SBC-2023-Homeless-Count-Report.pdf

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Review and Evaluation of 5th Cycle Programs
The following Table 8.38 contains a review of the City of Grand Terrace’s housing element program performance in the 2013-2021 Planning cycle. It is an evaluation of the City’s 5th cycle Policy Program and considers all current and existing programs and projects as well as the most recent data available on the City’s progress towards its housing goals.

Table 8.38
Program Evaluation 2013-2021
Program Objective Timeline Accomplishments Program Status for 6th Cycle Program 1: Continue maintain an inventory of vacant and underutilized sites suitable for housing development, and make this information available to developers at City Hall and on the City website.

Support housing
production
2014 and annually An inventory of sites suitable for
housing development was made
available at City Hall and on the City
website, and is frequently used by
staff.

On-Going. (Program 1 Programs to
Provide Adequate Sites for Housing)
The City will continue to maintain the
inventory and make the information
available to the public and interest
developers.

Program 2: A new R3-20 zone district was created to allow multiple-family development at a density of 20 units per acre, and which exclusively allows multiple-family and senior residential uses and permits owner-occupied and rental
multi-family residential uses by-right. To ensure the
availability of adequate sites to accommodate the City’s share of lower-income regional housing need, amendments to the Land Use Element of the General Plan and the Zoning Code will be processed to provide capacity for at least 42 additional lower-income units pursuant to Government Code §§65583.2(h) and (i). Rezoned parcels will be selected from the list of potential candidate sites identified in Table 8.30b and will meet the following requirements:

Land Use Element
and Zoning Code
amendments;
Support low-income
affordable housing
production
Amendments in
2016; Ongoing
implementation
through the
planning period
Land Use Element and Zoning Code
amendments were adopted in 2016
that established an R3-24 (20-24
du/ac) zone district and zoned
approximately 2 acres R3-24. An R3-
24 Overlay District was also created
which was applied on an additional 2
acres.

Completed. The City is undertaking
rezoning efforts as outlined in
Program 1: Programs to Provide
Adequate Sites for Housing to meet
the RHNA. This includes the creation
of high density, multi-family zone
allowing densities up to 40 du/acre.
• Zoning shall permit owner-occupied and rental multifamily residential use by right. “Use by right” shall mean that the City’s review of the owner-occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of CEQA. “Use by right” does not exempt the use from design review. However, that design review shall not Land Use Element
and Zoning Code
amendments;
Support low-income
affordable housing
production
Amendments in
2016; Ongoing
implementation
through the
planning period
Land Use Element and Zoning Code
amendments were adopted in 2016
that established an R3-24 (20-24
du/ac) zone district and zoned
approximately 2 acres R3-24. An R3-
24 Overlay District was also created
which was applied on an additional 2
acres.

Completed in 6th Cycle. The City
adopted Objective Design Standards
in March 2023.

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Program Objective Timeline Accomplishments Program Status for 6th Cycle constitute a “project” under CEQA. *Sites shall accommodate at least 16 units • Allowable density shall be 20 to 24 units per acre • At least 50 percent of the very-low- and low-income housing need shall be accommodated on sites designated
for residential use and for which nonresidential uses or mixed-uses are not permitted, except that all of the very-lowand low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100 percent residential use and require that residential use occupy 50 percent of the total floor area of a mixed-use project The City will continue to facilitate affordable housing development with priority for projects that provide extremelylow-income units.

Program 3: The City’s CEDD will consider, on a case-by-case basis, to allow developers to use Planned Residential
Development standards, where, in addition to density
bonuses in accordance with state law, allows for density bonuses where energy efficient construction is incorporated into projects.

Support housing
production
Ongoing through
planning period
A 17- unit project was approved
utilizing the PRD standards in 2016.

Modified and On-Going. (Program 4
Funding sources: Filing fees,
General Fund) The City will continue
to support housing projects and allow
for density bonuses where applicable.

Program 4: A City-owned parcel was acquired by Habitat for Humanity to develop two lower non-senior income affordable housing units. Collaborate with Habitat for Humanity to construct the two units during the planning period.

Support housing
production
2017 Building plans were approved in 2016.

The project was completed in 2018.

Completed.

Program 5: Facilitate development of the 0.63-acre parcel owned by the Housing Authority for low-income housing
units, with priority for ELI units through expedited processing, modified development standards, and reduced development fees when feasible.

Support lowerincome housing
production
2019 Parcel is available for development,
but no activity has occurred.

Removed – the City does not own
such a parcel.

Program 6: Ensure access to the Section 8 Rental
Assistance program operated by the San Bernardino County Housing Authority by assisting the County with publicity whenever the waiting list is opened, by posting the phone number and website of the Housing Authority on the City’s website.

Support housing
availability
2014, and Ongoing
as notified by the
San Bernardino
County Housing
Authority
The City has assisted the County
Housing Authority by posting Section
8 information on the City’s website.

On-Going. The City will continue to
ensure the availability of information
for rental assistance programs
through its Section 8 Rental
Assistance Program (Program 5
Section 8 Rental Assistance)
[ongoing, modify into one
comprehensive program for outreach]

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Program Objective Timeline Accomplishments Program Status for 6th Cycle Program 7: The San Bernardino County CDH Department
participates in the CRHMFA Homebuyers Fund (CHF)
program that provides down payment, payment, and closing costs assistance to County residents. The Mortgage Credit Certificate Program provides a federal income tax credit for first-time homebuyers, which may be claimed as long as the homebuyer occupies the home and pays interest on the
mortgage. Information on this Program will be provided on the City’s website, including links to the respective Programs and posted biennially in the local newspaper.

Production of
affordable housing
2014, and biennially
thereafter
Information on this program was
posted on the City’s website.

On-Going. The City will continue to
ensure the availability of information
on the CHF program through its FirstTime Homebuyer Assistance Program (Program 6 First-Time
Homebuyer Assistance).

Program 8: The San Bernardino County CDH Department
operates a Multifamily Residential Rental Housing Revenue Bond program. This Program can be used for new
construction, acquisition, and/or rehabilitation of multifamily housing developments. A specified number of units are
required to remain affordable to eligible, low-income
households for a specified number of years after the initial financing is provided. Information on this Program will be provided on the City’s website, including links to the
respective Programs and posted biennially in the local
newspaper.

Production of
affordable multifamily housing
2014, and biennially
thereafter
Information on this program was
posted on the City’s website
On-Going. The City will continue to
make information available regarding
the CDH bond program through its
Multifamily Housing Bonds Program
(Program 7 Multifamily Housing
Bonds).

Program 9: San Bernardino County residents meeting certain income eligibility requirements may be eligible to participate in the CalHOME funding program that provides down
payment assistance for first-time homebuyers. The
CalHOME is administered by various organizations; locally Neighborhood Housing Services of the Inland Empire
(NHSIE) and Neighborhood Partnership Housing Services,
Inc. (NPHS) administer CalHOME programs. Generally,
prospective homeowners could qualify for up $28,000 in
down payment assistance to be paid back through a silent second with simple interest rates up to 3%. Information on this Program will be provided on the City’s website, including links to the NHSIE and NPHA websites, and posted
biennially in the local newspaper.

Production of
affordable housing
2014, and biennially
thereafter
Information on this program was
posted on the City’s website.

Completed and On-Going. The City
will continue to make information on
the CalHOME program available to
the public and eligible participants.

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Program Objective Timeline Accomplishments Program Status for 6th Cycle Program 10: The City adopted Chapter 18.68 (Reasonable
Accommodations) providing for a streamlined process for disabled persons to request deviations from the City’s code requirements. Over the planning period the City will continue to implement this program.

Support fair housing Throughout the
planning period
No reasonable accommodation
requests were received in 2016 or
2017. A Reasonable
Accommodations request pursuant to
Chapter 18.68 was approved in 2018
and one in 2020.

Completed and On-Going. The City
will continue to process Reasonable
Accommodations Requests using its
streamlined process through the
Reasonable Accommodation for
Persons with Disabilities Program
(Program 8 Reasonable
Accommodation for Persons with
Disabilities).

Program 11: Continue to expedite the processing of plans for proposed housing projects that are affordable to low- and moderate-income households, with priority processing,
modified development standards, and reduced fees, where feasible, for projects that include extremely-low-income units.

Streamline
production of
affordable housing
Ongoing No extremely-low-income units have
been proposed. [SB9 ordinance
adopted and ADU ordinances have
been adopted and both contain
streamlining]
On-Going. (Program 9 Incentivize
Accessory Dwelling Units, Program
11 Zoning Ordinance Amendments
for Housing for Persons with Special
Housing Needs) The City recognizes
the need to support affordable
housing projects and will continue to
expedite the review and processing of
such projects when possible.

Program 12: Periodically review residential development standards and regulations, ordinances, processing
procedures, and fees to identify and mitigate constraints that may impede the development, improvement, and
conservation of housing. Process a Zoning Code
amendment to allow required covered parking for multi-family developments to be provided with either carports or garages.

Mitigate
governmental
constraints
Code amendment in
2016
A Zoning Code amendment to modify
parking standards for multi-family
developments was adopted in 2016.

Completed and On-Going. The City
will continue to periodically assess
development standards and
regulations to reduce constraints to
development through its Reduce
Constraints to Housing Development
Program (Program 7 Multifamily
Housing Bonds).

Program 13: Amend the Zoning Code as it relates to
transitional and supportive housing in accordance with state law, so that such housing is subject only to those restrictions that apply to other residential uses of the same type in the same zone. Amend the definition of family in conformance with state law.

Mitigate
governmental
constraints
Code amendment in
2016
A Zoning Code amendment to modify
regulations for transitional and
supportive housing consistent with
state law was adopted in 2016.

Completed and On-Going. The City
will continue to assess the Zoning
Code to reduce constraints on new
housing development through its
Reduce Constraints to Housing
Development Program (Program 8
Reasonable Accommodation for
Persons with Disabilities)

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Program Objective Timeline Accomplishments Program Status for 6th Cycle Program 14: The San Bernardino County PACE loan
program provides loans for weatherization and energy
efficiency rehabilitation improvements, such as air sealing, weather stripping, attic insulation, re-roofing, attic and house fans, and weatherized doors and windows. The Community
Action Partnership of San Bernardino County (CAPSBC)
provides weatherization and energy conservation assistance to low income residents. Information on the PACE and
CAPSBC Programs will be provided on the City’s website, including links to the respective programs and posted
biennially in the local newspaper.

Maintenance and
improvement
2014 and
throughout the
planning period
Information on this program was
posted on the City’s website
Completed and On-Going. The City
recognizes the importance of
conserving and improving its existing
housing stock. The City entered into
an MOU with SANDBAG in 2013 for a
period of 20 years. SANDBAG was
tasked with the administration of the
PACE program per the JPA.

Program 15: Continue code enforcement efforts to enforce municipal codes intended to maintain the value and safety of structures. The program addresses substandard structures, accumulation of trash and debris, inoperable vehicles,
graffiti, and land use violations. Programs include, but are not limited to non-owner occupied inspection program, and
exploring new methods for eliminating deteriorated or
unsightly property conditions in residential areas.

Maintenance and
conservation
Ongoing throughout
the planning period
The City’s code enforcement and
rental inspection programs continue
to be implemented.

On-Going. The City recognizes the
needs to protect the value and safety
of existing structures and will continue
to make those efforts through its Code
Enforcement Program (Program 17
Code Enforcement)
Program 16: Neighborhood Housing Services of the Inland Empire (NHSIE) is a non-profit organization that operates a low-cost Homes N’ Hammer program designed to educate
residents on minor home improvements and repairs. The
four-hour workshop includes: functioning of the home’s major plumbing and electric systems, repair methods, replacing and maintaining drywall, replacing window screens, fixing garbage disposals, toilet mechanisms, health and safety issues and tips for hiring a professional contractor for home repairs, etc. Information on this Program will be provided on the City’s website, including links to the NHSIE website, and posted biennially in the local newspaper.

Maintenance and
conservation
2014, biennially
thereafter
Information on this program was
posted on the City’s website.

Completed and On-Going. The City
will continue to make information on
home improvement resources and
funding opportunities available to the
public through its Home Improvement
Program (Program 18 Home
Improvement).

Program 17: Neighborhood Partnership Housing Services,
Inc. (NPHS) is a non-profit organization that operates a Healthy Homes Grant program. This program provides home safety repair grants to low-income senior homeowners and homeowners with permanent mobility disabilities.

Conservation and
improvement
2014, biennially
thereafter
Information on this program was
posted on the City’s website
Completed and On-Going. The City
will continue to make information on
home improvement resources and
funding opportunities available to the
public through its Home Improvement

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Program Objective Timeline Accomplishments Program Status for 6th Cycle Information on this Program will be provided on the City’s website, including a link to the NPHS website, and posted biennially in the local newspaper.

Program (Program 18 Home
Improvement).

Program 18: California’s Keep Your Home California
Program is a federally funded foreclosure prevention and loan modification program. Keep Your Home California
provides the following: Unemployment Assistance to assist homeowners who have experienced involuntary job loss.

Eligible homeowners may receive benefits up to $3,000 per household per month towards their mortgage payment for up to 6 months. Mortgage Reinstatement Assistance to assist homeowners who have defaulted on their mortgage
payment. Eligible homeowners may receive benefits up to $15,000 per household towards their mortgage payment.

Principal Reduction Program is intended to assist
homeowners attain an affordable monthly payment. If
eligible, homeowners may receive benefit assistance up to $50,000 per household, less monies previously received
from other Keep Your Home California programs. Transition Assistance Program is intended to provide transition
assistance benefits to homeowners who can no longer afford their home and want to avoid foreclosure. This program helps homeowners make a smooth transition to alternative housing by providing up to $5,000 per eligible household Information on Keep Your Home California will be posted on the City website and published biennially in the local newspaper.

Provide mortgage
assistance to lowincome first-time
homebuyers
2014, biennially
thereafter
Information on this program was
posted on the City’s website
Completed on On-Going. The City
recognizes the need to assist
homeowners in finding more
information on foreclosure prevention
resources and will continue to assist
homeowners as possible through
Program 17 Code Enforcement,
Program 20 Fair Housing Outreach
and Resources, and Program 18
Home Improvement.

Program 19: Continue to provide technical drawing for simple improvements such as patio covers, retaining and block
walls, and similar small projects; a home construction
pamphlet, and information on hiring contractors.

Maintain and
improve housing
stock
Ongoing throughout
the planning period
The City has a repository for
standardized drawings for simple
improvements that is available to the
public, and provided technical
assistance to applicants for minor
improvements.

Completed and On-Going. The City
will continue this program under its
Home Improvement Technical
Assistance Program (Program 18
Home Improvement)
Program 20: Provide information on fair housing on the City’s website. Provide a link to the Inland Fair Housing and
Mediation Board website. Advertise the information quarterly in the Blue Mountain Outlook.

Support fair housing 2014 and every
year thereafter
Information on this program was
posted on the City’s website
Completed and On-Going. The City
will continue to make information
available through Program 20 Fair
Housing Outreach and Resources.

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Program Objective Timeline Accomplishments Program Status for 6th Cycle Program 21: Continue to participate in and provide staff support for the various homeless programs operated by the San Bernardino County Homeless Partnership, including
participation in the Point-in-Time Homeless Survey.

Support fair housing 2014 and ongoing
throughout the
planning period
The City continued to support County
homeless programs and the Point in
Time Survey conducted in January of
each year
On-Going. The City will continue to
facilitate and support homeless
surveys and various homeless
support programs through its
Homeless Assistance Program
(Program 21 Homeless Assistance
and Coordination).

Program 22: An Ordinance No. 326 was approved by the City Council on May 28, 2019, Amending Section 18.10.040 of
Chapter 18.10 (Residential Zones) eliminating the Specific Plan requirement in the Hillside Residential zone district for existing parcels that are on acre or less in size, are readily served by existing infrastructure, have public access, and fire services can be readily provided.

Support single family
housing on parcels
that are one acre or
less in the Hillside
zone
Amendments in
2019; Ongoing
implementation
through the
planning period
Residential zoning amendment
updating Section 18.10.040 was
adopted in 2019.

Completed.

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8.8 SITES INVENTORY TO ACCOMMODATE THE RHNA
California General Plan law requires that a community plan for an adequate number of sites to allow for and facilitate production of its share of the regional housing need. Each jurisdiction must identify “adequate sites” to determine whether that jurisdiction has sufficient land to accommodate its share of regional housing needs for each income level. As defined under California Government Code Section 655839(c)(1), adequate sites are those with appropriate zoning and development standards, and with services and facilities to encourage and provide for the development of a variety of housing for all income levels. As shown in Table 8.39, the RHNA allocation for Grand Terrace is 630 total units.

No Net Loss Buffer
Recent changes to state law require jurisdictions to continually maintain adequate capacity in their site inventories. In the event that a site is developed below the anticipated density or at a different income level than projected in the Housing Element, the City must still have adequate sites available to accommodate the remaining balance of the RHNA. Alternatively, the City may identify new sites or rezone sites to continue to accommodate the remaining need. A buffer is not calculated for current planning projects and projected ADUs. For this reason, the City is including a buffer of at least 20 percent above the unmet RHNA in each income category. The unmet RHNA is the RHNA requirement minus the current projects and ADUs. Thus, with the buffer, the City will provide capacity for at least 729 total units, as shown in Table 8.39.

A map of the RHNA sites is provided as Appendix A.

Table 8.39
Residential Sites Summary
Site Category
Income Category
VL Low Mod Above Mod Total
RHNA Requirement 189 92 106 243 630
Current Projects - - - 133 133
ADUs 3 3 3 3 12
Unmet RHNA 186 89 103 107 485
Target Buffer (20% of unmet RHNA) 38 18 21 22 99
Total Need (RHNA + Buffer) 227 110 127 265 729
Source: City of Grand Terrace, 2021
Realistic Capacity
State law requires that a jurisdiction project realistic estimates for housing capacity on its RHNA sites. The realistic capacity of sites may be calculated using recent project history, a minimum density, or other methods. As a majority of growth is in Grand Terrace is expected to take the form of multifamily housing, recently constructed multifamily projects and applications received were reviewed to understand and establish historical trends for multifamily housing development in the City.

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Table 8.40 displays multifamily projects that have been constructed or recently proposed, their zoning and land use, density, maximum density allowed in the zone, and a yield percentage. The yield percentage is the percent of the maximum density; a project at the maximum density of the zone would have a 100 percent yield. Analyzing the yield percentages shows if recent projects are being built at the maximum density of the existing zoning in the City. There are five projects that have an average yield of 78 percent. Three of these projects are in specific plan zones. The two projects that are in residential only zones have yields of 79 and 82 percent, for an average of 80.5 percent between the two projects.

The City is rezoning 73.8 total acres throughout the City to a new, high density residential zone, ranging from 20 – 40 dwelling units per acre. By introducing a high density residential zone, the City is creating significant capacity in the City for new housing of all types. Only 24 acres are being used to meet the RHNA. The new zone will be residential only, and will not allow for nonresidential uses. The City is using a conservative yield of 70 percent of the maximum density in these zones, to align with recent multifamily trends in the jurisdiction. This estimate is slightly lower than the trend of 78 percent and provides a reasonable projection for the capacity of each parcel.

Table 8.40 Recent Multifamily Projects in Grand Terrace Project Land Use Zoning Project
Density
(du/ac)
Number of
Units
Max
Density
Yield
Percentage
(project
density/max
density)
CUP 21-03
(0.32-acres)
Muli-family
duplex
Office Commercial Barton Road
Specific Plan,
Office
Professional

6.25 2 12 dwelling
units per
gross acre
52%
SA 05-19-A1
(3.7_acres)
35 detached
condominium
units
TTM No. 17766
Medium Density
Residential
R-3-Medium
Density
Residential

9.45 35 12 dwelling
units per
acre
79%
SA 12-04
(0.78-acres)
12 attached
townhome units
TTM No. 11450
Office Commercial Barton Road
Specific PlanOffice
Professional

9.36 12 12 dwelling
units per
acre
(R-3
standards)
78%
Projects in Review –Formal Submittals Pending PC
CUP 20-01, SPA
20-02
(4.80-acres)
General
Commercial
Barton Road
Specific Plan –

24.3 117 SPA 20-02
proposing a
density
consistent
100%

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Project Land Use Zoning Project
Density
(du/ac)
Number of
Units
Max
Density
Yield
Percentage
(project
density/max
density)
Mixed-Use
Greens Group
General
Commercial
with R3-24
High
Density
Residential
Zoning, 20-
24 units per
acre
SA 22-12
(.27-acres)
Duplex with an
ADU
Low Density
Residential
R2-Low
Density
Residential

7.4 2
+
1 ADU
9 dwelling
units per
acre
82%
Gateway Specific
Plan 17-01
Medium
Density
Residential
4-20
dwelling
units per
acre
695
To understand high density residential demand in the region, in addition to multifamily housing in Grand Terrace, recent multifamily developments in the neighboring jurisdiction of Colton were also reviewed. The City of Colton has higher density residential zones that will yield similar results as the new, high density zone. Note that these projects in Colton are in zones that allow mixeduses, unlike the residential zone in Grand Terrace. The average yield of projects in Colton in zones that allow at least 20 units an acre is 79 percent. This is similar to the trend in Grand Terrace and slightly higher than the assumed yield of 70 percent.

Table 8.41 Recent High Density Projects in Colton
Project/Address Zoning Density # of Units Max
Density
Yield
Percentage
The Villas MU-D 39 120 30 130%
Northwest Corner of Cottage Lane
and H Street
MU-D 14.63 23 30 49%
353-397 Colton Avenue MU-D 16 12 30 53%
1116 S. Santo Antonio Drive/WestCal
Condos
C-2 20.77 49 30 69%
300 Congress Street R-1 (Zone
Change)
20 5 20 100%
Southwest Corner of Georgia and
South 5th Street and Congress and
South 5th Street
R-2 and R-3/4 16.1 80 16/30 70%

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Assumed Affordability
Density
The California Government Code states that if a local government has adopted density standards consistent with the population-based criteria set by state law (at least 20 dwelling units per acre (du/ac) for Grand Terrace), HCD is obligated to accept sites with those density standards (20 du/ac or higher) as appropriate for accommodating the jurisdiction’s share of regional housing need for lower-income households. The City of Grand Terrace is rezoning parcels to allow for increased density. The new zone will allow densities from 20 – 40 du/acre. All sites included in the inventory are in the new, high density zone. The sites in the inventory are assumed at a mix of income levels.

Size
Pursuant to state law, sites accommodating lower-income units must have areas between 0.5 and 10 acres, regardless of allowed density. The City identified sites that meet the size criteria for the lower-income units; all sites with projected lower-income units are between 0.5 and 10 acres.

There are no sites larger than 10 acres in the inventory. There are no sites with lower-income units smaller than 0.5 acres.

Environmental and Infrastructure Constraints
The site inventory analysis takes into consideration any environmental constraints such as habitat, flood, fire, known easements, contamination, and access to infrastructure. Two vacant parcels have an existing California Department of Water Resources (DWR) easement on a portion of the parcels. Properties having the DWR easement require compliance with the California Code, Section 66455.1 The 100-foot DWR easement traverses the city and existing housing has been and continues to be developed along the easement from Palm Avenue to Vista Grande Way. A recent housing project in 2018 received approval from the DWR. DWR review can be done concurrently with City review so that it does not add significant time constraints to the project. To account for this easement, the developable acreage of the two parcels were reduced and the assumed RHNA was reduced from 70 percent to approximately 50 percent. Projects on these parcels will be required to comply with California Government Code Section 66455.1, which requires review and filing with the DWR. The easements are not expected to impede development of housing on the sites.

Any environmental constraints that would lower the potential yield have already been accounted for in the site/unit capacity analysis through a reduction of the yield of the site. The sites are all appropriate and regular in shape. There are no environmental cleanup sites on any of the RHNA sies per the California Department of Toxic Substances Control’s EnviroStor database. In general,

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the deductions in the yield from the maximum will cover and accommodate any reductions in site capacity due to constraints.

Flooding
None of the RHNA sites are located in any Special Flood Hazard Areas. Per the Special Flood Hazard area map, shown below, there are no flood hazard areas in the City of Grand Terrace.

Figure 8.16 Flood Hazard Areas
Fire
Per the City of Grand Terrace’s Local Hazard Mitigation Plan, there are areas of very high fire hazard along the eastern edge of the City. The uses in the very high fire hazard severity area include open space and residential. Two RHNA sites have portions of the parcel in the very high fire hazard area. Development in the very high fire hazard area are required to meet the standards of Chapter 7A of the California Building Code relating to fire resistant construction. There is existing

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development and housing in the very high fire hazard severity zone in the City. This will not impede the ability for development of the sites.

Figure 8.17 Fire Hazard Areas
Source: City of Grand Terrace Local Hazard Mitigation Plan.

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Infrastructure
All RHNA sites have adequate access to wet and dry infrastructure, including water and sewer.

The sites were reviewed for their ability to access existing sewer mains and all sites have access to them.

Entitled and Pending Projects
A total of 133 above moderate units are included in current projects to meet the RHNA. There are no current projects with lower income units. Table 8.42 summarizes the current projects. There are eleven total projects. Eight of the projects are single units, either single family homes or ADUs.

One project is the development of a triplex, and one is a five-lot subdivision. The largest project is a multi-family project, the Greens Group, which consists of development of a 113 unit multifamily residential project. All entitled projects are anticipated to be completed in the 6th Cycle.

There are no known barriers to the completion of any of these projects within the 6th Cycle.

Should the projects not be completed, the City will identify addition RHNA sites from the rezone area that are not currently included in the sites inventory to ensure there is adequate sites to meet the RHNA.

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Table 8.42 Current Projects
Address APN Total Units Status Notes
22345 Franklin
Street 116736122 1 Entitled Approved on September 6, 2022 22743 Miriam
Way 27622310 1 Entitled Administrative Site and Architectural Review Approved on September 6, 2022 23253
Glendora Drive 2763011 1 Entitled
Administrative Site and Architectural
Review 22-09 – Proposing an ADU,
approved on August 3, 2022
12559
Michigan
Street
116727110 1 Entitled Approved on October 13, 2022
11899
Rosedale
Avenue
27508303 5 Entitled
Approved by the PC on October 6, 2022,
for the construction of five one-story single
family homes.
27642127 1 Pending One-story single family residence
11958
Vivienda Court 27521213 1 Pending ADU
Vista Grande
Way 27643122 1 Pending One-story single family residence Vista Grande
Way 27643121 1 Pending One-story single family residence Grand Terrace
Rd 27521136 3 Pending Development of a triplex
Barton Rd 116731101 117 Pending
Proposing a 117-unit multi-family
residential development; density for 117 is
what is higher than is currently zoned;
rezone for mixed-use; 38-40 du/acre. The
City has received an application and met
with the applicant most recently on April
29, 2024, to discuss project design and
next steps.

Potential Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable housing within the fabric of existing neighborhoods, particularly for single persons or small households including the elderly, college students, young adults, and caregivers. Recent changes in State law have made the construction of ADUs more feasible for homeowners, and the City has seen an increase in ADU development applications recently. During 2018-2020 no ADU applications were received, but in 2021 there have been 5 ADUs approved showing that the recent amendments to City ADU regulations have had a substantial effect on encouraging ADU production.

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The City is conservatively projecting 12 total ADUs in the planning period, approximately 1.5 per year. The City is not relying heavily on ADUs to meet its RHNA (approximately 1.9 percent of the RHNA). Additionally, the 12 ADUs are within the 20 percent buffer that the City is including in its inventory used to meet the RHNA.

In December 2020, SCAG published a study of ADU affordability in Southern California8 and concluded that a significant portion of ADUs built recently have been affordable to low- and moderate-income households. The City is using the results of this survey to help project the affordability of ADUs throughout the 6th Cycle. 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
Based on this trend and SCAG’s analysis, it is assumed that an average of 1.5ADUs per year (12 total) will be produced during the 2021-2029 planning period in the following income categories as shown below. Additionally, the City will continue to encourage and facilitate ADU production through Program 9 Incentivize Accessory Dwelling Units.

Table 8.43 ADU Projections by Affordability Level
Very Low Low Moderate Above Moderate
3 3 3 3
Ability to Meet the RHNA
The City does not have appropriate, existing zoning to meet its RHNA. To ensure the City has adequate residentially zoned land for development to meet the RHNA, the City is undergoing significant upzoning. The City is rezoning 97.3 total acres with a total maximum capacity of 3,883 units. The new maximum capacity of 3,883 units is 616 percent of the RHNA. By upzoning for considerable capacity beyond the RHNA, the City is encouraging housing mobility, creating housing opportunity, and ensuring there is adequate capacity to meet the RHNA.

California Government Code Section 65583.2 (h) states that cities must have a program to facilitate by-right approval for projects that include at least 20 percent of the units for lower-income housing on rezoned low-income sites. The City of Grand of Grand Terrace is rezoning to meet the lowerincome RHNA. Rezone sites identified for meet the RHNA will be subject to this provision (see 8 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527

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Program 1 Adequate Sites to Accommodate Regional Housing Needs and Appendix B for applicable parcels)
California Government Code Section 65583.2 (c) states that cities must have a program to facilitate by-right approval for projects that include at least 20 percent of the units for lower-income housing on vacant sites that were included in the previous cycle and non-vacant sites included in the previous two cycles. The sites inventory includes three sites that were used in the 4th and/or 5th cycles that are identified for lower-income units. Reused sites identified for meet the RHNA will be subject to this provision (see Program 1 Adequate Sites to Accommodate Regional Housing Needs)
The City is identifying capacity for 619 units within the rezone area to meet the RHNA. The development considered in this table takes development constraints into consideration when evaluating each site’s development potential, such as environmental constraints, parcel shape and size, and infrastructure constraints.

Table 8.44
Residential Sites Summary
Site Category
Income Category
VL Low Mod Above Mod Total
RHNA Requirement 189 92 106 243 630
Total Need (RHNA + Buffer) 227 110 127 265 729
Current Projects - - - 133 133
ADUs 3 3 3 3 12
Vacant Site Capacity 149 101 54 0 304
Non-Vacant Site Capacity 82 16 86 131 315
Total Identified Capacity 234 119 135 280 768
Additional Capacity in Excess of 20% buffer 7 10 16 2 35 Source: City of Grand Terrace, 2021
Lower Income Capacity
Government Code Section 65583.2 (g) (2) states that housing elements relying on non-vacant sites for greater than 50 percent of its lower-income households need to demonstrate that the existing use does not constitute an impediment to additional residential development. This section does not apply to Grand Terrace, as the City exceeds the 50 percent threshold through vacant sites and ADUs, as shown in Table 8.44.

The total lower-income household need is 281. The RHNA sites inventory identifies 149 very low and 101 low income units on vacant sites for 250 total capacity. Additionally, 6 lower income ADUs are identified, for a total of 254 units.

The City has low-income capacity through ADUs and vacant sites. Fifty percent of the lowerincome RHNA is 141 units. The RHNA site inventory provides 254 units on vacant sites and

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ADUs, for a total of 90% of its lower income need. Thus, the sites inventory has an excess capacity of 113 units beyond the 50 percent that is needed per Government Code Section 65583.2 (g) (2).

Site Details
The site selection process examined potential capacity, existing uses, vacancy, and recent development trends to determine which parcels to include to meet the RHNA. Both vacant and non-vacant sites are included in the RHNA.

As noted above, the City is rezoning 97.3 total acres with a total maximum capacity of 3,883 units.

The new maximum capacity of 3,883 units is 616 percent of the RHNA. By upzoning for considerable capacity beyond the RHNA, the City is encouraging housing mobility, creating housing opportunity, and ensuring there is adequate capacity to meet the RHNA.

For a detailed analysis of the sites as they relate to affirmatively further fair housing, see the Affirmatively Furthering Fair Housing chapter.

Vacant Sites
A portion of the RHNA will be met on vacant land that is zoned for residential use. Per HCD’s Housing Element Sites Inventory Guidebook, a vacant site is one “without any houses, offices, buildings, or other significant improvements […] or structures on a property that are permanent and add significantly to the value of the property.”9
The sites inventory includes 12 parcels that are currently vacant. The parcels are within the identified rezone area to be rezoned to a residential use with densities from 20 – 40 units per acre.

They are spread throughout the City. The parcels have a total capacity of 304 units, including 149 very low, 101 low, and 54 moderate income units.

Non-Vacant Sites
There are eight non-vacant sites included in the inventory. Each parcel will be upzoned to allow high density residential from 20 – 40 units per acre. The non-vacant sites selected were reviewed for their potential for redevelopment. The non-vacant sites selection process consisted of selecting the sites from the larger rezone area that are most likely for sort-term development. Note that the City is rezoning for significant capacity beyond the RHNA and is only included a small percentage of sites that are more likely to develop. The City is rezoning primarily along Michigan Avenue and Grand Terrace Avenue, which generally consists of aging, single family housing stock. The creation of significant capacity in these areas will help encourage multifamily development in these areas.

Three of the eight sites consist of a single family home on a large lot. The fourth is a church building on a large lot. The other four sites are a contiguous cluster of single family and commercial uses. All of the sites are described in detail below. Four criteria were used to evaluate the sites. Each of the identified criteria are strong indicators of potential for redevelopment on their own. Not all characteristics are necessary for a site to be developed. All sites meet at least three of 9 HCD. Housing Element Sites Inventory Guidebook. https://www.hcd.ca.gov/community-development/housingelement/docs/sites_inventory_memo_final06102020.pdf.

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the four criteria. Factors included in the analysis of non-vacant sites include land-improvement ratio (LIR), building age, owner interest, and similarity to trends in the region.

A. Land-Improvement Ratio: A LIR > 0.5. The comparison of assessed values for land and improvements (land-improvement ratios) is a reliable indicator of whether and to what extent sites are utilized. Typically, a newly improved site will have a ratio of well under

0.2, or where the improvements are valued at five times the value of the land.

B. Building Age: A building age greater than 40 years.

C. Owner Interest: If the owner of the site has contacted the City regarding interest to develop the site with residential uses.

D. Regional Trends: If the site had similar characteristics and uses are redeveloped nonvacant sies in Grand Terrace and neighboring Colton, described below.

The non-vacant sites selection process considered trends of redevelopment on non-vacant sites in Grand Terrace. The recent Gateway Specific Plan consists of developing a mix of uses, including 748 units on 114 developable acres. The current existing uses will be demolished, included six existing single family units and a storage facility.

Since Grand Terrace is a smaller jurisdiction with limited examples, trends in the larger, neighboring jurisdiction of Colton were also reviewed. Colton was selected for comparison due to the large shared border and similar allowed density between Colton’s high density zone and the proposed new high density. The comparison provides insight into regional, multi-family, highdensity trends and what could be reasonably assumed on the rezoned sites. The rezoning will introduce higher densities into the City than are currently allowed so the trend sites from Colton serve as a regional example and comparison of the development of high density housing that does not exist under current City zoning.

There are six recently completed, approved, and pending sites or sites with developer and owner interest that have existing, non-vacant uses in the City of Colton. These sites vary in criteria, but have some similar characteristics that demonstrate trends of development in the larger region.

These trends were also used to evaluate the non-vacant sites selection. Trends identified include:
• A building age over 40 years old.
• A LIR greater than 0.25.
• The development of multiple parcels.
• Similar non-vacant uses among projects. Most of the trend sites included similar commercial, residential, dilapidated or vacant structures, and industrial uses. This includes industrial, single-story commercial, and vacant commercial uses.

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Table 8.45 Non-Vacant Redevelopment Examples, Colton
ID Project/APN Project Type LIR Building Age
Non-Vacant
Use
1 The Villas Completed N/A 10-20*
Multi-family,
senior housing
demolished and
replaced
2 APNs: 0163-081-
10, 09, 08, 07
Developer/Owner
Interest 0.68 75 Light industrial (bakery)/vacant
3 APN: 0163-074-01 Developer/Owner
Interest 0.45 55
Vacant
commercial,
Single family
home
4 2941 S. La Cadena
Drive
Developer/Owner
Interest 30.7 75 Vacant building
5 Senior Living
Facility APN:
0163-182-13
Pre-Application 0.66 67 Single Family
Home
6 Congregate care –
128 E G street; Application 0.27 85+ Hospital
Single Family Homes
There are three parcels (APNs 116724101, 116716131, and 027521109) with existing single family units that are included in the inventory. These three parcels consist of a single family home with a large amount of excess and underutilized land on the property. The sites could be entirely redeveloped or, due to the excess land, redeveloped to retain the existing single-family home. All three sites meet three of the four evaluation criteria as they have a building age greater than 60 years, a LIR greater than 0.5, and have a similar use as recently developed, proposed, or approved sites in the region. The existing uses are not anticipated to impeded development of the sites. 12201 Michigan Street (116724101) consists of a
single-family unit on a 1.08-acre parcel. The site has a LIR of 0.8. The surrounding uses are currently single
family residential, but will all be upzoned to allow up to 40 du/acre. The existing structure was built in the
1940s. The site is adjacent to a Stater Brothers grocery store and is approximately 0.4 miles from a bus stop on Barton Road, providing easy access to transit and food.

The use is similar to the single family homes in the
Gateway Specific Plan redevelopment as well as sites
numbers 3 and 5 in neighboring Colton. The realistic capacity for this site is 15 moderate and 15 above moderate unis for a total of 30 units.

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22000 De Berry Street (116716131) consists of a single-family unit on a 0.64-acre parcel. The site has a LIR of 1.8. The surrounding block on Michigan and De Berry Street is all being rezoned to allow up to 40 du/acre. It is currently surrounded by vacant and residential uses.

The use is similar to the single family homes in the Gateway Specific Plan redevelopment as well as sites numbers 3 and 5 in neighboring Colton. The existing structure was built prior to 1938. The realistic capacity for this site is 10 moderate and 7 above moderate units for 17 total units.
22051 Grand Terrace Avenue (027521109) consists of a
single-family unit on 3.93 acres. The realistic capacity for the site is 58 lower and 44 moderate units, and 9
above moderate units, for a total of 111 units. This site has a LIR of 0.5. The use is similar to the single family homes in the Gateway Specific Plan redevelopment as
well as sites numbers 3 and 5 in neighboring Colton. The site is being rezoned to allow densities of up to 40
du/acre. The structure was built between 1948 and 1959.

Church Building
12667 Michigan Street (116728101) is a 4.54 acre parcel with a small church and parking lot. The majority of the parcel is vacant and grassy. This site meets three of the four evaluation criteria of LIR, age, and owner interest. The site has a LIR of 7.5, indicating considerable underutilization of the land, and a building age of 56 years. The City has received interest from the owner of the parcel to develop market rate housing on the site, with projections that the site could yield up to 120 units, depending on the zoning and typology allowed. The site will be upzoned to allow up to 40 du/acre to allow high density housing on the site. The site is assumed for 100 above moderate units based
property owner interest. The City is currently coordinating with the property owner regarding development on the site.

The existing use is not anticipated to impeded development of the sites.

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Van Buren Street/Michigan Street Cluster
The Van Buren/Michigan Street cluster
consists of four contiguous parcels (APNs
116718108, 116718109, 116718110, and
16718111) on the northeast corner of Van
Buren Street and Michigan Street. The parcels
total two acres. The City has received owner
interest in developing residential uses on all
four parcels. The cluster meets all four of the
criteria used for evaluation of sites (owner
interest, building ae, LIR, similarity to recent
non-vacant redevelopment in the region). The
total capacity for all four parcels is 57 units of
a mix of income levels. The existing uses are
not anticipated to impeded development of the
sites.
12458 Michigan Street (116718108) consists
of single-family residential uses on 0.69 acres. The LIR for the parcel is 0.52 and structures were built between 1959 and 1966 for an age of at least 57 years. The use is similar to the single family homes in the Gateway Specific Plan redevelopment as well as sites numbers 3 and 5 in neighboring Colton. The projected realistic capacity on this parcel is 19 lower income units. 12466 Michigan Street (116718109) consists of a single-family residential use on 0.76 acres. The LIR for the parcel is 0.74. The use is similar to the single family homes in the Gateway Specific Plan redevelopment as well as sites numbers 3 and 5 in neighboring Colton. The projected realistic capacity on this parcel is 21 lower income units.
22040 Van Buren Street (116718110) consists of single family residential uses on 0.23 acres. The projected realistic capacity on this parcel is 6 moderate income units. It has a LIR of 0.65. Various structures were built between 1959 and 1984. The use is similar to the single family homes in the Gateway Specific Plan redevelopment as well as sites numbers 3 and 5 in neighboring Colton. 12490 Michigan Street (16718111) consists of commercial uses included a small market and jerky and sausage wholesaler. The use is similar to sites numbers 2 and 3 in neighboring Colton. The LIR for the parcel is 1.3. Structures on this parcel were built from 1959 to 1980. The projected realistic capacity on this parcel is 11 moderate income units.

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8.9 AFFIRMATIVELY FURTHERING FAIR HOUSING
Introduction
Assembly Bill (AB) 686 requires a jurisdiction’s Housing Element to provide an analysis of barriers that restrict access to opportunity and a commitment to specific meaningful actions and how the identified Regional Housing Needs Allocation (RHNA) sites affirmatively further fair housing. AB 686 requires jurisdictions to identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected segments of the population. In addition, AB 686:
• Requires jurisdictions and public housing authorities to administer their programs and activities related to housing and community development in a way that affirmatively furthers fair housing;
• Prohibits the state, cities, counties, and public housing authorities from taking actions materially inconsistent with their Affirmatively Furthering Fair Housing (AFFH) obligation; • Adds an AFFH analysis to the Housing Element (an existing planning process that California cities and counties must complete) for plans that are due beginning in 2021; and • Includes in the Housing Element’s AFFH analysis a required examination of issues such as segregation and resident displacement, as well as the required identification of fair housing goals.

The bill added an assessment of fair housing to the Housing Element which includes the following components:
• A summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity;
• An analysis of segregation patterns and disparities in access to opportunities, • An assessment of contributing factors, and
• An identification of fair housing goals and actions.

Public Outreach
Public participation is a vital component to the proper formation and implementation of the Housing Element. Public engagement creates opportunities for community members and stakeholders to provide their input and feedback, information which then directs the Housing Element’s goals, policies and programs. Section 65583 of the Government Code requires local governments to make diligent and continued efforts to achieve public participation of all economic segments of the community. Meaningful community participation ensure that a variety of stakeholders and community members are offered a platform to engage in the City’s planning process. As part of this Housing Element process, the City made a diligent effort to encourage public participation in its development. Outreach for the Housing Element included the following actions:

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• Creation of a City-operated webpage where meeting notices, draft documents and other housing references were posted.
• Preparation of a “Frequently Asked Questions” link and webpage on the City’s website. • A public workshop on June 17, 2021, to provide residents, the Planning Commission and key stakeholders an overview of the purpose and statutory requirements governing Housing Elements with an opportunity to provide input.
• Public meetings to review and make available the draft Housing Element to the public prior to submission to the California Department of Housing and Community Development. • Public hearings held before the Planning Commission October 21, 2021 and City Council on October 26, 2021 to consider HCD comments and the revised draft Housing Element. • Stakeholder interviews held on March 26, and April 16, 2024 to gather information regarding housing issues, housing priorities, recommendations, and experience working or operating in Grand Terrace.
• Community workshop on April 15, 2024, to present the Housing Element update changes to the public, gather input, and answer any questions.

Appendix 8-C, Public Participation Summary, contains a summary of public comments regarding the Housing Element received by the City during the process., in addition to supporting documentation and details on the above-described efforts.

The City of Grand Terrace solicited community input throughout the Housing Element update planning process in a variety of ways. The main strategies to gather public participation are summarized below.

Outreach Activities
As part of the public outreach process, the community were engaged using the following methods:
• FAQ sheet
• Webpage on City website
• Planning Commission study session
• Public Hearing
• Community Workshop
Organizations Consulted
• Corporation for Better Housing
• HDSI Management
• Jamboree Housing Corporation

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• Affirmed Housing Group
• The Olson Company
• So. Calif. Housing Development
• RC Hobbs Company
• LINC Housing Corporation
• Palm Desert Development Co
• Riverside Housing Development Corp
• Inland Fair Housing and Mediation Board
• National CORE
• San Bernardino County Community Development & Housing Dept • County of San Bernardino Land Use Services
• City of Rialto
• City of Riverside
• City of San Bernardino
• City of Loma Linda
• City of Colton
• Time for Change Foundation
• San Bernardino County LAFCO
• San Bernardino County Housing Authority
FAQ
The City created a Frequently Asked Questions document that was sent out with public meeting notices to provide context and information regarding the Housing Element planning process, what the RHNA is, and defines affordable housing.

Housing Element Update – City Website
The City also created a dedicated web page for the Housing Element update and provided opportunities for interested persons to participate in public meetings and review documents related to the Housing Element.

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Planning Commission Study Session
The City held one virtual workshop on June 17, 2021, to present information on the Housing Element update and to gather public input. Members of the community participated in the workshops and provided feedback through a question and answer session in the Housing Element update process.

Public Hearings
The City held two virtual public meetings one Planning Commission meeting held on October 21, 2021, and one City Council meeting on October 26, 2021. Staff presented the draft Housing Element with the updates made from the previous meeting in June and received comments from the public. The purpose of these meetings was to give the public and the City’s decision makers another opportunity to provide comments and suggestions prior to sending the draft to HCD for its review.

Stakeholder Interviews The City reached out to 24 individuals and organizations who represent a diverse range of agencies and interest groups to participate in focus groups regarding housing needs and issues in Grand Terrace. Two stakeholder interviews were held on the following dates:
• March 26, 2024, at 9:00 AM
• April 16, 2024, at 3:00 PM
Multiple attempts at a variety of dates were made to schedule interviews to ensure equity and flexibility for any community members who wanted to participate.

Interviewees discussed a variety of housing topics; the following key themes and topics were identified:
• Lack of affordable housing for seniors and lack of knowledge for housing resources. • Rigorous development timelines for cities in San Bernardino County. • Difficult finding developers and funding sources to build affordable housing. • San Bernardino County is a large region and hard to connect people to services, jobs, and housing.
• Public perception of affordable housing needs to change so projects don’t get denied.

Change terminology in zoning code and educate public.

Community Workshops
The City held a virtual public workshop on Monday, April 15, 2024 from 6:00 PM to 7:30 PM to present the Housing Element update changes to the public and gather input. The workshop had simultaneous Spanish translation. Nine members of the community participated in the workshop and provided feedback through live polling and question and answer sessions. The public provided feedback on the most prevalent housing issues and the preferred housing programs in Grand Terrace. Materials and video recordings of the presentations in both English and Spanish were made

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available on the Grand Terrace Planning and Development Services webpage10 for individuals who want to review the materials and meetings.

Findings
Most outreach participants support the provision of more housing assistance, financial or policy based, for the low-income population in finding housing. In summary, the community engagement and input yielded the following themes and feedback:
• Education and Outreach: Participants expressed the challenges and barriers for community engagement and education as it related to affordable housing, available housing services and programs, housing policy, and other City events. Program 20 implement outreach and education strategies to increase community awareness to housing resources and fair housing support.
• ADU Incentives: Participants expressed the difficulties and barriers to ADU development in Grand Terrace. Through Program 9 the City will provide information online including FAQs, a flow charts, links to resources, and other ADU resources such as pre-approved plans.
• Prioritizing Affordable Housing for a Variety of Groups: Participants addressed the need for prioritizing development for population groups like seniors and large families. Program 3 and Program 19 are included to provide resources and facilitate and support affordable housing.

Assessment of Fair Housing
City Overview
Grand Terrace is in the Riverside-San Bernardino-Ontario Metropolitan Statistical Area. The City is located along the southern border of San Bernardino County adjacent to Riverside County in a region known as the “East Valley” area of the County. It is bounded to the north, east, and west by the City of Colton and to the south by the unincorporated community of Highgrove in Riverside County. The City encompasses approximately 3.6 square miles and has no external sphere of influence.

Much of the fair housing analysis is based upon census data provided at the census tract level. Grand Terrace has a total of 7 census tracts. The table below displays the census tracts in the City and the RHNA sites within those census tracts; however, several of the census tracts are not solely in Grand Terrace and have portions in neighboring jurisdictions. As a result, demographic information for these census tracts reflects neighboring communities, as well as Grand Terrace.

Most of the census tracts in Grand Terrace contain housing, with the majority of the City being zoned for single-family neighborhoods.
10 https://www.grandterrace-ca.gov/departments/planning_development_services/planning

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The Affirmatively Furthering Fair Housing (AFFH) section also considers the effects that the selected RHNA sites may have on fair housing. Selected RHNA sites and entitled projects are relatively distributed throughout the City.

Figure 8.18 Census Tracts and RHNA Sites
4 of the 7 census tracts that intersect Grand Terrace have the majority of their area located inside City limits. Of the 4 tracts mostly in the City, these tracts vary in demographic makeup, with tracts on average having lower incomes and more predominant non-White populations in northern Grand Terrace, and tracts in southern Grand Terrace have higher incomes and a more predominant White population. While there is much variation in the tracts surrounding the City, the majority of the surrounding areas follow the opportunity trends in Grand Terrace. There is moderate variation in resource categories within the City, with the majority of the City being moderate resource, and some low resource areas in the northwestern areas of the City. This is a relative ranking based on composites of environmental, economic, and education scores.

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The City is currently pursuing, or has recently pursued several improvements in the lower opportunity areas in the northern areas of the City. This includes the following place-based improvements:

HSIP-Highway Safety Improvement funding for Mt. Vernon in the amount of $435,700 • The Highway Safety Improvement Program (HSIP), codified as Section 148 of Title 23, United States Code (23 U.S.C. §148) is one of the core federal-aid programs in the new federal surface transportation act, Fixing America's Surface Transportation Act (FAST), which was signed into law on December 4, 2015. The purpose of the HSIP program is to achieve a significant reduction in traffic fatalities and serious injuries on all public roads, including nonState-owned public roads and roads on tribal land. • Project included: 1. Installation of Radar Feedback Signs. 2. Improvements to roadways and crosswalk pavement markings and striping. 3. Installation of new streetlights at locations where visibility needs to be enhanced. 4. Installation of flashing STOP signs and beacons.

Capital Improvement Program FY 2017-18: Slurry Seal 24 streets and grind an overlay of 8 streets. Estimated Cost of $758,200.00.
• Jurisdictions receiving Measure I revenue from the San Bernardino County Transportation Authority (formerly SANBAG) Local Street Program must annually adopt, by action of their governing body, a Five-Year Capital Improvement Plan (CIP) that outlines the specific projects upon which Measure I pass-through funds will be expended. • For Fiscal Year 2017/18 of the Capital Improvement Plan included 8 streets scheduled for

2.5-inch grind and overlay as the streets are too far deteriorated for slurry seal treatment. In addition, 24 streets were proposed for slurry seal.
• The proposed 5-Year Capital Improvement Plan (CIP) projects for years 2017-2022 also included a tree-trimming program, constructing ADA curb ramps, sidewalk repairs, storm drain improvements, and other improvement projects as needed.

Emergency Management Performance Grant (EMPG) FY16-17 – in the amount of $11,632 with an in-kind match of $11,632, totaling $23,264 to update the city’s Local Hazard Mitigation Plan
• The Emergency Management Preparedness Grant (EMPG) Emergency Management Performance Grant (EMPG) is to support comprehensive emergency management at the local level and to encourage the improvement of mitigation, preparedness, response, and recovery capabilities for all hazards. Funds provided under the EMPG program must be used to support local emergency management program activities that contribute to the San Bernardino County Operational Area’s capability to prevent, prepare for, mitigate against, respond to, and recover from emergencies and disasters, whether natural or man-made. An all-hazards approach to emergency response, including the development of a comprehensive program of planning, training, and exercises, provides the foundation for an effective and consistent response to any threatened or actual disaster or emergency, regardless of the cause.

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• The grant will be used to update the City’s Local Hazard Mitigation Plan. The LHMP is required to be updated every five years. To adhere to the Federal Emergency Management Agency (FEMA) and State guidelines, all projects must be completed on or before May 31, 2017.

Rubber Playground Safety Surfacing at Richard Rollins Park-Cal Recycle -Rubberized Pavement Grant
• On November 14, 2017, the City Council approved the installation of poured in place rubber playground safety surfacing at Richard Rollins Park in the amount of $109.000 and a 5% contingency ($5,450). In compliance with Goal #2 "Maintain Public Safety" by investing in critical improvements to infrastructure by updating the existing conditions at Richard Rollins Park with a safer and acceptable playground surface.
• On August 22, 2017, the City Council approved a revised project funding list from the City Manager for Redevelopment Bond Proceeds that included $99,000 for the installation of Poured-In-Place Rubber Safety Surfacing at the playgrounds of Richard Rollins Park.

Blue Mountain Trail Grant awarded in 2017 from the State of California Wildlife Protection Act of 1990-Habitat Conservation Fund Grant
• Construction of the Blue Mountain Nature Trail head. The city was to complete the grant within a 5-year period ending construction in 2020; however, the project has been delayed due to COVID-19 and other factors. The trail head is proposed to be constructed at Observation Drive and Van Buren Street on 25-acres of city land in the Blue Mountain hillside area.
• This project requires land acquisition from multiple private property owners to outline the trail head for public use. Completion of this project will support Goal 4.5 of the open Space and Conservation Element.

Public Works Capital Improvement Projects (CIP) 2017/18-2021/22: The City’s Public Works Engineering Division managed the City’s Capital Improvement Program (CIP) to planed, programmed, designed, constructed, and managed capital projects throughout the city. • Barton Bridge Replacement Project (Federal, State, City funded, $3,500,000) • Commerce Way extension (State and City funded $3,500,000) • CIP Year 2 Street Slurry/Resurfacing (State, Recycle Grant, and City funded $760,000) • Dog Park (Park Fees, State, and City funded, $350,000) CDBG for FSA Senior Meal Program and Case Management Services, FSA Senior Center Director, and Code Enforcement: Historically the city has used CDBG funding for such things as City Hall ADA improvements, enhanced code enforcement, senior center services, and senior center improvements.
• In the 2011-2012 program year, the City first applied for Funds to Enhanced the Code Enforcement Program and has received funding each year; except that in 2016-2017 program

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year it received $21,114 and in 2017-2018 it received $11,537, which included $10,000 in unprogrammed funds.
• In 2013-2014 the city received $10,551 to install all accessibility improvements at City Hall.

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Comparison of Fair Housing with Respect to Location
Census
Tract Low Mod.

Above
Mod, RHNA Units
Total
HH
Total
Pop.

TCAC
Composite
Category
Median
Income
% with
Disability
% of
Children
in FHH
CES
Percentile
%
NonWhite R/ECAP
Present
Census Tracts Mostly Inside of Grand Terrace

71.04 15 14 1 30 4.0% 1,378 992 Moderate
Resource
$106,818 6.1% 5.8% 26.5 47.2% No

71.06 131 77 241 449 59.5% 1,420 1,142 Moderate
Resource
$74,824 12.1% 26.6% 69.9 52.5% No

71.07 89 50 12 151 20.0% 1,161 1,176 Low
Resource
$53,258 16.4% 45.8% 83.4 65.7% Yes

71.09 115 0 5 120 15.9% 1,274 2,451 Moderate
Resource
$67,615 10.3% 5.4% 69.0 61.0% No
Census Tracts Mostly Outside of Grand Terrace
423.00 0 0 0 0 0% 2,733 5,246 Low
Resource
$77,148 8.8% 19.4% 93.8 63.8% No

40.04 0 0 5 5 0.7% 1,704 2,845 Low
Resource
$82,340 10.4% 10.3% 96.0 67.6% No

71.05 0 0 0 0 0% 1,184 3,259 Moderate
Resource
$83,056 10.5% 0% 47.4 61.5% No

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Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.

Federal Fair Housing Laws prohibit housing discrimination based upon race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, or genetic information. California’s Fair Housing Laws also prohibit discrimination in housing based on occupation, age, or protected characteristic; method of financing; or the intended occupancy by lower or moderate income people.

A review of relevant City policies and shows that the City is in compliance with all State and Federal civil rights and fair housing laws. This includes compliance with the following:
• California Fair Employment and Housing Act (FEHA) (Part 2.8 (commencing with section 12900) of Division 3 of Title 2);
• California Government Code sections 8899.50, 65008, and 11135; • Civil Code section 51 (the Unruh Civil Rights Act); and • FEHA regulations in California Code of Regulations, title 2, sections 12005-12271 • Density Bonus Law (Gov. Code, § 65915.)
• Housing Accountability Act (Gov. Code, § 65589.5.)
• No-Net-Loss Law (Gov. Code, § 65863)Density Bonus Law • Least Cost Zoning Law (Gov. Code, § 65913.1)
• Excessive subdivision standards (Gov. Code, § 65913.2.) • Limits on growth controls (Gov. Code, § 65302.8.)
• Housing Element Law (Gov. Code, § 65583, esp. subds. (c)(5), (c)(10).) Any legal matters and litigation in the City since the beginning of the 5th Cycle have not been related to fair housing.

The Inland Fair Housing Mediation Board (IFHMB) provides fair housing services to Grand Terrace. This organization is a private non-profit organization that provides services to areas in San Bernardino County, and portions of Riverside and Imperial counties. IFHMB provides education, resource recommendations and mediation services for a variety of housing issues including housing discrimination, rental complaints, court disputes, and homeownership sustainability. Additionally, The Legal Aid Society of San Bernardino offers legal resources for

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those needing assistance with problematic landlords, unjust evictions, and other legal services for tenants.

Integration and Segregation Patterns
Race and Ethnicity
The figure below shows the racial and ethnic majority by census tract in the City of Grand Terrace.

As illustrated, the northern areas of the City have a slim (<10%) to predominant (>50%) Hispanic majority, while the majority of the City has a slim (<10%) to sizeable (10-50%) White majority.

These trends extend beyond the City boundaries. The tracts with Hispanic majorities have a larger low- to moderate- income population and less positive TCAC scores than the majority White tracts.

These trends continue beyond the City limits. Grand Terrace has comparable racial trends to the County as a whole. Regionally, there is a common correlation between wealth and race, which may help explain the racial/income concentrations in the City. The City has a smaller Hispanic population (48.6 percent) in comparison to the County (54.6 percent). Grand Terrace also has a smaller Asian/Asian Pacific Islander (API) population (5.8 percent) to the County (7.6 percent), and a significantly larger non-Hispanic White population (39.1 percent) compared to the County (26.6 percent).

The area with the Hispanic majority also includes the R/ECAP area. HUD defines R/ECAP as areas where the percentage of the population that is non-White is over 50 percent and the percentage of households with incomes below the poverty line is over 40 percent. Alternatively, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.

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Figure 8.19 Racial and Ethnic Majority (2010)
Source: HCD AFFH Data Viewer
As shown in the figure below. there is significant variation in the levels of concentration of the non-White population throughout the City. The northwestern areas of the City have a higher concentration of the non-White population. The tracts with a larger non-White population also generally have a larger low- to moderate- income population and less positive TCAC scores than the more central areas of the City. This northwestern Grand Terrace area has the highest concentration of the non-White population and also includes a R/ECAP.

As of 2021, 60.9 percent of the City was non-White, while 73.4 percent of the County was nonWhite, indicating that the overall distribution of the non-White population is lower in the City than in the region as a whole.

The figure below compares the RHNA units with the percentage of the population that is nonWhite. About 60 percent of the RHNA units are located in areas of the City where 40 to 60 percent of the population is non-White. There are very few sites in areas with relatively very high or relatively very low concentrations of the non-White population. This is a reflection of the trends within the City as a whole, as most of Grand Terrace’s block groups are 20 to 60 percent nonWhite.

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The City’s RHNA strategy reflects the overall composition of Grand Terrace, and is not expected to negatively exacerbate segregation conditions related to race or ethnicity. The RHNA site distribution is consistent with the current composition of the City, indicating there will be no exacerbation of segregation of the non-White population due to the RHNA site selection.

Figure 8.20 Percentage of the Population that is Non-White, 2018 Source: HCD AFFH Data Viewer

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Figure 8.21 Percent Non-White Comparison of RHNA Units
Dissimilarity Index – Race and Ethnicity
Segregation is defined by the census as the spatial distributions of different groups among units in a metropolitan area.18 Segregation can be quantified by using the dissimilarity index. The dissimilarity index measures the distribution of two groups in a city and assigns a score between 1 and 100. The level of segregation is determined by assessing what percentage of residents of a census block would have to move for each block to have the exact same population of said group.

A score of zero (0) reflects a fully integrated environment; a score of 100 (or 100%) reflects full segregation. Therefore, a higher dissimilarity index indicates higher concentrations of the indicated ethnic groups in areas of the City, when compared to the White population distribution. A lower dissimilarity index implies higher integration, and a more even distribution of each ethnicity when compared to the White population. The formula for this calculation is provided by the HCD AFFH Guidance Document.

The categories for the dissimilarity index on a scale of 1-100 are as follows:
• <30: Low Segregation
• 30 – 60: Moderate Segregation
• >60: High Segregation
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Ethnic and racial composition of an area is useful in analyzing housing demand and related fair housing concerns, as these factors illustrate the relationship with other characteristics such as household size, locational preferences, and mobility.

The table below provides the dissimilarity index values in Grand Terrace, indicating the level of segregation between White residents and residents who are non-White, Black, Hispanic, or Asian/Pacific Islander. In 2019, there was low segregation between the Non-White and White, Black and White, and Asian and White populations, and moderate segregation between the Hispanic and White populations. A low dissimilarity index of 21.76 in the figure below means that

21.76 percent of Grand Terrace’s Non-White or White residents would need to move to a different census block to create balanced integration between Non-White and White residents. Levels of segregation have remained relatively consistent since 2013.

The County has moderate levels of segregation across all racial and ethnic comparisons, indicating that segregation is more prevalent regionally than in the City of Grand Terrace.

Figure 8.22 Racial/Ethnic Dissimilarity Index (2013-2019) City County
2013 2019 2013 2019
Non-White/White 28.83 21.76 42.80 40.93
Black/White 29.20 25.08 46.70 44.90
Hispanic/White 44.85 53.88 52.75 53.52
Asian/White 28.19 25.95 54.69 52.96
Source: HUD AFFH Database, 2020
Income
Identifying low to moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines an LMI area as a Census tract or block group where over 51 percent of the households are LMI (based on HUD income definition of up to 80 percent of the area median income (AMI).

The below figures show the distribution of RHNA units by low to moderate income population.

As shown, the area with the largest low to moderate income population is also the area with a Hispanic majority, and the overall largest non-White population. This area is also where the R/ECAP is located. Compared to the region, Grand Terrace has slightly higher median income.

The majority of the County has a similar low to moderate income population proportion as northern Grand Terrace, with some areas north of the City have a high percentage of low to moderate income residents. Central and southern Grand Terrace have slightly lower percent of the population which are low to moderate income, which is consistent with the slightly higher median income in the City.

The figure below shows the percentage of RHNA units compared to the percent of each block group that is in the low- to moderate-income category. The sites are distributed throughout the various concentrations of the low to moderate income population, with the intention of creating

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opportunity for low to moderate income residents in higher income areas, and provide new housing opportunities in existing low to moderate income neighborhoods without displacing current residents. About 60 percent of units fall in areas where 25 to 50 percent of the population is Low to Moderate income.

Local stakeholders noted a lack of affordable housing, including affordable senior housing, and a lack of knowledge for housing resources. Seniors are often on a fixed income and may fall into the low to moderate income category. ADU incentivization can lead to an increase in affordable units in higher resource areas.

The City’s RHNA strategy is not expected to negatively exacerbate segregation conditions related to the low to moderate income population. The sites are distributed with the intention of creating opportunity for low to moderate income residents in higher income areas, and provide new housing opportunities in existing low to moderate income neighborhoods without displacing current residents. The City is also including Program 9 Incentivize Accessory Dwelling Units in an effort to increase ADU production, which includes a code amendment to be compliant with state law, creation of an ADU webpage with access to resources for the development of affordable ADUs, and the creation of pre-approved/reviewed plans. Increasing the development of ADUs can increase opportunity for lower-income units in lower density areas.

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Figure 8.23 Low to Moderate Income Population and RHNA Sites (2011-2015) Source: HCD AFFH Data Viewer

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Figure 8.24 Low to Moderate Income Population Comparison of RHNA Units The figure below shows the number of households with income levels similar to the income ranges provided by HCD Income Limits. The extremely low-income income category has the largest percentage of the population, while the very low-income category has the smallest population. The remaining income categories have a more comparable distribution, but the majority of the population is extremely low-income. Grand Terrace clearly has significantly lower household incomes compared to the region as a whole. The City is including Program 3 Facilitate Development of Affordable and Special Needs Housing to Facilitate Development of Affordable and Special Needs Housing. This program includes a number of efforts to incentivize lowerincome housing. This includes:
• Expedited processing for affordable and special needs households, including senior, extremely low income households, and housing for those with disabilities • Assistance in preparing applications for lower-income households and households with special needs, including seniors and those with disabilities. • As funding allows, reduce development fees for extremely-low income housing projects. Seek funding sources to assist with extremely-low income housing development.

Additionally, the City will annually contact developers of special needs and lower income housing to assist in development where feasible.
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Figure 8.25 Households per Income Level, 2021
Source: 2021 ACS Table B19001
The figure below shows the percent of households in both the City and the County with income levels similar to the income ranges provided by HCD Income Limits. The extremely low-income income category has the largest percentage of the population, while the very low-income category has the smallest population. The remaining income categories have a more comparable distribution, but the majority of the population is extremely low-income. This distribution is the same in both the City and the County. Grand Terrace has a slightly lower percent of the extremely and very low population, which is consistent with the slightly higher median income in the City.

However, overall, the distribution in the City is consistent with the region as a whole.

Figure 8.26 Households per Income Level, 2021
Source: 2021 ACS Table B19001
5,397
407
1,251 1,111 1,276
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< $30,000 $30,000 - $44,999 $45,000 - $74,999 $75,000 - $124,999 ≤$125,000 Number of Households
Income Range

57.2%

4.3%

13.2% 11.8% 13.5%

59.7%

5.9%

10.7% 12.0% 11.5%
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Income Range
Grand Terrace San Bernardino County

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According to US Census 2016-2020 American Community Survey estimates, the median household income for Grand Terrace was $70,200. This is higher than the San Bernardino County median household income of $65,761. Local Stakeholders noted that San Bernardino County is a large region and hard to connect people to services, jobs, and housing. The Inland Empire United Way runs a hotline for San Bernardino and Riverside Counties that provides several resources, including job training.

The median income distribution in Grand Terrace is consistent with the region as a whole. While there is significant variation in the region, the majority of census tracks have median incomes in the lower middle range, similar to the City. Median incomes are higher to the west of the City, while the significant open space in the majority of the eastern part of the County may skew the data towards lower median incomes.

Figure 8.27 Regional Median Household Income 2017-2021

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Figure 8.28 Regional Median Household Income 2017-2021
The figure below shows median household income by census tract. In Grand Terrace, the south east areas of the City have, on average, higher median household incomes, while the northwest, where the R/ECAP is located, has distinctively low median incomes compared to the rest of the City and the region as a whole. This area also has lower opportunity and a more predominant nonWhite population.

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Figure 8.29 Median Household Income 2015-2019
Source: HCD AFFH Data Viewer
Poverty is defined by incomes falling below the annually defined thresholds for family size by the US Census. Poverty status by tract in Grand Terrace is shown in the figure below. Consistent with the aggregation of LMI areas, tracts with large populations below the poverty level are located in the northwest areas of the City, where the R/ECAP is located. Since the 2010-2014 ACS, the population of persons experiencing poverty has decreased throughout the City, specifically in the northern portion of the City. In 2014, tracts in the northwest corner of the City, which include the R/ECAP had rates of poverty over 30 percent. In 2019, this northwestern region has rates of poverty under 30 percent.

The areas with higher rates of poverty correlate with the areas with more predominant non-White concentrations.

The 2015–2019 map shows lower levels of poverty Citywide and increased geographic parity. The 2015–2019 map also shows that pending projects and proposed Opportunity sites are spread throughout the City with more sites in areas without concentrations of poverty.

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income housing in areas with a higher population in poverty. The City is also including Program 3 Facilitate Development of Affordable and Special Needs Housing to Facilitate Development of Affordable and Special Needs Housing. This program includes a number of efforts to incentivize lower-income housing, including expedited processing and reducing development fees.

Figure 8.30 Poverty Status (2010-2014 and 2015-2019)
Source: HCD AFFH Data Viewer
The figure below shows housing choice voucher (HCV) recipients by tract in the City. The HCV program is a 100 percent federally funded rental subsidy for low-income households living in privately owned rental units. HCV recipients are most concentrated on the western side of the City.

In addition to operating public housing, the Housing Authority administers the HUD Housing Choice Voucher Program. Formerly, the County operated both a voucher and certificate programs.

However, the certificate program ended as of 1999. Under the Housing Choice Voucher Program, the Housing Authority makes subsidy payments to property owners on behalf of the family. The program uses a Payment Standard to determine the maximum amount of assistance that will be paid on behalf of the family. The family's portion will be a minimum of 30 percent of their adjusted gross monthly income up to a maximum of 40 percent if they choose. HACSB administers the Housing Services programs that include the Housing Choice Voucher and Five‐Year Lease Assistance programs. Participants on these programs may choose the city/community in which they wish to reside within San Bernardino County.

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Figure 8.31 Housing Choice Voucher Recipients by Tract (2010) Source: HCD AFFH Data Viewer
Familial Status
Under the Fair Housing Act, housing providers may not discriminate because of familial status.

Familial status covers the following: the presence of children under the age of 18, pregnant persons, and any person in the process of securing legal custody of a minor child (including adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family (e.g., through birth, adoption, or custody), or requiring families with children to live on specific floors or in specific buildings or areas. Single-parent households are also protected by fair housing law.

As shown in the figure below, the tracts with the highest concentrations of children living in married-couple households are primarily in western and northern Grand Terrace, although there does not seem to be a distinct correlation between income or racial demographic trends and percent of children in married-couple households. In Grand Terrace, 24.8 percent of households are married-couple households with children present, compared to 30.3 percent countywide. RHNA

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pending and opportunity sites are distributed throughout the City and are not expected to impact fair housing concerns based on familial status.

Figure 8.32 Percent of Children in Married Couple Households by Tract (2015- 2019)
Source: HCD AFFH Data Viewer
Consistent with the above figure, the figure below illustrates that more children in the western area of Grand Terrace live in single-parent female-headed households compared to the rest of the City.

In 2020, 20.3 percent of the total households in Grand Terrace were female-headed households, which is similar to the County, at 21.9 percent.

As shown in the figure below, RHNA sites are distributed throughout the City, without concentration in areas with high levels of female-headed households, and are not expected to impact fair housing concerns based on familial status. For example, about 20 percent of RHNA units are located in tracts where 0-20 percent of children are living in female-headed households with no spouse.

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The distribution of RHNA sites does not exacerbate conditions of segregation as they relate to familial status. RHNA sites are distributed throughout tracts of varying existing predominant familial statuses.

Figure 8.33 Percent of Children in Female-Headed Households and RHNA Sites by Tract (2015-2019)
Source: HCD AFFH Data Viewer

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Figure 8.34 Female Headed Households Comparison of RHNA Units Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of varying types and degrees. According to the US Census Bureau, a person is considered to have a disability if they have difficulty performing certain functions or difficulty with certain social roles.

Affordability of appropriate housing and access, both within the home and to/from the home site, are the primary challenges for persons with disabilities. Access often requires specially designed dwelling units. Additionally, housing locations near public facilities and public transit are important for these special needs group. The 2021 American Community Survey estimates that

10.1 percent of Grand Terrace and 11.4 percent of San Bernardino County has a disability.

The types of disabilities included in the Census are:
• Hearing difficulty: deaf or has serious difficulty hearing • Vision difficulty: blind or has serious difficulty seeing even with glasses • Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions • Ambulatory difficulty: has serious difficulty walking or climbing stairs • Self-care difficulty: has difficulty dressing or bathing • Independent living difficulty: has difficulty doing errands alone, such as visiting a doctor’s office or shopping
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The figure below shows an estimate of the number of Grand Terrace residents with disabilities by type of disability and age group. The most prevalent types of disability are hearing and vision difficulties, although the population with each disability type is rather comparable. Note that individuals may have more than one type of disability.

Ambulatory issues are the highest reported disability countywide. A large population with walking difficulty creates a need for single-story housing, elevators, transit access, wheelchair access, larger homes for live-in help, and proximity to health facilities. For many in need of live-in help or living assistance, accessory dwelling units (ADUs) may serve as a caregiver unit. The City is including Program 9 Incentivize Accessory Dwelling Units in an effort to increase ADU production, which includes a code amendment to be compliant with state law, creation of an ADU webpage with access to resources for the development of affordable ADUs, and the creation of pre-approved/reviewed plans.

Figure 8.35 Disability Characteristics by Age Group, Grand Terrace (2021) Source: US Census Bureau, ACS16-19 (5-year Estimates), Table C18108 Countywide, ambulatory issues are also the most prevalent. While disabilities are more prevalent in the County as a whole than in Grand Terrace, the type of disabilities that are most prevalent follow the same trends in Grand Terrace and regionwide.

Countywide, health care facilities are more prevalent in the southwest areas of the County, where Grand Terrace is located. A large portion of the County is open space and the Mojave desert, so health care facilities are primarily concentrated where there is a greater population. 0 2,000
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<18 years 18-64 years >65 years

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The percent of the population with a disability has remained relatively steady since 2010. The north west portion of the City has consistently had a more predominant disabled population compared to the eastern side. This is consistent with the location of healthcare facilities.

Figure 8.36 Disability Characteristics by Age Group, Grand Terrace and San Bernardino County (2021)
Source: US Census Bureau, ACS16-19 (5-year Estimates), Table C18108 The distribution of sites is not expected to exacerbate conditions of segregation as they pertain to disability. There is little correlation with the distribution of the population with a disability and the location of sites. Additionally, the selected RHNA sites are in proximity to existing healthcare resources. The City is including Program 9 Incentivize Accessory Dwelling Units in an effort to increase ADU production, which can be used as a caregiver unit for those with independent living difficulties. This can also increase opportunities for these units in higher income areas.

Local stakeholders expressed the difficulties and barriers to ADU development in Grand Terrace.

Through Program 9 the City will provide information online including FAQs, a flow charts, links to resources, and other ADU resources such as pre-approved plans.

The figure below shows the population of persons with disabilities by tract in the City. There is no clear correlation to the current areas with higher concentrations of the population with a disability and other demographic distributions. Health care facilities are distributed throughout the City, with a slight concentration in the northern areas of the Grand Terrace.

The figure below also shows pending projects and proposed RHNA Opportunity sites with population of persons with disabilities by tract in the City. As shown in the subsequent bar chart, 0%
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Hearing Difficulty
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Grand Terrace San Bernardino County
<18 years 18-64 years >65 years

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the RHNA sites are mostly distributed in the areas where 10 and 20 percent of the population experiences a disability, which covers a majority of the City. For example, about 95 percent of the RHNA units are located in the area where 10-20 percent of the population has a disability. As such, the sites are not expected to cause fair housing concerns as they relate to residents with a disability.

Figure 8.37 Population of Persons with Disability by Tract (2010-2014 and 2015- 2019)
Source: HCD AFFH Data Viewer

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Figure 8.38 Population with a Disability Comparison of RHNA Units Findings
Overall, the City of Grand Terrace has higher concentrations of non-White and low- to moderateincome residents in the northwestern part of the City, which includes the R/ECAP. This area is also where housing choice voucher use primarily occurs. Some tracts in this area saw a reduction over time in households under the federal poverty level, from >30 percent in 2010-2014 to 20-30 percent in 2015-2019, while other tracts remained unchanged. The selected RHNA sites are not anticipated to cause displacement or worsen patterns of segregation.

The City’s RHNA strategy reflects the overall composition of Grand Terrace, and is not expected to negatively exacerbate conditions of segregation.

Racially and Ethnically Concentrated Areas of Poverty and Affluence R/ECAPs
HUD defines R/ECAPs as areas where the percentage of the population that is non-White is over 50 percent and the percentage of households with incomes below the poverty line is over 40 percent. Alternatively, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
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Lower Moderate Above Moderate

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Grand Terrace has a R/ECAP in Census Tract 71.07. The tract is shown in the figure below, along with the proposed RHNA sites by their income levels. In San Bernardino County, R/ECAPs are primarily located in the southwest portion of the region, where there is more population and less open space. There are several R/ECAPs in close proximity to Grand Terrace, including in the Cities of Sam Bernardino, Riverside, and Fontana, indicating that the demographics in Grand Terrace are consistent with the region as a whole.

The median household income for Grand Terrace was $70,200. This is higher than the San Bernardino County median household income of $65,761. 60.9 percent of the City was non-White, while 73.4 percent of the County was non-White. A higher median income, but lower percent of non-White population in the City than the County indicates there may be some variation in R/ECAP demographics between the City and the Region.

The RHNA site selection is not anticipated to exacerbate conditions of segregation. The RHNA site distribution creates opportunity for residential development of all income levels outside the R/ECAP area. The City is including Program 19 to improve mobility, and active transportation opportunities, and park quality in the northwestern part of the City. These place-based improvements include enhanced streetscapes, multi-modal and active transportation, pedestrian safety improvements, safe routes to schools, community facilities, park improvements, and other community amenities.

As shown in the subsequent bar graph, the large majority of RHNA units are located in nonR/ECAP areas. The location of the RHNA units in or out of the R/ECAP will not exacerbate existing conditions.

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Figure 8.39 R/ECAPs in the City and Vicinity
Source: HCD AFFH Data Viewer

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Figure 8.40 Presence of a R/ECAP Comparison of RHNA Units Racially or Ethnically Concentrated Areas of Affluence (RCAAs) HUD defines Racially Concentrated Areas of Affluence (RCAAs) as areas where the percentage of the White population in a tract is over 1.25 times the average percentage of the White population in the given Council of Government (COG) region and the median income is 1.5 times higher than the COG or State AMI, whichever is lower. At the time of this analysis, there are no RCAAs in Grand Terrace.

While RCAAs are more prevalent west of San Bernardino County, in Los Angeles County, there are some present in proximity to Grand Terrace in the Cities of Redlands and Riverside. There are very few RCAAs present in San Bernardino County as a whole, indicating that the trends in Grand Terrace are consistent with the region.

Disparities in Access to Opportunities
California Tax Credit Allocation Committee (TCAC)
One tool that can be used to analyze disparities in access to opportunities is the California Tax Credit Allocation Committee’s (TCAC) Opportunity Area scores. These were prepared by a task force commissioned by the TCAC and HCD to identify areas statewide whose economic, educational, and environmental characteristics support positive outcomes for low-income families.

The map is updated annually. Opportunity maps are made for three domains: economic, environmental, and education. Each map uses categorical indicators to determine its individual 0%
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score. A composite score and resource designation combining all three designations is then assigned to each block group.

To determine the final resource category, the top 20 percent of overall scores in a county are labeled as highest resource and the next 20 percent of scores are labeled as High Resource. Then, any area that is considered segregated and that has at least 30 percent of the population living below the federal poverty line is labeled as an area of High Segregation and Poverty. Any remaining uncategorized areas in the County are evenly divided between Moderate Resource and Low Resource areas. The rationale and metric for each indicator is described in more detail in current guidance documents for the California TCAC program.11 Additional information regarding these indicators in Grand Terrace are provided on the following pages.

Economic Indicators
Economic indicators include poverty, adult education, employment, job proximity, and median home value. TCAC economic scores for the City by tract are presented in the figure below. The southern areas of the City, where TCAC economic scores are the highest, have the lowest poverty rates and percentage of LMI households. The neighborhoods in the northwestern area of the City with the lowest economic opportunity also contain the R/ECAP and a more predominant Hispanic or non-White population.

Compared to the region, Grand Terrace has higher economic opportunity. Nearby areas with comparable levels of economic opportunity include southern Redlands, where there is lowerdensity development and higher median incomes.

Local Stakeholders noted that San Bernardino County is a large region and hard to connect people to services, jobs, and housing. The Inland Empire United Way runs a hotline for San Bernardino and Riverside Counties that provides several resources, including job training. 11 https://www.treasurer.ca.gov/ctcac/opportunity/2022/2022-hcd-methodology.pdf

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Figure 8.41 TCAC Opportunity Areas - Economic Score by Tract (2021) Source: HCD AFFH Data Viewer
The low poverty index captures poverty at the census tract level. The higher the score, the less exposure to poverty. The figure below shows that the low poverty index distribution in the City is consistent with the overall TCAC Economic Score. Poverty rate in the City has been trending down in the past 10 years. While the distribution in the City is generally consistent with the region as a whole, the high scores in southern Grand Terrace are on the upper end of what is seen Countywide.

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Figure 8.42 TCAC Opportunity Areas - Economic Score by Tract (2021) The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region. Larger employment centers are more heavily weighted. The higher the index, the better access to employment opportunities. In Grand Terrace, the job proximity index is lower in low density, single-family neighborhoods. This trend is consistent with correlations regionwide.

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Figure 8.43 Jobs Proximity Index
Education Indicators
Education indicators include math and reading proficiencies of fourth graders, high school graduation rates, and the student poverty rate. The majority of Grand Terrace is served by the Colton Joint Unified School District, which includes 21 elementary schools, 7 middle schools, and 7 high schools.

Greatschools.org is a nonprofit organization that rates schools across the country. The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score Rating.

Ratings at the lower end of the scale (1-4) signal that the school is “below average,” 5-6 is “average,” and 7-10 is “above average. According to Great Schools, 62 percent of schools in the Colton Joint Unified School District City are rated below average, 35 percent rated average, and 4 percent are rated above average. Schools in southern Grand Terrace have slightly higher scores than in northern Grand Terrace. The TCAC educational opportunity is consistent with most of the surrounding region, and is not significantly lower than any adjacent cities. The nearest area with a

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notably higher index is the southern part of the City of Redlands, where median income is also significantly higher.

As shown in the figure below, tracts in Grand Terrace have little variation in education opportunity resource scores within the City, with moderate to low scores throughout the City. Poverty rates in the City have a negative effect on TCAC educational scores, as poverty rates are also included in this calculation.

Figure 8.44 TCAC Opportunity Areas - Education Score by Tract (2021) The school proficiency index uses the performance of fourth-grade students on state exams to describe which areas have higher and lower performing schools. The higher the score, the higher the school system quality. The school proficiency index scores for tracts within Grand Terrace are noted in the figure below.

The school proficiency index is higher in southeastern Grand Terrace, where the education opportunity index is also higher. This may be due to the higher median incomes in these tracts in the City, which may lead to disproportionate tax dollars funding the local schools.

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Regionwide, school proficiency is generally similar or slightly lower than the City, but some areas to the East, in southern Redlands, have significantly higher indices. These areas are generally low density and have higher median incomes.

Figure 8.45 School Proficiency Index
Environmental Indicators
The environmental domain utilizes CalEnviroScreen (CES) 3.012 pollution indicators and values (see Figure 39 for more discussion on CES). As shown in Figure 33, the majority of the tracts have scores between 0.25 and 0.75, indicating there are average environmental scores throughout most of the City. Tracts with lower environmental scores generally are bisected by a highway, have larger populations of the non-White population, and have lower median incomes.

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Figure 8.46 TCAC Opportunity Areas - Environmental Score by Tract (2021) The environmental health index summarizes potential exposure to a variety of toxins that are harmful to human health. The higher the index, the less exposure to toxins. The environmental health hazard index is low throughout the City, and throughout most of the region. The only nearby areas where the health index is significantly higher are in nearby forests. The index is consistent regionwide.

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Figure 8.47 Environmental Health Hazard Index
TCAC Composite Score
The figure below displays the 2022 TCAC composite score for the City. There is little variation in resource categories within the City, with moderate resource areas throughout the majority of the City, and lower resource areas in the northwest areas of the City. The areas with lower opportunity scores have a generally lower median income and a more predominant non-White population.

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Figure 8.48 TCAC Opportunity Areas - Composite Score by Tract (2021) As shown in the bar chart below, the RHNA units are distributed throughout the resource areas, with about 80 percent of units in a moderate resource area, and about 20 percent in a low resource area, which is reflective of the current make-up of the City. For this reason, it is unlikely to exacerbate any conditions or make any negative changes to the resource designation.

Additionally, the City is rezoning 97.3 total acres with a total maximum capacity of 3,883 units.

The new maximum capacity of 3,883 units is 616 percent of the RHNA. By upzoning for considerable capacity beyond the RHNA, the City is encouraging housing mobility, creating housing opportunity, and ensuring there is adequate capacity to meet the RHNA.

The RHNA site distribution is consistent with the current composition of the City, indicating there will be no exacerbation of segregation due to the RHNA site selection. The sites are distributed with the intention of creating opportunity for lower income residents in higher opportunity areas, and providing new housing opportunities in existing lower opportunity neighborhoods without displacing current residents. Local stakeholders expressed the difficulties and barriers to ADU development in Grand Terrace.

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The City is including Program 9 Incentivize Accessory Dwelling Units in an effort to increase ADU production, which includes a code amendment to be compliant with state law, creation of an ADU webpage with access to resources for the development of affordable ADUs, and the creation of pre-approved/reviewed plans. Increasing the development of ADUs can increase opportunity for lower-income units in higher opportunity areas.

Figure 8.49 TCAC Composite Category Comparison of RHNA Units CalEnviroScreen 4.0
CES 4.0 is a tool that identifies communities in California that are disproportionately burdened by pollutants. Factors used to identify communities include ozone, particulate matter, drinking water contaminants, pesticide use, lead, diesel particulates, asthma rates, and linguistic isolation. A higher score indicates a higher effect of pollutants for the area.

The California Office of Environmental Health Hazard Assessment (OEHHA) compiles data to help identify California communities that are disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposures, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include education attainment, linguistic isolation, poverty, and unemployment.

The CES scores for the City of Grand Terrace in the figure below show that the highest scores occur in the northwestern areas of the City, where the R/ECAP is located. CES scores are lower in 0%
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the eastern. Tracts with higher CES scores generally are bisected by a highway, have larger populations of the non-White population, and have lower median incomes.

As shown in Figure 40, RHNA pending projects and opportunity sites are distributed throughout the categories which compose the City. For example, about 4 percent of RHNA units are located in a tract in the 0-20 CES Percentile, about 75 percent of RHNA units are located in a tract in the 60-80 CES Percentile, and about 21 percent of RHNA units are located in a tract in the 80-100 CES Percentile. RHNA sites in these areas will provide residents with access to transit and employment resources.

Figure 8.50 CalEnviroScreen Percentile

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Figure 8.51 CalEnviroScreen Percentile Score Comparison of RHNA Units A majority of Grand Terrace falls within the closest proximity to jobs. There is a portion of the City, in the southeastern portion, closest to Blue Mountain, has a job proximity index between 60 and 80. These portions of Grand Terrace are primarily single family residential and houses the highest median incomes in the city. Grand Terrace is located geographically close to the job centers of Riverside (7 miles South), San Bernardino (7 miles North), and Redlands (8 miles East).

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Lower Moderate Above Moderate

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Bernardino and Riverside counties. Interstate 10 is approximately four miles from Grand Terrace, providing access to a major thoroughfare throughout Southern California.

Figure– Jobs Proximity Index
The location affordability index, issued by HUD, combines housing and transportation costs to better analyze actual costs of living in a particular area. As seen on the above figure, Grand Terrace

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is more affordable in the western portions of the city. As one moves from west to east, Grand Terrace becomes more expensive and less affordable, due to higher housing costs in those areas.

Figure – Location Affordability Index
The least vulnerable areas are in most wealthy portions of the city. The most vulnerable areas are in lowest opportunity economic and environmental areas.

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The Santa Ana River runs close to Grand Terrace. A small portion of the city is within FEMA designated “Special Flood Hazard Areas”. These portions of the city do not have residential uses and are designated as “Floodplain Industrial”.

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Transportation
Access to adequate transportation and a variety of transit options can help illustrate disparities in access to opportunities. As shown in the figure below, the City of Grand Terrace and San Bernardino County have nearly identical mode shares for transportation to work. A majority of workers (80 percent) drive alone to work, followed by 8.5 percent who carpool.

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Figure 8.52 Means of Transportation to Work
Omnitrans is San Bernardino County’s public transportation system that serves the San Bernardino Valley. Services include 27 routes including buses, bus rapid transit, and paratransit. Omnitrans routes provide a quality transportation option for Grand Terrace residents as well as regional connections to neighboring cities. The 305 bus route serves Grand Terrace, as shown in the figure below.

OmniAccess Service is an Americans with Disabilities Act (ADA) compliant shared ride service that is available to qualified applicants whose physical or cognitive limitations prevent them from using regular Omnitrans fixed route service in San Bernardino County for all or some of their trips.

OmniAccess provides curb-to-curb service to complement the Omnitrans fixed-route bus system and is available during the same periods that fixed-route service operates. The OmniAccess service area is up to 3/4 mile on either side of an existing bus route. OmniAccess riders make reservations for trips or arrange a subscription service for recurring trips.

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Figure 8.53 Omnitrans Routes in Grand Terrace
The low transportation cost index is calculated based on estimates for a three-person, single-parent family with income at 50 percent of the median income for renters for the region. More specifically, this index considers transportation costs as a percentage of income for this household type. The higher the index, the lower the cost of transportation.

As shown in the figure below, the low transportation cost index is higher in northern Grand Terrace and lowest in southeastern Grand Terrace. This is consistent with the distribution of median incomes in the City. As this index is dependent on median income, the distribution follows a similar pattern to median income regionwide, and the City is consistent with the surrounding areas.

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Figure 8.54 Low Transportation Cost Index
Findings
There is little variation in resource categories within the City, with lower resource areas in the northern part of the City, and moderate resource in the majority of the City. A similar pattern is shown in the CalEnviroScreen percentiles, with improved scores further from the northwest. As such, the RHNA units are distributed throughout the City and across composite scores.

Disproportionate Housing Needs
Substandard Housing
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area (Code of Federal Regulations). The analysis is completed by assessing cost burden, overcrowding, and substandard housing. The Comprehensive Housing Affordability Strategy (CHAS) developed

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by the Census for HUD provides detailed information on housing needs by income level for different types of households in San Bernardino County.

Disproportionate housing needs are determined by finding trends in housing problems in the population by race, household size, or household age. A housing unit is considered substandard or having a housing problem if it has one or more of the following housing conditions:
• Housing unit lacks complete kitchen facilities
• Housing unit lacks complete plumbing facilities
• Household is cost burdened
• Housing unit is overcrowded
Large and elderly households are often more likely to experience housing problems. A large household is a household with three or more children, but is also often calculated as a household with five or more people. An elderly household is calculated as any household with a person over 62 years of age.

Black, Elderly, and Large household renters experience rates of housing problems at a higher rate, over 68 percent. White renters White, Asian, and Elderly owners experience housing problems at a significantly lower rate, under 35 percent. Rates of housing problems are relatively comparable for each group at the County and City level, with renters experiencing the highest rates of housing problems in Grand Terrace and Countywide.

According to local officials, substandard housing is concentrated in the north western areas of the City, as shown in Figure 8.55. These neighborhoods are also on average of lower median income and have a higher proportion of the elderly population. This may be indicative of fixed incomes or older housing stock in need of repair.

The City’s Code Enforcement Department operates on a reactive basis and investigates approximately 700 code cases annually. Staff estimates that 20 cases each year are investigated where a property demonstrates a variety of safety concerns. Based on code enforcement trends, the City estimates that approximately 160 homes will need significant repair or replacement over the next eight years.

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Figure 8.55 Areas of Concentration of Homelessness & Substandard Housing

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Figure 8.56 Housing Problems by Tenure and Race/Elderly/Housing Size Source: HUD CHAS Data, 2019
Cost burden is when a household spends more than 30 percent of its monthly income on housing costs such as rent, mortgage, or utilities. Large households have more costs to support more people, and may experience cost burden or a lack of excess funds to amend housing problems. Elderly households may be on a fixed income, which affects excess funds necessary for maintenance in an older home bought before retirement.
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Figure 8.57 Cost Burden by Tenure and Race/Elderly/Housing Size Source: HUD CHAS Data, 2019
Overpayment
Overpayment by homeowners is shown in the figure below. Most of the City at this time was included in the mapped area where between 40 to 60 percent of households were overpaying for housing costs. One census tract in the southwest had 20 to 40 percent of households overpaying.

The figure below shows 2015-2019 homeowner overpayment. No area of Grand Terrace has more than 40 percent of homeowners overpaying for their mortgage. One census tract in the north has less than 20 percent of homeowners overpaying, although that tract has the highest percentage of overpayment by renters. When observing trends over time, overpayment by homeowners was a more prevalent problem across the City in 2014 than it was in 2019. The southwest portion of the City remains the same, with 20 to 40 percent of homeowners overpaying. 0%
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Figure 8.58 Overpayment by Owners, 2010-2014 and 2015-2019 – Grand Terrace Source: HCD AFFH Data Viewer
The majority of the East and West Valley Subregions report between 20 to 60 percent of homeowner households experience a housing cost burden. Grand Terrace has one of the few census tracts that reports less than 20 percent of homeowners being burdened by housing costs.

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Figure 8.59 Overpayment by Owners 2015-2019 - East and West Valley Regions Overpayment by renters from 2010-2014 is shown in the figure below. Overpayment by renters was geographically dependent. In western Grand Terrace, including census tract 7107, between 60 and 80 percent of renters overpaid for housing costs. The middle portion of the city had between 40 and 60 percent of renters overpaying for housing costs. The area with the least amount of overpayment by renters was in eastern Grand Terrace, with between 20 and 40 percent of renters overpaying for housing costs. The figure below shows overpayment by renters from 2015-2019.

In the portions of the city with the most single-family housing, overpayment by renters is between 20 and 40 percent. Other portions of the city have higher overpayment percentages. Census tract 7107, in the R/ECAP, had between 40 and 60 percent of renters overpaying for housing. Census tract 7111, has the highest percentage of renters overpaying for housing costs, with between 60 and 80 percent of renters overpaying. From 2010-2014 to 2015-2019 overpayment rates decreased in the west and southwest, increased in the northcentral area, and remained the same in the eastern portion of the City.

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Figure 8.60 Overpayment by Renters, 2010-2014 and 2015-2019 – Grand Terrace Source: HCD AFFH Data Viewer
The figure below shows overpayment by renters from 2015-2019. In the portions of the city with the most single-family housing, overpayment by renters is between 20 and 40 percent. Other portions of the city have higher overpayment percentages. Census tract 7107, in the R/ECAP, had between 40 and 60 percent of renters overpaying for housing. Census tract 7111, has the highest percentage of renters overpaying for housing costs, with between 60 and 80 percent of renters overpaying. From 2010-2014 to 2015-2019 overpayment rates decreased in the west and southwest, increased in the northcentral area, and remained the same in the eastern portion of the City.

The overpayment renters experience in Grand Terrace is representative of trends in the East and West Valley Region as a whole. Much of the region shows between 40 to 80 percent of renters overpaying for housing costs. The southeast and northwest part of the region have pockets of lower renter overpayment rates (20 to 40 percent).

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Figure 8.61 Overpayment by Renters, 2015-2019 – East and West Valley Regions Overcrowding
“Overcrowding” is defined as a housing unit occupied by more than 1.01 persons per room (excluding kitchens, porches, and hallways). A unit with more than 1.51 occupants per room is considered “severely overcrowded.” The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Overcrowding is also related to overpayment, because households may not be able to afford a large enough home to accommodate their needs. Overcrowding can lead to a variety of other problems such as lower educational performance among children, psychological stress, and adverse health impacts.

Some portions of Grand Terrace, notably the southern and eastern portions of the city have below average rates of overcrowding of 8.2 percent. There is a concentration of overcrowding in the northern portion of the city, with overcrowding between 15.01 and 20 percent, the highest on the index. Additionally, the far western portion of Grand Terrace has above the statewide average rate of overcrowding, between 8.3 and 12 percent.

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Figure 8.62 Overcrowded Households, 2021 – Grand Terrace Source: HCD AFFH Data Viewer
The overcrowding seen in Grand Terrace is characteristic of overcrowding trends in the East and West Valley Regions. Higher overcrowding occurs in the central portion of this subregion and especially along the I-215 and I-10 corridors.

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Figure 8.63 Overcrowded Households - East and West Valley Regions Table: Overcrowding
Jurisdiction Persons per
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Owners Renters Total
Overcrowded
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Overcrowded
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% of
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Grand
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1.01 to 1.50 105 1.3% 175 3.4% 280 2.1%
>1.50 127 1.6% 135 2.7% 262 2.0%
Total
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232 2.9% 310 6.1% 542 4.1%
San
Bernardino
County

1.01 to 1.50 46810 4.1% 76295 9.9% 123105 6.5%
>1.50 15080 1.3% 30650 4.0% 45730 2.4%
Total
Overcrowded
61890 5.4% 106945 13.4% 168835 8.9%
Source: Analysis of Impediments

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Homelessness
The SCAG defines the homeless as those "sleeping out" in makeshift shelters, in cars and under freeway overpasses, and those who are "at risk" of homelessness in that they are sharing housing on a temporary basis, are living in single-room occupancy hotels, or their Calworks or other general relief stipend has been canceled twice within one year because they had no forwarding address.

The homeless are the community’s most vulnerable residents. The homeless often face chemical dependency, mental health problems, domestic violence, and other life-threatening conditions.

Individuals and families experience homelessness for a variety of reasons, and therefore a homeless population may have a variety of needs. A homeless person may need medical care, childcare assistance, credit counseling, substance abuse treatment, job training, and/or English language education, among other services.

In Grand Terrace, there is a higher concentration of people experiencing homelessness in the western and northern areas of the City as shown in Figure 8.55. These areas are in close proximity to transit stops and supportive services as well as adjacent to the Interstate 215 corridor. The City is including Program 19 to concentrate place-based improvements in these areas in need of more support services. Additionally, Program 21 aims to provide staff support for the various homeless programs operated by the San Bernardino County Homeless Partnership, including participation in the Point-in-Time Homeless Survey.

In 2022, there was only 1 unsheltered homeless person in Grand Terrace.

Table 8.46 Regional Point in Time Count
Jurisdiction 2018 2020 2022
Grand Terrace 1 5 1
Bloomington 7 19 11
Chino 28 31 23
Chino Hills 6 2 4
Colton 42 136 199
Crestline 18 22 13
Fontana 72 116 156
Highland 49 78 82
Loma Linda 46 51 9
Montclair 8 54 37
Ontario 90 102 193
Rancho Cucamonga 64 54 47
Redlands 143 186 184
San Bernardino 646 1056 1350
Upland 125 44 89
County Total 2118 3125 3333

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Source: San Bernardino County Analysis of Impediments to Fair Housing Choice. 2022 / Regional PITC Data
The City of Grand Terrace participates in the San Bernardino County Continuum of Care Plan, which helps bring homeless people into shelters, provides supportive services, and helps in the transition to permanent housing. Most of the homeless shelters in San Bernardino County are located in or near the City of San Bernardino where the largest number of homeless persons are located.

In addition, the Frazee Community Center provides a wide range of services to low-income and homeless persons in the San Bernardino area. Services include housing assistance, clothing, nutrition, as well as referral services. Frazee is a nonprofit corporation and receives funds from United Methodist Churches and other denominations as well as Arrowhead United Way, East Valley United Way, and the City and County of San Bernardino, City of Highland, City of Redlands. Frazee also receives grants and donations from individuals, corporations, and other organizations. Frazee operates three shelters— two veteran’s shelters for men in San Bernardino and one women’s shelter in Highland. In addition, Frazee offers a no-cost lunch to those in need during the weekdays.

Inland Temporary Homes operates a homeless shelter that provides housing to six families with a maximum stay of 90 days as well as transitional housing to 20 families (16 single family units and four attached units) with a maximum stay of two years. Inland Temporary Homes also provides various services including case management, career counseling, mental health counseling, and follow-up services for families that complete the shelter program but do not enter the transitional housing program.

Option House provides services to women and children who are victims of domestic violence. In addition to shelter services, Option House offers in-house classes, legal advisors, support groups, and treatment for a range of issues. The organization helps over 300 people in its shelter and over 200 with legal services.

The Salvation Army provides the homeless (families, individuals with children, and women) with daily meals, day care, and some monetary assistance. In addition, they assist families with counseling, motel vouchers, money for gasoline, prescriptions, utility bills, and toiletries.

Currently, the San Bernardino location provides 48 families with transitional housing ranging from 30 days to three years as well as 14 emergency shelter units that are made available on a day-today basis.

The Inland Empire United Way runs a hotline for San Bernardino and Riverside Counties. Those who are in danger of homelessness or already homeless can call 2-1-1 if they are in need of food, shelter, or assistance paying their rent and utilities. The 2-1-1 service also makes referrals for animal care, disaster resources, help for elderly veterans, clothing, disability programs, low-cost child and medical care, job training, and governmental programs.