Rialto City Council
March 8, 2022

6th Cycle Housing Element
2021‐2029
2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐2 6th Cycle Housing Element
2021-2021

HCD REVIEW RESPONSE DRAFT
FEBRUARY 2022

2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐3 TABLE OF CONTENTS
SECTION 1: INTRODUCTION
A. Role of the Housing Element .........................................................................................................1‐6 B. State Policy and Requirements......................................................................................................1‐6

1. Background ................................................................................................................................1‐6

2. State Requirements ...................................................................................................................1‐6

3. Regional Housing Needs Assessment (RHNA)............................................................................1‐8

4. Relationship to Other Elements of the General Plan.................................................................1‐8

5. Public Participation ....................................................................................................................1‐9

6. Data Sources ..............................................................................................................................1‐9

7. Housing Element Organization ................................................................................................1‐10 SECTION 2: CITY OF RIALTO COMMUNITY PROFILE
A. Key Community Demographic Findings.........................................................................................2‐2 B. Population Characteristics.............................................................................................................2‐3

1. Population Growth.....................................................................................................................2‐3

2. Age Characteristics.....................................................................................................................2‐3

3. Race and Ethnicity Characteristics.............................................................................................2‐4 C. Economic Characteristics...............................................................................................................2‐6

1. Employment and Wage Scale ....................................................................................................2‐6 D. Household Characteristics .............................................................................................................2‐8

1. Household Growth.....................................................................................................................2‐8

2. Household Type .........................................................................................................................2‐8

3. Household Size.........................................................................................................................2‐10

4. Household Income ...................................................................................................................2‐11 E. Housing Problems........................................................................................................................2‐13

1. Overcrowding...........................................................................................................................2‐14

2. Overpayment (Cost Burden) in Relation to Income.................................................................2‐15 F. Special Needs Groups ..................................................................................................................2‐17

1. Seniors......................................................................................................................................2‐17

2. Persons with Physical and Developmental Disabilities............................................................2‐19

3. Large Households.....................................................................................................................2‐22

4. Single‐Parent Households........................................................................................................2‐23

5. Farmworkers............................................................................................................................2‐25

6. Extremely Low‐Income Households and Poverty Status.........................................................2‐26

7. Persons Experiencing Homelessness .......................................................................................2‐29

8. Students...................................................................................................................................2‐31 G. Housing Stock Characteristics......................................................................................................2‐31

1. Housing Growth .......................................................................................................................2‐32

2. Housing Type............................................................................................................................2‐32

3. Housing Availability and Tenure ..............................................................................................2‐32

4. Housing Age and Condition......................................................................................................2‐33

5. Housing Costs and Availability .................................................................................................2‐34 2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐4 SECTION 3: HOUSING CONSTRAINTS, RESOURCES, AND AFFIRMATIVELY FURTHERING FAIR HOUSING A. Nongovernmental Constraints.......................................................................................................3‐2

1. Land Costs and Construction Costs............................................................................................3‐2

2. Availability of Financing .............................................................................................................3‐3

3. Economic Constraints ................................................................................................................3‐5 B. Governmental Constraints.............................................................................................................3‐6

1. Land Use Controls......................................................................................................................3‐6

2. Residential Development Standards..........................................................................................3‐9

3. Planned Residential Developments.........................................................................................3‐14

4. City Ordinances........................................................................................................................3‐15

5. Specific Plans............................................................................................................................3‐17

6. Variety of Housing Types Permitted ........................................................................................3‐19

7. Housing for Persons with Disabilities.......................................................................................3‐24

8. Development Fees ...................................................................................................................3‐26

9. On‐/Off‐Site Improvements.....................................................................................................3‐28

10. Local Processing and Permit Procedures.................................................................................3‐31

11. Infrastructure Constraints........................................................................................................3‐34

12. Environmental Constraints ......................................................................................................3‐37 C. Affirmatively Furthering Fair Housing (AFFH)..............................................................................3‐43

1. Needs Assessment ...................................................................................................................3‐43

2. Integration and Segregation Patterns and Trends...................................................................3‐47

3. Disparities in Access to Opportunity........................................................................................3‐56

4. Analysis of Federal, State, and Local Data and Knowledge .....................................................3‐72

5. Displacement Risk ....................................................................................................................3‐81

6. Assessment of Contributing Factors to Fair Housing in Rialto.................................................3‐89

7. Analysis of Sites Pursuant to AB 686........................................................................................3‐90

8. Analysis of Fair Housing Priorities and Goals.........................................................................3‐102 D. Housing Resources.....................................................................................................................3‐102

1. Regional Housing Needs Allocation .......................................................................................3‐102 E. Financial Resources....................................................................................................................3‐108

1. Section 8 Housing Choice Voucher ........................................................................................3‐108

2. Energy Conservation ..............................................................................................................3‐109 SECTION 4: HOUSING PLAN
Regional Housing Needs Assessment.....................................................................................................4‐2 A. Housing Goals.....................................................................................................................................4‐2 B. Housing Policies and Programs...........................................................................................................4‐3 C. Summary of Quantified Objectives...................................................................................................4‐26

APPENDICES
Appendix A: Review of Past Performance ............................................................................................. A‐1 Appendix B: Inventory of Adequate Sites...............................................................................................B‐1 Appendix C: Summary of Community Engagement ...............................................................................C‐1 Appendix D: Glossary of Housing Terms................................................................................................ D‐1

2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐5

Section 1

INTRODUCTION
2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐6

INTRODUCTION
A. Role of the Housing Element
The Housing Element is a state mandated chapter of the Rialto General Plan; it identifies and analyzes the City’s housing needs and includes a detailed outline and work program of the City’s goals, policies, and quantified objectives related to housing. The Housing Element also addresses the maintenance and expansion of the housing supply to accommodate households currently living and expected to live in Rialto in this housing cycle. Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate the Regional Housing Needs Assessment (RHNA) goals as determined by the Southern California Association of Governments (SCAG). The programs and policies established within the Housing Element guide future decision‐making to achieve the City’s housing goals for the 2021‐2029 planning period.

B. State Policy and Requirements

1. Background
As a mandated chapter of the Rialto General Plan, the Housing Element must meet all applicable requirements of existing state law when updated. Goals, programs and policies, and quantified objectives within the Housing Element consistent with state law are implemented within the housing cycle timeline to ensure the City accomplishes the identified actions.

2. State Requirements
California State Housing Element Law (California Government Code Article 10.6) establishes the requirements for updating a Housing Element. State Law requires that local governments review and revise the Housing Element of their comprehensive General Plans once every eight years.

The California Legislature has adopted an overall housing goal for the State to ensure every resident has a decent home and suitable living environment. Section 65580 of the California Government Code states:
a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
b) The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
c) The provisions of housing affordable to low‐  and moderate‐income households requires the cooperation of all levels of the government.
d) Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the State in addressing regional housing needs. 2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐7 Table 1‐1 summarizes the State Housing Element requirements and identifies where these requirements are addressed in this document.

Table 1‐1: Housing Element Requirements
Housing Element Requirement(s)  Gov. Code Section  Reference in Housing Element
Analysis of employment trends. Section 65583.a(1) Section 2.C.1 Projection and quantification of existing and projected housing needs for all income groups.

Section 65583.a(1) Section 3.D
Analysis and documentation of the City’s housing characteristics, including cost for housing compared to ability to pay,
overcrowding, and housing condition.

Section 65583.a(2) Section 2.D, E, G
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential. Section 65583.a(3) Section 3.D Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.

Section 65583.a(5) Section 3.B
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or
development of housing for all income levels.

Section 65583.a(6) Section 3.A
Analysis concerning the needs of the homeless. Section 65583.a(7) Section 2.F.7 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female‐headed households. Section 65583.a(7) Section 2.F Analysis of opportunities for energy conservation with respect to residential development. Section 65583.a(8) Section 3.E.2 Identification of Publicly Assisted Housing Developments. Section 65583.a(9) Section 3.D Identification of Units at Risk of Conversion to Market Rate Housing. Section 65583.a(9) Section 3.D
Identification of the City’s goal relative to the maintenance, improvement, and development of housing. Section 65583.b Section 4 Analysis of quantified objectives and policies relative to the maintenance, improvement, and development of housing. Section 65583.b Section 4 Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.

Section 65583.c(1) Appendix B
Identification of strategies to assist in the development of adequate housing to meet the needs of low and moderate‐income households.

Section 65583.c(2)  Section 3.D
Description of the Public Participation Program in the formulation of Housing Element Goals, Policies, and Programs. Section 65583.c(9) Appendix C Description of the Regional Housing Needs Assessment (RHNA) prepared by the Southern California Association of Governments. Section 65583.e Section 3.D.1 Analysis of Fair Housing, including Affirmatively Furthering Fair Housing.   Section 8899.50 Section 3.C
Review of the effectiveness of the past Element, including the City’s accomplishments during the previous planning period. Section 65588(a) Appendix A Source: State of California, Department of Housing and Community Development. 2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐8 Rialto’s Housing Element was last adopted in 2019 for the Mid‐Cycle Update of the 5th Cycle – 2014‐2021 Planning Period. This Housing Element, for the 2021‐2029 planning period, is part of the 6th Cycle for jurisdictions within the SCAG region and allows for synchronization with the Regional Transportation Plan and Sustainable Communities Strategies (RTP/SCS). The Element sets forth an 8‐year strategy to address the City’s identified housing needs, including specific implementing programs and activities.

3. Regional Housing Needs Assessment (RHNA)
Section 65583 of the California Government Code sets forth the specific content requirements of a jurisdiction’s housing element. Included in these requirements are obligations on the part of local jurisdictions to provide their “fair share” of regional housing needs. Local governments and Councils of Governments (COGs) are required to determine existing and future housing need and the allocation of this need must be approved by the California Department of Housing and Community Development (HCD). Rialto is a member agency of SCAG, who is responsible for preparing the Regional Housing Needs Assessment (RHNA) for all jurisdictions within the SCAG region and therefore acts as the COG for San Bernardino County in this case.

HCD established that the planning period for the current RHNA is to be from October 15, 2021 to October 15, 2029. For the 2021‐2029 planning period the City is allocated a total of 8,272 housing units, including 2,218 units affordable to very low‐income households, 1,206 units affordable to low‐income, 1,371 units affordable to moderate‐income, and 3,477 units affordable to above‐moderate (market‐rate) income households.

Table 1‐2: City of Rialto Regional Housing Needs Assessment Allocation Very Low‐Income
Range  Low‐Income Range  Moderate‐Income Range
Above‐Moderate
Range  Total
2,218 housing units 1,206 housing units 1,371 housing units 3,477 housing units 8,272 housing units

4. Relationship to Other Elements of the General Plan
The goals, policies, actions, and programs described in the Housing Element relate to, and are consistent with, the other Elements of the Rialto General Plan, which was last updated in 2019. The Housing Element supports and reinforces residential development policies contained in the Land Use Element.  The Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City, and defines build‐out potential of these land uses. By designating residential development, the Land Use Element establishes limits for densities and types of housing units constructed in the City. It also identifies lands designated for a range of other land uses, including employment‐generating uses, open space, and public uses. The presence and potential forjobs can affect the current and future local demand for housing at the various income levels in the City.

The Circulation Element of the General Plan also relates to the Housing Element. The Circulation Element establishes a transportation plan to accommodate the movement of people and goods within and through the City. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the City.
2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐9 The Housing Element has been reviewed for consistency with the City’s other General Plan Elements, and the Housing Element’s policies and programs are consistent with the other Elements. As portions of the General Plan may be amended in the future, the Housing Element will be reviewed to ensure internal consistency is maintained.

5. Public Participation
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen participation is provided below.

As part of the 6th Cycle Housing Element Update process, the City of Rialto has conducted extensive public outreach activities beginning in Spring 2021. These outreach efforts included community workshops, online and in‐person surveys, City Council meetings, a Planning Commission Study Session, digital media, and noticed Public Hearings. Project materials, including summaries from community workshops and public meetings, notices, and draft public review documents are available on the City’s website:
yourrialto.com/HouseOurRialto.

Outreach for the 6th Cycle Housing Element to the community, includes the following actions:
 Housing Element Update webpage with the Public Review Draft and all housing materials available in English and Spanish, located at yourrialto.com/HouseOurRialto,  Two Community Workshops and the recorded presentations posted to the City’s website,  A Spanish‐speaking only workshop,
 Self‐guided workshops with surveys available online and in‐person,  An online interactive feedback map,
 Stakeholder meeting,
 City Council meetings, and
 Planning Commission Study Sessions
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.

Appendix C contains a summary of all public comments regarding the Housing Element received by the City during the update process.

6. Data Sources
The data used for the completion of this Housing Element comesfrom a variety ofsources.  These include, but are not limited to:
 United States Census, 2010
 American Community Survey (U.S. Census Bureau Survey Program)  Regional Analysis of Impediments to Fair Housing (AI)  Point‐in‐Time Homeless Census by the Regional Task Force on the Homeless, 2020  Home Mortgage Disclosure Act (HMDA) lending data
 California Department of Economic Development
2021‐2029 City of Rialto Housing Element – Section 1: Introduction   1‐10  California Employment Development Division Occupational Wage data, 2020  Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2013‐2017
 SCAG Regional Growth Forecast, RTP/SCS
The data sourcesrepresent the best data available at the time this Housing Element Update was prepared.

The original source documents contain the assumptions and methods used to compile the data.

7. Housing Element Organization
This Housing Element represents the City of Rialto’s policy program for the 2021‐2029, 6th Housing Cycle Planning Period. The Housing Element is comprised of the following Chapters:

Section 1: Introduction contains as summary of the content, organization and statutory considerations of the Housing Element;
Section 2: Community Profile contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock;
Section 3: Housing Constraints, Resources, and Affirmatively Furthering Fair Housing examining governmental and non‐governmental constraints on production, maintenance, and affordability of housing and provides a summary of housing resources, including sites identification and funding and financial considerations;
Section 4: Policy Plan addresses the City’s identified housing needs, including housing goals, policies and programs.

Appendices provide supplementary background resources including:

Appendix A – Review of Past Performance of 5th Cycle Housing Element Programs Appendix B – Adequate Sites Analysis
Appendix C – Community Engagement Summary
Appendix D – Glossary of Housing Terms

Section 2

CITY OF RIALTO COMMUNITY PROFILE
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐2 CITY OF RIALTO COMMUNITY PROFILE
The Community Profile provides an overview of the City’s housing and population conditions which are the foundation for policies and programs within with the Housing Element. To understand the City’s housing needs, the nature of the existing housing stock and the housing market are comprehensively evaluated. This section of the Housing Element discusses the major components of housing needs in Rialto, including population, household, economic and housing stock characteristics. These components are presented in a regional context with nearby communities when relevant. This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2021‐2029 Housing Element cycle.

A. Key Community Demographic Findings
Population
The Rialto population is projected to grow by about 7,900 new residents by 2040.

Rialto has been experiencing a growth in the number of residents aged 20 to 34 years and those over 50 years. Children and young adults under the age of 19 have been decreasing.

About 74 percent of the Rialto population identify as Hispanic or Latino. The two largest groups who do not identify as Hispanic or Latino, are Black or African American at 12 percent and white at 10 percent.

Employment
Job growth in Rialto is projected to increase by 45 percent or 9,400 new job opportunities.

The three largest employment sectors are education services, health care, and social assistance industry at 17 percent, transportation and warehousing, and utilities at nearly 15%, and retail trade at nearly 14%. The transportation and warehousing, and utilities industry has experienced the greatest growth since 2010.

At 10.6%, Rialto’s unemployment rate is the highest in the area and higher than the San Bernardino County average.

Households
Rialto has the highest average household size compared to neighboring cities and San Bernardino County. Over half of the City’s households are made up of at least 4 persons.

Female headed households without a spouse present make up 19.3 percent of total households and have increased by 12 percent since 2010.

Special Needs
Seniors over 65 years of age represent 9.3 percent and a growing portion of Rialto’s population.

Just under 10 percent of Rialto residents have at least one disability. Ambulatory difficulties are the most common at 5.5 percent of the total Rialto population.

About 16 percent of Rialto households are single‐parent households living below the poverty line.

Housing Stock
While Rialto’s population has increased by about 4 percent between 2019 and 2010, the City’s housing stock has only grown by about 2 percent in that same time period.

Single‐unit detached dwellings make up the most of Rialto’s housing stock at about 71 percent.

Mobile homes represent another 6 percent.

About 22 percent of the City’s housing stock was built within the last 30 years. 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐3 B. Population Characteristics
Population characteristics such as growth, race and ethnicity, age, and employment influence housing need including the type, amount, and affordability levels. The following section analyzes each of these population characteristics and identifies trends that indicate changing housing needs.

1. Population Growth
According to the SCAG 2016‐2040 Regional Growth Forecast, Rialto’s population has grown and is projected to continue increasing through 2040. Table 2‐1 shows an estimated population growth of 5 percent between 2010 and 2020 and an anticipated increase of 7.6 percent between 2020 and 2040. In contrast, population growth forecasts for nearby cities and San Bernardino County are higher. For example, the City of Fontana is projected to grow 37.1 percent between 2020 and 2040 and San Bernardino County is projected to grow 24.3 percent during the same time period.

Table 2‐1: Population Growth (2010‐2040)
Jurisdiction
Population  Percent Change
2010
Actual
2020
Projected
2035
Projected
2040
Projected  2010‐2020  2020‐2040
Fontana 196,069 204,900 266,300 280,900 4.5% 37.1%
Rialto  99,171  104,100  111,400  112,000  5.0%  7.6%
San Bernardino 209,924 229,700 256,400 257,400 9.4% 12.1% Colton 52,154 57,600 67,800 69,100 10.4% 20.0%
San Bernardino County 2,035,210 2,197,000 2,638,000 2,731,000 7.9% 24.3% Sources: Bureau of the Census (2010) and SCAG 2016‐2040 Regional Growth Forecast by Jurisdiction Report.

2. Age Characteristics
Rialto is experiencing an aging population trend as reflected by a growing percentage of persons between the ages of 20‐34 years and 50 years and older. Figure 2‐1 shows that in 2010 persons between 5 and 19 years of age represented the largest percentage of Rialto’s population. As the cohort aged, population totals by age shifted. In 2019, adults between 20 and 34 years of age made up the largest percentage of the population. Persons over the age of 50 have also increased as a percent of the total. They made up

19.8 percent of the population in 2010. In 2019 those over 50 made up 24.7 percent of the population.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐4 Figure 2‐1: Age Characteristics (2010‐2019)
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019.

Table 2‐2 showsthat Rialto’s population issimilar to nearby cities and San Bernardino County. The median age in Rialto is 30.5 years and the second lowest after San Bernardino (29.9 years). The City of Rialto has the largest percentage of population age 50 to 64 compared to neighboring cities.

Table 2‐2: Comparative Age Characteristics (2019)
Jurisdiction  Under 5
Years  5 to 19  20 to 34  35 to 49  50 to 64  65 Years +  Median Age Fontana 6.8% 25.4% 23.3% 21.8% 14.9% 7.8% 31
Rialto 7.5%  23.8%  25.5%  18.6%  15.4%  9.3%  30.5
San Bernardino 8.1% 24.7% 24.4% 18.6% 15.2% 9.0% 29.9
Colton 7.7% 22.4% 25.9% 18.6% 15.0% 10.4% 31.4
San Bernardino County 7.2% 22.3% 22.8% 19.0% 17.4% 11.3% 33.3 Source: American Community Survey, 5‐Year Estimates, 2019.

3. Race and Ethnicity Characteristics
Equal opportunity for housing is an important component in the provision of housing units within jurisdictions. Racial and ethnic characteristics assists the city in identifying potential housing needs across all racial and ethnic groups within Rialto. Racial and ethnic characteristics may affect housing needs, choices, and desire as housing needs vary between ethnic or racial groups due to different cultural norms or preferences. For example, a particular culture may choose to live in a household with multiple generations (grandchildren, parents, grandparents), requiring larger housing units.

The Housing Element contains a further discussion of race and ethnicity in the Fair Housing analysis within Section 3.

Under 5 Years 5 to 19 20 to 34 35 to 49 50 to 64 65 Years + 2010 8.9% 28.5% 22.7% 20.2% 12.7% 7.1%
2015 8.5% 26.2% 23.4% 19.9% 14.3% 7.8%
2019 7.5% 23.8% 25.5% 18.6% 15.4% 9.3%
0%
5%
10%
15%
20%
25%
30%
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐5 Figure 2‐3 illustrates racial and ethnic composition of the City of Rialto compared to San Bernardino County. Rialto is made up of a diverse population with a greater variety of racial and ethnic populations than San Bernardino County as a whole. Rialto’s population is mostly made up of persons identifying as Hispanic or Latino (74.3 percent). This is a larger population percentage than San Bernardino County where only 34.1 percent identify as Hispanic or Latino. Of those who do not identify as Hispanic or Latino, Black or African American Alone persons make up the largest percentage at 12.4 percent of the total Rialto population. This is a much greater percentage than San Bernardino where only 1.6 percent of the population identify as Black or African American Alone (not Hispanic or Latino).

Table 2‐3: Racial and Ethnic Composition
Race and Ethnicity  Rialto  San Bernardino County
Hispanic or Latino  74.3%  34.1%
White Alone  53.3%  20.4%
Black or African American Alone  0.6%  0.1%
American Indian and Alaska Native Alone  0.4%  0.3%
Asian Alone  0.2%  0.2%
Native Hawaiian and Other Pacific Islander Alone  0.0%  0.0% Some Other Race  17.2%  11.7%
Two or More Races  2.6%  1.3%
Not Hispanic or Latino  25.7%  65.9%
White Alone 9.6% 40.6%
Black or African American Alone 12.4% 1.6%
American Indian and Alaska Native Alone 0.2% 0.2%
Asian Alone 2.4% 20.3%
Native Hawaiian and Other Pacific Islander Alone 0.0% 0.3% Some Other Race 0.1% 0.2%
Two or More Races 1.1% 2.8%
Source: American Community Survey, 5‐Year Estimates, 2019.

An important component of analyzing race and ethnicity is identifying how demographics within the City have changed over time. Figure 2‐4 illustrates changes between 2010 and 2019. The Rialto population who do not identify as Hispanic or Latino has decreased by 21.1 percent since 2010. The only racial group, who does not identify as Hispanic or Latino, to increase in population are those who identify as Asian Alone. In contrast, of those who do identify as Hispanic or Latino, those who identify as White Alone increased by 26.3 percent and those who identify as Black or African Alone increased by 5.6 percent. These trends show an increasingly diversifying population.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐6 Table 2‐4: Racial and Ethnic Composition
Race and Ethnicity  2010  2015  2019  Percent Change
2010‐2019
Hispanic or Latino  66.2% 72.4% 74.3% 16.5%
White Alone  43.8% 51.3% 53.3% 26.3%
Black or African Alone  0.6% 1.0% 0.6% 5.6%
American Indian and
Alaska Native Alone  0.9% 0.4% 0.4% ‐52.8%
Asian Alone  0.2% 0.1% 0.2% ‐29.2%
Native Hawaiian and Other
Pacific Islander Alone  0.0% 0.0% 0.0% 0.0%
Some Other Race  17.9% 17.3% 17.2% ‐0.2%
Two or More Races  2.7% 2.3% 2.6% ‐1.2%
Not Hispanic or Latino  33.8% 27.6% 25.7% ‐21.1%
White Alone 14.4% 10.3% 9.6% ‐30.7%
Black or African Alone 15.3% 12.0% 12.4% ‐16.1%
American Indian and
Alaska Native Alone

0.2% 0.2% 0.2% ‐4.5%
Asian Alone 2.0% 2.4% 2.4% 26.7%
Native Hawaiian and
Other Pacific Islander
Alone

0.2% 0.8% 0.0% ‐100.0%
Some Other Race 0.3% 0.4% 0.1% ‐77.4%
Two or More Races 1.5% 1.5% 1.1% ‐21.1%
Source: American Community Survey, 5‐Year Estimates, 2019.

C. Economic Characteristics
Income levels and economic characteristics vary throughout Rialto and generate different demands on total numbers and types of housing units. Need at different income levels necessitates a diverse housing stock.

1. Employment and Wage Scale
Employment and income affect the ability for the population to purchase housing. Employment and income also influence the types of housing people may purchase. Table 2‐5 summarizes projected employment growth for Rialto and its surrounding cities along with San Bernardino County from 2012 to 2040. Rialto is forecast a total employment growth of 40.6 percent between 2012 and 2040 (approximately 9,400 new jobs). This is the lowest forecasted growth compared to nearby cities and San Bernardino County. The City of Colton is projected the largest employment growth at approximately 74 percent.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐7 Table 2‐5: Employment Growth (2012‐2040)
Jurisdiction  2012  2020  2035  2040
Percent
Change
2012‐2020
Percent
Change
2020‐2040
Numeric
Change
2012‐2040
Fontana 47,000 55,400 68,900 70,800 17.9% 27.8% 23,800
Rialto  21,100  24,400  29,800  30,500  15.6%  25.0%  9,400 San Bernardino 88,900 102,500 125,200 128,900 15.3% 25.8% 40,000 Colton 16,800 21,100 28,100 29,200 25.6% 38.4% 12,400
San Bernardino
County 659,000 789,000 998,000 1,028,000 19.7% 30.3% 369,000 Source: SCAG 2016‐2040 Regional Growth Forecast by Jurisdiction Report.

Analyzing trends in employment by industry helps to understand income wages and housing needs. Table 2‐6 shows 2010 and 2019 ACS employment data for Rialto by industry. Of Rialto’s employed population, the largest portion worked in the Education Services, Health Care, and Social Assistance sector at a rate of 16.9 percent. The Rialto population also has high rates of employment in the Transportation and Warehousing and Utilities industry (14.8 percent) and the Retail Trade industry (13.7 percent).

Table 2‐6: Employment by Sector (2010‐2019)
Industry Sector
2010  2019  Percent
Change
2010‐2019
People
Employed
Percent of City
Employed
Population
People
Employed
Percent of City
Employed
Population
Agriculture, forestry, fishing and
hunting, and mining
204 0.5% 413 0.9% 102.5%
Construction 2,638 6.6% 3,756 8.4% 42.4%
Manufacturing 4,595 11.5% 3,939 8.8% ‐14.3%
Wholesale trade 1,662 4.2% 1,785 4.0% 7.4%
Retail trade 5,959 14.9% 6,171 13.7% 3.6%
Transportation and warehousing,
and utilities 4,170 10.4% 6,648 14.8% 59.4%
Information 533 1.3% 573 1.3% 7.5%
Finance and insurance, and real
estate and rental leasing 1,430 3.6% 1,769 3.9% 23.7%
Professional, scientific,
management, and administrative
services
3,672 9.2% 3,772 8.4% 2.7%
Education services, health care,
and social assistance 7,479 18.7% 7,593 16.9% 1.5%
Arts, entertainment, recreation,
accommodation, and food services 3,499 8.8% 4,101 9.1% 17.2% Other services (except public
administration) 2,255 5.6% 2,469 5.5% 9.5%
Public Administration 1,855 4.6% 1,931 4.3% 4.1%
Total 39,951  100%  44,920  100%  12.4%
Source: American Community Survey, 5‐Year Estimates, 2010 and 2019. 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐8 Between 2010 and 2019, Rialto’s employment grew by 12.4 percent. While increased participation in the labor force is important, unemployment is also important. Despite the growth in unemployment, Table 2‐ 7 shows the City of Rialto has the highest unemployment rate in 2019 at 10.6 percent compared to neighboring cities and San Bernardino County. Fontana hasthe lowest unemployment rate at 6.9 percent, which is 4 percent less than Rialto.

Table 2‐7: Unemployment Rate (2019)
Jurisdiction  Unemployment Rate (1)
Fontana 6.9%
Rialto  10.6%
San Bernardino 9.2%
Colton 7.1%
San Bernardino County 7.7%

1. Of the population 16 years and over.

Source: American Community Survey, 5‐Year Estimates, 2019.

D. Household Characteristics

1. Household Growth
A household consists of people who occupy a housing unit. This could include single occupants, families, or unrelated people living together. According to ACS, Rialto had 26,033 households in 2019. Overtime, the City’s number of households have grown. The SCAG Regional Growth Forecast between 2012 and 2040 are shown in Table 2‐8. While the City of Rialto’s households are forecast to increase by about 24 percent, this is the lowest growth percentage compared to neighboring cities.

Table 2‐8: Household Growth Forecast by Jurisdiction (2012‐2040) Jurisdiction  2012  2020  2035  2040  Percent Change
2012‐2040
Fontana 49,600 53,500 70,000 74,000 49.2%
Rialto 25,400  28,000  31,000  31,500  24%
San Bernardino 59,300 68,900 76,600 77,100 30%
Colton 15,000 17,600 20,400 20,800 38.7%
San Bernardino County 615,000 687,000 825,000 854,000 38.9% Source: SCAG 2016‐2040 Regional Growth Forecast by Jurisdiction Report

2. Household Type
Table 2‐9 and Figure 2‐2 display ACS household data from 2019 compared to nearby cities. The ACS reported a total of 26,033 households in Rialto in 2019. Over half of these households are married‐couple family households. Just under 20 percent of Rialto households are female households, with no spouse present. The housing needs of female households with no spouse present are further analyzed in the Special Population Groups section. Non‐family households represent 17.4 percent of total Rialto households. Non‐family households include persons living alone and those living with roommates.

Persons living with roommates may be at higher risk of overcrowding to lower the cost of housing and may benefit from affordable housing options.
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐9 Table 2‐9: Household Characteristics
Jurisdiction
Married‐
Couple
Family
Households
Percent of
Total
Households
Female
Households,
No Spouse
Present
Percent of
Total
Households
Non‐Family
Households
Percent of
Total
Households
Total
Households
Fontana 32,978 60.4% 9,720 17.8% 7,857 14.4% 54,558
Rialto  14,048  54.0%  5,030  19.3%  4,532  17.4%  26,033 San Bernardino 24,630 41.5% 14,205 24.0% 14,636 24.7% 59,295 Colton 8,155 48.9% 3,521 21.1% 3,851 23.1% 16,689
San Bernardino
County 331,235 52.1% 107,779 16.9% 149,756 23.5% 636,041 Source: American Community Survey, 5‐Year Estimates, 2019.

Figure 2‐2: Rialto Household Characteristics
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐10 summarizes changes in household types between 2010 and 2019. Married‐couple family households represented the largest household type between 2010 and 2019 but decreased slightly by 0.2 percent over the nine years. Conversely, female households with no spouse present increased by about

11.5 percent. Nonfamily households and senior‐led households also increased by 5.6 percent and 17.6 percent, respectively.

Table 2‐10: Changes in Household Types (2010‐2019)
Household Type  2010  Percent  2015  Percent  2019  Percent  % Change 2010‐2019
Total Households 24,716 100% 25,199 100% 26,033 100% 5.3% Married‐Couple
Family Households 14,080 57.0% 13,980 55.5% 14,048 54.0% ‐0.2% Female Household,
No Spouse Present 4,511 18.3% 4,840 19.2% 5,030 19.3% 11.5% Nonfamily
Household 4,290 17.4% 4,286 17.0% 4,532 17.4% 5.6%
Householder 65
Years and Over 1,483 6.0% 1,411 5.6% 1,744 6.7% 17.6%
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019.

Married‐Couple Family
Households
Female Household, No
Spouse Present Nonfamily Household Householder 65 Yearsand Over Rialto 54.0% 19.3% 17.4% 6.7%
0%
10%
20%
30%
40%
50%
60%
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐10

3. Household Size
Persons per household and household size are important characteristics as they indicate a need for large housing units to prevent overcrowding. As shown in Table 2‐11, Rialto has an average persons per household of 3.94. This is the largest compared to surrounding cities and San Bernardino County. Table 2‐12 shows how household sizes have changed between 2010 and 2019. Since 2010, two person households have increased the most (18.9 percent), while households with at least 4 persons are the only to have decreased. Overall, the total average persons per household in Rialto has decreased by 1.75 percent from 4.01 persons per household in 2010 to 3.94 persons per household in 2019.

Table 2‐11: Average Household Size
Jurisdiction  Average Persons per Household
Fontana 3.85
Rialto 3.94
San Bernardino 3.46
Colton 3.25
San Bernardino County 3.29
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐12: Average Household Size (2010‐2019)
Household Size  2010  2015  2019  Percent Change
2010‐2019
1 Person 14.2% 13.3% 14.1% 4.9%
2 Persons 17% 19% 19.2% 18.9%
3 Persons 16.4% 16.9% 17.5% 12.3%
4‐or‐More Persons 52.4% 50.9% 49.2% ‐1.1%
Average Persons Per Household  4.01  4.02  3.94  ‐1.75% Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019 Household size differs between renter and owner‐occupied housing units. Owner‐occupied units tend to be larger households compared to renter‐occupied units. Homeowners typically have a greater income than renters and therefore have more expendable income to afford purchasing a home. In addition, family households generally occupy larger housing units such as single‐unit homes. The City of Rialto housing stock includes 63.4 percent owner occupied housing units and 36.6 percent renter occupied housing units, as shown in Table 2‐13. The large majority of owner‐occupied homes are single‐unit detached structures, while renter‐occupied households are more commonly multi‐unit developments.

As Table 2‐14 shows, the City of Rialto has larger household sizes in comparison to neighboring cities. An average household size of 3.94 indicates a need for large housing units. The average household size for owner and renter households in Rialto are similar (3.98 and 3.85, respectively). The City of Colton has the lowest household size at 3.25 and a renter occupied household size of 3.12. San Bernardino County’s overall household size of 3.29 reflects almost an entire person difference with Rialto.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐11 Table 2‐13: Occupied Housing Units by Type and Tenure
Tenure Single‐Unit
Detached
Single‐Unit
Attached Multi‐Unit Mobile Homes Total OccupiedUnits
Owner
Occupied 90.1% 1.5% 1.0% 7.5% 16,515
Renter
Occupied 38.8% 2.8% 55.1% 3.3% 9,518
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐14: Average Household Size by Tenure
Jurisdiction  Owner Occupied
Household Size
Renter Occupied
Household Size  Average Household Size
Fontana 3.9 3.77 3.85
Rialto 3.98  3.85  3.94
San Bernardino 3.56 3.37 3.46
Colton 3.37 3.12 3.25
San Bernardino County 3.31 3.27 3.29
Source: American Community Survey, 5‐Year Estimates, 2019.

4. Household Income
Household income is directly connected to affordability. The ability to afford a higher priced housing unit typically increases as household income increases.  This may include increased accessto a largersized unit and/or the ability to move from a rental to an ownership opportunity. However, lower income households are more likely to utilize a disproportionate amount of their income toward housing costs. This may result in incidences of overcrowding and substandard living conditions.

The California State Department of Housing and Community Development (HCD) identifies the following income categories based on the Median Family Income (MFI) of San Bernardino County:
 Very Low‐Income: households earning between 0 and 50 percent of the MFI  Low‐Income: households earning between 51 percent and 80 percent of the MFI  Moderate Income: households earning between 81 percent and 120 percent of the MFI  Above Moderate Income: households earning over 120 percent of the MFI State law also defines extremely low‐income as households earning less than 30 percent of the MFI and are considered a subset of the very low‐income category. Lower income groups refer to extremely low, very low, and low‐income groups.

Rialto’s household income characteristics can help to identify housing types that would be affordable to the City’s population. Income characteristics assist in determining what housing types and characteristics are required to meet the needs of a population. Table 2‐15 showsthat lower income categoriesrepresent

44.7 percent of households in Rialto. Moderate to above moderate‐income households represent 55.3 percent of Rialto households.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐12 Table 2‐15: Households by Income Category in Rialto
Income Category (Percent of County MFI)  Households  Percent Extremely Low (30% MFI or less) 2,920 11.2%
Very Low (30% to 50% MFI) 3,560 13.7%
Low (50% to 80% MFI) 5,140 19.8%
Moderate or Above (Over 80% MFI) 14,395 55.3%
Total  26,015  100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013‐ 2017.

Figure 2‐3 illustrates the differences in annual median income for Rialto and surrounding cities in comparison to San Bernardino County. The median household income in Rialto is just below the regional household income for San Bernardino County. Market‐rate housing within the immediate area may consequently be unaffordable to the significant number of lower income households in Rialto. This is also true for the nearby cities of San Bernardino and Colton.

Figure 2‐3: Median Household Income by City (2019)
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐16 below shows the median household income in Rialto is approximately 2.9 percent lower than the regional median. Rialto’s median income is $61,518 and representsthe second largest median income.

The City of San Bernardino has the lowest median income at 27.7 percent below the regional median income and $15,684 below Rialto’s median income.

About a quarter of Rialto households earn over $100,000 annually, asillustrated in Figure 2‐4. Conversely, 39 percent earn below $50,000. Households that earn between $50,000 and $99,999 represent an estimated 36 percent of the City’s population.
$72,918
$61,518
$45,834
$53,838
$63,362
$‐
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
Fontana Rialto San Bernardino Colton
Median Income San Bernardino County
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐13 Table 2‐16: Median Household Income
Jurisdiction  Median Income  Percent Above/Below
Regional Median
Fontana  $72,918 15.1%
Rialto  $61,518  ‐2.9%
San Bernardino  $45,834 ‐27.7%
Colton  $53,838 ‐15.0%
San Bernardino
County  $63,362  ‐‐
Source: American Community Survey, 5‐Year Estimates, 2019.

Figure 2‐4: Rialto Income Breakdown by Category
Source: American Community Survey, 5‐Year Estimates, 2019.

E. Housing Problems
The Census Bureau’s Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on housing needs for different income levels and household type in Rialto. The most recent CHAS data for Rialto was published in August 2020 and was based on 2013‐2017 ACS data (Table 2‐17). Housing problems considered by CHAS include:
 Units with physical defects (lacking complete kitchen or bathroom);  Overcrowded conditions (housing units with more than one person per room);  Housing cost burdens, including utilities, exceeding 30 percent of gross income; or  Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.

Half of all Rialto households live with at least one housing problem and 30 percent live with at least one severe housing problem. Table 2‐17 shows that more renters experience housing problems compared to homeowners. About 68 percent of Rialto renters experience at least one housing problem and just under half experience at least one severe housing problem (45.4 percent). In contrast, 41.1 percent of Less than $25,000
17%
$25,000 to $34,999
9%
$35,000 to $49,999
13%
$50,000 to $74,999
21%
$75,000 to $99,999
15%
$100,000 to $149,999
16%
$150,000 or more
9%
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐14 homeowners experience at least one housing problem and under a quarter experience at least one severe housing problem (22.5 percent).

Table 2‐17: Housing Assistance Needs of Lower Income Households Housing Problem
Overview**
Number of
Owner HH
Percent of
Owner HH
Number of
Renter HH
Percent of
Renter HH
Number of
HH
Percent of
All HH
Household has at least
1 of 4 Housing
Problems
6,795 41.1% 6,415 67.6% 13,210 50.8%
Household has none of
4 Housing Problems 9,630 58.3% 2,980 31.4% 12,610 48.5% Cost Burden not
available, no other
problems
95 0.6% 95 1.0% 190 0.7%
Total  16,520  100.0%  9,490  100.0%  26,015  100.0%
Severe Housing
Problem Overview***
Number of
Owner HH
Percent of
Total HH
Number of
Renter HH
Percent of
Total HH
Number of
HH
Percent of
All HH
Household has at least
1 of 4 Severe Housing
Problems
3,725 22.5% 4,310 45.4% 8,035 30.9%
Household has none of
4 Severe Housing
Problems
12,700 76.9% 5,085 53.6% 17,785 68.4%
Cost Burden not
available, no other
problems
95 0.6% 95 1.0% 190 0.7%
Total  16,520  100.0%  9,490  100.0%  26,015  100.0%
* Percent of total households
** The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
*** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐ 2017.

1. Overcrowding
Overcrowded households include more than one occupant per room (excluding bathrooms, kitchens, hallways, and porches). Severely overcrowded households have more than 1.5 persons per room. Factors that may cause overcrowding include a lack of affordable housing and/or a lack of available housing units of adequate size.

Overcrowding in households can lead to neighborhood deterioration. This is due to the intensive use of individual housing units which results in excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline may spread geographically and impact the quality of life, the economic value of property, and the vitality of commerce within a city.

The combination of lower incomes and high housing costs may result in households living in overcrowded housing conditions.

Table 2‐18 shows that renters are disproportionately impacted by overcrowding. About 17.3 percent of rental units in Rialto are overcrowded and 5.9 percent of rental units are severely overcrowded. About 8.5 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐15 percent of owner‐occupied units are overcrowded and just under 2 percent of owner‐occupied units are severely overcrowded units. A quarter of all occupied housing units are overcrowded, and 7.8 percent are severely overcrowded. Total overcrowded units represent 33.7 percent of Rialto households.

Table 2‐18: Overcrowding by Tenure, Rialto
Tenure
Overcrowded Units
(1.0 to 1.5 persons/room)
Severely Overcrowded Units
(>1.51 persons/room)
Total Overcrowded
Occupied Units
Count  Percent1  Count  Percent1  Count  Percent1
Owner
Occupied 1,412 8.5% 312 1.9% 1,724 10.4%
Renter
Occupied 1,649 17.3% 564 5.9% 2,213 23.3%
Total  3,061  25.9%  876  7.8%  3,937  33.7%

1. Percent of total occupied housing units.

Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐19 shows that overcrowding disproportionately affects renters in surrounding cities and in San Bernardino County. Rialto renters are disproportionately impacted by overcrowding, but homeowners in Rialto have the highest percentage of overcrowding compared to nearby cities and the County.

Table 2‐19: Overcrowded Housing Units by Tenure
Jurisdiction
Owner Occupied Overcrowded
Units
(>1.0 persons/room)
Renter Occupied Overcrowded
Units
(>1.0 persons/room)
Total Overcrowded
Units
Count  Percent of
Occupied Units  Count  Percent of Occupied Units  Count Percent of
Occupied
Units
Fontana  2,764  5.1%  3,736  6.9%  6,500 11.5%
Rialto  1,724  6.6%  2,213  8.5%  3,937  14.5%
San Bernardino  2,808  4.7%  6,426  10.8%  9,234 14.6%
Colton  646  3.9%  1,362  8.2%  2,008 10.7%
San Bernardino
County  20,629  3.2%  35,649  5.6%  56,278 7.8%
Source: American Community Survey, 5‐Year Estimates, 2019.

2. Overpayment (Cost Burden) in Relation to Income
State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. A household paying over 50 percent of its total income is severely overpaying.

Overpayment (also referred to as cost burden) is an indicator of a household’s ability to sustain a household budget including expenses beyond housing such as utilities, food, and maintenance.

Households that pay an excessive amount of their income on housing costs have less remaining for other needs. This is an important indicator of local housing market conditions as it reflects the affordability of housing in the community. Federal and state agencies use overpayment indicators to determine the amount of funding to allocate a community to assist with housing opportunities.

Table 2‐20 below summarizes housing overpayment in Rialto’s households by household income. About 22 percent of homeowners and 20 percent of renters have a cost burden of greater than 30%.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐16 Table 2‐20: Summary of Housing Overpayment
Income by Cost
Burden1
Homeowners  Renters
Cost
Burden
> 30%
Percent2
Cost
Burden
> 50%
Percent2
Cost
Burden
> 30%
Percent2
Cost
Burden
> 50%
Percent2
Extremely Low
Income (≤ 30%
MFI3
)
755 2.9% 655 2.5% 1,680 6.5% 1,470 5.7%
Very Low Income
(>30% to ≤ 50%
MFI3
)
1,120 4.3% 705 2.7% 1,750 6.7% 1,080 4.2%
Low Income (>50%
to ≤ 80% MFI3
) 1,625 6.2% 585 2.2% 1,300 5.0% 225 0.9%
Moderate Income
(>80% to ≤ 100%
MFI3
)
985 3.8% 110 0.4% 270 1.0% 20 0.1%
Above Moderate
Income (>100%
MFI3
)
1,105 4.2% 105 0.4% 290 1.1% 0 0.0%
Total  5,590  21.5%  2,160  8.3%  5,290  20.3%  2,795  10.7%

1. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.

2. Percent of total households in Rialto

3. MFI refers to the HUD Area Median Family Income – this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013‐ 2017.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐17 F. Special Needs Groups
Special needs groups may encounter added difficulty in procuring adequate and affordable housing.

Special needs populations include seniors, persons with disabilities, large households, single parent households, students, and farm workers. Special needs groups may have lower incomes or may be homeless.

Table 2‐21: Special Needs Groups
Special Needs Groups  Count  Percent of Total
Households
Percent of Total
Population
Total Senior Population 16,124  ‐‐  10.60%
Persons with Disabilities 16,631 persons  ‐‐  11%
Persons with
Developmental
Disabilities1
274 persons  ‐‐  ‐‐
Large Households   10,111 HH 25.90%  ‐‐
Single‐Parent Households 4,768 HH 12.20%  ‐‐
Single‐Parent, Female
Headed Households with
Children (under 18 years)
3,271 HH 8.40%  ‐‐
People Living in Poverty 26,511  ‐‐  17.90%
Farmworkers2 703 persons     1%
Migrant Farmworkers 395 persons  ‐‐  ‐‐
Seasonal Farmworkers 1,044 persons  ‐‐  ‐‐
Permanent Farmworkers 1,061 persons  ‐‐  ‐‐
Persons Experiencing Homelessness3 722 persons ‐‐  ‐‐

1. Total persons who received service from the Inland Regional Center for FY 2018‐2019.

2. Agriculture, forestry, fishing and hunting, and mining industry. Farmworker data is taken of the population 16 years and over. Data taken at the County level and provided by USDA Statistics Services.

3. Total results from 2020 homeless count by Los Angeles Homeless Services Authority (LAHSA).

Source: American Community Survey, 5‐Year Estimates, 2019; San Bernardino County Regional Center Total Annual Expenditures and Authorized Services Report, 2019‐2020; United States Department of Agriculture, National Agriculture Statistics – Hired Farm Labor, 2017; Los Angeles Homeless Services Authority 2020 Homeless County by Community/City.

1. Seniors
Seniors include individuals 65 years old or older. Seniors may have limited incomes due to retirement payments and high healthcare costs. Seniors are also more susceptible to mobility issues and self‐care limitations due to their age. Housing needs of the senior population include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that with a planned service component. Table 2‐22 provides population counts ofseniorsin Rialto, neighboring cities, and San Bernardino County. Rialto’s senior population is 9.3 percent which is similar to nearby cities and but lower than the County average of 11.3 percent.

Table 2‐22: Persons Age 65 and Over
Jurisdiction  Population Count  Percent of Population
Fontana 16,448 7.8%
Rialto  9,611  9.3%
San Bernardino 19,356 9%
Colton 5,687 10.4%
San Bernardino County 241,961 11.3%
Source: American Community Survey, 5‐Year Estimates, 2019. 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐18 Key Challenges and Resources to Address Senior Housing Needs Additional affordable housing would benefit senior residents since they often have fixed incomes that may not allow forthe financial flexibility necessary to acquire suitable housing. In addition to overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are faced with various disabilities. Smaller, more affordable housing units allow for a greater accommodation of their lifestyles.

The City owns the Grace Vargas Senior Center and partners with the non‐profit organization Friends of the Rialto Senior Center to offer programs, activities, and resourcesto seniorsliving in the City.  Additional senior services and assistance are offered regionally through the San Bernardino County Department of Aging and Adult Services as well as AgingNext and NewStart Housing Corporation. AgingNext is a nonprofit organization in Claremont which provides free or low‐cost programs, services, and resources to the aging community. NewStart Housing Corporation Inc. is a community housing development organization (CHDO) in Fontana which provides quality affordable housing to low‐income seniors.

Seniors in Rialto generally have exhibited the following unique challenges to housing:
 Having Limited and fixed incomes
 Disproportionately higher healthcare costs, adding to monthly living costs  Higher incidence of mobility and self‐care limitations requiring customized housing features  Transit dependency
 Limited in‐home support, due to living alone
To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
 More affordable housing options for Seniors
 Supportive City programs to help sustain decent, safe, and affordable housing for dependent Seniors
 Housing with included supportive services
 Group Homes options for persons with self‐care limitations To address unique needs of senior residents living in the City, the following programs have been included in Section 4:
 Housing Program 1A: Acquisition, Rehabilitation, and Resale Program  Housing Program 1B: Funding for Housing Rehabilitation Programs  Housing Program 3B: Preserve and Monitor At‐Risk Units  Housing Program 3F: County Housing Voucher Program
 Housing Program 3G: Tenant‐Based Rental Assistance
 Housing Program 5A: Affirmatively Furthering Fair Housing  Housing Program 5B: Fair Housing Services
 Housing Program 5C: Reasonable Accommodation
 Housing Program 5H: Residential Care Facilities
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐19 The City will continue providing housing resources to its senior population through community partnerships and by facilitating the development of affordable housing.

2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditional housing units and may limit the ability to earn adequate income. Physical and/or developmental disabilities may deprive a person from earning income, restrict one’s mobility, or make self‐care difficult. Persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents may also have disabilities that require living in a supportive or assisted‐living setting.

Table 2‐23 summarizes disability status among Rialto’s noninstitutionalized residents. Ambulatory difficulty is the most widespread in Rialto and represent 27.2 percent of those with a disability.

Ambulatory difficulties affect walking and movement. The second most common disability type is cognitive difficulty affecting 21.4 percent of those with a disability. Vision difficulties are the least common. Disabilities require different living conditions which inform housing needs for Rialto. For example, those with ambulatory difficulties may require smaller single‐story spaces due to a lack of ability to walk long distances or without assistance.

Table 2‐23: Disability Status
Disability Type  Under 18  18 to 64  65 and
Over  Total
Percent of
Population
with a
Disability
Percent of
Total
Population1
Hearing Difficulty 214 742 1,042 1,998 10.3%  1.9%
Vision Difficulty 181 964 674 1,819 9.4%  1.8%
Cognitive Difficulty 863 2,171 1,101 4,135 21.4%  4.3%
Ambulatory Difficulty 177 2,620 2,464 5,261 27.2%  5.5% Self‐care Difficulty 233 1,145 1,061 2,439 12.6%  2.6%
Independent Living
Difficulty N/A 1,918 1,741 3,659 18.9%  4.9%
Total Population with
a Disability2  1,207  5,019  3,491  9,717  ‐‐  9.5%

1. Total noninstitutionalized population.

2. This number may include persons having more than one disability.

Source: American Community Survey, 5‐Year Estimates, 2019.

Affordable and barrier‐free housing may provide adequate housing opportunities for persons with disabilities. Rehabilitation assistance can target renters and homeowners with disabilities to modify and improve unit accessibility.

State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities.  As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
 Is attributable to a mental or physical impairment or combination of mental and physical impairments;
 Is manifested before the individual attains age 22;
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐20  Is likely to continue indefinitely;
 Results in substantial functional limitations in three or more of the following areas of major life activity: a) self‐care; b) receptive and expressive language; c) learning; d) mobility; e) self‐ direction; f) capacity for independent living; or g) economic self‐ sufficiency; and  Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

According to the Inland Regional Center Purchase of Service – Disparity Data Report for 2018‐2019, a total of 274 individualsfrom the Inland Empire and diagnosed with developmental disabilitiesreceived services.

Of the 274 individuals, the majority were diagnosed with Autism (78.8 percent). The rest were diagnosed with an intellectual disability (4.4 percent), Cerebral Palsy (1.8 percent), Epilepsy (0.4 percent), Category 5 (3.6 percent), and 10.9 percent reported some other disability. Of those who received services, 25.5 percent were White, 9.5 percent were Asian, 3.3 percent were Black/African American, and 29.9 percent reported Other. Approximately 32 percent of individuals reported their ethnicity as Hispanic or Latino.

The majority of those who received services were 3 to 21 years of age (77.7 percent), 21.5 percent were 2 years or younger, and less than 1 percent were over the age of 22. All individuals who received services live at the home of their parent(s) or guardian(s).

Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

There are several housing types appropriate for people living with a development disability: rent subsidized homes, licensed and unlicensed single‐family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing‐ accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating ‘barrier‐free’ design in all new multi‐family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration may also be given to the affordability of housing as people with disabilities may be living on a fixed income.

The County of San Bernardino’s Aging and Disability Resource Connection (ADRC) program serves persons with disabilities with information and access to available long‐term services and support at the local level.

The ADRC works in partnership with Rolling Start Inc. which is a cross‐disability Center for Independent Living in San Bernardino that provides community‐based programs and services to people of any age with disabilities. Additional ADRC partners that serve persons with disabilities in San Bernardino County include: California State Council on Developmental Disabilities, Housing Authority of the County of San Bernardino, Inland Regional Center, Services for Independent Life, and more. 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐21 Key Challenges and Resources to Address Housing Needs of Disabled Persons Persons with physical and developmental disabilities in Rialto have exhibited the following unique challenges to housing:
 Need for specialized housing to accommodate disabilities  Need for supportive services
 Higher incidents of dependent living needs
 High incidents of unemployment
To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
 Regional coordination and support for services
 Permitting of housing for persons with disabilities
 Prioritization of services for disabled persons
 Local supportive services to supplement physical housing needs  Housing regulations/accommodation of unique housing needs  Group Homes options for persons with self‐care limitations The City’s existing permit procedures, regulations and policies further support physical and developmental disabilities through the granting of uses and facilities to accommodate the needs of persons with disabilities.  The City also has a reasonable accommodation procedure that is intended to grant accommodations for persons with disabilities with the expressed intent not to cause additional cost to the requestee.

The City will review and prioritize housing and supportive services for persons with developmental disabilities, as well as explore regulatory incentives for projects that address the needs of persons with developmental disabilities.

To address unique needs of disabled residents living in the City, the following programs have been included in Section 4:
 Housing Program 5C: Reasonable Accommodation
 Housing Program 5F: Housing for Persons with Developmental Disabilities  Housing Program 5H: Residential Care Facilities
 Housing Program 5A: Affirmatively Furthering Fair Housing  Housing Program 3F: County Housing Voucher Program
These programs focus on providing funding and incentives to encourage the development and rehabilitation of housing for persons with developmental disabilities as well as continued promotion of the City’s Reasonable Accommodation Ordinance which grants accommodations to meet the needs of persons with disabilities.
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐22

3. Large Households
Large households are made up of five or more individuals. Procuring resources for a large household requires a greater portion of income. This may lead households to smaller, more affordable housing units.

Such units may not be large enough to adequately contain a large household and may become overcrowded. Multi‐family rental units are typically smaller than single‐family ownership units. Therefore, renters typically have more difficulty securing larger housing units.

In Rialto, large households represent about 30.9 percent of all households, as shown in Table 2‐24 and the majority live in owner‐occupied units (65.6 percent). Table 2‐25 shows that while large households represent a larger percentage in Rialto than neighboring cities, the occurrence is decreasing. Between 2010 and 2019, large households in Rialto decreased by 2.3 percent. In contrast, San Bernardino County experienced a growth of 3.5 percent in large households. The provision of affordable and large housing units may alleviate potential overcrowding burdens experienced by homeowners and renters in Rialto.

Table 2‐24: Large Households by Tenure
Household Size  Owner  Renter  Total
Count  Percent
(1)  Count  Percent (1)  Count  Percent (1)
5‐Person Household 2,618 10.1% 1,212 4.7% 3,830 14.7%
6‐Person Household 1,456 5.6% 697 2.7% 2,153 8.3%
7‐or‐More Person
Household 1,201 4.6% 861 3.3% 2,062 7.9%
Total  5,275  20.3%  2,770  10.6%  8,045  30.9%

1. Percent of large households.

2. Percent of total households.

Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐25: Large Households by Jurisdiction (2010‐2019) Jurisdiction  Total Large Households  Percent Change
2010  2015  2019  2010‐2019
Fontana 32.7% 31.7% 29.3% 4.5%
Rialto 33.3%  31.7%  30.9%  ‐2.3%
San Bernardino 21.7% 24.3% 24.0% 7.6%
Colton 22.5% 22.2% 18.2% ‐11.1%
San Bernardino
County

20.5% 19.7% 19.8% 3.5%
Source: American Community Survey, 5‐Year Estimates, 2010, 2015, 2019.

Resourcesto addressthe needs of large householdsinclude Housing Programsthatsupport the leveraging of LIHTC opportunities, State, Federal and private funds focused on the development of affordable housing for large households and other special needs groups. The City has included Housing Programs 1D and 3B that will secure funding and rehabilitate foreclosed units to be rented as affordable housing.

In addition, accessory dwelling units (ADU) are detached dwelling units, that allow for complete independent living facilitiesfor one or more persons. The City’s Zoning Code permits ADUsin allresidential zoning districts. ADUs can provide additional housing for households who may be experiencing overcrowding. Section 4 of this Housing Element includes Housing Program 2D which establishes that the 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐23 City will support and accommodate the construction of at least 72 ADUs over the planning period for the 6th Cycle.

Key Challenges and Resources to Address Large household Housing Needs Large Person Households in Rialto have exhibited the following unique challenges to housing:
 Lack of available housing with sufficient bedroom counts  Options for larger bedroom counts in rental units
 Higher monthly cost burdens
 Affordable options for large family households
 Childcare needs for working families
To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
 Permitting of larger bedroom counts in ownership and rental units  Affordable housing options for large family households  Prioritization of family‐sized units in affordable housing developments  Leveraging of Grant/Funding opportunities
Resources to address the above needs include Policy Actions that support the leveraging of State, Federal and private funds focused on multiple family development.

The City has included the following programs that will provide standards and provisions that will support the provision of larger sized family units:
 Housing Program 1A: Acquisition, Rehabilitation, and Resale Program  Housing Program 1B: Funding for Housing Rehabilitation Programs  Housing Program 1D: Multi‐Family Improvement Districts  Housing Program 2N: Alternative Housing Concepts
 Housing Program 3B: Preserve and Monitor At‐Risk Units  Housing Program 3F: County Housing Voucher Program
 Housing Program 3G: Tenant‐Based Rental Assistance
 Housing Program 4A: Density Bonus
 Housing Program 5A: Affirmatively Furthering Fair Housing  Housing Program 5B: Fair Housing Services
 Housing Program 5E: Supportive Housing / Low Barrier Navigation Centers

4. Single‐Parent Households
Single parent households tend to have a greater need for childcare services, health care services, and other services. Table 2‐26 estimates that single‐parent female households with no spouse make up 19.3 percent of Rialto households. In Rialto, single parent‐female households without a spouse present are disproportionately impacted by poverty. About 15.6 percent of Rialto households are female headed 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐24 households earning an annual income below the poverty line. In comparison, male headed households living under the poverty line represent less than one percent.

Table 2‐26: Single‐Parent Households
Jurisdictions
Single Parent‐Male,
No Spouse Present
Single Parent‐Male
Household Living in
Poverty
Single Parent‐
Female, No Spouse
Present
Single Parent‐
Female Household
Living in Poverty
Count  Percent1  Count  Percent1  Count  Percent1  Count Percent1 Rialto  2,423  9.3%  186  0.7%  5,030  19.3%  4,053  15.6% San Bernardino
County 47,271 7.4% 12,514 2.0% 68,643 10.8% 107,779 16.9%

1. Percent of total households.

Source: American Community Survey, 5‐Year Estimates, 2019.

Key Challenges and Resources to Address Single‐Parent Housing Needs Single Parent Households in Rialto have exhibited the following unique challenges to housing:
 Affordable Housing Options
 Rental and For Sale Housing Options
 Higher monthly cost burdens with one income families
 Childcare needs for working families
To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
 Affordable housing options for single income families  Accessibility to childcare options
 Leveraging of Grant/Funding opportunities
To address unique needs of Single‐Parent households in the City, the following programs have been included in Section 4:
 Housing Program 2D:  Accessory Dwelling Unit Construction  Housing Program 3B: Preserve and Monitor At‐Risk Units  Housing Program 3F: County Housing Voucher Program
 Housing Program 3G: Tenant‐Based Rental Assistance
 Housing Program 5A: Affirmatively Furthering Fair Housing The City of Rialto provides a number of community programs and resources for children which may assist single‐parent households. The Rialto community center offers preschool and daycare programs as well as a teen center and various youth sport actives to take care of children. Preston Preschool and Tiny Tots are daycare programs in Rialto for children ages two through kindergarten and the Teen Center is a drop‐in recreational program open to students ages 11 to 17. The Teen Center offers homework assistance, leadership activities, social activities and allows teens the ability to participate in a variety of workshops. 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐25

5. Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year‐round basis. The labor force is supplemented by seasonal workers when workload increases during harvest periods. Certain farms may hire migrant workers. Migrant workers have unique housing needs as their travel may prevent them from returning to their primary residence every evening. Farm workers also have special housing needs because they earn lower incomesthan many other workers and move throughout the year from one harvest location to the next.

The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm labor across the United States. The data is compiled at both a state and county levels. Within San Bernardino County, there were a total of 1,888 hired farm workersin 2017. A total of 1,579 are considered permanent, working 150 days or more and a total of 667 farmworkers were considered seasonal, working only 150 days or less. Additionally, San Bernardino County reported 106 total migrant farmworkers.

According to the California Employment Development Department, the average farm worker (Farming, Fishing, and Forestry Occupation) in San Bernardino County earned a median annual income of $25,723 in 2019. This annual income is considered part of the very low‐income bracket for Rialto. Limited income may be exacerbated by farm worker’stenuous and/orseasonal employmentstatus. These employees and their households may reside in severely overcrowded dwellings, in packing buildings, or in storage sheds.

Future housing in Rialto may need to consider the needs of farm workers employed in and near the City.

Key Challenges and Resources to Address Farmworker Housing Needs Farmworker households in Rialto have exhibited the following unique challenges to housing:
 Affordable housing options
 Higher incidents of cost burden for housing
 Rental and for sale housing options
 Childcare needs for working families
Like other special needs groups, farmworkers needs are focused on affordability of housing and access to services that support lower monthly overall costs.   To address these challenges, the City must consider a variety of solutions to address the above issues. These may include:
 Affordable housing options for farmworkers
 Accessibility to childcare options
 Leveraging of grant/funding opportunities
To address unique needs of farmworker households in the City, the following programs have been included in Section 4:
 Housing Program 5G: Agricultural Employee and Farmworker Housing  Housing Program 5A: Affirmatively Furthering Fair Housing 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐26 Like other special needs groups, farmworkers needs are focused on affordable housing and access to servicesthatsupport lower monthly overall costs. Section 4 includes a number of Housing Programs which promote the development of affordable housing units throughout the City as well as resources for households in need.

6. Extremely Low‐Income Households and Poverty Status
The 2013‐2017 Comprehensive Housing Affordability Strategy (CHAS) data indicates approximately 2,920 extremely low‐income households live in Rialto. Extremely low‐income households earn 30 percent or less of the median family income (MFI) for San Bernardino County. MFI stands for HUD Median Family Income. This is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number) due to a series of adjustments.

Extremely low‐income households earn less than 30 percent of the MFI. There are approximately 2,920 extremely low‐income households in Rialto (renters and owners). Table 2‐27 below includes data characterizing affordability and cost burden for various income groups.

In Rialto, 770 extremely low‐income householdslive in owner‐occupied housing units and 1,675 extremely low‐income households live in renter‐occupied housing units with at least one of the four housing problems identified by CHAS. The housing problems are detailed above in the Housing Problems section.

Table 2‐27: Housing Problems for all Households by Tenure Income by Housing Problem
Owner
Household has at least 1
of 4 Housing Problems
Household has none of 4
Housing Problems
Cost Burden not available,
no other Housing Problem
Extremely Low Income (≤ 30% MFI) 770 130 95
Very Low Income (>30% to ≤ 50% MFI) 1,165 510  ‐
Low Income (>50% to ≤ 80% MFI) 1,805 1,190  ‐
Moderate Income (>80% to ≤ 100% MFI) 1,155 910  ‐
Above Moderate Income (>100% MFI) 1,895 6,895  ‐
Total  6,790  9,635  95
Income by Housing Problem
Renter
Household has at least 1
of 4 Housing Problems
Household has none of 4
Housing Problems
Cost Burden not available,
no other Housing Problem
Extremely Low Income (≤ 30% MFI) 1,675 150 95
Very Low Income (>30% to ≤ 50% MFI) 1,750 130  ‐
Low Income (>50% to ≤ 80% MFI) 1,690 455  ‐
Moderate Income (>80% to ≤ 100% MFI) 400 525  ‐
Above Moderate Income (>100% MFI) 895 1,720  ‐
Total 6,410  2,980  95
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013‐2017.

The values shown in Table 2‐28a show potential differences in housing needs based on poverty status for different racial and ethnic groups within the City. While poverty levels across different racial and ethnic groups are fairly even in Rialto, certain racial and ethnic groups have higher percentages of population 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐27 living below the poverty line in comparison to population representation as a whole. American Indian/Alaska Native, Asian, and Black or African American residents are disproportionately affected by poverty.

Table 2‐28a: Rialto Population Living Below the Poverty Line, by Race and Ethnicity Race and Ethnicity  Population Percentage
Living Below Poverty Line
Total Population
Percentage
White Alone 16.7% 62.9%
Black or African American Alone 17.6% 13%
American Indian and Alaska Native Alone 14.4% 0.6%
Asian Alone 11.4% 2.5%
Native Hawaiian and Other Pacific Islander Alone 0% 0%
Some Other Race 14.8% 17.2%
Two or More Races 12% 3.7%
Hispanic or Latino Origin (of any race) 17.1% 74.3%
White Alone, not Hispanic Or Latino 9.4% 9.6%
Source: American Community Survey, 5‐Year Estimates, 2019.

Housing Extremely Low‐Income households (those with incomes less than 30% of the County Median income) are generally challenging in Rialto. Table 2‐28b shows that there are 3,259 persons in Rialto with incomes less than 30% of the Area Median Income.   Black, Non‐Hispanic Households experience the highest rates of extremely low income, representing 20% of the total Extremely Low‐Income Population.

This income category is generally distributed evenly amongst other racial/ethnic groups.  Renters tend to have a higher incident of Extremely Low Income in Rialto.

Table 2‐28a: Extremely Low‐Income Household Needs
Race and Ethnicity  Total Households
Households
below 30%
MFI
Share
below 30%
MFI
White, non‐Hispanic 4,080 305 7.5%
Black, non‐Hispanic 4,075 815 20.0%
Asian and other,
non‐Hispanic 1,171 154 12.2%
Hispanic 16,285 1,985 12.2%
Total  25,611 3,259 12.7%
Renter‐occupied 9,435 2,145 22.7%
Owner‐occupied   16,130 1,100 6.8%
Total  25,565 3,245 12.7%
Source: Source: HUD CHAS, 2012‐2016.
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐28 Key Challenges and Resources to Address Extremely Low‐Income Household Housing Needs
Resources to address the needs of extremely low‐income households include a variety of Federal, State, and regional programs, such as Section 8, HUD, LIHTC, CalHFA and other public and private funding sources.

To address the unique needs of Extremely Low‐Income Households the City currently has 14 total affordable housing developments, as detailed in Table 3‐31. This includes 1,037 deed‐restricted affordable units ranging from one‐ to three‐bedroom units available for lower‐income households.

Extremely Low‐Income Households in Rialto have exhibited the following unique challenges to housing:
 Need for increased affordable housing options
 Markedly higher incidents of cost burden for housing
 Rental assistance
 Higher incidents of homelessness
 Higher likelihood for transitional and supportive Housing Extremely Low‐income household needs are focused on affordability of housing and access to subsidies and services that support lower monthly overall costs.   To address these challenges, the City must consider a variety of solutions to address the above issues, including:
 Affordable housing options for Extremely Low‐Income households  Preservation of subsidized housing units
 Creation of additional subsidized housing units
 Housing with a service component
 Transitional, supportive and homeless housing options To address unique needs of Extremely Low‐Income households in the City, the following programs have been included in Section 4:
 Housing Program 1A: Acquisition, Rehabilitation, and Resale Program  Housing Program 1B: Funding for Housing Rehabilitation Programs  Housing Program 1D: Multi‐Family Improvement Districts  Housing Program 1F: Targeted Neighborhood Approach
 Housing Program 2D:  Accessory Dwelling Unit Construction  Housing Program 2I: Emergency Shelters
 Housing Program 2J: Transitional and Supportive Housing  Housing Program 2K: Manufactured Housing
 Housing Program 2L: Condominium Conversion
 Housing Program 2M: Single‐Room Occupancy (SRO)
 Housing Program 2N: Alternative Housing Concepts
 Housing Program 3B: Preserve and Monitor At‐Risk Units  Housing Program 3C: Mobile Home Park Preservation
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐29  Housing Program 3F: County Housing Voucher Program
 Housing Program 3G: Tenant‐Based Rental Assistance
 Housing Program 5A: Affirmatively Furthering Fair Housing  Housing Program 5B: Fair Housing Services
 Housing Program 5D: Emergency Shelters, Transitional and Supportive Housing  Housing Program 5E: Supportive Housing / Low Barrier Navigation Centers The City will continue to monitor the inventory of sites appropriate to accommodate extremely low‐ income housing, emergency shelters, transitional and supportive housing and will work with the appropriate organizations to ensure the needs of homeless and extremely low‐income residents are met.

The City is committed to prioritizing funding and other available incentives for projects that provide housing for homeless and extremely low‐income residents whenever possible.

7. Persons Experiencing Homelessness
Homelessness is an important issue within California. Factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower and moderate‐income persons (especially extremely low‐income households), reductions in public subsidies to the poor, a lack of assistance for those struggling with addiction, and the de‐institutionalization of the mentally ill.

State law mandates that jurisdictions address the special needs of persons experiencing homelessness within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD) was recently updated. The following lists the updated definition of homelessness:
• People who are living in a place not meant for human habitation, in emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in a shelter or a place not meant for human habitation immediately prior to entering that institution. • People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled‐up situation, within 14 days and lack resources orsupport networksto remain in housing.

HUD had previously allowed people who were being displaced within 7 days to be considered homeless. The proposed regulation also describes specific documentation requirements for this category.
• Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment. • People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence. 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐30 This definition does not include personsliving in substandard or overcrowded housing units, persons being discharged from mental health facilities(unlessthe person was homeless when entering and is considered homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends).

Table 2‐29 showsthe population of persons experiencing homelessnessin Rialto, in the surrounding cities, and in San Bernardino County. Rialto experienced a 38.3 percent increase in its homeless population between 2018 and 2020. All surrounding jurisdictions also saw an increase in homelessness. The City of Colton had the largest increase between 2018 and 2020. San Bernardino County had an increase of 32.2 percent.

Table 2‐29: Homelessness in Rialto and Surrounding Cities Jurisdiction  2018  2019  2020
Percent
Change
2018‐2020
Fontana 72 94 116 37.9%
Rialto  71  133  115  38.3%
San Bernardino 646 890 1,056 38.8%
Colton 42 58 136 69.1%
San Bernardino
County 2,118 2607 3,125 32.2%
Source: American Community Survey, 5‐Year Estimates, 2019.

Key Challenges and Resources to Address Persons Experiencing Homelessness The City of Rialto partners with the County of San Bernardino to provide services and resourcesfor persons experiencing homelessness. The County’s Office of Homeless Services (OHS) coordinates an extensive network of organizations that deliver a multitude of services such as housing, life skills development, employment assistance, basic needs provision and other supportive services to either prevent homelessness or to assist people who are currently homeless. Regional resources that are available to persons experiencing homelessness in Rialto include the following:
 The Department of Behavioral Health in San Bernardino provides basic need and outreach services to persons experiencing homelessness in San Bernardino County.  Family Services Association of Redlands provides temporary housing, food, and childcare to families facing housing instability.
 Frazee Community Center in San Bernardino provides services to low‐income households and persons experiencing homelessness. The Frazee Community Center has three emergency shelters for men, one transitional shelter for male veteran’s, and one shelter for adults and children.  Agape House in Fontana provides housing for single women and children who are in crisis and experiencing homelessness.
 Catholic Charities in San Bernardino provides hotel vouchers, utility bill assistance, and rent assistance.
 Salvation Army in San Bernardino provides motel vouchers for persons and families experiencing homelessness.
 Central City Lutheran Mission in San Bernardino provides housing, and cold weather shelter as well as hot meals for men experiencing homelessness.
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐31  Mercy House in Ontario provides homeless prevention, emergency services, housing, and motel vouchers to persons experiencing homelessness.

To address unique needs of persons experiencing homelessness in the City, Rialto has included Housing Program 2M to address the housing needs of persons experiencing homelessness by encouraging the development of Single‐Room Occupancy units to serve as an entry point into the housing market for persons experiencing homelessness. Additionally, Housing Program 2I, 2J and 5E address emergency shelter, supportive and transitional housing and low barrier navigation center needs for persons experiencing homelessness.

8. Students
Student housing is another need impacting housing demand. Student housing often produces a temporary housing need based on the duration of the educational institution enrolled in. The impact on housing demand is often increased in areas surrounding universities and colleges. According to the American Community Survey 2019 data, there are approximately 6,884 Rialto residents enrolled in college or graduate school. College graduates provide a specialized pool of skilled labor that is vital to the economy.

However, a lack of affordable housing may lead to their departure post‐graduation.

Key Challenges and Resources to Address Student Housing Needs Typically, students are low‐income and are, therefore, affected by a lack of affordable housing, especially within easy commuting distance from campus, therefore it is important for the City to consider and accommodate the student population within the community. They often seek shared housing situations to decrease expenses and can be assisted through roommate referral services offered on and off campus. A lack of affordable housing also influences choices students make after graduating.

The City is dedicated to providing affordable housing options for all populations in Rialto.

To address the unique needs of students in the City, the following programs have been included in Section 4:
 Housing Program 2D: Accessory Dwelling Unit Construction  Housing Program 2L: Condominium Conversion
 Housing Program 2M: Single‐Room Occupancy (SRO)
 Housing Program 2N: Alternative Housing Concepts
 Housing Program 3B: Preserve and Monitor At‐Risk Units  Housing Program 3F: County Voucher Program
 Housing Program 3G: Tenant‐Based Rental Assistance
 Housing Program 5A: Affirmatively Furthering Fair Housing  Housing Program 5B: Fair Housing Services
G. Housing Stock Characteristics
Rialto’s housing stock includes all housing units located within its jurisdiction. Housing stock growth, type, age and condition, tenure, vacancy rates, costs, and affordability are all important factors in determining 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐32 the housing needs of the community. This section details the housing stock characteristics of Rialto to identify how well the current housing stock meets the needs of current and future residents of the City.

1. Housing Growth
Table 2‐30 shows growth trends for housing units in Rialto and surrounding cities. The data shown in the table reflects ACS 5‐year estimates and is not based on true City reported figures. An evaluation of the existing development and development opportunities is outlined in Section 3: Housing Constraints, Resources, and AFFH. The number of housing units in Rialto have increased since 2010. However, growth has been limited as compared to the neighboring cities of Colton and Fontana.

Table 2‐30: Housing Unit Growth Trends
Jurisdiction  2010  2015  2019  Percent Change
2010 to 2019
Fontana 49,967 52,095 56,410 12.9%
Rialto  26,720  26,642  27,198  1.8%
San Bernardino 66,611 62,683 63,413 ‐4.8%
Colton 16,597 17,099 18,778 13.1%
San Bernardino County 691,321 705,962 720,757 4.3%
Source: American Community Survey, 5‐Year Estimates, 2019.

2. Housing Type
Table 2‐31 summarizes the available housing units in Rialto and San Bernardino County by housing type.

As of 2019, single‐unit detached homes made up 70.8 percent of the Rialto housing stock. Single‐unit attached homes include townhomes and condominiums, which make up a small 2 percent of the housing stock. Multi‐unit developmentsinclude apartments and represent lessthan a quarter of the City’s housing stock (20.8 percent). Lastly, approximately 6 percent of the City’s housing units are mobile homes. Rialto’s housing stock is similar to that of San Bernardino County.

Table 2‐31: Total Housing Units by Type
Jurisdiction
Single‐Unit
Detached
Single‐Unit
Attached  Multi‐Unit  Mobile Homes  Total
Units  Count  %  Count  %  Count  %  Count  %
Rialto 19,254 70.8% 535 2.0% 5,667 20.8% 1,729 6.4% 27,198 San
Bernardino
County
509,652 70.7% 28,284 3.9% 140,930 19.5% 41,032 5.7% 720,757 Source: American Community Survey, 5‐Year Estimates, 2019.

3. Housing Availability and Tenure
Rialto has one of the lowest vacancy rates of the neighboring cities (Figure 2‐5). At 4.3 percent, Rialto’s vacancy rate is almost a quarter of San Bernardino County’s.  The City of Fontana has the lowest vacancy rate at 3.3 percent and about 1 percent below Rialto’s. A large portion of Rialto’s vacant units are vacant for unknown reasons, according to ACS data (44.9 percent). Table 2‐32 showsthat 13.2 percent of Rialto’s vacant units are up for rent and about 26 percent are on the market or were already sold but are not yet occupied.
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐33 Figure 2‐5: Vacancy Rates by Jurisdiction
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 2‐32: Vacant Housing Units by Type
Type of Housing  Estimate  Percentage
For rent 154 13.2%
Rented, not occupied 75 6.4%
For sale only 211 18.1%
Sold, not occupied 96 8.2%
For seasonal, recreational, or occasional use 106 9.1%
For migrant workers 0 0.0%
Other vacant 523 44.9%
Total  1,165  100%
Source: American Community Survey, 5‐Year Estimates, 2019.

4. Housing Age and Condition
Housing age may affect the structural integrity of a house and can be an indicator of overall housing quality within a community. Housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, plumbing, etc. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. A large proportion of older housing stock would typically indicate that most of the City’s housing stock could require major rehabilitation. This does not include historical districts which are generally well preserved.

Figure 2‐6 describes the age of Rialto’s housing stock. The figure reflects ACS survey data which is based on estimates and not recorded figures. The data showsthat the city experienced a housing boom between 1980 and 1989 and resulted in the construction of 32 percent of Rialto’s housing stock. Most housing units were built between 1950 and 1999. Housing units that were built over 30 years ago may typically benefit from upgrades or renovations. About 21.7 percent of the City’s housing stock was built in the last 30 years.

Fontana Rialto San Bernardino Colton San Bernardino
County
Vacancy Rate 3.3% 4.3% 6.5% 11.1% 11.8%
0%
2%
4%
6%
8%
10%
12%
14%
Fontana Rialto San Bernardino Colton San Bernardino County 2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐34 Figure 2‐6: Housing Stock Age
Source: American Community Survey, 5‐Year Estimates, 2019.

Figure 2‐7 below illustrates tenure by the year housing units were built. This shows whether homeowner or renters occupy newer or older housing units. More renters in Rialto occupy housing units built in 2000 or later than homeowners.

Figure 2‐7: Tenure by Year Housing Unit Built
Source: American Community Survey, 5‐Year Estimates, 2019.

5. Housing Costs and Availability
In 2019, the median home value in Rialto was estimated to be $313,400. As Table 2‐33 shows, Rialto’s median home value is approximately $14,800 less than San Bernardino County and $58,300 less than the City of Fontana. Fontana has the highest median home value.

Table 2‐33: Median Home Value by Community
Jurisdiction  Median Home Value
Fontana  $371,700
San Bernardino County  $328,200
Rialto  $313,400
Colton  $257,500
San Bernardino  $249,400
Source: American Community Survey, 5‐Year Estimates, 2019.

Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Percentage 2.3% 1.1% 13.6% 13.8% 15.5% 32.0% 13.3% 5.7% 2.4% 0.3% 0%
5%
10%
15%
20%
25%
30%
35%
Built 1939
or earlier
Built 1940
to 1949
Built 1950
to 1959
Built 1960
to 1969
Built 1970
to 1979
Built 1980
to 1989
Built 1990
to 1999
Built 2000
to 2009
Built 2010
to 2013
Built 2014
or later
Renter 1.5% 0.3% 3.6% 5.8% 4.9% 11.1% 4.3% 3.2% 1.9% 0.0% Owner 0.9% 0.8% 9.9% 7.9% 10.5% 20.8% 9.2% 2.5% 0.5% 0.3% 0%
5%
10%
15%
20%
25%
30%
35%
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐35 Table 2‐34 shows monthly rent for a one bedroom in Rialto has increased from $795 per month to $869 per month between 2015 and 2019 (an increase of 9.3 percent). Housing units with 5 or more bedrooms experienced the greatest increases in cost over the 5 years with an increase of 24.6 percent. In general, all rental units increased in prices over these 5 years, with the median gross rent increasing by 15.6 percent from $1,090 to $1,260.

Table 2‐34: Median Gross Rent by Bedrooms
2015  2016  2017  2018  2019  Percent Change
2015 ‐ 2019
Studio $829 $804 $856 $933 $1,008 21.6%
1 Bedroom $795 $800 $822 $868 $869 9.3%
2 Bedrooms $981 $1,034 $1,077 $1,115 $1,159 18.1%
3 Bedrooms  $1,348 $1,350 $1,408 $1,423 $1,481 9.9%
4 Bedrooms $1,649 $1,707 $1,840 $1,874 $1,912 15.9%
5 or More
Bedrooms $1,625 $1,802 $1,974 $1,873 $2,025 24.6%
Median Gross
Rent  $1,090  $1,110  $1,147  $1,198  $1,260  15.6%
Source: American Community Survey, 5‐Year Estimates, 2015, 2016, 2017, 2018, 2019.

Housing affordability analysis includes comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. The analysisinformsthe affordability of different housing sizes and types and indicates the type of households most likely to experience overcrowding and overpayment.

The Federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey and the Median Family Income (MFI), the California Department of Housing and Community Development (HCD) develops income limits to determine the maximum price affordable in the upper range of each income category.  Households in the lower end of each category can afford less than those at the upper end. Table 2‐35 shows the maximum affordable home prices without overpayment for residentsin San Bernardino County. This amount is contrasted with current housing valuesshown in Table 2‐33. In Table 2‐35, the data showsthe maximum affordable monthly rental amount that a household can pay for each month without incurring a cost burden.

Extremely Low-Income
Extremely low‐income households that earn less than 30 percent of the County MFI have a maximum affordable home price of $35,000 for ownership of a one‐person household and $32,500 for a five‐person household. Extremely low‐income households cannot afford market‐rate rental or ownership housing in Rialto without a substantial cost burden.

Very Low-Income
The very low‐income limits are the basisfor all other income limits. Very low‐income householdsthat earn between 31 percent and 50 percent of the County MFI have a maximum affordable home price of $87,000 for ownership of a one‐person household and $86,500 for a five‐person household. Very low‐income households cannot afford market‐rate rental or ownership housing in Rialto without a substantial cost burden.
2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐36 Low-Income
Low‐income households that earn between 51 percent and 80 percent of the County’s MFI have a maximum affordable home price of $164,000 for ownership of a one‐person household and $206,000 for a five‐person household. Low‐income households could generally afford market‐rate rental units in Rialto depending on household size. Low‐income households would not be able to afford ownership housing.

Moderate Income
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s MFI. The maximum affordable home price for a moderate‐income household is $261,000 for a one‐person household and $356,000 for a five‐person family. Moderate income households can generally find affordable market‐rate rental units in the Rialto. Ownership housing in the City is generally affordable to 5‐person households but remains generally unattainable to smaller household sizes.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐37 Table 2‐35: Affordable Housing Costs in San Bernardino County (2020) Annual Income  Mortgage  Utilities1  Tax and
Insurance
Total Affordable
Monthly Cost
Affordable
Purchase Price
Extremely Low‐income (30% of AMFI)
1‐Person $23,700 $161   $192   $62   $415   $35,000
2‐Person $27,050 $140   $264   $71   $475   $30,500
3‐Person $30,450 $121   $346   $82   $549   $26,500
4‐Person $33,800 $136   $427   $99   $663   $30,000
5‐Person $36,550 $148   $512   $116   $776   $32,500
Very Low‐Income (50% of AMFI)
1‐Person $27,650   $396   $192   $104   $691   $87,000
2‐Person $31,600   $408   $264   $119   $790   $89,500
3‐Person $35,550   $409   $346   $133   $889   $90,000
4‐Person $39,500   $412   $427   $148   $988   $90,500
5‐Person $42,700   $395   $512   $160   $1,068   $86,500 Low‐income (80% AMFI)
1‐Person $44,250   $748   $192   $166   $1,106   $164,000 2‐Person $50,600   $811   $264   $190   $1,265   $178,000 3‐Person $56,900   $863   $346   $213   $1,423   $189,500 4‐Person $63,200   $916   $427   $237   $1,580   $201,000 5‐Person $68,300   $939   $512   $256   $1,708   $206,000 Moderate Income (120% AMFI)
1‐Person $65,100   $1,191   $192   $244   $1,628   $261,000 2‐Person $74,400   $1,317   $264   $279   $1,860   $289,000 3‐Person $83,700   $1,433   $346   $314   $2,093   $314,500 4‐Person $93,000   $1,549   $427   $349   $2,325   $340,000 5‐Person $100,450   $1,623   $512   $377   $2,511   $356,000

1. Utilities includes natural gas cooking, heating, water heating; basic electric; water; trash; air conditioning; refrigerator. Utilities are calculated for detached houses only.

Source: 2020 HACSB Utility Allowance Schedule and California Department of Housing and Community Development, 2021 Income Limits and Kimley Horn and Associates Assumptions: 2021 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30‐year fixed‐rate mortgage loan. Utilities based on the Housing Authority of San Bernardino County Utility Allowance.

2021‐2029 City of Rialto Housing Element – Section 2: Community Profile   2‐38 Table 2‐36: Affordable Monthly Housing Cost for Renters in San Bernardino County (2020) Annual Income  Rent  Utilities1  Total Affordable
Monthly Housing Cost
Extremely Low‐income (30% of AMFI)
1‐Person $16,600   $247   $168   $415
2‐Person $19,000   $261   $214   $475
3‐Person $21,960   $277   $272   $549
4‐Person $26,500   $337   $326   $663
5‐Person $31,040   $394   $382   $776
Very Low‐income (50% of AMFI)
1‐Person $27,650   $523   $168   $691
2‐Person $31,600   $576   $214   $790
3‐Person $35,550   $617   $272   $889
4‐Person $39,500   $662   $326   $988
5‐Person $42,700   $686   $382   $1,068
Low‐income (80% AMFI)
1‐Person $44,250   $938   $168   $1,106
2‐Person $50,600   $1,051   $214   $1,265
3‐Person $56,900   $1,151   $272   $1,423
4‐Person $63,200   $1,254   $326   $1,580
5‐Person $68,300   $1,326   $382   $1,708
Moderate Income (120% AMFI)
1‐Person $65,100   $1,460   $168   $1,628
2‐Person $74,400   $1,646   $214   $1,860
3‐Person $83,700   $1,821   $272   $2,093
4‐Person $93,000   $1,999   $326   $2,325
5‐Person $100,450   $2,129   $382   $2,511

1. Utilities includes natural gas cooking, heating, water heating; basic electric; water; air conditioning; refrigerator. Utilities are calculated for apartments only.

Source: 2020 HACSB Utility Allowance Schedule and California Department of Housing and Community Development, 2021 Income Limits and Kimley Horn and Associates Assumptions: 2021 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30‐year fixed‐rate mortgage loan.  Utilities based on the Housing Authority of San Bernardino County Utility Allowance. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐1

Section 3
Housing Constraints, Resources, and Affirmatively
Furthering Fair Housing (AFFH)
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐2 Housing Constraints, Resources, and AFFH
As is common in many communities, a variety of constraints affect the provisions and opportunities for adequate housing in the City of Rialto. Housing constraints consist of governmental constraints, including but not limited to developmentstandards and building codes, land use controls, and permitting processes; as well as, nongovernmental or market constraints including but not limited to land costs, construction costs, and availability of finances. Combined, these factors create barriers to availability and affordability of new housing, especially for lower and moderate‐income households.

A. Nongovernmental Constraints
Nongovernmental constraints affect the cost of housing in Rialto and can produce barriers to housing production and affordability. These constraints include the availability and cost of land for residential development, the demand for housing, financing, and lending, construction costs, and the availability of labor. These constraints can make it expensive for developersto build any housing, particularly affordable housing. The following section highlights the primary market factors that affect the production of housing in Rialto.

1. Land Costs and Construction Costs
Construction costs vary widely according to the type of development, with multi‐family housing generally less expensive to construct than single‐family homes on a square‐foot and per unit basis. However, there is variation within each construction type, depending on unitsize and the quantity and quality of amenities provided. One indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The ICC was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes or I‐Codes. The ICC updates the estimated cost of construction at six‐month intervals and 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 the average per square foot cost for good‐quality housing was approximately $118.57 for multi‐family housing, $131.24 for single‐family homes, and $148.44 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities are higher. Construction costs are dependent upon materials used and building height, as well as regulations set by the City’s adopted Development Code, Building Code and Fire Code. For example, according to the ICC, an accessory dwelling unit (ADU) or converting a garage space for residential use using a Type VB wood framed unit would cost about $123.68 per square foot. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, when considering land costs, are not considered a major constraint to housing production in Rialto.

Land costs can also pose a significant constraint to the development of affordable and middle‐income housing and represents a significant cost component in residential development. Land costs may vary depending on whether the site is undeveloped or has an existing use that must be removed. Similarly, 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐3 environmental issues (e.g. soil stability, seismic hazards, flooding) can also be considered constraints because they increase the overall cost of land. A May 2021 web search for an undeveloped lot for sale in Rialto returned nine lots for sale ranging in size and cost from 0.17 acre listed at $185,000 to 5.02 acres listed at $3,500,000. Based on information available for these nine lots, the average cost of land in Rialto is $12.74 per square foot. The cost of land in the City is considered affordable, accessible, and not considered a barrier or constraint to the potential development of housing.

2. Availability of Financing
The availability of financing affects a person’s ability to purchase or improve a home. The availability of financing depends on a number of factors, including the type of lending institutions active in a community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to such loans. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants.  Lending activity is reviewed to determine if home financing is made available to all residents of a community.  Data related to the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in the Riverside‐San Bernardino‐Ontario MSA/MD are discussed below.

Table 3‐1 shows the disposition of loan applications for the Riverside‐San Bernardino‐Ontario MSA/MD per the 2019 HMDA report.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐4 Table 3‐1:  Disposition of Loan Applications by Race/Ethnicity – RIVERSIDE‐SAN BERNARDINO‐ ONTARIO MSA/MD
Applications by Race/Ethnicity   Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 27.9% 36.4% 37.6% 258 Asian 39.0% 35.4% 27.7% 983
Black or African American 48.9% 22.5% 29.8% 1,295
Native Hawaiian or other Pacific Islander 26.8% 50.3% 24.2% 149 White 48.0% 25.4% 29.2% 12,112
Hispanic or Latino 44.1% 28.5% 29.7% 6,251
50‐79% OF MSA/MD MEDIAN
American Indian and Alaska Native 40.9% 36.4% 26.1% 352 Asian 47.0% 30.3% 27.2% 1,521
Black or African American 43.8% 27.9% 32.3% 1,529
Native Hawaiian or other Pacific Islander 34.7% 48.2% 20.2% 193 White 54.0% 21.7% 29.9% 19,017
Hispanic or Latino 51.5% 25.0% 28.2% 11,797
80‐99% OF MSA/MD MEDIAN
American Indian and Alaska Native 44.4% 29.9% 28.5% 144 Asian 50.2% 22.8% 31.7% 880
Black or African American 46.1% 24.7% 32.4% 777
Native Hawaiian or other Pacific Islander 56.9% 27.7% 20.0% 65 White 57.7% 17.9% 29.4% 9,073
Hispanic or Latino 56.0% 19.5% 28.9% 5,678
100‐119% OF MSA/MD MEDIAN
American Indian and Alaska Native 48.1% 23.9% 30.9% 401 Asian 59.2% 18.7% 27.9% 2,831
Black or African American 53.0% 21.0% 29.5% 2,347
Native Hawaiian or other Pacific Islander 45.2% 32.4% 24.3% 259 White 63.1% 14.6% 27.3% 27,396
Hispanic or Latino 60.8% 16.4% 27.0% 16,178
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 51.5% 19.2% 32.8% 927 Asian 60.6% 15.9% 28.9% 12,219
Black or African American 55.0% 18.7% 29.9% 6,393
Native Hawaiian or other Pacific Islander 51.1% 23.1% 30.6% 620 White 65.5% 12.4% 27.9% 78,875
Hispanic or Latino 61.5% 15.5% 27.3% 30,093
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐5

3. Economic Constraints
Market forces on the economy and the trickle‐down effects on the construction industry can act as a barrier to housing construction, particularly to affordable housing construction. It is estimated that housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020, the economy was growing. California saw 1.6‐percent growth in jobs versus 2019 and experienced all‐ time low unemployment rates.

The COVID‐19 pandemic stalled many sectors of the economy in early 2020; however, as the California economy regains momentum, the housing stock and prices in the Rialto community remain stable. A housing market analysis by Redfin in May 2021 reportsthe median sale price of homesis $455,000, a 17.6‐ percent increase over 2020. In addition, Redfin reports homes spend an average of 14 days on the market and are selling at 3.8‐percent over the listing price. The price per square foot is currently reported to be $295 – having increased 26.3 percent since last year.

According to the California Association of Realtors (CAR), the average cost of homes for sale in San Bernardino County is $405,000 (April 2021), a year‐to‐year increase of 24.6 percent. The average home cost in San Bernardino County is $345,000 less than Southern California ($750,000) and $95,000 less than that of the Inland Empire ($500,000).

According to the CAR First Time Buyer Housing Affordability Index for the first quarter of 2021, the median value of homes in San Bernardino County was $339,150, Monthly mortgage payments associated with this purchase price is $1,650 (including taxes and insurance). An average qualifying income of $49,500 is necessary to afford the median home price.

To locally assist with financial and economic constraints for residential developments, and specifically affordable housing developments, Section 4: Housing Plan of this Housing Element includes Housing Goal #3: Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing. Housing Goal #3 includes the following housing programs:
 Housing Program 3A: Down Payment Assistance Program
 Housing Program 3B: Preserve and Monitor At‐Risk Units  Housing Program 3C: Mobile Home Park Preservation
 Housing Program 3D: County Homeownership Program
 Housing Program 3E: Good Neighbor Next Door Program
 Housing Program 3F: County Housing Voucher Program
 Housing Program 3G: Tenant‐Based Rental Assistance
Section 4: Housing Plan also includes a number of additional programs which seek to decrease the overall cost of constructing housing and incentivize the development of housing and affordable housing through the reduction of fees and development standards.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐6 B. Governmental Constraints
Policies and regulations affect the price and availability of housing and the provision of affordable housing.

For example, State and Federal regulations affect the availability of land for housing and the cost of housing production, making it difficult to meet the demand for affordable housing and limiting supply in a region. Regulations related to environmental protection, building codes, and other topics have significant, and at times adverse, impacts on housing cost and availability.

While the City of Rialto has no control over State and Federal Laws that bear upon housing, local laws including land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing by creating barriers.

1. Land Use Controls
Cities in California are required by Law to prepare a comprehensive, long term General Plan to guide future development. The Land Use Element of the General Plan establishes permitted land uses and development density. The following liststhe land use designations which permit for a variety of residential uses throughout the city and their provided General Plan descriptions:
 R2 – Residential (0 – 2 dwelling units per acre): Reserved for very‐low‐density residential development. Generally single, detached homes on large lots, with a density of no more than 2 units acre. Additional permitted uses include group homes, public facilities, and utility support systems.  Population density: 0 – 8 persons per acre.
 R6 – Residential (2.1 – 6 dwelling units per acre): Allows for residential development at low densities. Includes developments consisting of detached unitsin suburban‐style subdivisions, with one unit per lot. Additional permitted uses include group homes, public facilities, and utility support systems. Population density: 8 – 23 persons per acre.  R12 – Residential (6.1 – 12 dwelling units per acre): Allows residential development at moderate densities. Developments may include detached single units on individual lots, low‐scale attached units with private and/or shared open space, groups of attached housing with larger common open space areas, and mobile home parks. Parking for individual units may be attached to and have direct accessto interior living spaces. Additional permitted usesinclude group homes, public facilities, and utility support systems. Population density: 23 – 46 persons per acre.  R21 – Residential (12.1 – 21 dwelling units per acre): Allowsfor residential development at higher densities, with locations typically located along major streets and near major activity centers.

Development approaches may include low‐scale attached units with private and/or shared open space, and groups of attached housing with larger common open space areas. Parking for individual units may either be fully enclosed with direct access to the dwelling units or common covered parking areas. Additional permitted usesinclude group homes, community care facilities, public facilities, and utility support systems. Population density: 46 – 80 persons per acre.  R30 – Residential (22.1 – 30 dwelling units per acre): Creates opportunities for higher‐density, multi‐story residential developments with either surface or structured parking. Locations occur 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐7 along or near major transportation corridors and within walking distance of commercial centers and transit services. Amenities shall include common recreation and/or assembly areas suited to the population served. Additional permitted uses include public facilities and utility support systems. Population density: 80 – 114 persons per acre.  DMU – Downtown Mixed Use (6.1 – 60 dwelling units per acre): The designation applies to Rialto’s historic downtown core. This designation is established to facilitate development of a complementary mix of retail and service commercial, dining, entertainment, and residential uses within walking distance of each other and the nearby Metrolink station and Civic Center.

Residential uses within the Downtown district may be developed as a stand‐alone structure or as part of mixed‐use development. However, any mixed‐use structures with both commercial and residential use that front Riverside Avenue must have a ground‐floor use that enlivens the environment and invites pedestrian access, such as retail or dining. Population density: 23 – 229 persons per acre.

State Density Bonus Law
In accordance with State Law – Government Code Section 65915 – a housing development may propose to increase the number of units above the maximum permitted and/or receive concessions or incentives that result in reductions in development standards in exchange for reserving units for very low‐, low‐ income, and/or moderate‐income households or for seniors. These units must be restricted by agreement to their level of affordability for at least 55 years. Density Bonuses may be requested for development that consist of 5 or more dwelling units. The Planning Commission or City Council may grant one density bonus to proposed housing developments that include at least one of the following:
 10% of the total units of a housing development for lower income households;  4% of the total units of a housing development for very low income households;  10% of the total units in a common interest development for moderate income households (provided all units are offered to the public for purchase);  A senior citizen housing development;
 10% of the total units of a housing development for transitional foster youth (provided at the same affordability level as very low‐income units);
 10% of the total units of a housing development for disabled veterans (provided at the same affordability level as very low‐income units);
 10% of the total units of a housing development for homeless persons (provided at the same affordability level as very low‐income units);
 20% of the total student housing units for lower income students in a student housing development that meetsthe requirements of California Government Code Section 65915(b)(1)(F);  100% of the total units, exclusive of a manager’s unit(s), for lower income households, except that up to 20% of the total units the development may be for moderate‐income households.

The following density bonus calculations in Table 3‐2 through 3‐4 will be applied to housing developments that meet the above criteria:
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐8 Table 3‐2: Low‐Income Density Bonus
Calculations
Percentage Low Income
Units
Percentage Density
Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
Source: City of Rialto Zoning Code

Table 3‐3: Very Low‐Income Density Bonus
Calculations
Percentage Very Low‐
Income Units
Percentage Density
Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
Source: City of Rialto Zoning Code
Table 3‐4: Moderate‐Income Density Bonus Calculations
Percentage Moderate‐Income
Units Percentage Density Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐9 Table 3‐4: Moderate‐Income Density Bonus Calculations
Percentage Moderate‐Income
Units Percentage Density Bonus
35 30
36 31
37 32
38 33
39 34
40 35
Source: City of Rialto Zoning Code
Until 2021, under Government Code Section 65915, known asthe Density Bonus Law, the maximum bonus was 35%. California state law AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50% additional density as long as those projects provide the additional Below Market Rate units (BMR) in the “base” portion of the project, unless the locality already allows a bonus above 35%. The bill also lowered the BMR thresholds for concessions and incentives for projects with low income BPRs. As of 2021, Government Code Section 65915 authorizes an applicant to receive 2 incentives or concessions for projects that include at least 17% of the total units for lower income households, at least 10% of the total units for very low‐income households, or at least 20% for persons or families of moderate income in a common interest development. It also allows an applicant to receive 3 incentives or concessions for projects that include at least 24% of the total units for lower income households, at least 15% of the total units for very low‐income households, or at least 30% for persons or families of moderate income in a common interest development.

The City’s Density Bonus program allows a maximum of 35% density increase; however, AB 2345 requires an allowance of up to 50% density bonus when the base BMR is proposed. The City hasincluded a program in Section 4: Housing Plan to update the City’s Development Code in compliance with state legislation.

2. Residential Development Standards
The City of Rialto’s Zoning Code establishes residential zoning districts that permit a variety of developments and land uses in accordance with the General Plan. Table 3‐5 provides the development standards established for each zoning district to guide appropriate development. The development standards include minimum lot size requirements, building setbacks, and lot coverage.  A‐1: Agricultural Zone
 R‐1: Single‐Family Zones
o R‐1 A‐10,000: Single‐Family Zone
o R‐1 B: Single‐Family Zone
o R‐1 C: Single‐Family Zone
o R‐1 D: Single‐Family Residential Zone
 R‐3: Multiple Family Zone
 R‐4: High Density Multiple Family Zone
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐10 Table 3‐5: Rialto Development Standards ‐ Dimensions
Zone
Minimum Dimensions Minimum Yard
Setbacks   Construction Standards
Lot Size Lot
Width Front Side Rear
Max.

Height
Max. Lot
Coverage
Max. Density
A‐1 1 acre 120 ft. 25 ft. 3‐5 ft.   20 ft.   35 ft. N/A N/A R‐1 8,400 sq. ft. 80 ft.   25 ft.   3‐5 ft. 20 ft. 35 ft.   30% N/A R‐1 A‐10,000 10,000 sq. ft. 100 ft.   25 ft. 3‐5 ft.   20 ft.   35 ft. 30% N/A R‐1 B 8,400 sq. ft. 80 ft. 25 ft. 3‐5 ft. 20 ft.   35 ft. 30% N/A R‐1 C 7,700 sq. ft. 70 ft.   25 ft. 3‐5 ft. 20 ft.   35 ft. 30% N/A R‐1 D 10 acres 60/65 ft. 20 ft. 10 ft. 20 ft. 35 ft. 50% 6 DU/acre R‐3 1 acre 150 ft. 15 ft. 5 ft. 15 ft. 35 ft. N/A35% 1 DU/2,000 sq. ft.

R‐4 7,200 sq. ft. 60 ft.   15 ft. 3‐5 ft. 15 ft. 75 ft. 60% 1 DU/900 sq. ft.

Note: Table only reflects requirements for Zoning Districts which permit residential development.

Source: City of Rialto Zoning Code
The City of Rialto’s development standards, as outlined in Table 3‐5, are comparable to the standards of neighboring cities – Fontana, Colton, and San Bernardino. Rialto has some of the least restrictive development standards for the High‐Density Multiple Family (R‐4) Zone compared to the other cities. As Rialto’s development standards do not restrict, deny, or reduce opportunities for development at a greater extent than jurisdictions in the region, they are not considered a constraint to the development of housing. Furthermore, the City provides opportunities for reasonable accommodations and Density Bonuses which may assist in the development of affordable housing.

Lot Dimensions
The City of Rialto regulateslot dimensionsin conjunction with various developmentstandardsto maintain density and structural bulk. All zoning districts in the City are allocated differing lot size and lot width requirements to develop residential uses. Minimum lot size requirements could constrain housing development by requiring lot sizes that may not be available to develop projects intended for each zoning district. However, this is not the case for the City of Rialto where requirements for lot size and lot width do not constrain residential projectsfrom reaching their density limits. Additionally, the City hasidentified two lots zoned R‐3 as part of the candidate sites analysis. Both lots have a buildable acreage of 2.36 and 1 acre; minimum lot size requirements will not constrain each sites from developing their combined potential of 117 units.

Yard Requirements
A yard is defined by the City of Rialto Zoning Code as open space on the same lot with a building, which remains unoccupied and unobstructed from the ground up unless otherwise provided in the Zoning Code.

Yard setbacks are regulated for safety and emergency access, privacy, and for environmental protection.

Yard setbacks also create neighborhood uniformity and prevent crowding between structures and public‐ right‐of‐way. Rialto’s yard requirements, when combined with all the development standards, do not constrain residential developmentsfrom reaching their density limits. Therefore, yard requirements alone are not considered a constraint to housing development. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐11 Lot Coverage/Open Space
Lot coverage refers to the portion of a lot on which a building or structure is located. Lot coverage is regulated to avoid nuisances and excessive massing or density. Lot coverage differsfor each zoning district and may work with open space requirements to ensure adequate uncovered area for safety and emergency access, landscaping, and privacy. Rialto’s lot coverage limits, when combined with all the development standards, do not constrain residential developments from reaching their density limits.

Therefore, lot coverage limits alone are not considered a constraint to housing development.

Maximum Building Heights
Building height is defined as the vertical distance from the average finished ground level of the site covered by the building to the highest point of the structure. The highest point of the structure excludes chimneys and ventilators. Rialto’s building height limits, when combined with all the development standards, do not constrain residential developments from reaching their density limits. A proposed 3‐ story residential development on a 1 acre lot in an R‐3 zone could develop up to 37 units measuring 1,000 square feet each; however, it would be limited to 21 units on a lot of this size. A proposed 8‐story residential development on a 7,200‐square‐foot lot in an R‐4 zone could develop up to 20 units measuring 1,000 square feet each; however, it would be limited to 8 units on a lot of this size. Therefore, building height limits alone are not considered a constraint to housing development.

Density Limits
The Rialto Zoning Code establishes a number of zoning districts with density limits so as to regulate and restrict the bulk of structures and density of population. Table 3‐5 provides the maximum densities permitted per zoning district.

Recent residential projects approved by the City have included proposed densities which are lower than the maximum density permitted. The following lists example sites and their densities:
 APN 013026115 – 10 units permitted by the Zoning Code, 4 units developed  APN 024316137 – 6 units permitted by the Zoning Code, 4 units developed  APN 24316138 – 6 units permitted by the Zoning Code, 4 units developed Residential projects developing at densities lower than the maximum permitted is a relatively common occurrence due to the impact development standards, landscaping requirements, and street/sidewalk improvements have on the net buildable area of the sites after infrastructure is designed. While the City’s development standards have been evaluated and when combined still allow projects to develop at the maximum density allowed, when paired with the site requirements of other City Departments, constraints may exist. As such, Housing Program 4E provides for a review of site requirements (as required by the Building and Engineering Divisions) to assess how the City can allow for projects to develop at their maximum density.

Population Density
The Land Use Element of the Rialto General Plan identifies population density ranges such as 80 to 114 persons per acre in the R30 land use. These ranges are simply a reference point in the General Plan and are not used on a project‐by‐project basis. No population density caps are used. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐12 Parking Standards
Sufficient off‐street parking must be provided to avoid street overcrowding. This is maintained through the establishment of parking requirements, which fluctuate depending on the land use/housing type and the number of bedrooms.

The City of Rialto requires the following number of parking spaces per residential use:
 Single‐Family Residential: Two parking spaces within an enclosed garage.  Multiple‐Family Residential: Minimum of two parking spaces per dwelling unit with at least one located within an enclosed garage. The enclosed parking space may be substituted by a carport.

At least one guest parking space must be provided for every four dwelling units.  Senior Citizen Housing: Minimum of 0.75 parking spaces per dwelling unit, plus one guest parking space. At least half of the required parking spaces, with the exception of guest parking, must be in a covered carport or enclosed garage.
 Mobile Homes: Two parking spaces per mobile home, plus one guest space for every five mobile homes.
 Boarding Facilities (boarding house, club, lodge, group care facility, or similar facility providing sleeping accommodations): One space for every room, or for every two beds, whichever is greater. An additional space must be provided per two employees, or a minimum of five spaces for employee parking, whichever is greater.

The City’s parking requirements fluctuate depending on land use and intensity. The minimum parking requirements for a 48‐unit project on one acre, in the R‐4 zoning district, is a total of 108 parking spaces.

Assuming a standard 9‐foot by 18‐foot parking spaces, approximately 17,496 square feet of land is needed to accommodate the required parking. Based on the market analysis provided in the governmental constraints section, land costs for an uncovered parking lot associated with a one‐acre development, at maximum density, is $222,899. Construction costs for covered parking, parking structures, and/or below ground parking will run even higher. The cost of parking based on the City’s requirements for multifamily housing can could be considered a constraint to the development of housing,; however, the developers may receive concessions or incentives in the form of parking reduction for the development of housing affordable to low and very low‐income households. For example, the City recently approved a 204‐unit development with 377 parking spaces when the Code required 459 parking spaces. Housing Program 4B is included in Section 4: Housing Plan to annually review development standards and design review findings for potential constraints – including potential constraints due to parking requirements. The Program provides for the update of standards and findings should a constraint be identified as part of the annual review.

Table 3‐6 shows off‐street parking requirements for communities neighboring Rialto. The table shows that the City of Rialto’s parking requirements for single‐family units matches that of the region. Parking requirements for multi‐family residential projects in Rialto require more parking, depending on the number of bedrooms per unit, compared to City of Fontana and San Bernardino. However, City of Colton requires more parking spaces than Rialto. Rialto’s senior housing parking requirements are similar to that of the region. Overall, the City of Rialto’s off‐street parking requirements are not considered a constraint to development as they are similar to that of the region.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐13 Table 3‐6: Comparative Off‐Street Parking Requirements of Surrounding Cities Residential Use Parking Requirements
City of Fontana
Single‐Family Dwelling Up to 4 bedrooms 2‐car garage
5‐6 bedrooms 3‐car garage
Multiple‐Family
Apartments, Condos, or
Townhouse
Studio/1 bedroom 1 garage space + 0.5 open spaces
2 bedrooms 2 garage spaces
3 bedrooms 2 garage spaces + 0.5 open spaces
Detached Condo
2‐3 bedrooms 2 garage spaces + 0.5 open spaces
4 bedrooms 2 garage spaces + 0.7 open spaces
Senior Housing
Studio/Efficiency 1 parking space
1 bedroom 1 parking space
2 or more bedrooms 1.25 parking spaces
Other Parking
Requirements
Mobile home park 2 covered spaces
Boardinghouse, group care
1 parking space per sleeping room or 2 beds,
whichever is greater + 1 parking space per 2
employees
Guest Parking
Multi‐Family (apartments,
condos, and townhouses) 1 parking space per 3 units
Detached condos 0.5 open spaces
Senior housing 1 parking spaces per 8 units (0.125 per unit) Mobile home parks 1 parking spaces per 3 units
City of San Bernardino
Single‐Family Dwellings 2 covered spaces within an enclosed garage Multi‐Family
Residential
Studio 1 space per unit
One Bedroom 1.5 covered and 1 uncovered guest space/5 units Two Bedroom 2 covered and 1 uncovered guest space/5 units Three+ Bedroom 2.5 covered and 1 uncovered guest space/5 units Mobile home parks 2 covered spaces within an enclosed garage, which may be tandem, and 1 uncovered quest space/unit
Planned residential developments, including single‐
family dwellings and condominiums
2 covered spaces within an enclosed garage and 1
uncovered off‐street guest parking space/5 units
Senior citizen apartments
1 covered space for each unit, plus 1 uncovered
space/5 units for guest parking
Senior congregate care 0.75 covered space for each unit City of Colton
Very‐low to medium density residential 2 spaces in a garage per unit Multi‐family residential 2 spaces in a garage per unit

0.5 spaces per unit where there are 6+ units
Boarding, lodging, or rooming houses 1 space per room or suite, or 1 space per 2 beds Live/work units
1 space in a garage per unit
10+ units: 2 spaces per unit + 2 guest parking spaces
per unit
Sources: City of Fontana Municipal Code, City of San Bernardino Municipal Code, City of Colton Municipal Code 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐14 Assembly Bill 139
California Assembly Bill 139 (AB 139) amended Government Code Section 65583 on September 6, 2019.

The purpose and intent of AB 139 is to plan for the needs of those experiencing homelessness by basing the needs of emergency shelters on the most recent homeless point‐in‐time count. The adopted amendment includes a provision for emergency shelter parking standards to accommodate staff; however, the parking standards may not exceed the standards for residential and commercial uses in the same zone.

According to the Rialto Zoning Code, service providers are responsible for providing and maintaining adequate parking and freight loading facilities for employees, clients, and other visitors who drive onto the premises. The Code establishes the following parking standard for emergency shelters:
 Emergency Shelters: one space per 1,000 square feet of gross floor area, or one space for each employee on the largest shift plus one space for each facility vehicle plus three visitors parking spaces, whichever is greater. Bike rack parking must also be provided at the facility.

3. Planned Residential Developments
Planned Residential Developments generally allow for greater flexibility when developing large areas of land. The Rialto Zoning Code has established two planned residential development districts for attached (PRD‐A) or detached (PRD‐D) housing units.

Planned Residential Development-Attached District (PRD-A) The City’s Zoning Code establishes a PRD‐A District to facilitate and guide the development of high‐density residential developments, including but not limited to condominiums, community apartment projects, and cluster housing. All current sites zoned PRD‐A have been developed with residential units and meet the development standards shown below. The following development standards apply to proposed attached planned residential developments:

Table 3‐76: PRD‐A Development Standards
Development Feature Measurement Requirement
Minimum Site Area 1 acre
Maximum Density 12 DUs/acre
Minimum Floor
Area
Bachelor/Single 650 sq. ft.

One Bedroom 750 sq. ft.

Two Bedrooms 900 sq. ft.

Three Bedrooms 1,100 sq. ft.

Four Bedrooms 1,300 sq. ft.

Maximum Site Coverage 35%
Maximum Building Height 35 ft.

Minimum Setbacks
Front Yard 25 ft.

Side Yards 15 ft.

Rear Yard 15 ft.

Minimum Open Space 40%
Source: City of Rialto Zoning Code
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐15 Planned Residential Development-Detached District (PRD-D) The City’s Zoning Code establishes a PRD‐D District to facilitate and guide the development ofsingle‐family residential developments, including but not limited to cluster housing. All current sites zoned PRD‐D have been developed with residential units and meet the development standards shown below. The following development standards apply to proposed detached planned residential developments:

Table 3‐87: PRD‐D Development Standards
Development Feature Measurement Requirement
Minimum Site Area 5 acres
Maximum Density
Net density of the adopted
Community General Plan
Minimum Dwelling Sizes
Proposed by the applicant and
Determined approved by the
Planning Commission at the
time of application for a change
of zone.

Maximum Site Coverage 35%
Maximum Building Height 35 ft.

Minimum Setbacks
Front Yard 25 ft.

Side Yards 10 ft.

Rear Yard 20 ft.

Minimum Open Space 40%
Source: City of Rialto Zoning Code

4. City Ordinances
Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and type of development. Growth management measures allow cities to grow responsibly and orderly; however, they can produce constraints to the development of housing if overly restrictive. This may be particularly restrictive for accessible and affordable housing. There are not currently any growth management measuresin Rialto; therefore, it does not create a constraint to the development of housing.

Mobile Home Rent Review Commission
The City of Rialto’s Mobile Home Rent Review Commission was established to:
 Protects current homeowners' investment in their mobile homes and provides reasonable rents by precluding park owners from requiring existing or prospective mobile homeowners to sign an exempt lease or charging rents under an expired lease;
 Protects existing and prospective mobile homeowners from excessive rents by providing for lease options in order to give each existing and prospective homeowner a real choice between an exempt long‐term lease and a rental agreement subject to the protections of the ordinance; and  Protects existing and prospective homeowners' investments in their mobile homes through a lease assumption requirement imposed upon the mobile home. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐16 The Mobile Home Rent Review Commission consists of five regular members appointed by the City Council to serve for four years. Members must be homeowners and cannot be a mobile home park owner or a relative, employee, or agent of a mobile home park owner.

According to the City’s Zoning Code, rent increases and notices must comply with the following provisions:
 A park ownershall not demand, accept, or retain rent for a mobile home space exceeding the rent in effect on the effective date of this chapter, except as provided in this chapter.  No rent increase is valid, enforceable, or collectible until either (a) an agreement has been reached after informal negotiations between a resident and a park owner or between the homeowner's association and a park owner, (b) an agreement has been reached after mediation is concluded, or (c) a final decision has been issued after the full commission hearing process is concluded.

In order to implement a rent increase, the mobile home park owner must do all of the following:
 At least thirty days prior to the service of a notice of a proposed rent increase, as required by Civil Code Section 798.30, the park owner may provide written notice to the affected recognized association (see Section 4.01.030C) with the city clerk and to the city clerk that a notice of proposed rent increase will be served. In the event that the mobile home park owner is unable to effect proper service upon the recognized association, the mobile home park ownershall post the notice in a conspicuous place in the affected mobile home park.  Prior to the effective date of any proposed rent increase, the mobile home park owner shall serve each affected homeowner, in accordance with California Civil Code, Section 798.30, and in addition, with notice that a request for approval of the proposed rent increase is being filed with the commission.
 The mobile home park owner shall file a copy of any notice served pursuant to subsection (B)(2) of thissection with the commission by delivery to the city clerk no later than five days afterservice upon the homeowners.
 No more than one increase in space rent shall be allowed in any twelve‐month period.

The Mobile Home Rent Review Commission was established to protect existing mobile home park residents and affordable housing options within the City of Rialto. The Commission and review processes do not pose a constraint as they protect residents from displacement and housing cost burdens.

Short-Term Rental Ordinance
Short‐term rentals are commonly defined as an accessory use of a Primary Residence for the purposes of providing temporary lodging for compensation for up to 30 days or less. The purpose of Short‐Term Rental Ordinances is to establish regulations, standards, and a permitting process governing the renting or leasing of privately owned, visitor‐serving dwelling units on a short‐term basis. Short‐Term Rental Ordinances are often established to safeguard residents by ensuring that short‐term rental activities do not threaten the character of neighborhoods and that such short‐term rental activities do not become a nuisance, or threaten the public health, safety, or welfare of neighboring properties.

The City of Rialto does not have a Short‐Term Rental Ordinance. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐17 Inclusionary Ordinance
Inclusionary Housing Ordinances are local zoning ordinances which either mandate or encourage housing developers to include a specified percentage of units affordable to lower and moderate‐income households. Inclusionary Housing Ordinances bring affordable housing to market and increases types of housing available to different income levels.

The City of Rialto does not have an Inclusionary Housing Ordinance.

5. Specific Plans
The purpose of a Specific Plan is to implement the goals and objectives of a city’s General Plan in a more focused and detailed manner that is area and project specific. The Specific Plan promotes consistence and an enhanced aesthetic level throughout the project community. Specific Plans contain their own development standards and requirements that may be more restrictive than those defined for the city as a whole. The following sections provide brief descriptions of the City of Rialto’s adopted Specific Plans which affect the development of housing.

Agua Mansa Specific Plan
The Agua Mansa Specific Plan was established to create a master economic development plan with the goal of improving intergovernmental coordination and to facilitate the logical, planned development of the 4,285‐acre area. Residential uses comprise 119 acres (less than 3 percent). The predominant land use of the Specific Plan is industrial. The Agua Mansa Specific Plan permits a maximum of 4 dwelling units per acre.

Foothill Boulevard Specific Plan
The Foothill Boulevard Specific Plan is intended to result in quality new development to encourage revitalization of existing development. The Specific Plan permits two residential land use districts – Residential‐Mixed Use (R‐MU) and Residential‐High Density (R‐HD). Both of these residential districts, and two additional commercial districts, allow for intense development to provide opportunity for innovative, high‐quality development. Each of these districts has a pedestrian focus and allows for some degree of residential development. In commercial districts, residential uses must be combined with commercial uses.

The Foothill Boulevard Specific Plan allows for multi‐story developments up to 75‐feet in height and up to 30 dwelling units per acre on lots measuring a minimum of three acres. The Foothill Boulevard Specific Plan encourages lot consolidation and redevelopment of under‐performing properties. Lower densities of residential developments may be permitted on small parcel sizes.

Lytle Creek Ranch Specific Plan
The Lytle Creek Ranch Specific Plan was created in response to the growing need to accommodate the increasing population of the Inland Empire. The vision of the Lytle Creek Specific Plan isto provide a multi‐ generational community where residents can live, work, shop, play, and relax. The Lytle Creek Specific Plan seeks to develop with a “sense of place” that promotes security, strong neighborhood ties, and a lifestyle rich in amenities. Lytle Creek Ranch incorporates clustered development that preserves natural 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐18 open space areas and a mixed‐use center near the freeway. Lytle Creek Ranch also includes an Active Adult community for persons over the age of 55.

Permitted residential land uses in Lytle Creek Ranch and their respective densities include the following:

Table 3‐98: Lytle Creek Ranch Land Use Summary
Residential Land Use Density Range
(DU/acre) Target Dwelling Units Acres
Single‐Family Residential One (SFR‐1) 2 – 5 943 263.2
Single‐Family Residential Two (SFR‐2) 5 – 8 1,908 304.5 Single‐Family Residential Three (SFR‐3) 8 – 14 2,403 220 Multi‐Family Residential (MFR) 14 – 28 1,828 106.3
High Density Residential (HDR) 25 – 35 1,325 45.4
TOTAL ‐‐  8,407 939.4
Source: Lytle Creek Ranch Specific Plan, 2012
Pepper Avenue Specific Plan
The Pepper Avenue Specific Plan includes a total of 101.7 acres intended to provide commercial and residential needs to neighboring community and within close accessibility to the freeway. The Pepper Avenue Specific Plan also provides for green, open space and encourages pedestrian and bicycle connectivity.

The Pepper Avenue Specific Plan includes a Multi‐Family Residential Overlay to provide flexibility in land uses and future housing needs. The maximum density is 30 dwelling units per acre and a total maximum of 275 units for the Specific Plan area. Residential developments are restricted to the Pepper Avenue Specific Plan’s PA 3 area.

Renaissance Specific Plan
The Renaissance Specific Plan is located on 1,439 acres and is intended to include a variety of logistics, employment, business, shopping, residential, and community facilities that are integrated by open spaces and amenities.

Permitted residential land uses in the Renaissance Specific Plan and their respective densities include the following:

Table 3‐109: Renaissance Land Use Summary
Residential Land Use Target Density
(DU/acre) Total Dwelling Units Acres
Low Density Residential (LDR) 8 446 61.9
Medium Density Residential (MDR) 12.5 290 25.8
Medium High Density Residential (MHDR) 16 818 56.8
High Density Residential (HDR) 25 113 5
TOTAL ‐‐  1,667 149.5
Source: Lytle Creek Ranch Specific Plan, 2012
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐19 Rialto Central Area Specific Plan
The Rialto Central Area Specific Plan allows for a single‐family, multi‐family, and increased density residential developments. The intent of the Rialto Central Area Specific Plan is to provide residential uses in conjunction with commercial uses to improve the economic vitality of the central area of Rialto.

6. Variety of Housing Types Permitted
California Housing Element Law mandates jurisdictions must make sites available through zoning and development standards to promote the development of a variety of housing types for all socioeconomic levels of the populations. Housing types include single‐family homes, multi‐family housing, accessory dwelling units, factory‐built homes, mobile‐homes, employee and agricultural work housing, transitional and supportive housing, single‐room occupancy (SROs), and housing for persons with disabilities. Table 3‐ 119 shows the various housing types permitted throughout the City of Rialto.

Table 3‐101: Permitted Housing Types
Housing Types  A‐1  R‐1
R‐1
A‐
10,000
R‐1 B  R‐1 C  R‐1
D  R‐3  R‐4  A‐P  O‐P  I‐P
Single‐Family Dwellings P P P P P P P P  ‐  ‐  ‐
Accessory Dwelling Unit P P P P P P P P  ‐  ‐  ‐
Room and Board Facilities  ‐  CUP CUP CUP CUP  ‐  CUP CUP  ‐  ‐  ‐ Multiple Family Dwellings
(4 or less units) ‐  ‐  ‐  ‐  ‐  ‐  P P  ‐  ‐  ‐
Multiple Family Dwellings
(5 or more units) ‐  ‐  ‐  ‐  ‐  ‐  CUP P  ‐  ‐  ‐
Dwelling Groups  ‐  ‐  ‐  ‐  ‐  ‐  P P  ‐  ‐  ‐
Apartment Houses  ‐  ‐  ‐  ‐  ‐  ‐  ‐  P  ‐  ‐  ‐
Boarding and Rooming
Houses ‐  ‐  ‐  ‐  ‐  ‐  ‐  P  ‐  ‐  ‐
Sanitariums  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  CUP CUP  ‐
Nursing Homes  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  CUP CUP  ‐
Emergency Shelter  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  P
Manufactured Homes  ‐  P P P P P  ‐  P  ‐  ‐  ‐
Supportive Housing P P P P P P  ‐  P  ‐  ‐  ‐
Transitional Housing P P P P P P  ‐  P  ‐  ‐  ‐
Farmworker Housing  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐
Low Barrier Navigation
Center ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐  ‐
Notes:

P – Permitted
CUP – Conditional Use Permit
(‐) – Not specified
Source: City of Rialto Zoning Code
Single-Family Dwelling/ One Family Dwelling
A single‐family dwelling is defined by the Rialto Zoning Code as a detached building designed and/or used as a single dwelling unit. A single‐family dwelling may only be used as a residence. Rialto has a number of zoning districts which permit the development of single‐family dwelling units. These single‐family zones make up the majority of residential zones within the City. While single‐family zoning may be considered a constraint to the development of higher density housing, and specifically affordable housing, the City was 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐20 historically developed as a residential community. A variety of housing types and higher density zoning districts have been added over time to meet the changing needs of the community and housing trends.

Therefore, the prevalence of single‐family dwelling units and zoning districts does not pose a constraint as the City continues to adjust for and meet the evolving housing needs of the community.

Accessory Dwelling Unit (ADU)/ Accessory Living Quarters An ADU is defined as a detached subordinate building with an incidental use to the main building. A garage attached to the main building is considered a part of the main building. As of 2020, the State of California permits ADUs to be located in a detached building on the same lot and also within the primary residence.

ADUs must include a full bathroom, utilities, a kitchenette/kitchen, and its own private entrance. The Rialto Zoning Code permits ADUs in all residential zoning districts and thus does not create a constraint.

Accessory living quarters are located within an accessory building and provide lodging for persons employed on the premises or for temporary use by guests.  The Rialto Zoning Code does not permit a kitchen or cooking facilities in these accessory living quarters, nor can they be rented out or used as a separate dwelling unit.

Room and Board Facilities
Room and board facilities are defined as a dwelling with one or more rooms rented, leased, or subleased to individuals under separate rental agreements, leases, or subleases. The facility may include individual or group cooking facilities. The owner of the facility may or may not reside in the same residence. Room and board facilities do not include residential, community, or group care facilities. The Zoning Code permits Room and Board Facilities with a CUP in a number of single‐family zones and the medium to high density zoning districts. This does not conflict with California State Law and, therefore, does not pose a constraint.

Multiple-Family Dwellings
Multiple‐family dwellings are defined as a building, or portion of a building, used and/or designed as a residence with separate and independent dwelling units. Multiple‐family dwellings may include duplexes, townhomes, apartments, or condominiums. Multiple‐family dwellings are permitted in the medium and high‐density zoning districts. A CUP is only required for developments of five or more unitsin the medium‐ density zone. This does not create a constraint to the development of housing.

Dwelling Groups
A dwelling group refers to two or more detached buildings used as one, two, or multiple family dwellings on a single lot. Dwelling groups are permitted in the R‐3 and R‐4 zones. This does not pose a constraint to housing development.

Apartment Homes
A room or suite of two or more rooms with a single kitchen in a multiple dwelling building, occupied or suitable for occupancy as a residence for one family. Apartment homes are permitted in the R‐4 zoning district. This does not pose a constraint to housing development.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐21 Boarding and Rooming Houses
A boarding house is defined as a dwelling, or portion of a dwelling, that consists of a maximum of 5 guest rooms and provides lodging and meals for 5 to 15 persons. Boarding and rooming houses are permitted in the R‐4 zoning district. This does not pose a constraint to housing development.

Sanitariums
An establishment for the medical treatment of people who are convalescing or have a chronic illness.

Sanitariums are permitted with a CUP in the Administrative‐Professional zoning districts. This does not pose a constraint to housing development.

Nursing Homes
A facility that offers 24‐hour medical care provided by nurses and physicians. Nursing homes may care for frail residents totally dependent on nursing care. Nursing homes are permitted with a CUP in the Administrative‐Professional zoning districts. This does not pose a constraint to housing development.

Emergency Shelter
An emergency shelter is defined as housing with minimum supportive services for persons experiencing homelessness. Occupancy is limited to six months. No individual or household may be denied emergency shelter because of inability to pay. Per Assembly Bill 139 (AB 139), emergency shelters must be permitted in at least one zoning district without approval of a CUP or other discretionary permits. In compliance with AB 139, emergency sheltersin Rialto are permitted within the Industrial Park Zone (I‐P), asshown in Figure 3‐1.

There are approximately 27 parcels within the I‐P zones of Rialto with a combined total of about 90.5 acres of land. The parcels range in size from 0.6 acres to 9.6 acres. Thirteen of the 27 parcels are considered vacant and underutilized which pose as potential candidate sites for the development of emergency shelters. The 14 remaining parcels are developed with various industrial, commercial, and automotive uses that may have potential for reuse in the future.

Additionally, there are multiple bus stops along East Valley Boulevard, Southern Riverside Avenue, West San Bernardino Avenue, and East San Bernardino Avenue which are all major streets surrounding the I‐P zone. In addition, there are convenience stores, retail shops such as Walmart, multiple restaurants and Emergency Services such as the Rialto Fire Station 205 all within a two‐mile radius.

Based on the California Office of Environmental Health Hazards Assessment, there are approximately 2 hazardous waste contributors near the I‐P zones in the southern portion of the City as shown in Figure 3‐

2. The census tracts that the I‐P zones are located in scored between the 60 and 80 percentiles for hazardous waste.

Hazardous waste is defined by the California Office of Environmental Health Hazard Assessment (OEHHA) as “Waste created by different commercial or industrial activity containing chemicals that may be dangerous or harmful to health. Only certain regulated facilities can treat, store, or dispose of this type of waste. These facilities are not the same as cleanup sites. Hazardous waste includes a range of different 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐22 types of waste. It can include used automotive oil as well as toxic waste materials produced by factories and businesses.”1 The hazardous waste generators near the BP zones include the following:
 Walmart Supercenter
 Pasha Transport Inc.
 City of Colton
 CVS Pharmacy
The hazardous waste generators are mainly business and a logistics center, typically not associated with the generation of chemicals of heavy manufacturing processes. By nature, these businesses include the typical household chemicals such as motor oils and lubricants, pesticides for gardening, electronic waste, medical supplies, and other materials. These businesses are required to register with the Department of Toxic Substances Control which maintains a database of permitted facilities and activities. Additionally, these facilities are required to handle and dispose of waste consistent with standards and requirements set by the Code of Federal Regulations § 262, as well as local regulations including the San Bernardino County Fire Department. The San Bernardino Fire Department is designated by the State Secretary for Environmental Protection as the Certified Unified Program Agency (CUPA) for the County of San Bernardino. The CUPA manages six hazardous materials and hazardous waste programs and conducts compliance inspectionsfor over 7000 regulated facilitiesin San Bernardino County. Therefore, while these businesses create or are involved in waste generation, the waste streams are more consistent with use of materials associated with routine property maintenance, automotive maintenance, and medical supplies.

Compliance with the regulatory requirements would reduce potential hazards to the public or the environment, including emergency shelters.

1 Update To The California Communities Environmental Health Screening Tool, CalEnviroScreen 3.0, 2017. Accessed online:

December 16, 2021. https://oehha.ca.gov/media/downloads/calenviroscreen/report/ces3report.pdf#page=90 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐23 Figure 3‐1: Map of Industrial Park (I‐P) Zones in Rialto Source: City of Rialto, Zoning Map.

Figure 3‐2: Map of Hazardous Waste Contributors
Source: OEHHA, Hazardous Waste Results.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐24 Supportive Housing
The Rialto Zoning Code defines supportive housing as housing with no limit on the length of stay, that is occupied by a target population, and that is linked to onsite or offsite services that assist the supported population in retaining the housing, improving their health, and maximizing their ability to live and work in the community. Government Code Section 65583(a)(5) requires supportive housing to be permitted in all residential zoning districts under the same restrictions as other residential dwellings of the same type in the same zone. Supportive housing in Rialto is currently permitted in all residential zoning districts, except for the R‐3 district. Section 4: Housing Plan includes a program to update the Zoning Code in accordance with state legislation by permitting supportive housing in the R‐3 zoning district.

Transitional Housing
Transitional housing is defined by the Rialto Zoning Code as temporary rental housing intended for occupancy for at least 6 months by target populations transitioning to permanent housing. Transitional housing in Rialto is currently permitted in all residentialzoning districts, except for the R‐3 district. Section 4: Housing Plan includes a program to update the Zoning Code in accordance with state legislation by permitting transitional housing in the R‐3 zoning district.

Farmworker Housing
California Health and Safety Code Sections 17021.5 and 17021.6 generally requires agricultural employee housing to be permitted by‐right, without a conditional use permit (CUP) or other discretionary permits, in single‐family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. The Rialto Zoning Code does not address Farmworker Housing by definition. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow Farmworker Housing by‐ right, without a CUP, in single‐family zones for six or fewer persons and in agricultural zones for up to 12 units or 36 beds.

Low Barrier Navigation Centers
AB 101 states that “The Legislature finds and declares that Low Barrier Navigation Center developments are essential tools for alleviating the homelessness crisis in this state and are a matter of statewide concern‐.” Low Barrier Navigation Centers are defined as a Housing First, low‐barrier, service‐enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessnessto income, public benefits, health services, shelter, and housing. Low Barrier Navigation Centers are required as a use by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The Rialto Zoning Code does not address Low Barrier Navigations Centers by definition. A program is included in Section 4: Housing Plan to ensure the City’s development standards allow Low Barrier Navigation Centers by‐right in all zones that permit mixed‐uses and non‐residential uses.

7. Housing for Persons with Disabilities
Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act require governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐25 housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.

Reasonable Accommodations
Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or otherstandard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.

The City of Rialto provides reasonable accommodations through its Zoning Code. Applicants may submit applications for review by the Community Development Director or Designee. The Planning Commission becomes the reviewing party when an application includes an encroachment into the front setback, a building height greater than permitted, lot coverage or floor area ratio above the permitted maximum, and/or a reduction in parking. Advance noticing and a public hearing are required when an application is reviewed by the Planning Commission. Approved reasonable accommodation applications may include conditions of approval such as:
 Periodic inspection of the location, as specified in the application, to verify continued compliance with the provisions of this section and any conditions of approval  Removal of improvements, where removal would not constitute an unreasonable financial burden, when the expressed need for which the accommodation was granted is no longer necessary
 Time limits and/or expiration of the approval if it can be determined that the applicants' reasons for approving the accommodation no longer exists
 Recordation of a deed restriction requiring removal of the accommodating feature once the need no longer exists
 Methods, design considerations and features that reduce the impact on surrounding uses  Methods, design considerations and features that preserve the integrity of the property and structures
 Other reasonable accommodations providing an equivalent level of benefit that will not result in an encroachment into required setbacks, permitted exceedance of height limits, lot coverage or floor area ratio requirements specified for the applicable zoning district As the City’s reasonable accommodations provide for flexibility in the development standards, they facilitate, and not constrain, the development of housing, and specifically affordable housing.

Definition of Family
A restrictive definition of “family” that limits the number of unrelated persons and differentiates between related and unrelated individuals living together is inconsistent with the right of privacy established by the California Constitution. According to the City of Rialto’s Zoning Code, “family” is defined as one or 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐26 more persons living together as a single nonprofit housekeeping unit in a dwelling unit in conformance with the Uniform Housing Code. The City’s definition of family does not limit the number of unrelated persons living together, nor does the definition of a “one family dwelling”, and it is therefore not considered a constraint to housing development.

8. Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to access services and facilities as allowed by State law. The additional cost to develop, maintain, and improve housing due to development fees result in increased housing unit cost, and therefore is generally considered a constraint to housing development. However, fees are necessary to provide planning and public services in Rialto.

The location of projects and housing type result in varying degrees of development fees. The presumed total cost of development is also contingent on the project meeting city policies and regulations and the circumstancesinvolved in a particular development project application. Table 3‐120 providesthe planning processing fees and Table 3‐113 provides the engineering fees. Table 3‐142 provides the Development Impact Fees related to residential developments. All fees are publicly available on the City’s website.

Table 3‐112: Planning Processing Fees
Application  Fee
Application Fees
Annexation Cost (City Cost) Min. of $10,634.70 – FB Hourly Rate Appeal to Planning Commission Action to City Council $1,369.60 + City Clerk Actual Cost Conditional Development Permit (Minor) $2,292
Conditional Development Permit (Major) $3,241.50
Development Agreement (City Cost) Min. of $3,987.70 – FB Hourly Rate Environmental Negative Declaration $1,586.70 + Dept. of Fish & Game filing fee Environmental Categorical Exemption $338.90 + Dept. of Fish & Game filing fee Environmental Impact Report Review & Processing City EIR Contract Cost + 5% Dept. Admin.

Extension of Time for Land Divisions $705.10
General Plan Amendment Min. of $4,087.50 – FB Hourly Rate Geologic Review Fee Plus Cost for Consultant Review $1,274.80 Landscape Plan Review $366
Lot Line Adjustments $786.40
Planning Commission Determination of Use $1,612.80
Precise Plan of Design ‐ Residential
Residential, < 5 acres $2,468.40
Residential, 5‐10 acres $3,092.30
Residential, > 10 acres $3,702.60
Revisions of Approved Precise Plan of Design $1,261.30
Specific Plan Review (City Cost) City Contract Cost + 5% Dept. Admin.

Specific Plan Amendment Review (City Cost) Deposit of $4,978.50 – FB Hourly Rate Temporary Use Permit $1,586.70
Tentative Parcel Map Review $2,821
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐27 Table 3‐112: Planning Processing Fees
Application  Fee
Tentative Parcel Map Review (Residential) 5 Lots or
more
$4,462.10
Vested Tentative Tract Map Review (City Cost) $5,927
Variance Review (Minor – Non‐Public Hearing) $1,329
Variance Review (Major – Public Hearing) $1,329
Zone Change Review $4,597.80
Zoning Verification Letter $189.60
Source: City of Rialto Schedule of Fees – Development and Planning (06/15/2021) Table 3‐132: Engineering Fees
Application  Fee
Plan Check Fees – Subdivision Maps
Tract Maps $4,563.30
Parcel Maps $4,563.30
Plan Check Fees – Plans
Rough Grading Plan $1,636.90
Precise Grading/Paving Plan $1,636.90
Sewer Improvement Plan $2,862.20
Water Improvement Plan $2,862.20
Storm Drain Improvement Plan $1,636.90
Landscape Plan (Public LMD) $2,538.30
Irrigation Plan (Public LMD) $2,538.30
Revisions to Approved Plans $475.50
Surveying Services
Lot Line Adjustment/Parcel Mergers $1,118.40
Right of Way Dedication/Vacation $1,118.40
Public Easements $1,118.40
Annexation to Maintenance District $1,776.80
Source: City of Rialto Schedule of Fees – Engineering (06/15/2021) Table 3‐134: Development Impact Fees
Development Fee Categories
Fees per Dwelling Unit Type
Estate  Single‐Family  Multi‐Family  Mobile
Homes
General Facilities $2,113.79 $2,113.79 $1,991.88 $1,991.88 Law Enforcement $1,500.63 $1,500.63 $1,415.29 $1,415.29 Fire Protection $1,104.44 $1,104.44 $1,042.28 $1,042.28 Park Development  ‐‐  $3,648.54 $3,440.08 $3,440.08
Quimby in lieu Fee  ‐‐  $6,337.71 $5,975.66  ‐‐
Open Space $1,026.92 $606.82 $137.81 $328.62
Library Facilities $377.89 $377.89 $355.96 $355.96
Regional Traffic Fees  ‐‐  $3,533 $2,448  ‐‐
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐28 Table 3‐134: Development Impact Fees
Development Fee Categories
Fees per Dwelling Unit Type
Estate  Single‐Family  Multi‐Family  Mobile
Homes
Street Medians $53.46 $53.46 $35.16 $26.93
Storm Drain Facilities $6,085.36/DU
$12,171.95/Acre
$4,126.39/DU
$20,286.99/Acre
$1,399.45/DU
$24,343.9/Acre $1,399.45
Sewage Collection $875.25 $875.25 $743.97 $743.97
Sewage Treatment $2,066.07 $1,755.26  ‐‐
Fair Share Fees
Renaissance Specific
Plan/EIR Fee $4,044.01/Acre
Renaissance Specific Plan
– Traffic Mitigation Fair
Share Fee
$396.86 $204.32  ‐‐
Pepper Avenue Specific
Plan – Improvement Fee $513.72
Pepper Avenue Specific Plan –
EIR/SP Fee $13,270.23/Acre
Source: City of Rialto Development Impact and Fair Share Fees, Effective July 22, 2020.

The development fees associated with each project is dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.

The estimated total development and impact fees for a typical single‐family residential project measuring 3,000 square feet and located on a 9,000 square foot lot, assuming it is not part of a subdivision and is consistent with existing city policies and regulations, can range from $30,639 to $35,639. Estimated total development and impact fees for a typical multi‐family residential project measuring 34,848 square feet with ten units and located on a one‐acre lot, assuming it is consistent with existing city policies and regulations range from $56,483 to $61,483.

These estimates are illustrative in nature and that actual costs are contingent upon unique circumstance inherent in individual development project applications. Considering the cost of land in Rialto, and the International Code Council (ICC) estimates for cost of labor and materials, the combined costs of permits and fees range from approximately 6 percent to 7 percent of the direct cost of development for a single‐ family residential project and 1.2 percent to 1.3 percent for a multi‐family residential project. Direct costs do not include, landscaping, connection fees, on/off‐site improvements, shell construction or amenities, therefore the percentage of development and impact fees charged by the City may be smaller if all direct and indirect costs are included.

9. On‐/Off‐Site Improvements
Site improvements in the City consist of those typically associated with development for on‐site improvements (improvements within the lot or property boundaries specific to the project or 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐29 development) and off‐site improvements which are required as a result of a development or project (curb, gutter, sidewalk, road widening and upgrading; stormwater facilities; and traffic improvements). Thus, these are costs that may influence the sale or rental price of housing.

Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of development of housing within the City and are therefore not considered a constraint to development. The majority of cost associated with on‐ and off‐site improvements is reimbursed to the City in the form of Development Impact Fees as these improvements would impact public facilities such as water and sewer lines.

Forsingle‐family residential development on vacant land, examples of typical on‐site improvements might include stormwater detention facilities (required by the Clean Water Act), roads, sidewalks, perimeter walls, fire hydrants, emergency access drivers, and recreational trails. Multifamily developments may also include common open space and recreational areas, as well as lockable storage areas.

Typical off‐site improvements for both single‐family and multi‐family developments might include: new curbs, gutters, and sidewalks, recreational trail facilities, road improvements and traffic control needed to serve the development, street trees, and landscaping. Utilities may need to be updated or installed to serve the development, including water mains, sewer mains, stormwater pollution prevention measures, and undergrounding of electric utilities.

Infill residential projects may be required to install any of the improvements listed above, depending on site‐specific circumstances and neighborhood needs.

Specific required improvements can be found in Chapter 17.20.080 – Improvements Required of the Rialto Municipal Code. Subdivisions require the improvement, or agreement to improve, all streets, highways, alleys, ways or easements as a condition of acceptance and approval of the final subdivision map. Improvements include:
 Grading, drainage, and drainage structures necessary to proper use and to the public safety;  Curbs and gutters;
 Sidewalks of a width and quality as the Planning Commission may consider suitable for the local neighborhood use;
 Pavement of a width and quality suitable for local neighborhood traffic;  Adequate domestic water supply and the transfer and conveyance to the City of all right, title and interest in and to the overlying water rights of the property;  Sanitary sewer facilities and connections for each lot in such manner as will obviate the necessity for disturbing the street pavement, gutter, curb and sidewalk when service connections are made;  Services from public utilities where provided;
 All trees shall be planted as required by the Department of Development Services in locations selected by said department and the reasonable cost of the street and planting thereof shall be paid by the subdivider;
 Street lights;
 Permanent subdivision survey monuments;
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐30  In addition to the minimum improvements, the Planning Commission shall recommend, and the City Council shall require such additional improvements and facilities or such modification in the standards of minimum improvements as special conditions may cause the Planning Commission to make a special finding of need;
 All water lines are to be paid pursuant to plans and specifications of the City;  Utility lines, including but not limited to electric, communications, street lighting, and cable television, shall be required to be placed underground.

Specific design standards for subdivisions can be found in Chapter 17.44 – Design Standards of the Rialto Municipal Code. The minimum standards include but are not limited to:
 Dedication of land for streets, alleys, floodways, and easements for:
o Major streets and thoroughfares for opening or widening as shown in the general plan of the City, at the widths shown on such plan;
o Local streets, not less than 60 feet in width or to complete dedications to that width of previously dedicated portions of streets, and located to provide natural drainage with no drainage pockets and adjusted to the topography, minimum number of intersections with major streets or thoroughfares;
o Alleys, not less than 20 feet in width in all areas zoned or proposed for industrial, commercial, or multiple family use, with corner cut‐off; o Easements: for flood channels at such widths as the county flood control officer or city engineer may indicate, utilities at the rear, or side, of lots may be necessary to serve the property and in a form satisfactory to the public utility companies which are authorized to serve the area;
o Small parks or other public areas as may be appropriate; o Bridle trails and/or bikeways where, in the judgment of the planning commission, they may be necessary or desirable.

Building Codes and Community Compliance
The City has adopted the 2019 California Building Code, including the ancillary information within the tables, attachments, addendums, and footnotes. This would include the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building Standards Code, and California Referenced Standards Code. The adoption of the California Building Code therefore ensures a consistent development standard that would be promoted throughout the State.

The City’s building code also requires new residential construction to comply with the Federal American Disabilities Act (ADA) standards, which specify that a minimum percentage of dwelling units in new developments must be fully accessible to persons with physical disabilities. While the incorporation of these measures may raise the cost of construction and therefore housing, these standards are necessary to provide access to homes for people with disabilities. As building codes are adopted by most cities throughout the Southern California region, they do not pose a constraint to the development of housing in Rialto.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐31 Local amendments were made to the California Building Code in 2019 to facilitate fire safety and standards related to Rialto. As part of the amendment process, the City adopted appropriate findings as required by State law. Modified fire standards include those tailored specifically to tall buildings so that fire personnel may reach upper floors during emergencies. These standards include automatic fire sprinklersystems and pressurized doorsfor buildings with more than 55 feet above the lowest floor having building access. The amendment could be considered a constraint because it requires the installation of an automatic sprinkler system in all Group R, Division 1 occupancies, which include apartment houses.

This is a standard amendment and helps prevent and quickly extinguish fires that may have far costlier impacts; therefore, it is not considered a constraint to housing development.

The City’s Community Compliance Division provides service to the Rialto community and business partners. Most Community Compliance cases address concerns from residents and proactive work done by officers to maintain the aesthetics and value of property in the City. Some of the more common concerns include the following:
 Illegal vendors
 Inoperable vehicles in public view
 Parking on unpaved surfaces
 Property maintenance, health, and
safety violations

10.Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information.

Approval times are substantially lengthened for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or encounter community opposition. Applicantsfor all permits orreviews are recommended to request a preapplication meeting to: confirm City requirements as they apply to the proposed project; review the City’s review process, possible project alternatives or revisions; and identify information and materials the City will require with the application, and any necessary technical studies and information relating to the environmental review of the project.

All permit applications are first reviewed by City Staff for completeness, and discretionary applications must then receive a recommendation through a staff report prior to a review by the appropriate authority.

Various applications may also require public noticing and a public hearing. Table 3‐153 identifies the appropriate review process and requirements for each planning permit application.

Rialto’s planning review process and requirements are similar to that of other jurisdictions in the region.

Additionally, planning application decisions are appealable to Planning Commission and City Council. In totality, the application and review process is not considered a constraint to housing development.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐32 Table 3‐154: Planning Application Review Process and Requirements Planning Application
Public
Notice
Required
Public
Hearing
Required
Recommending
Authority
Final Review
Authority
Notice of
Decision
Variance Yes Yes
Community
Development
Department
Planning
Commission Yes
Minor Variance No No
Community
Development
Department
Community
Development
Director
No
Precise Plan of Design (PPD)
– CEQA Exempt No No
Community
Development
Department
Community
Development
Director
Yes
Precise Plan of Design (PPD)
with CEQA   Yes Yes
Community
Development
Department
Planning
Commission No
Conditional Development
Permits Yes Yes
Community
Development
Department
Planning
Commission Yes
Appeals to the City Council Yes Yes Planning
Commission City Council Yes
Environmental Review
CEQA Exempt No No
Community
Development
Department
Community
Development
Director
No
ND or MND Required Yes Yes
Community
Development
Department
Planning
Commission Yes
EIR Required Yes Yes Planning
Commission City Council Yes
Specific Plan Yes Yes Planning
Commission City Council Yes
Development Agreement Yes Yes Planning
Commission City Council Yes
Source: City of Rialto, Title 18 ‐ Zoning Code
Single-Family
Single‐family residences go through a precise plan of design (PPD)review before going forward to building.

This process takes approximately 4 to 6 weeks and is an administrative approval. This review does not pose a constraint on the development of single‐family residences.

Multi-Family
Multi‐family projects consisting of five units or more go through the discretionary Conditional Development Permit process, which includes one Public Hearing at the Planning Commission. For a typical project, the process takes 6 to 8 weeks. Approval findings include:
 The proposed use and development are deemed essential or desirable to provide a service or facility which will contribute to the convenience or general well‐being of the neighborhood or community;
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐33  The proposed use and development will not be detrimental or injurious to the health, safety or general welfare of persons residing or working in the vicinity;  The site for the proposed development is adequate in size, shape, topography, accessibility and other physical characteristics to accommodate the proposed use and development in a manner compatible with existing land uses;
 The development site has adequate access to those utilities and other services required for the proposed use;
 The proposed use will be arranged, designed, constructed and maintained so as it will not be injuriousto property or improvementsin the vicinity or otherwise be harmonious with the general plan of this city and its objectives, zoning ordinances or any applicable specific plan and its objectives;
 Any potential adverse effects upon the surrounding properties will be minimized to every extent practical and any remaining adverse effects shall be outweighed by the benefits conferred upon the community or neighborhood as a whole.

Typical multi‐family development procedures are not considered a constraint to development.

Senate Bill 35
California Senate Bill 35 (SB 35), codified as Government Code Section 65913.41, wassigned on September 29, 2017, and became effective January 1, 2018. SB 35 will automatically sunset on January 1, 2026 (Section 65913.4(m)). The intent of SB 35 is to expedite and facilitate construction of affordable housing.

SB 35 applies to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above moderate‐ and lower‐income levels as mandated by the State. In an effort to meet the affordable housing goals, SB 35 requires cities and counties to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process.

When a jurisdiction has made insufficient progress toward their Above Moderate income RHNA and/or have not submitted the latest Housing Element Annual Progress Report (2018) it is subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining) for proposed developments with at least 50‐percent affordability. All projects, which propose at least 50‐ percent affordable units within Rialto are eligible for ministerial approval under SB 35 as determined by the SB 35 Statewide Determination Summary. To be eligible for SB 35 approval, sites must meet a long list of criteria, including:
 A multifamily housing development (at least two residential units) in an urbanized area;  Located where 75% of the perimeter of the site is developed;  Zoned or designated by the general plan for residential or mixed use residential;  In a location where the locality’s share of regional housing needs has not been satisfied by building permits previously issued;
 One that includes affordable housing in accordance with SB 35 requirements;  Consistent with the local government’s objective zoning and design review standards; and  Willing to pay construction workers the state‐determined “prevailing wage.” A project does not qualify for SB 35 streamline processing if located in or on:
 A coastal zone, conservation lands, or habitat for protected species; 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐34  Prime farmland or farmland of statewide importance;
 Wetlands or lands under conservation easement;
 A very high fire hazard severity zone;
 Hazardous waste site;
 Earthquake fault zone;
 Flood plain or floodway;
 A site with existing multi‐family housing that has been occupied by tenants in the last ten years or is subject to rent control; or
 A site with existing affordable housing.2
According to HCD’s SB 35 Statewide Determination Summary (based on APR data received as of June 25, 2019), the City of Rialto has not made sufficient progress towards its Above Moderate RHNA and is therefore subject to SB 35. The City is subject to the streamlined ministerial approval review for proposed developments with at least 10 percent affordability. Section 4: Housing Plan includes policy and program updates to create review processes for proposed projects using SB 35 streamlining.

11.Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) 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.  Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” as part of home rental or sales rates.

Dry Utilities
Dry utilities include electric, telephone, TV, internet, and gas service in a community.

Electricity
Southern California Edison (SCE) provides electricity to the City. According to the California Energy Commission, SCE consumed approximately 80,912 million kilowatts per hour (kWh) of electricity in 2019.

SCE continuesto provide energy to the state of California through a series of methodsincluding oil, natural gas, renewable energy resources and alternative diverse supplies. SCE is responsible for providing service to all existing and future development in Rialto.

Natural Gas
The Southern California Gas Company (SCGC) provides natural gas service to Rialto 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 public utilities, SCGC and SCE are under the jurisdiction of the California Public Utilities Commission (CPUC) which regulates natural gas rates and natural gas services, including in‐state transportation over the utilities’ transmission and distribution pipelines system, storage, procurement, metering, and billing. Most of California’s natural gas supply comes from 2 JD Supra Knowledge Center, “How California’s SB 35 Can Be Used to Streamline Real Estate Development Projects”, Accessed March 26, 2021.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐35 out of the state. SCGC is responsible for providing service to residential, industrial, and commercial customers in Rialto.

Water Supply and Wastewater Capacity
Water Supply
The City of Rialto relies upon local water sources. The majority of the City’s water supply comes from local surface water and groundwater supplies. Surface water sources include Lytle Creek in the San Bernardino Mountains and Silverwood Lake. According to the City’s General Plan, about two‐thirds of the potable water supply comes from groundwater within the Lytle, Rialto, Bunker Hill, and North Riverside aquifers.

Three water agencies are responsible for water in the City of Rialto: The City of Rialto Department of Public Works Water Division, the West Valley Water District (WVWD), and the Fontana Water Company (FWC).

The FWC is the only private investor‐owned company, while the other two providers are public agencies.

Each agency is further described below.

Rialto Public Works Department Water Division
According to the City’s General Plan Investing in Our Future Section, the Rialto Public Works Department Water Division serves approximately 8.5 square miles between Baseline Avenue to Rialto Avenue.

The Water Division reports that groundwater supplies have been decreasing in past years as a result of long‐term drought conditions and overexploitation of groundwater, as well as the shutdown of several wells related to perchlorate contamination in the northern portion of the City. The shutdown of these wells has resulted in a nearly 48 percent reduction of available water– placing the City in a water supply emergency.

West Valley Water District (WVWD)
The WVWD serves approximately 29 square miles north of Highland Avenue and in areas south of Rialto Avenue. The District’s water is sourced from local surface water, ground water, and the State Water Project; they are also authorized to draw water from the Lytle Creek, Rialto/Colton, Bunker Hill, North Riverside, and Chino groundwater basins. About half of the WVWD’s water demand comes from Rialto residents.

Fontana Water Company (FWC)
The FWC serves properties along the City’s western edge. Water produced by the FWC comes from wells in the Chino Basin, Lytle Basin, Rialto Basin, an Unnamed Basin, and surface water from Lytle Creek. The Company also purchases untreated State Water Project water from San Bernardino Valley Municipal Water District (SBVMWD).

Wastewater
Wastewater in Rialto is maintained and operated by the City. Thisincludes a wastewater collection system and treatment plant that serves most properties within the City. There are a number of unsewered, older residential properties south of Santa Anna Avenue and on the eastern and western edges of the City.

The City of Rialto’s sewer system is expected to continue meeting the needs of current developments in the City through the next 50 to 100 years. The City has expansion plans set within the City limits and in 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐36 the Sphere of Influence in order to meet the needs of the community as development and population increases.

Recycled Water
The City uses recycled water from treated wastewater for non‐potable uses within the community.

Recycled water is mostly used for landscaping irrigation needs in an effort to conserve potable water. In addition, the City of Rialto supplies Caltrans with recycled water for the irrigation of landscaping along the Interstate 10.

Plans for expanding the City’s tertiary treatment plants and reclaimed water systems are set in order to meet the community’s needs and reduce the need to purchase water from wholesalers.

Fire and Emergency Services
Administration
Fire Department Administration provides oversight to all Fire Department operations including project development, budgeting, development of policy and protocol, personnel development, and strategic planning to ensure highly effective fire and life safety services.

Fire Administration is staffed by the Fire Chief with an Executive Assistant, a Division Chief of Operations, Administrative Battalion Chief, and one office specialist position. The management principles of the fire department are discipline, division of labor, unity of command, and span of control.

Fire Prevention
The Rialto Fire Department deploys from five fire stations staffed 24 hours per day by career firefighters, non‐safety ambulance operators, and one administrative office. Daily EMS and Fire/Rescue staffing consists of one Battalion Chief, four engine companies, one truck company, and four paramedic ambulances each day. On‐duty personnel also provide staffing for a Hazardous Materials unit, Urban Search and Rescue vehicle, a Type III Wildland Brush Engine and an OES assigned Type VI Wildland Fire Engine. The Rialto Fire Department membersrespond to over 12,000 incidents per year while serving over 100,000 residents in Rialto as well as mutual aid support throughout California as part of the Master Mutual Aid System
Emergency Medical Services (EMS)
The Rialto Fire Department Emergency Medical Service provides planning, compliance, review, and oversight for the provisions of clinical medical care. The Rialto Fire Department provides first responder and ambulance transportation services to the City. The Fire Department staffs all fire engines, trucks, and ambulances with at least one Paramedic. All other positions are staffed by Emergency Medical Technicians.

The City of Rialto is fortunate to be one of the few city owned and operated ambulance transportation programs in the state. This local control results in greater continuity of care, faster response times, innovative treatment and response options, and options to lower the cost of ambulance transport to our community members. The Fire Department also has an Ambulance Operator program that allows for further reductions in cost and increase deployment efficiency. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐37 Fire Prevention Division
The Fire Prevention Division is responsible for enforcing fire and life safety codes mandated by the State and adopted by the City. Thisis accomplished through annual inspection programs, new construction plan review, public education, and community involvement. The Fire Prevention Division addresses a variety of risks in the community through innovative programs like drowning prevention, child car seat safety, and juvenile fire setter programs. These preventative and educational programs continue to have a measurable impact on the safety of our community assets, residents, and visitors.

The Fire Prevention Division has many successful initiatives, including the award winning Stewie the Duck program, which has dramatically reduced the occurrence of drowning in Rialto.

Disaster Preparedness
The Fire Department leads the City’s disaster preparedness and response program to facilitate effective preparation, mitigation, and response to a natural or man‐made disaster. The City’s disaster management team is made up of employees from every department within the City who are trained in specific roles in emergency management. This team communicates with county, state, and federal disaster coordinators to coordinate resources and ensure that our community receivesthe needed resourcesto facilitate a rapid recovery.

Police Services
The Rialto Police Department acts as the City’s enforcement agency to provide general law enforcement.

The Rialto Police Department employs 176 total employees. The department services 28.5 square miles with a population of over 100,000 people.

The Rialto Police Department is organized into three divisions: Operations, Support Services, and Professional Standards. The Operations Division is made up of 3 Bureaus, 6 Teams and Units, and 2 Programs. The Support Services Division is made up of 8 Bureaus and 1 Program. The Professional Standards Division is responsible for investigating complaints that are received from members of the public concerning the performance, demeanor, and behavior of police personnel. The unit also conducts internal investigations concerning violations of Department policy and criminal law that are reported by police personnel and maintains confidential personnel files of employees.

12.Environmental Constraints
The City is susceptible to several potential environmental constraints to the development of housing, including geologic and seismic hazards, flooding, and fire hazards, all of which are detailed below.

Geologic and Seismic Hazards
The City of Rialto is located south of the San Gabriel Mountains, and like many cities in California, is situated along major fault traces. Rialto is located in a region with sharp contrasts in terrain. The gently sloping lands in south Rialto abruptly confront the rise of the San Gabriel Mountainsto the north – a result of tectonic movement of the San Andreas Fault and its subsidiary faults. The poorly consolidated alluvium underlying virtually all propertiesin the City can result in devastating effectsin the event of an earthquake.

Seismic and geologic hazards have great potential for causing devastating damage citywide. Earthquakes can affect widespread areas, trigger many secondary effects, and overwhelm the ability of local 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐38 jurisdictions to respond. Although it is impossible to predict the timing of seismic events, sound planning practices and public education can help minimize the associated effects.

Seismic Hazards
Rialto is susceptible to ground shaking caused by the several local fault systems. Historically, Rialto has experienced moderate to strong ground shaking associated with such events as the 1812 Wrightwood earthquake (estimated 7.5 magnitude), 1899 Cajon Pass earthquake (estimated 5.7 magnitude), 1933 Long Beach earthquake (6.4 magnitude), 1971 Sylmar earthquake (6.6 magnitude), and 1994 Northridge earthquake (6.7 magnitude).

Faults
Significant faulting occurs along the Lytle Creek Wash. The San Andreas fault, the feature that defines the coming together of the Pacific and North American tectonic plates, crosses to the northeast of Rialto through the city of San Bernardino. Rialto sits atop the Pacific Plate, which is moving north relative to San Bernardino. It has been said that in about 15 million years, Rialto will be hundreds of miles north of San Francisco.

The San Jacinto, San Andreas, and Cucamonga faults have the potential of generating earthquakes of maximum magnitudes ranging from 6.7 to 8.0. Shaking at these levels would cause moderate damage to buildings constructed with the latest building codes.

Flooding
Rialto and the surrounding areas are subject to unpredictable seasonal rainfall. During intense rainfall, the geographic and geologic characteristics typical of the Upper Santa Ana River Valley, where Rialto is located, make this area especially vulnerable to flood hazards. The gently sloping alluvial fan upon which Rialto sits emanates from a deep canyon within the San Gabriel Mountains; this contributes to the City’s vulnerability to flood hazards.

In the early 1900s, the region was subjected to episodes of severe flooding. In response, the Army Corps of Engineers, the San Bernardino County Flood Control District (SBCFCD), and the City built numerous structures to control flood hazards. The first line of defense against flooding is a series of eight levees constructed along the western edge of Lytle Creek. Next, a regional storm drain system was built and is maintained by the SBCFCD. Within Rialto, this system includes three buried pipelines (the East Fontana Storm Drain, the East Rialto Storm Drain, and the Rialto‐Baseline Storm Drain). The region’s most significant and largest drainage facility is the Rialto Channel, a mostly open, earthen, and concrete‐lined channel that extends from the Cactus Basins in the central part of the City south to the Santa Ana River.

The County system also includesseveral retention basinsthat not only provide flood control but also serve as recharge basins.

The developed portions of Rialto are served by an extensive municipal storm drain network that is maintained by the City and designed to collect urban runoff resulting from typical storm events. These ultimately discharge to the Santa Ana River. While existing flood control structures have provided significant protection from uncontrolled flooding, inadequacies in the local drainage system have caused occasional localized flooding.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐39 100‐Year Floods
One‐hundred‐year floods are those that have a 1/100 or one percent chance of occurring in any given year. The 100‐year flood is a regulatory standard used by Federal agencies and most states to administer floodplain management programs and is also used by the National Flood Insurance Program (NFIP) as the basisfor flood insurance requirements nationwide. Flood insurance rates are based on FEMA designations of flood zones. Standard practice is to avoid or restrict construction within 100‐year flood zones, or to engage in flood‐proofing techniques such as elevating building pads or constructing walls and levees.

Portions of the City of Rialto are located within a 100‐year flood plain.

Figure 3‐3 illustrates the flood zones within the City of Rialto in relation to the proposed sites selected for future housing. The majority of the sites are located outside of the 500‐year flood zone which is considered an area of minimal flood hazard and does not present as a constraint to the development of housing. However, there are 25 housing sites partially located within the 100‐year flood zone. All of these sites are a part of the Lytle Creek Ranch Specific Plan which has previously gone through environmental evaluation and are approved for housing development. Additionally, all of the proposed housing sites are to be serviced by the City’s emergency services. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐40 Figure 3‐3: Flood Zones and Proposed Sites
Source: FEMA, Flood Zones SCAG, published by Southern California Association of Governments, 2019, accessed December 2021. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐41 Fire Hazards
Wildland Fires
A wildland fire is an uncontrolled fire spreading through vegetative fuels that may expose or consume structures. Wildland fire hazards are of concern where development is adjacent to wildland areas, particularly in north Rialto. Fires starting in the foothill areas can easily spread south and consume urban development, especially if pushed by the Santa Ana winds that blow from the Cajon Pass. The threat of a wildland fire in or near Rialto is high due to the wildland urban areas in and around the City, where structures and other human development meet or intermingle with wildland or vegetative fuels. The threat of wildfire is particularly significant during dry summer months.

Urban Fires
Structural fires, although less than one percent of the incidents that the Fire Department responds to on an annual basis, account for 55 to 60 percentage of the yearly property losses in Rialto. To reduce these losses, the City requires development to include fire protection methods in building design. For example, structures exceeding 5,000 square feet must have fire and life safety systemsin place, including automatic fire sprinklers and smoke detectors. In newer structures, these safety requirements help confine structural fires to the building or property of origin. In the older areas of Rialto, where building materials may not be fire rated and structures are not fitted with fire sprinklers, the probability of structural fires spreading to adjacent buildings is much higher. Structural fires are of particular concern in high‐density areas, where the potential for fire to spread from one building to the next is greater. Additionally, Rialto’s commercial and industrial districts have many uses with a high potential for chemical fires, which could impact nearby residential areas.

Figure 3‐4 maps the fire hazard severity zones identified within the City in relation to the proposed sites for future housing. Based on the map, the majority of the proposed sites are located outside of the fire hazard severity zone. However, there are 36 housing sites partially located within the very high fire hazard severity zone. All of these sites are a part of the Lytle Creek Ranch Specific Plan which has previously gone through environmental evaluation and are approved for housing development. The Lytle Creek Ranch Specific Plan area is located adjacent to existing residential developments and as the surrounding area continues to be developed the risk of wildfire and fire severity will decrease. Additionally, the City’s emergency response services can accommodate the planned increase in dwelling unit capacity. Therefore fire hazards are not considered a major constraint on the development of housing. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐42 Figure 3‐4: Fire Hazard Severity Zones and Proposed Sites Source: VHFHSV in LRA, Cal Fire, October 2008.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐43 C. Affirmatively Furthering Fair Housing (AFFH)
Beginning January 1, 2019, AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing.  All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.

Fair housing is a condition in which individuals of similar income levels in the same housing market have like ranges of choice available to them regardless of race, color, ancestry, national origin, age, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor. Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

The Analysis of Impediments (AI) to Fair Housing Choice, prepared for the City of Rialto for 2020‐2024, examines local housing conditions, economics, policies, and practices in order to ensure that housing choices and opportunities for all residents are available in an environment free from discrimination. The AI assembles fair housing information, identified any existing impediments that limit housing choice, and proposes actions to mitigate those impediments.

The City’s AI is accompanied by the San Bernardino County Analysis of Impediments for 2020 – 2025. The Regional AI examines fair housing issues in the County’s unincorporated areas and cooperating cities, it includes additional fair housing issues and data for the City of Rialto.

1. Needs Assessment
Existing Needs
As described in Section 3.F of this Housing Element, the Housing Authority of the County of San Bernardino (HACSB) administers Section 8 Housing Choice vouchers within the City of Rialto. For the year 2020, there were 355 Section 8 voucher holders within the community of Rialto. Additionally, the HACSB stated in its 2020 Annual Report that it has a 77,687‐person waitlist to receive Section 8 Housing Choice vouchers across the County.

AI Outreach
The AI contains a Citywide analysis of demographics, housing, and specifically fair housing issued in the City of Rialto. The City demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations were discussed in the previous Section 2: Community Profile.

As part of the City’s 2020‐2024 AI, a community meeting was organized to solicit input and feedback. The community meeting focused around the investment of federal housing and community development 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐44 resources. The City outreached to public and private agencies as well as local individuals. The public had the opportunity to review the public review draft for 30 days prior to a public hearing before the City Council on May 12, 2020.

Housing Element Outreach
Additionally, as part of the 2021‐2029 Housing Element Update, the City provided the following community engagement opportunities:
 Virtual community workshops in English
and Spanish
 Self‐guided workshops online and in‐
person at City Hall
 Tabling at community events to gather
survey responses
 Online community surveys and
feedback maps
 City‐wide mailers
 Meetings with community stakeholders
 Outreach to property‐owners
 Publicly available study sessions with
the Planning Commission and City
Council
 Webpage on the City’s website with the
Public Review Draft and information on
the Housing Element Update process
The City made diligent efforts to inform and engage the community about the update process, as well as to gather insight into key housing challenges that exist in Rialto. In addition to the workshops, surveys, and the Public Review Draft, City Staff engaged local community organizations, affordable housing advocates, and housing developers to increase the feasibility of housing at all income ranges in the City.

Fair Housing Issues
Within the legal framework of federal and state laws and based on the guidance provided by the HUD Fair Housing Planning Guide, impediments to fair housing choice can be defined as:
 Any actions, omissions, or decisions taken because of age, race, color, ancestry, national origin, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor which restrict housing choices or the availability of housing choices; or
 Any actions, omissions, or decisions which have the effect of restricting housing choices or the availability of housing choices on the basis of age, race, color, ancestry, national origin, religion, sex, disability, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor.

Local Contributing Factors
As a part of the City’s 2020‐2024 AI, the following issues and solutions were identified:

Transit Access
The City’s transit provider, Omnitrans, has adopted service standards to provide equitable distribution of services throughout Rialto. These standards require all areas with a density of at least 3.5 dwelling/units per acre located on at least 25 acres to be provided with a transit service so that 90 percent of residences are within one half mile of bus stop.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐45 Race/Ethnic Relations
The City of Rialto is made up of a very diverse population. Despite high levels of integration, according to the City’s AI, hate crime complaints were submitted related to biases on race, ethnicity, and national origin.

The City’s fair housing contractor, Inland Fair Housing and Mediation Board (IFHMB) provides a variety of educational workshops for tenants and landlords in the City. IFHMB will focus educational opportunities on race and ethnicity as a result of it being identified as an issue in the City of Rialto. In addition, the City’s Human Relations Commission is working with IFHMB on a campaign to improve relationships between the City’s different race/ethnic groups.

Discrimination against Persons with Disabilities
According to IFHMB and the City’s AI, 48 percent of fair housing discrimination complaints filed in Rialto were on the basis of disability. The AI states that there has been an increase in complaints in Rialto and in the Region as disabled persons are experiencing difficulties when requesting reasonable accommodations or modifications. This reportedly affects persons with cognitive disabilities.

It has been recommended that the IFHMB conduct fair housing workshops regarding the disabled and reasonable accommodations and modifications. Workshops will be held in the City of Rialto and the region.

Lending Patterns
Availability of financing affects a person’s ability to purchase or improve a home. The analysis of the lending patterns and practices within a community or city help to identify persons who regularly experience disproportionate roadblocks to home ownership. Table 3‐156 below identifies the lending patterns by race and ethnicity, as well as income category for the Riverside San Bernardino Ontario Metropolitan Statistical Area (MSA). According to the data, applicantsin the highest income category were more likely to have a loan approved, compared to applicants in the lowest income category where approval rates were consistently under 50 percent. Additionally, within each income category, applicants who identified as White consistently had higher rates of approval than other applicants who identified, for example, as Hispanic or Latino. Overall, applicants who identified as Native Hawaiian, Pacific Islander, and American Indian or Alaska Native had the lowest rates of loan approval in all income categories.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐46 Table 3‐156: Disposition of Loan Applications by Race/Ethnicity– Riverside San Bernardino Ontario MSA Applications by Race/Ethnicity  Approved (%)  Denied (%)  Other (%)  Total LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 27.9% 36.4% 37.6% 258 Asian 40.0% 35.4% 27.7% 983
Black or African American 48.9% 22.6% 29.8% 1,295
Native Hawaiian or other Pacific Islander 26.9% 50.3% 24.2% 149 White 48.0% 25.4% 29.2% 12,112
Hispanic or Latino 44.1% 28.5% 29.7% 6,251
50‐79% OF MSA/MD MEDIAN
American Indian and Alaska Native 40.9% 36.4% 17.6% 352 Asian 47.0% 30.3% 27.2% 1521
Black or African American 43.8% 27.9% 32.3% 1529
Native Hawaiian or other Pacific Islander 34.7% 48.2% 20.2% 193 White 54.0% 21.7% 29.9% 19017
Hispanic or Latino 51.6% 25.1% 28.2% 11797
80‐99% OF MSA/MD MEDIAN
American Indian and Alaska Native 44.4% 29.9% 28.5% 144 Asian 50.2% 22.8% 31.7% 880
Black or African American 46.1% 24.7% 32.4% 777
Native Hawaiian or other Pacific Islander 56.9% 27.7% 20.0% 65 White 57.7% 17.9% 16.2% 9,073
Hispanic or Latino 56.0% 19.5% 28.9% 5,678
100‐119% OF MSA/MD MEDIAN
American Indian and Alaska Native 48.1% 23.9% 30.9% 401 Asian 59.2% 18.7% 27.9% 2,831
Black or African American 53.0% 21.0% 29.5% 2,347
Native Hawaiian or other Pacific Islander 45.2% 32.4% 24.3% 259 White 63.1% 14.6% 27.4% 27,369
Hispanic or Latino 60.8% 16.4% 27.0% 16,178
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 51.5% 19.2% 32.8% 927 Asian 60.6% 15.9% 15.4% 12,219
Black or African American 55.0% 18.7% 29.9% 6,393
Native Hawaiian or other Pacific Islander 51.1% 23.1% 30.7% 620 White 65.5% 12.4% 27.9% 78,875
Hispanic or Latino 61.5% 15.5% 27.3% 30,093
Source: FFEIC (2019). Consumer Financial Protection Bureau, Disposition of applications by income, race, ethnicity of applicant, 2019. Retrieved from: https://ffiec.cfpb.gov/data‐publication/aggregate‐reports/2019/CA/40140/5 (Accessed September 2020) Hate Crimes
Hate crimes are violent acts against people, property, or organizations because of the group to which they belong or identify with. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice.

Between 2015 and 2019, a total of five hate crimes were reported in the City of Rialto. The five hate crimes were related to race, ethnicity, and/or ancestry.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐47 Table 3‐167: City of Rialto, Reported Hate Crimes by Bias Motivation (2015‐2019) Year
Race/
Ethnicity/
Ancestry
Religion  Sexual
Orientation  Disability  Gender  Gender Identity  Total 2015  1 0 0 0 0 0 1
2016  1 0 0 0 0 0 1
2017  1 0 0 0 0 0 1
2018  1 0 0 0 0 0 1
2019  1 0 0 0 0 0 1
Total   5  0  0  0  0  0  5
Source: Federal Bureau of Investigation (FBI), Uniform Crime Reporting. Hate Crime Statistics Report, 2014, 2015, 2016, 2017, 2018, and 2019.

Fair Housing Enforcement and Outreach Capacity
The City of Rialto contracts with the IFHMB for services. The IFHMB is a nonprofit corporation founded in 1980 that serves the San Bernardino County and parts of Riverside and Imperial Counties. The IFHMB serves as an intermediary to assist individuals in resolving issues relating to housing discrimination, homeownership sustainability, rental complaints, and disputes in court through resource recommendations, education, and mediation. The organization assists thousands of individuals per year.

The City has not had and does not currently have any fair housing complaints, findings, lawsuits, or judgementsrelated to enforcement actions. Housing Program 5A has been included in Section 4: Housing Plan to ensure compliance with Fair Housing Laws and Regulations and establish provisions to update the City’s Municipal Code should it be necessary to maintain compliance.

Future Growth Needs
The City’s future growth need is based on the RHNA production of 2,218 very low and 1,206 low‐income units within the 2021‐2029 planning period. Appendix B of this Housing Element shows the City’s ability to meet its 2021‐2029 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.

2. Integration and Segregation Patterns and Trends
The dissimilarity index isthe most commonly used measure ofsegregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community.

It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐48 relatives, friends, and ethnic institutions to help them adjust to a new country.3 Alternatively, when White residents leave neighborhoods that become more diverse, those neighborhoods can become segregated.

Other factors, including housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.

Figure 3‐51 shows the dissimilarity between each of the identified race and ethnic groups and Rialto’s White population. The White (non‐Hispanic or Latino) population within Rialto makes up the majority of the City’s total population at approximately 63‐percent, according to the 2019 American Community Survey 5‐Year Estimates. While all scores are less than 60, higher scores in Figure 3‐51 indicates higher levels of segregation with the White population.

Figure 3‐51: Dissimilarity Index with the White Population in Rialto *Non‐Hispanic Only.
**When a group’s population is less than 1,000 its dissimilarity index may be high even if the group’s members are evenly distributed throughout the area.

Source: Census Scope, Social Science Data Analysis Network Figure 3‐6a shows 2018 racial demographics of the Rialto population in comparison to the surrounding region. As the figure shows, he City of Rialto population is completely made up of 81 percent or more persons who do not identify as White. This is consistent with the demographics of surrounding communities. In comparison, Figure 3‐6b also shows racial demographics but for 2010. The figures show that over 8 years the City has increased its diversity and changed from a majority of its block groups reporting 41‐60 percent Non‐White population to all block groups reporting over 81 percent Non‐White population. The trend is similar to the region where all block groups have increased in Non‐White population, with some Cities such as Rialto experiencing much greater diversification.

3 Allen, James P. and Turner, Eugene. “Changing Faces, Changing Places: Mapping Southern California”. California State University, Northridge, (2002).

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 45.0
Black*
American Indian*
Asian*
Native Hawaiian*
Other*
Two or More Races*
Hispanic
Black* American
Indian* Asian* NativeHawaiian* Other*
Two or
More
Races*
Hispanic
Dissimilarity Index with White
Population 27.7 28.1 28.9 40.6 39.8 19.6 16.7
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐49 Figure 3‐6a: Percent of Non‐White Population in and Around Rialto, 2018 Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐50 Figure 3‐6b: Percent of Non‐White Population in and Around Rialto, 2010 Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐51 The racial and ethnic groups in Rialto with the highest levels of segregation were Native Hawaiian (40.6 percent) and Other (39.8 percent). These scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominately White census tract in order to achieve a more integrated community.  For instance, 40.6 percent of the Native Hawaiian population would need to move into a predominately White census tract areas to achieve “perfect” integration.

As indicated above, a score of 60 or higher indicates a segregated area.  The City does not have any racial or ethnic groups with scores higher than 60.

Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract‐based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:

RECAPs must have a non‐white population of 50 percent or more. Regarding the poverty threshold, neighborhoods of extreme poverty are census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a RECAP if the poverty rate within the neighborhood exceeds 40% or is three or more times the average tract poverty rate for the metropolitan area, whichever threshold is lower.

Location of residence can have a substantial effect on mental and physical health, education opportunities, and economic opportunities. Urban areas that are more residentially segregated by race and income tend to have lower levels of upward economic mobility than other areas. Research has found that racial inequality is thus amplified by residential segregation4 . However, these areas may also provide
different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, or businesses, social networks, and communities to help immigrants preserve cultural identify and establish themselves in new places.  Overall, it isimportant to study and identify these areasin order to understand patterns of segregation and poverty in a City.

Figure 3‐762 below displays the R/ECAP analysis for the City of Rialto and surrounding area. The figure shows there is one racially or ethnically concentrated areas of poverty in the City’s downtown area.

Additionally, there are a number of racially or ethnically concentrated areas of poverty outside the City’s limits. These are especially concentrated east of the City of Rialto.

The City of Rialto is committed to increasing housing mobility opportunities. Section 4 of this Housing Element outlines housing opportunities, affordable housing, and fair housing strategies to increase opportunities to all households.
4 Schulz, A. J., Williams, D. R., Israel, B. A., & Lempert, L. B. (2002). Racial and spatial relations as fundamental determinants of health in Detroit. The Milbank quarterly, 80(4), 677–iv. https://doi.org/10.1111/1468‐0009.00028 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3‐52 Figure 3‐762: R/ECAP Areas, City of Rialto
Source: HUD Affirmitaevly Furthering Fair Housing Data and Mapping Tool, Data Versions: AFFHT0006, June 8, 2021 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐53 Racially or Ethnically Concentrated Areas of Affluence (RCCA) Racially or Ethnically Concentrated Areas of Poverty have long been analyzed and reviewed as a contributing factor to segregation. However, patterns of segregation in the United States show that of all racial groups, the White population is the most severely insulated (separated from other racial groups).  Research also identifies segregation of affluence to be greater than the segregation of poverty. Racial and economic segregation can have significant effects on respective communities, including but not limited to, socioeconomic disparities, educational experiences and benefits, exposure to environmental conditions and crime, and access to public goods and services.

Data used in the analysis of Racially Concentrated Areas of Affluence (RCAA) is from the 2012‐2016 American Community Survey and measured at the census track level. The definition for an RCAA is a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000. The nationwide RCAA analysis identifies the following:
 RCAA tracts have more than twice the median household income of the average tract in their metro area.
 Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.
 RCAAs tracts are more income homogenous than R/ECAPs.  The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate of 48 percent.
 The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average had a poverty rate 3.2 times that of a typical tract.

Overall, RCCAs may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices. Figure 3‐873 shows the City of Rialto does not have any census tracts with a White majority population.

Additionally, Figure 3‐984 does not show any census tracts with a median income greater than $125,000. Therefore, the City of Rialto does not have any identified areas of affluence.. Figure 3‐84 shows the majority of the City earns a median income greater than $87,100, but not greater than $125,000. Lower median incomes are predominantly located around the City’s downtown area, while higher median incomes are located in the northern region of the City. The sites identified as part of the City’s Appendix B: Adequate Sites Analysis are located all throughout Rialto to create new housing opportunities for all income groups across the City.

Table 3‐178 shows local (Rialto) and regional (San Bernardino County) context for the median household income and White population.

Table 3‐178: RCCAs ‐ Median Household Income by Race, Rialto and San Bernardino County Race   Rialto San Bernardino County
Median Income Population Median Income   Population
White   $62,8591 62.9% $64,4161 61.2%
All Households $61,518  ‐‐  $63,362  ‐‐
Source: American Community Survey, 5‐Year Estimates, 2019. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐54 Figure 3‐873: RCAA – White Majority Population, Rialto
Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐55 Figure 3‐984: RCAA – Median Income, Rialto
Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐56

3. Disparities in Access to Opportunity
Regional Opportunity Index (ROI)
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity Index (ROI) intended to help communities understand local social and economic opportunities. The goal of the ROI is to help target resources and policies toward people and places with the greatest need to foster thriving communities. The ROI incorporates both “people” and “place components, integrating economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the factors driving opportunity.” The ROI: People is a relative measure of people's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life as follows:
 Education Opportunity: Assesses people’s relative success in gaining educational assets, in the form of a higher education, elementary school achievement, and regular elementary school attendance.
 Economic Opportunity: Measures the relative economic well‐being of the people in a community, in the form of employment and income level.
 Housing Opportunity: Measuresthe relative residentialstability of a community, in the form of homeownership and housing costs.
 Mobility/Transportation Opportunity: Contains indicators that assess a community’s relative opportunities for overcoming rural isolation.
 Health/Environment Opportunity: Measures the relative health outcomes of the people within a community, in the form of infant and teen health and general health.  Civic Life Opportunity: A relative social and political engagement of an area, in the form of households that speak English and voter turnout.

The ROI: Place is a relative measure of an area's assets in education, the economy, housing, mobility/transportation, health/environment, and civic life.  Education Opportunity: Assesses a census tract's relative ability to provide educational opportunity, in the form of high‐quality schools that meet the basic educational and social needs of the population.
 Economic Opportunity: Measuresthe relative economic climate of a community, in the form of access to employment and business climate.
 Housing Opportunity: Measures relative availability of housing in a community, in the form of housing sufficiency and housing affordability.
 Health/Environment Opportunity: A relative measure of how well communities meet the health needs of their constituents, in the form of access to health care and other health‐ related environments.
 Civic Life Opportunity: Measures the relative social and political stability of an area, in the form of neighborhood stability (living in same residence for one year) and US citizenship.

As Figures 3‐1095 and 3‐1106 show below, the majority of the City of Rialto is classified as low to moderate opportunity. This indicates a low level of relative opportunities that residents achieve as well as low levels of relative opportunities that Rialto provides. While the majority of the census tracts within the City are areas of low to moderate opportunities, there is a census tract in the ROI People Index shown as green or high opportunity. Figure 3‐1095 identifies the lowest and highest 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐57 opportunity census tracts showing that persons living within these two areas have low/high achievement opportunity for economic, health, and housing.

Overall, the City of Rialto is shown as low opportunity, this can be a result of a variety of factors including economy, mobility and/or housing. The Housing Element has identified areas within the City which can reasonably accommodate additional housing, specifically, housing which can be affordable to low and very low‐income households. By increasing stable and affordable housing opportunity, the City hopes to increase opportunity for current and future residents of the City.

Figure 3‐1106 displays the opportunity that different census tracts can provide. The map also notes that majority of the City is classified as low opportunity. The southern region of the City has the highest‐relative opportunity ratings – moderate opportunity. This provides a slightly higher level of opportunity than the rest of the City for civic life, health, and economic opportunity.

Additionally, Table 3‐198 and Figure 3‐1217 below display the Regional Opportunity Index data for the City of Rialto and the State of California. The data shows the following key findings:
 Rialto residents reportedly have lower educational achievements and less access to educational resources. Despite teacher experience being higher than for the State, the elementary truancy and high school discipline rates are greater for the City and students have lower rates of UC/CSU eligibility.
 Rialto residents have lower employment rates and earn less than the State; however, the quality of jobs is greater and job growth is greater than for the State.  Housing stock in Rialto is predominantly owner‐occupied and has a higher level of affordability than the State.
 Rialto households have high access to vehicles and tend to have lower commute times than across the State.
 Environmental conditions are lower in Rialto than for the State. Infant health is a little lower in Rialto, but birth to teens and years of life lost are higher than for the State. The City has less access to health care and supermarkets.
 US citizenship and English speakers are lower in Rialto.  In general, the City of Rialto is considered a low opportunity area. In selecting candidate housing sites, the City considers the need of existing residents to access education, employment, health care, and commercial necessities.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3‐58 Figure 3‐1095: Regional Opportunity Index, People – City of Rialto Source: UC Davis Center for Regional Change and Rabobank, 2014. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3‐59 Figure 3‐1106: Regional Opportunity Index, Place – City of Rialto Source: UC Davis Center for Regional Change and Rabobank, 2014. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐60 Table 3‐189: Opportunity Indicators, Rialto and California ROI Indicator  Rialto  California
Education  People
College Educated Adults 18%  38%
Math Proficiency 64%  70%
English Proficiency 56%  65%
Elementary Truancy 34%  24%
Place
High School Graduation Rate 81%  83%
UC/CSU Eligibility 15%  41%
Teacher Experience 56%  36%
High School Discipline Rate 12%  6%
Economic  People
Employment Rate 85%  89%
Minimum Basic Income 53%  64%
Place
Job Availability 393.32  701.75
Job Quality 41%  40%
Job Growth 11%  3%
Bank Accessibility 0.09  0.24
Housing  People
Home Ownership 67%  55%
Housing Cost Burden 51%  52%
Place
Housing Adequacy 85%  91%
Housing Affordability 0.30  0.19
MobilityPeople
Vehicle Availability 91%  86%
Commute Time 54%  60%
Internet Access 4.44  4
Health/Environmental
Place
Infant Health 94%  95%
Birth to Teens 11%  7%
Years of Life Lost 35.84  29.84
Place
Air Quality 12.93  10.01
Prenatal Care 84%  83%
Access to Supermarket 44%  53%
Health Care Availability 0.45  1.76
Civic Life  People
Voting Rates 19%  31%
English Speakers 83%  88%
Place
US Citizenship 77%  83%
Neighborhood Stability 84%  85%
Source: UC Davis Center for Regional Change and Rabobank, 2014. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐61 Figure 3‐1217: Regional Opportunity Indices, Rialto and California Source: UC Davis Center for Regional Change and Rabobank, 2014.

As Rialto is considered a low opportunity region, the City is committed to implementing policies and programs to encourage new opportunities and access to existing and future residents. Section 4: Housing Plan identifies the strategies the City will explore in order to provide opportunity and housing for persons within the Rialto/San Bernardino County region.

Opportunity Indicators
Opportunity indicators also help inform communities about disparities in access to opportunity. The Department of Housing and Urban Development (HUD) developed the opportunity indicators to help inform communities about disparities in access to opportunity, the scores are based on nationally available data sources and assess resident’s access to key opportunity assets in the City. Table 3‐19 20 provides the index scores (ranging from zero to 100) for the following opportunity indicator indices:
 Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate is determined at the census tract level. The higher the score, the less exposure to poverty in a neighborhood.
 School Proficiency Index: The school proficiency index uses school‐level data on the performance of 4th grade students on state exams to describe which neighborhoods have high‐performing elementary schools nearby and which are near lower performing elementary schools. The higher the score, the higher the school system quality is in a neighborhood.  Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and Education
: People
Economy:

People
Housing:

People
Mobility/
Trans:

People
Health/E
nv:

People
Civic Life:

People
Education
: Place
Economy:

Place
Housing:

Place
Health/E
nv: Place
Civic Life:

Place
Statewide 52.95 68.74 56.26 74.02 94.31 53.7 52.68 14.77 55.19 36.73 80.19 City of Rialto 38.2 58.8 62.59 72.74 92.23 40.58 45 10.65 67.4 21.91 77.02 0 10
20 30
40 50
60 70
80 90
100
Statewide City of Rialto
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐62 educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood.
 Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a three‐person single‐parent family with income at 50% of the median income for renters for the region (i.e. the Core‐Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit.  Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a three‐person single‐parent family with income at 50 percent of the median income for renters for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood.
 Jobs Proximity Index: 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/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood.  Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block‐group.

Table 3‐19 20 below displays the opportunity indices by race and ethnicity for persons living in Rialto.

According to the data, there is poverty among all populations in Rialto, across all racial/ethnic groups. The highest levels of poverty are among persons identifying as Hispanic. All racial/ethnic groups in Rialto report low scores for school proficiency, labor market, low transportation cost, proximity to jobs, and environmental health.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐63 Table 3‐1920: Opportunity Indicators, Rialto
(Rialto, CA
CDBG)
Jurisdiction
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
Total Population
White, Non‐
Hispanic

44.76 31.21 20.73 60.50 44.50 28.32 24.98
Black, Non‐
Hispanic   40.88 28.99 19.69 60.34 45.64 23.87 25.23
Hispanic 34.83 25.79 16.97 63.06 48.09 23.49 23.14
Asian or Pacific
Islander, Non‐
Hispanic

49.21 32.62 24.10 56.18 41.10 28.16 26.35
Native
American,
Non‐Hispanic

37.42 27.74 16.68 62.83 47.42 24.22 22.52
Population Below Federal Poverty Line
White, Non‐
Hispanic

35.96 29.19 18.61 64.37 48.58 27.68 23.96
Black, Non‐
Hispanic   28.23 24.95 15.32 62.57 48.80 20.58 25.65
Hispanic 24.32 21.85 13.76 65.49 52.47 20.34 22.39
Asian or Pacific
Islander, Non‐
Hispanic

21.91 15.13 10.43 65.77 52.93 20.96 23.76
Native
American,
Non‐Hispanic

18.33 27.71 6.53 69.17 54.10 18.96 19.79
Source: Department of Housing and Urban Development, Affirmatively Furthering Fair Housing Online Mapping tool, Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA TCAC/HCD Distribution of Private and Public Resources
Additionally, the Department of Housing and Community Development (HCD) together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence‐based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task force defines opportunities as pathwaysto better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low‐income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐64 the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision‐makersidentify tracts within each region that the research suggests low‐income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice.

As shown in Figure 3‐1328 below the City of Rialto is classified as low to moderate resource areas. The TCAC/HCD Opportunity Map also identifies two areas census tracts ofreporting high segregation and poverty within Rialto. Census tract 35.10 and 37.00 are located in older central areas of the City where residential uses are a small component of the overall land use mix. Census tract 35.10 is largely made up of industrial and commercial uses with about a quarter of the area made up of a mixture of single‐family and multi‐family residential. The single‐family residences in the tract were constructed in the mid‐1900s.

Census tract 37.00, or Downtown Rialto, is one of the oldest tracts in the City. It contains City Hall, downtown commercial uses, schools, a community center, industrial uses adjacent to the railroad, some multi‐family residences, and a mixture of older single‐family residences developed in the mid‐1900s. The City of Rialto is committed to exploring programs and avenuesto increase housing access and opportunity to both existing residents, future residents, and households in nearby areas.

Figure 3‐1328: TCAC/HCD Opportunity Map – City of Rialto Source: California Tax Credit Allocation Committee and Department of Housing and Community Development, 2020 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐65 Opportunity Indicators – Education
The TCAC/HCD Opportunity Area Maps include education data, as illustrated in Figure 3‐14. This data represents opportunity levels based on the following four factors:
 Math proficiency – Percentage of 4th graders who meet or exceed math proficiency standards.  Reading proficiency – Percentage of 4th graders who meet or exceed literacy standards.  High school graduation rates – Percentage of high school cohort that graduated on time.  Student poverty rate – Percentage of students not receiving free or reduced‐price lunch.

As Figure 3‐14 shows, the City is categorized as having lower opportunities for education. There are regions of higher opportunity to the north of the City, but most of the City isshown as having lowerscores.

This is similar to the opportunity scores of surrounding communities. Figure 3‐14 shows that while there are higher opportunity regions further to the west of the City, the San Bernardino region to the east of Rialto is mostly made up of lower scoring communities.

As part of the City’s candidate sites analysis (Appendix B), sites have been identified equally throughout the City as a whole; there are no concentrations of lower income units identified. As such, the future development of affordable housing may occur in regions of the City providing variouslevels of opportunity for education. To provide improved opportunities for existing and future residents, the City has included Program 5A in Section 4: Housing Plan.

Opportunity Indicators – Economy
The TCAC/HCD Opportunity Area Maps include economic data, as illustrated in Figure 3‐15. This data represents opportunity levels based on the following five factors:
 Poverty – Percent of population with income above 200% of federal poverty line.  Adult Education – Percent of adults with a bachelor's degree or above.  Employment – Percent of adults aged 20‐64 who are employed in the civilian labor force or in the armed forces.
 Job Proximity – Number of jobs filled by workers with less than a BA that fall within a given radius (determined by the typical commute distance of low‐wage workers in each region) of each census tract population‐weighted centroid.
 Median Home Value ‐ Value of owner‐occupied units.

As Figure 3‐15 shows, the City is generally made up of moderate economic opportunities. The City’s central region is made up of low to moderate scores, but there are pockets of higher scores and large high‐scoring regions to the north of the City. The City of Rialto fairly resembles the surrounding region in terms of opportunity levels. The neighboring City of Fontana is very similar to Rialto with lower opportunity scores towards the City’s central region and higher scores in the northern and southern region. In contrast, the San Bernardino region is predominantly made up of very low scoring economic opportunities.

As part of the City’s candidate sites analysis (Appendix B), sites have been identified equally throughout the City as a whole; there are no concentrations of lower income units identified. As such, the future development of affordable housing may occur in regions of the City providing variouslevels of opportunity for economic achievement. To provide improved opportunities for existing and future residents, the City has included Program 5A in Section 4: Housing Plan.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐66 Figure 3‐14: TCAC/HCD Opportunity Map – Education Score

Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐67 Figure 3‐15: TCAC/HCD Opportunity Map – Economic Score
Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐68 Access to Transit
AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service.  According to the data provided in Table 3‐210, Rialto scored a 6.0 AllTransit performance score, illustrating a moderate to high combination of trips per week and number of jobs accessible that enable a moderate number of people to take transit to work. By comparison, the cities of Fontana, Colton, and San Bernardino scored lower AllTransit scores. The city of San Bernardino is the only nearby city which scored higher than Rialto, with an AllTransit score of 6.7.

Table 3‐201: Opportunity Indicator – Transit
Jurisdiction
AllTransit
Performance
Score
Transit Trips
Per Week
within 1/2
Mile
Jobs Accessible
in 30‐min trip
Commuters
Who Use Transit
Transit Routes
within 1/2
Mile
Fontana 5.5 1,592 46,136 1.99% 4
Rialto  6.0  1,147  44,123  1.98%  2
San Bernardino 6.7 2,483 74,028 2.38% 6
Colton 5.9 1,715 84,703 1.7% 3
San Bernardino
County 4.4 1,098 44,660 1.57% 3
Source: All transit, American Community Survey 2019.

Figure 3‐1639: AllTransit Performance Score – City of Rialto Source: AllTransit Metrics, ACS 2017.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐69 Environmental Justice
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviro Screen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviro Screen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of certain ethnicities and lowersocioeconomic statusto environmental pollutants.

Figure 3‐1740 below displays mapped results of the CalEnviro Screen in Rialto and surrounding region.

The map shows that all of the City is primarily high scoring. High scores signify high pollution burdens in the City. Table 3‐212 below identifies the census tract with the highest burden percentile and Table 3‐232 identifies the census tract with the lowest burden percentile; both census tracts are outlined in blue.

Table 3‐212: CalEnviro Screen 3.0 – Census Tract 6071004004, Rialto Pollutant  Percentile*    Health Risk/Burden  Percentile* Ozone 100 Asthma 63
PM 2.5 78 Low Birth Weight 87
Diesel 98 Cardiovascular Rate 64
Pesticides 93 Education 85
Toxic Releases 67 Linguistic Isolation 68
Traffic 7 Poverty 79
Drinking Water 94 Unemployment 79
Cleanups 96 Housing Burden 17
Groundwater Threats 98
Hazardous Waste 99
Impaired Water 15
Solid Waste 99
*Percentile derived using a weighted scoring system to determine average pollution burden/ socioeconomic scores relative to other census tracts.

Source: CalEnviro Screen 3.0 Map Tool, June 2018 Update. Accessed June 8, 2021.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐70 Table 3‐223: CalEnviro Screen 3.0 – Census Tract 6071003605, Rialto Pollutant  Percentile*    Health Risk/Burden  Percentile* Ozone 98 Asthma 50
PM 2.5 93 Low Birth Weight 69
Diesel 77 Cardiovascular Rate 55
Pesticides 0 Education 72
Toxic Releases 70 Linguistic Isolation 64
Traffic 19 Poverty 70
Drinking Water 84 Unemployment 76
Cleanups 0 Housing Burden 71
Groundwater Threats 0
Hazardous Waste 0
Impaired Water 0
Solid Waste 0
*Percentile derived using a weighted scoring system to determine average pollution burden/ socioeconomic scores relative to other census tracts.

Source: CalEnviro Screen 3.0 Map Tool, June 2018 Update. Accessed June 8, 2021. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3‐71 Figure 3‐1740: CalEnviro Screen, City of Rialto Region
Source: CalEnviro Screen 3.0 Map Tool, June 2018. Accessed June 29, 2021.

Identified Census Tracts with the highest/lowest
pollution burden
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐72

4. Analysis of Federal, State, and Local Data and Knowledge A variety of factors affect housing needs for different households. Most commonly, disability, household income and household characteristics shape the type and size of housing units needed, as well as accessibility based on existing units in a City. Table 3‐234 through 3‐301 display data for demographic characteristics of Rialto, as compared to the County of San Bernardino and the State of California. A detailed analysis of the Rialto community demographics is outlined in Section 2: Community Profile of this Housing Element.

Table 3‐234 displays the data for persons with disabilities in the City, County, and State. Overall, about 10 percent of the California population reports having at least one disability. Both the County and City have similar demographics with 11 percent and 9.5 percent reporting a disability, respectively. Of the Rialto residents who report a disability, those with an ambulatory disability represent the largest percentage.

The County and State both also have the highest percentage of persons with ambulatory difficulties. Ease of reasonable accommodation procedures and opportunity for accessible housing can provide increased housing security for the population with disabilities.

Table 3‐234: Population by Disability Type, Compared by Geography Disability  City of Rialto  County of San Bernardino  State of California Hearing Difficulty 1.9% 2.9% 2.9%
Vision Difficulty 1.8% 2.2% 2%
Cognitive Difficulty 4.3% 4.6% 4.3%
Ambulatory Difficulty 5.5% 6.3% 5.8%
Self‐Care Difficulty 2.6% 2.6% 2.6%
Independent Living Difficulty 4.9% 5.7% 5.5%
Total with a Disability  9.5%  11%  10.6%
Source: American Community Survey, 5‐Year Estimates, 2019.

Figure 3‐1851 shows the population with at least one disability throughout the City and neighboring communities. As illustrated, the majority of the City has census tracts with less than 10 percent of the population reporting a disability. A few census tracts in the center of the city and in the southern region have higher percentages with up to 10 to 20 percent of the census tract population reporting a disability.

Candidate sites have been identified in census tracts reporting larger populations of disabled individuals.

The addition of affordable housing in these areas can be of benefit when paired with or located near commercial necessities and services.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐73 Figure 3‐1851: Rialto Population with a Disability
Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐74 Table 3‐245 and 3‐256 display household types and income data for the City, County, and State. Overall, the City has the largest percentage of family households compared to the County and the State; this includes family households and those with related children under the age of 18. Of the three jurisdictions, the State has the largest percentage of non‐family households and households with at least one person over the age of 60.

Regarding household income, the City has a lower median household income compared to the County and the State. As Table 3‐256 shows, about half of Rialto’s households earn incomes between $35,000 and $99,999. Households earning over $100,000 represent 24.5 percent in the City, 28.5 percent in the County, and 37.7 percent in the State.

Table 3‐245: Population by Familial Status, Compared by Geography Familial Status  City of Rialto  County of San Bernardino  State of California Family Households 82.6% 76.5% 68.7%
Married‐Couple Family Households 54% 52.1% 49.8%
With Related Children <18 Years 50.8% 41.4% 34%
Non‐Family Households 17.4% 23.5% 31.3%
Households with One or More People
65 Years+

36.4% 37.2% 39.1%
Total Households  26,033  636,041  13,044,266
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 3‐256: Household by Income, Compared by Geography Household Income  City of Rialto  County of San Bernardino  State of California Less than $10,000 3.9% 5.0% 4.8%
$10,000‐$14,999 3.9% 4.6% 4.1%
$15,000‐$24,999 9.4% 8.6% 7.5%
$25,000‐$34,999 8.9% 9.1% 7.5%
$35,000‐$49,999 12.9% 12.2% 10.5%
$50,000‐$74,999 21.0% 18.1% 15.5%
$75,000‐$99,999 15.5% 13.9% 12.4%
$100,000‐$149,999 15.8% 16.0% 16.6%
$150,000‐$199,999 6.2% 7.1% 8.9%
$200,000 or More 2.5% 5.4% 12.2%
Median Income  $61,518  $63,362  $75,235
Source: American Community Survey, 5‐Year Estimates, 2019.

Figure 3‐1962 below shows the propensity of married‐couple households throughout the City. As illustrated, the northern and southern regions of the City have a near majority representation of married‐ couple households, while the region around Rialto’s downtown reports 20 to 40 percent. The data is similar for children living in married‐couple house, as shown in Figure 3‐17203. Figure 3‐18421 shows higher percentages of children living in female‐headed households towards the center of the City, with one census tract reporting 40 to 60 percent of children living in female‐headed households. The City of Rialto has very low percentages of persons living alone; all census tracts report less than 20 percent persons living alone (Figure 3‐19225).
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐75 Figure 3‐1962: Married‐Couple Households, Rialto
Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐76 Figure 3‐17203: Children in Married‐Couple Households, Rialto Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐77 Figure 3‐18214: Children in Female‐Headed Households, Rialto Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐78 Figure 3‐19225: Individuals Living Alone, Rialto
Source: California Department of Housing and Community Development – AFFH Data Viewer 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐79 Table 3‐267 displays data for households experiencing overpayment or cost burden in the City, County, and State. Displacement is a potential consequence of high housing cost which may also result in limited access to essential goods and employment. Among the jurisdictions compared, the percentage of households that experience a cost burden greater than 30 percent is highest in the City by a small percentage. Cost burden over 50 percent is approximately the same for the City, County, and State.

Increased opportunity for affordable housing and housing assistance funds help to prevent cost burden on households.

Table 3‐267: Household by Overpayment, Compared by Geography Overpayment/Cost Burden  City of Rialto  County of San Bernardino  State of California Cost Burden > 30% 41.8% 40.1% 40.1%
Cost Burden > 50% 19% 19% 19.4%
Cost Burden Not Available 0.7% 1.5% 1.4%
Source: Consolidated Planning/CHAS Data, 2013‐ 2017.

Table 3‐278 displays data for household tenure (owner versus renter) for the City, County, and State.

Homeownership is a crucial foundation for helping families with low incomes build strength, stability, and independence. The opportunity for transition into the homebuyer’s market is important for persons and households in different communities, homeownership allows for increased stability and opportunity to age in place. Table 3‐278 shows that the City has the highest rate of homeownership compared to the County and State.

Table 3‐298 displays data for overcrowding in the City, County, and State. Overcrowding is defined as between 1.01 and 1.5 persons per room in a household, and severe overcrowding is defined as more than

1.51 persons per room. Overcrowding often occurs when nonfamily members combine incomes to live in one household, such as college students and roommates, it also occurs when there are not enough size‐ appropriate housing options for large or multigenerational families. The City experiences higher rates of overcrowding and severe overcrowding compared to the County and the State. Overcrowding is also shown to occur more often in renter households rather than owner households. In Rialto, owner households that are severely overcrowded represent 1.9 percent of all households, while renter households that are severely overcrowded represent 5.9 percent of all households.

Table 3‐278: Household by Tenure, Compared by Geography Household Tenure  City of Rialto  County of San Bernardino  State of California Owner Households 63.4% 59.8% 54.8%
Renter Households 36.6% 40.2% 45.2%
Total Occupied Housing Units  26,033  636,041  13,044,266 Source: American Community Survey, 5‐Year Estimates, 2019. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐80 Table 3‐298: Households by Overcrowding, Compared by Geography Overcrowding and Tenure  City of Rialto  County of San Bernardino  State of California Owner Households
Overcrowded 8.5% 4.1% 3%
Severely Overcrowded 1.9% 1.3% 1%
Renter Households
Overcrowded 17.3% 9.9% 8.1%
Severely Overcrowded 5.9% 4% 5.3%
Source: American Community Survey, 5‐Year Estimates, 2019.

Housing Stock in Rialto
Tables 3‐29 30 and 3‐310 display comparative housing stock data for the City, County, and State. Table 3‐ 29 30 below shows data for occupied housing units by type. A variety of housing stock provides increased opportunity in communities for different household sizes and types. The majority (70.8 percent) of housing stock in Rialto is classified as one‐unit, detached housing, orsingle‐family housing and 8.9 percent of Rialto’s housing stock includes at least 10 units. The County has a very similar housing stock with 70 percent single‐family units and 9.5 percent multi‐family developments with at least 10 units. In comparison, the State has 57.7 single‐family housing units and about 17 percent multi‐family developments with at least 10 units.

Table 3‐2930: Occupied Housing Units by Type, Compared by Geography Housing Unit Type  City of Rialto  County of San Bernardino  State of California 1, Detached 70.8% 70.7% 57.7%
1, Attached 2% 3.9% 7%
2 Units 0.5% 1.5% 2.4%
3 or 4 Units 7.1% 4.5% 5.5%
5 to 9 Units 4.3% 4% 6%
10 to 19 Units 2.8% 3.1% 5.2%
20 or More Units 6.1% 6.4% 12.3%
Mobile Home or Other Type of Housing 6.4% 5.8% 3.8%
Source: American Community Survey, 5‐Year Estimates, 2019.

Table 3‐301 below displays housing stock by year built for the City, County, and State. Older housing generally requires more upkeep, regular maintenance and can cause a cost burden on both renters and homeowners. A majority of the City’s housing stock was built between 1960 and 1989 (61.3 percent). The County has a similar history of residential development, with over half built in the same decades. Overall, increased numbers of older housing can lead to displacement, cost burden, and substandard living conditions.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐81 Table 3‐301: Housing Unit by Type, Compared by Geography Housing Unit Type  City of Rialto  County of San Bernardino  State of California Built 2014 or later 0.3% 1.6% 1.7%
Built 2010 to 2013 2.4% 1.9% 1.7%
Built 2000 to 2009 5.7% 14.1% 11.2%
Built 1990 to 1999 13.3% 13.1% 10.9%
Built 1980 to 1989 32% 22.7% 15%
Built 1970 to 1979 15.5% 17.2% 17.6%
Built 1960 to 1969 13.8% 10.4% 13.4%
Built 1950 to 1959 13.6% 11.5% 13.4%
Built 1940 to 1949 1.1% 3.9% 5.9%
Built 1939 or earlier 2.3% 3.6% 9.1%
Source: American Community Survey, 5‐Year Estimates, 2019.

5. Displacement Risk
The potential for economic displacement risk can result from a variety of factors, including large‐scale development activity, neighborhood reinvestment, infrastructure investments, and changes in local and regional employment opportunity. Economic displacement can be an inadvertent result of public and private investment, where individuals and families may not be able to keep pace with increased property values and market rental rates.

Urban Displacement
The UC Berkeley Urban Displacement Project developed a neighborhood change database to map neighborhood transformations and identify areas vulnerable to gentrification and displacement. This data was developed to assist local decision makers and stakeholders better plan for existing communities and provide additional resources to areas in need or at‐risk of displacement and gentrification. The displacement typologies and the criteria used to identify each category are listed in Table 3‐32 with the census tracts identified in each.

Table 3‐32 and Figure 3‐23 show a number of low‐income census tracts with susceptibility to displacement. These census tracts are located towards the City’s central region. The development of new housing units in areas marked susceptible to displacement may create new opportunities for existing residents to access housing affordable to low and very low income households, as well as create new opportunities for employment and community resources. The northern region of the City also shows a large area of stable/advanced exclusivity. The remaining census tracts in the City are mostly made up of stable moderate/mixed‐incomes. As Figure 3‐23 also shows, candidate sites have been identified throughout the City. A large portion of moderate‐income units have been identified in the northern region of the City in the “Stable/Advanced Exclusive” area due to existing Specific Plans. A majority of lower income units have been identified in census tracts identified as “Stable Moderate/Mixed Incomes” and around the City’s downtown. Given the City’s downtown area is identified as having lower access to services and resources, Program 5A is included in Section 4 to facilitate the creation of additional opportunities for existing and future residents.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐82 Table 3‐32: Displacement Typology Criteria and Rialto Census Tracts Modified Types and Criteria  Rialto Census Tracts
Low‐Income/Susceptible to Displacement
 Low or mixed low‐income tract in 2018.

37.00 34.05

34.04 43.02
Ongoing Displacement of Low‐Income Households
 Low or mixed low‐income tract in 2018.
 Absolute loss of low‐income households, 2000‐2018.
‐‐
At Risk of Gentrification
 Low or mixed low‐income tract in 2018.
 Housing affordable to low or mixed low‐income households in 2018.  Didn’t gentrify 1990‐2000 OR 2000‐2018.
 Marginal change in housing costs OR Zillow home or rental value increases in the 90th percentile between 2012‐2018.
 Local and nearby increases in rent were greater than the regional median between 2012‐2018 OR the 2018 rent gap is greater than the regional median rent gap.
‐‐
Early/Ongoing Gentrification
 Low or mixed low‐income tract in 2018.
 Housing affordable to moderate or mixed moderate‐income households in 2018.
 Increase or rapid increase in housing costs OR above regional median change in Zillow home or rental values between 2012‐2018.  Gentrified in 1990‐2000 or 2000‐2018.
‐‐
Advanced Gentrification
 Moderate, mixed moderate, mixed high, or high‐income tract in 2018.  Housing affordable to middle, high, mixed moderate, and  mixed high‐ income households in 2018.
 Marginal change, increase, or rapid increase in housing costs.  Gentrified in 1990‐2000 or 2000‐2018.
‐‐
Stable Moderate/Mixed Income
 Moderate, mixed moderate, mixed high, or high‐income tract in 2018.

27.05 35.03

35.05 35.06

35.07 35.09

35.10 36.03

36.05 36.09

36.06 40.04

36.12 38.03

38.04 36.07

38.01 At Risk of Becoming Exclusive
 Moderate, mixed moderate, mixed high, or high‐income tract in 2018.  Housing affordable to middle, high, mixed moderate, and  mixed high‐ income households in 2018.
 Marginal change or increase in housing costs.

34.03 39.00
Becoming Exclusive
 Moderate, mixed moderate, mixed high, or high‐income tract in 2018.  Housing affordable to middle, high, mixed moderate, and  mixed high‐ income households in 2018.
 Rapid increase in housing costs.
 Absolute loss of low‐income households, 2000‐2018.
 Declining low‐income in‐migration rate, 2012‐2018.
 Median income higher in 2018 than in 2000.
‐‐
Stable/Advanced Exclusive
 High‐income tract in 2000 and 2018
 Affordable to high or mixed high‐income households in 2018.  Marginal change, increase, or rapid increase in housing costs.

27.06 27.03

27.04 23.06
Source: Urban Displacement Project, University of California Berkeley (2021). 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐83 Figure 3‐23: Gentrification and Displacement in Rialto
Source: Urban Displacement Project, University of Berkeley (2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐84 Assisted Units “At-Risk” of Conversion
Affordable covenants help to ensure that certain housing units remain affordable for an extended period of time. Covenants help balance the housing market in a community and provide lasting affordable options to low and very low‐income households.

Table 3‐331 below provides a list of 1,037 housing units with affordability covenants, of which 287 housing units are at‐risk of converting to market‐rate between 2021 and 2031. Consistent with the requirements to analyze the impacts of the potential conversion of these unitsto market‐rate units, thissection provides an analysis of preservation of assisted housing units at‐risk of conversion.

Jurisdictions are required by State Housing Element Law to analyze government‐assisted housing that is eligible to convert from lower income to market rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy or mortgage insurance to an assisted housing development. Government assisted housing may convert to market rate housing for several reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. This section will provide:
 An inventory of assisted housing units that are at risk of converting to market‐rate housing,  An analysis of the costs of preserving and/or replacing these units,  Resources that could be used to preserve at‐risk units,  Program efforts for preservation of at‐risk housing units, and  Quantified objectives for the number of at‐risk units to be preserved during the Housing Element planning period.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐85 Table 3‐331: City of Rialto Assisted Housing Covenants (2021‐2031) Project Name  Assisted
Units  Total Units  Assistance Program
Earliest Possible
Date of Conversion
Federally Assisted Units
Southpointe Villa
302 W. Merrill (1‐bdr units)
99 100 Section 8 June 2041
Willow Village
1150 N. Willow
100 100 Section 8 December 2033
Greentree Senior Apartments
245 E. First St.
270 272 LIHTC December 2030
Nonprofit Units
TELACU La Paz
164 W. Merrill Ave. (1‐bdr units)
69 70 PRAC/202 2061
TELACU Tierra Serrano
773 W. Foothill Blvd.
74 75 PRAC/202/HOME February 2032
TELACU Rio Alto Senior Apartments
545 Bloomington Ave. (1‐bdr units)
74 75 PRAC/202 2067
Citrus Grove Apartments
1432 N. Willow Ave.
(100 2‐bdr units, 52 3‐bdr units)
150 152 LIHTC 2062
Citrus Grove – Phase #2 41 42 LMH, TC 2065
Vista Cascade
433 W. Cascade Dr.
(38 2‐bdr units, 4 3‐bdr units)
41 42 LIHTC December 2024
Ramrod Mobile Home Park
1010 N. Terrace Ave.
101 202
Former RDA/Non‐
Housing Funds
Held by nonprofit
2031
The Crossing (Natl. CORE)
177 West South Street
99 100 LIHTC
Held by nonprofit
2029
Park Place Rialto
385 W. Jackson St.
30 32 LIHTC/former RDA December 2026
Renaissance Villages (Natl. CORE)
220 N. Glenwood
143 144 LIHTC/former RDA 2069
Park Place #2 8 8
Former RDA &
NSP
December 2026
Park Place #3 8 8 NSP December 2028
Total Units  1,037  1,049

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐86 Inventory of At-Risk Units
There are several assisted housing units in Rialto at‐risk of converting to market‐rate between 2021 and 2031. These units are listed in Table 3‐342.

Table 3‐342: Units “At‐Risk” of Conversion (2021‐2031)
Project Name
Assisted
Units
Total Units
Assistance
Program
Earliest Possible
Date of Conversion
Nonprofit Units
Vista Cascade
433 W. Cascade Dr.
(38 2‐bdr units, 3 3‐bdr units)
41 42 LIHTC December 2024
Ramrod Mobile Home Park1
1010 N. Terrace Ave.
101 202
Former RDA/Non‐
Housing Funds
Held by nonprofit
2031
The Crossing (Natl. CORE)
177 West South Street
(48 2‐bdr units, 51 3‐bdr)
99 100 LIHTC
Held by nonprofit
2029
Park Place #21 8 8
Former RDA &
NSP
December 2026
Park Place #31 8 8 NSP December 2028
Greentree Senior Apartments
245 E. First St.
270 272 LIHTC December 2030
Total Units 257527 259531

1. Breakdown of number of units by bedrooms is unavailable – units assumed at one‐bedroom.

The City has provided policy programsin Section 4: Housing Plan that addressthe preservation of the units listed in the table above.

Cost of Preservation of Units
While there are many options to preserving units including providing financial incentives to project owners to extend lower income use restrictions, purchasing affordable housing units by a non‐profit or public agency, or providing local subsidies to offset the difference between the affordable and market rate units, the strategy considered below is to provide local rental subsidy to residents. The rent subsidy would provide financial assistance to residents if their affordable units converted to market rate. To determine the subsidy needed, Fair Market Rents were compared to market rate rents.

Table 3‐353: 2022 HUD Fair Market Rent
Size of Unit  Fair Market Rent
Efficiency $1,062
1‐Bedroom $1,202
2‐Bedroom $1,509
3‐Bedroom $2,065
4‐Bedroom $2,542
Source: HUD FY 2022 Fair Market Rent Documentation System – Riverside‐San Bernardino‐Ontario MSA
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐87 Table 3‐364: Estimated Monthly Subsidy to Preserve “At‐Risk” Units Unit Size
Monthly Rents  Number of
Units At‐
Risk
Difference  Monthly
Subsidy  Fair Market  Annual Subsidy
Rents1
Market
Rate2
Efficiency $1,062 $1,165 0 $0 $0 $0
1‐Bedroom $1,202 $1,581 277117 $379 $379 $104,983
$44,343 $1,259,796 $532,116
2‐Bedroom $1,509 $1,882 19686 $373 $373 $73,108
$32,078 $877,296 $384,936
3‐Bedroom $2,065 $2,349 5454 $284 $284 $15,336
$15,336 $184,032 $184,032
4‐Bedroom $2,542 NA 0 $0 $0 $0
TOTAL  $2,321,124
$1,101,084
Source:

1. HUD FY 2022 Fair Market Rent Documentation System – Riverside‐San Bernardino‐Ontario MSA

2. Kimley‐Horn and Associate Analysis – based on apartments listed for rent across nine properties on August 11, 2021.

Cost of Replacement of Units
The City of Rialto can also consider the cost of replacing the units with new construction. Construction cost estimates include all hard and soft costs associated with construction in addition to per unit land costs. The analysis assumes the replacement units are apartments with concrete block with steel frame buildings and parking provided on‐site. Square footage estimates are based on estimated size of units to be replaced and assume housing units are developed on multi‐family zoned properties. Land costs have been determined on a per unit basis.

Table 3‐357: Replacement Cost by Unit Type
Size of Unit  Cost Per Square Foot1  Average Square Foot/Unit2  Replacement Cost/Unit3 Efficiency $131.24 567 $74,413
1‐Bedroom $131.24 754 $98,955
2‐Bedroom $131.24 948 $124,416
3‐Bedroom $131.24 1,143 $150,007
4‐Bedroom $131.24 NA NA
Source:

1. International Code Council – August 2020 Report.

2. Kimley‐Horn and Associate Analysis – based on apartments listed for rent across nine properties on August 11, 2021.

3. Includes financing and land acquisition costs of $30,000 per unit.

Table 3‐386: Replacement Cost of “At‐Risk” Units
Size of Unit  Replacement Cost/Unit  Number of Units  Total Replacement Cost Efficiency $74,413 0 $0
1‐Bedroom $98,955 277117 $27,410,535 $11,577,735
2‐Bedroom $124,416 19686 $24,385,536 $10,699,776
3‐Bedroom $150,007 5454 $8,100,378 $8,100,378
4‐Bedroom NA 0 $0
TOTAL  $59,896,449 $30,377,889
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐88 Resources to Preserve At-Risk Units
A variety of programs exist to help cities acquire, replace, or subsidize at‐risk affordable housing units.

The following summarizes financial resources available:
 Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment and economic opportunity for principally low‐  and moderate‐income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements and public services.  HOME Investment Partnership – Local jurisdiction can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include housing acquisition, rehabilitation, and development, homebuyer assistance, and rental assistance.  Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance paymentsto owners of private, marketrate units on behalf of very low‐income tenants, senior citizens, disabled and/or handicapped persons, and other individuals for securing affordable housing.
 Section 202/811 Program – Non‐profit and consumer cooperatives can receive no‐interest capital advancesfrom HUD under the Section 202 program forthe construction of very low‐income rental housing with the availability of supportive services for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.  California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation or new construction of rental housing that includes affordable rents for low‐ and moderate‐income families and individuals. One of the programs is the Preservation Loan program which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multifamily housing projects.  Low‐Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low‐income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
 California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multifamily affordable housing lender whose mission is to increase the availability of affordable housing for low‐income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐89 Qualified Entities to Preserve
The following organizations have the experience and capacity to potentially assist in preserving at‐risk units:
 Century Housing
 Coalition for Economic Survival
 Community Partnership Development
Corporation
 Housing Corporation of America
 Jamboree Housing Corporation
 Neighborhood Housing Services of the
Inland Empire (NHSIE)
 Nexus for Affordable Housing, Inc.
 Poker Flats Investors LLC
 American Family Housing
 Southern California Housing
Development Corporation
 Be.group
Quantified Objectives
Housing Element law requires that cities establish the maximum number of units that can be preserved over the planning period. The City’s objective its to preserve the 257 affordable housing units “at‐risk” of converting to market rate through policy programs provided in Section 4: Housing Plan.

SB 330
Effective January 1, 2020, Senate Bill 330 (SB 330) aims to increase residential unit development, protect existing housing inventory, and expedite permit processing. Under this legislation, municipal and county agencies are restricted in ordinances and polices that can be applied to residential development. The revised definition of “Housing Development” now contains residential projects of two or more units, mixed‐use projects (with two‐thirds of the floor area designated for residential use), transitional, supportive, and emergency housing projects. SB 330 sets a temporary 5‐year prohibition of residential density reduction associated with a “housing development project”, from January 1, 2020, to January 1, 2025. For example, during this temporary prohibition, a residential triplex cannot be demolished and replaced with a duplex as this would be a net loss of one unit.

The City has not identified any two sites as part of its housing sites strategy that each have one existing single‐family residencehave existing residential uses, as outlined in Appendix B’s Sites Analysis. The two sites are included in the Sites Analysis following a request by the property owner to include six of his properties – they are identified as Randall Avenue Sites. The two properties are proposed as part of the Sites Analysis to be rezoned to accommodate up to 30 dwelling units per acre; thus, creating potential for 10 total dwelling units, including 6 affordable to very low and low income households.  All other sites identified within this element are either vacant or have existing non‐residential uses with a propensity to redevelop as housing.

6. Assessment of Contributing Factors to Fair Housing in Rialto In addition to the identified AI impediments and as detailed above, the City of Rialto experiences the following contributing factors to fair housing:
 There is one racially or ethnically concentrated census tracts (R/ECAPS) within Rialto as identified by HUD. These identified census tracts have at least 50 percent non‐white populations with a 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐90 poverty rate that exceeds 40 percent and/or is three or more times the average tract poverty rate for the metropolitan area.
 The UC Davis Regional Opportunity Index shows that the majority of residents within Rialto have low to moderate achievement opportunities and access to opportunities. Additionally, analysis of the TCAC/HCD Opportunity Area Maps show that the majority of the City is categorized as low to moderate resource, meaning there is low access to essential resources for existing residents.  Public Investment in Specific Neighborhoods – The City of Rialto has two census tracts with high segregation and poverty (Figure 3‐12) and the ROI lowest opportunity ratings (Figure 3‐9 and 3‐ 10). These census tracts are also shown as having higher environmental burdens in the CalEnviroScreen map in Figure 3‐14. As noted in Section 3.C.3, these census tracts have lower percentages of residential uses. The majority of the census tracts are made up of industrial and downtown commercial uses, including government facilities such as City Hall. The existing residential uses are older and date back to when the City was first established. Residential uses mostly include single‐family residences and some multi‐family developments. Programs are included in Section 4 to provide for additional resources and engagement with the communities of these census tracts in order to ensure their housing needs and access to opportunities are met and addressed.
 Availability of Affordable Housing – Section 2 of this Housing Element provides data on household and economic characteristics. At 10.6 percent the City has the highest unemployment rate in the region. Additionally, 39 percent of households earn an annual income below $50,000.

In comparison, the City has 1,049 total deed‐restricted affordable housing units. Programs are included in Section 4 to continue preserving deed‐restricted affordable units, as well asimproving economic opportunities and addressing housing needs of the community.  Opportunities for Persons with Disabilities – Affordability, design, location, and discrimination limit the supply of housing for persons with disabilities. Amendments to the Fair Housing Act, as well asstate law, require ground‐floor units of new multi‐family construction with more than four units to be accessible to persons with disabilities. However, units built prior to 1989 are not required to be accessible to persons with disabilities. As provided in Section 2.G.4 of this Housing Element, approximately 78 percent of the City’s housing stock was built prior to 1990 creating challenges in finding adequate and accessible housing for persons with disabilities. Programs are included in Section 4 to provide for additional opportunities for persons with disabilities.

7. Analysis of Sites Pursuant to AB 686
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing.  The site identification requirement involves not only an analysis of site capacity to accommodate the RHNA (provided in Appendix B), but also whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐91 Figures 3‐24016 through 3‐2951 below identify the sites to accommodate future housing, as identified in the adequate sites analysis, overlaid on demographic data using AFFH data layers for segregation and integration provided through HCD’s AFFH data and mapping resources.  Figure 3‐24016 – Rialto Proposed RHNA Sites, Hispanic/Latino, 2018  Figure 3‐25117 – Rialto Proposed RHNA Sites, Non‐White Population 2018  Figure 3‐26218 – Rialto Proposed RHNA Sites, Low and Moderate Income, 2015  Figure 3‐27319 – Rialto Proposed RHNA Sites, R/ECAP Areas  Figure 3‐2840 – Rialto Proposed RHNA Sites, RCAAs
 Figure 3‐2951 – Rialto Proposed RHNA Sites, TCAC Opportunity Areas Figure 3‐24016 showsthe proposed candidate sites to meet the RHNA for Rialto in relation to the location of residents of Hispanic origin. These sites take into consideration access to vital goods, services, and public transportation and are therefore ideal areasfor the City to focus much of itsfuture housing growth.

It is anticipated that accessory dwelling unit (ADU) growth, including growth for affordable ADUs, will occur in the less dense areas of the community.  Figure 3‐24016 shows the following findings:
 65 proposed sites to accommodate the RHNA allocation (totaling 6,375 potential units, or 39% of the total potential units) are located within block groupsthat have a percentage of the population that identifies as Hispanic between 40 and 60 percent. Of those units, 58 are proposed as affordable to low and very low incomes.
 181 proposed sites to accommodate the RHNA allocation (totaling 6,522 potential units, or 40% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 60 and 80 percent. Of those units, 2,659 are proposed as affordable to low and very low incomes.
 69 proposed sites to accommodate the RHNA allocation (totaling 3,343 potential units, or 21% of the total potential units) are located within block groupsthat have a percentage of the population that identifies as Hispanic above 80 percent. Of those units, 1,828 are proposed as affordable to low and very low incomes.

Figure 3‐24 shows that in general the City has a high Hispanic/Latino population. A majority of sites affordable to lower income households have been identified along the City’s central corridor, which shows the highest percentage of Hispanic/Latino population. These sites have been identified in this location as they provide the highest access to transportation and services. Moderate income sites have been identified in the northern region of the City, which reports the lowest percentage of Hispanic/Latino population, as the entitled Specific Plan located in this region permits for lower density residential developments. Transit scores in the City’s northern region are currently rated very low. In identifying lower income sites along the City’s main corridor, the City seeks to revitalize the area and facilitate the development of mixed income residential projects in conjunction with new community opportunities.

Additionally, while sites have been identified as various affordability levels through the candidate sites analysis, housing developers will be encouraged to include affordable components to residential projects throughout the City. Section 4 includes a number of programs which address fair housing factors, encourage the development of affordable units and mixed income developments, and programs which seek to improve access to opportunities for existing and future residents. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐92 Figure 3‐24016: Rialto Proposed RHNA Sites, Hispanic/Latino, 2018 Sources: City of Rialto, HCD AFFH Data Viewer (October 2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐93 Figure 3‐25117 shows the proposed candidate sites to meet the RHNA for Rialto in relation with census data showing the percentage of the population within each block group that is Non‐white. Figure 3‐25117 shows the following findings:
 57 proposed sites to accommodate the RHNA allocation (totaling 6,260 potential units, or 39% of the total potential units) are located within block groupsthat have a percentage of the population that identifies as Non‐White between 60 and 80 percent. None are proposed as affordable to low and very low incomes.
 258 proposed sites to accommodate the RHNA allocation (totaling 9,980 potential units, or 61% of the total potential units) are located within block groups that have a percentage of the population that identifies as Non‐White above 80 percent. Of those units, 4,545 are proposed as affordable to low and very low incomes.

Figure 3‐25 shows the City has a very diverse population with most of the City reporting a population that identifies as Non‐White of 80 percent or more. The northern portion of the City includes a region that reports 60 to 80 percent Non‐White residents; however, this area is currently undeveloped vacant land.

An existing Specific Plan currently overlays the region and will result in the development of low to moderate density residential uses. As such, the candidate sites analysis has identified most sites in the northern region as affordable to moderate income households. As the area develops, the City will encourage the development of affordable component to provide for additional opportunities to all economic segments of the community. Section 4 includes a number of programs which address fair housing factors, encourage the development of affordable units and mixed income developments, and programs which seek to improve access to opportunities for existing and future residents.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐94 Figure 3‐25117: Rialto Proposed RHNA Sites, Non‐White, 2018 Sources: City of Rialto, HCD AFFH Data Viewer (October 2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐95 Figure 3‐26218 shows location of proposed candidate sites to meet the RHNA for Rialto in comparison with census data showing the percentage of the population within each block group who is categorized as low income or moderate income by the American Community Survey. Figure 3‐26218 shows the following findings:
 57 proposed sites to accommodate the RHNA allocation (totaling 6,260 potential units, or 39% of the total potential units) are located within block groupsthat have a percentage of the population that identifies as low‐and moderate‐income below 10 percent. Of those units, none are proposed as affordable to low and very low incomes.
 5 proposed sites to accommodate the RHNA allocation (totaling 32 potential units, or 0.2% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income between 10 and 25 percent. Of those units, none are proposed as affordable to low and very low incomes.
 107 proposed sites to accommodate the RHNA allocation (totaling 5,365 potential units, or 33% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income between 25 and 50 percent. Of those units, 2,122 are proposed as affordable to low and very low incomes.  74 proposed sites to accommodate the RHNA allocation (totaling 3,605 potential units, or 22% of the total potential units) are located within block groupsthat have a percentage of the population that identifies aslow‐and moderate‐income between 50 and 75 percent. Of those units, 1,989 are proposed as affordable to low and very low incomes.
 72 proposed sites to accommodate the RHNA allocation (totaling 978 potential units, or 6% of the total potential units) are located within block groups that have a percentage of the population that identifies as low‐and moderate‐income above 75 percent. Of those units, 434 are proposed as affordable to low and very low incomes.

Figure 3‐26 shows that most sites identified as affordable to lower income households are located in a region that currently has higher percentages of lower income households. These sites were identified along the City’s main corridor due to high access to transportation and services. These sites were also identified to facilitate the revitalization of the corridor and mixed‐use developments – providing existing and future households with additional economic and community resources. Additionally, the City will encourage the development of affordable component on all residential projects acrossthe City to provide for additional opportunities to all economic segments of the community. Section 4 includes a number of programs which address fair housing factors, encourage the development of affordable units and mixed income developments, and programs which seek to improve access to opportunities for existing and future residents.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐96 Figure 3‐26218: Rialto Proposed RHNA Sites, Low‐ and Moderate‐Income Households 2015 Sources: City of Rialto, HCD AFFH Data Viewer (October 2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐97 Figure 3‐27319 shows proposed candidate sites to meet RHNA for Rialto in relation with data showing R/ECAP areas within the City. R/ECAPs are racially or ethnically concentrated areas of poverty; they are marked in red hatchings. The goal of the AB 686 analysis is to analyze how the sites identified to accommodate the RHNA allocation may exacerbate or mitigate existing fair housing issues. Figure 3‐26 27319 shows there are no R/ECAPs located within the City of Rialto; therefore, no proposed candidate sites are located in a R/ECAP.

Figure 3‐2840 shows proposed candidate sites to meet RHNA for Rialto in relation with data showing RCCAA areas within the City. RCCAAs are racially or ethnically concentrated areas of affluence; theyre are identified as areas with a White Non‐Hispanic population greater than 80 percent and a median household income greater than $125,000. Figure 3‐20 shows there are no RCAAs located within the City of Rialto; therefore, no proposed candidate sites are located in an RCAA.

Figure 3‐2951 shows proposed candidate sites to meet RHNA for Rialto in relation with the TCAC/HCD Opportunity areas within the City. TCAC is the California Tax Credit Allocation Committee/Housing and Community Development Opportunity Area Maps which show how resources are spatially distributed throughout the City.

Figure 3‐2951 shows the following findings:
 149 proposed sites to accommodate the RHNA allocation (totaling 6,627 units, including 3,551 units affordable to low and very low income households) are located within Low Resource areas of the City.
 25 proposed sites to accommodate the RHNA allocation (totaling 1,786 units, including 263 units affordable to low and very low income households) are located within Moderate Resource areas of the City.
 62 proposed sites to accommodate the RHNA allocation (totaling 6,312 units, including 0 units affordable to low and very low income households) are located within High Resource areas of the City.
 79 proposed sites to accommodate the RHNA allocation (totaling 1,515 units, including 731 units affordable to low and very low income households) are located within High Segregation and Poverty areas of the City.

While Figure 3‐29 shows most lower income units located in low resource and high segregation and poverty areas of the City, these sites were selected due to propensity for residential development near public transportation and services. Additionally, the City will encourage the development of residential uses in conjunction with commercial and economic opportunities, as well as community services, to revitalize the area and improve opportunities for existing residents. While no lower income units are identified in the northern region of the City as part of the candidate sites analysis, the City will encourage the development of affordable component on all residential projects across the City to provide for additional opportunities to all economic segments of the community. Section 4 includes a number of programs which address fair housing factors, encourage the development of affordable units and mixed 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐98 income developments, and programs which seek to improve access to opportunities for existing and future residents.

2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐99 Figure 3‐27319: Rialto Proposed RHNA Sites, R/ECAP Areas Sources: City of Rialto, HCD AFFH Data Viewer (October 2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐100 Figure 3‐2840: Rialto Proposed RHNA Sites, RCAA
Sources: City of Rialto, HCD AFFH Data Viewer (October 2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐101 Figure 3‐2951: Rialto Proposed RHNA Sites, TCAC Opportunity Areas Sources: City of Rialto, HCD AFFH Data Viewer (October 2021) 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐102

8. Analysis of Fair Housing Priorities and Goals
Section 4: Housing Plan of the Housing Element provides various Goals and Programs Actions that seek to “Promote equal opportunity for all residents to reside in the housing of their choice.” Specific Policies and Programs include the following:

Policy 5.1: Continue to enforce fair housing laws prohibiting arbitrary discrimination in the building, financing, selling, or renting of housing based on race, religion, family status, national origin, disability, or other protected class.

Policy 5.2: Ensure that residents are aware of their rights and responsibilities regarding fair housing.

Policy 5.3: Continue to cooperate with the Inland Mediation Board to enforce fair housing laws and provide fair housing education services.

Policy 5.4: Affirmatively Further Fair Housing in Rialto.  Housing Program 5A: Affirmatively Furthering Fair Housing  Housing Program 5B: Fair Housing Services
 Housing Program 5C: Reasonable Accommodation
 Housing Program 5D: Emergency Shelters, Transitional and Supportive Housing  Housing Program 5E: Supportive Housing / Low Barrier Navigation Centers  Housing Program 5F: Housing for Persons with Developmental Disabilities  Housing Program 5G: Agricultural Employee and Farmworker Housing  Housing Program 5H: Residential Care Facilities
D. Housing Resources

1. Regional Housing Needs Allocation
This section of the Housing Element provides an overview of the resources available to the City to meet their Regional Housing Needs Allocation (RHNA).

Residential Sites Inventory
Appendix B of the Housing Element includes the required site analysis tables and site information for the vacant and non‐vacant properties to meet the City’s RHNA need through the 2021‐2029 planning period.

The following discussions summarize the City’s site inventory and adequate sites identification strategy.

Above Moderate- and Moderate-Income Sites
For the 2021‐2029 planning period, the City’s RHNA allocation is 1,371 for moderate‐income sites and 3,477 for above moderate‐income sites. Utilizing the City of Rialto’s existing residentially zoned land, projected ADU assumptions, and entitled, private specific plans, the City can fully accommodate the moderate‐ and above moderate‐income RHNA allocations. A breakdown of each strategy and its total number of sites is provided in Appendix B.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐103 Analysis of the City’s Existing Capacity and Zoning
The Housing Element must demonstrate the City’s ability to accommodate the RHNA either through the production or the availability of properly zoned land that can accommodate additional growth. The City of Rialto is able to accommodate all of its moderate‐ and above moderate‐income RHNA need through available land with existing zoning classifications that permit residential as a primary use, existing entitled specific plans, 5th Cycle sites, and anticipated development of ADUs. Appendix B of this Housing Element contains a list and description of the sites designated to meet the City’s moderate‐ and above moderate‐ income need. Table 3‐379 below summarizesthe capacity of the sites by specific plan and income category which can accommodate 1,201 182 moderate‐income and 7,6096 above moderate‐income housing units – these amounts exceed the City’s 2021‐2029 RHNA allocations.

Table 3‐379 Residential Capacity for Moderate and Above Moderate‐Income Sites Moderate‐Income Above Moderate‐Income
Accessory Dwelling Unit Projection   4526 96
5th Cycle Sites 0 55
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 623 5,637
Renaissance Specific Plan 404 875
Opportunity Areas Under Existing Zoning
1 ‐ Foothill Boulevard Specific Plan   126 996
2 ‐ North Riverside Avenue   0 1
3 ‐ Gateway Specific Plan 0 0
4 – Rialto Central Area Specific Plan    0 13
5 ‐ Baseline Parcels 3 23
6 ‐ Baseline Shopping Center 0 0
TOTAL  1,201182  7,609606
Reasonable Capacity Assumptions
Reasonable capacity for sites identified to meet the City’s moderate and above moderate need was calculated based on a number of factors, including existing zoning requirements, vacancy and total number of units entitled, and the assumed density based on the City’s development history. Per HCD guidance, the City has assumed a potential development density of 80 percent of the maximum permitted where recent development history in the zoning designation is not present. Potential constraints to the full redevelopment of the parcel, to the extent they are known, such as environmentally sensitive areas, were considered and deductions were made where those factors decreased the net buildable area of a parcel. For example, if a parcel contained a large slope on one side, the buildable acreage was assumed at 50% of the gross parcel acreage. These constraints are reflected in the tables within Appendix B.

Table 3‐379 above identifies the specific plans where remaining capacity is used to accommodate the moderate and above moderate‐income RHNA allocations; additional information regarding capacity on each specific plan is detail in Appendix B.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐104 Accessory Dwelling Unit Production
One of the proposed methods for meeting the City’s moderate and above moderate RHNA is through the promotion and development of accessory dwelling units (ADUs).  A number of State Assembly and Senate Bills were passed in 2019 that promote and remove barriers that may inhibit the development of ADUs within communities. The following is a summary of those bills:
 AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4’, increasing the size and location opportunities for ADUs o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent an 800 square foot ADU from being developed on a lot o Remove the need for replacement parking when converting an existing garage to an ADU o Limit local discretion in establishing min and max unit size requirements o Mandate a 60‐day review period for ADU applications through a non‐discretionary process
 SB 13
o Prohibit owner‐occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
o Provide a program for homeowners to delay compliance with certain building code requirements that do not relate to health and safety
 AB 670
o Prohibits Homeowner’s Associations (HOAs) from barring ADUs These bills, as well as other significant legislation relating to ADUs creates a development environment that islikely to increase the number of ADUs developed within Rialto over the 2021‐2029 planning period.

HCD has supported a strategy for estimating future development of ADUs in the City, therefore by multiplying the average ADU development from 2018‐2021 by 1.5, the City of Rialto assumes a total of 128 72 ADUs to be developed from 2021‐2029. Utilizing the Southern California Association of Governments (SCAG) approved ADU affordability assumptions, 74 40 ADUs will be allocated to the low and very low income RHNA, 45 26 will be allocated to the City’s moderate income RHNA and 69 will be allocated to the above moderate. A detailed outline of the Affordability Analysis, as approved by HCD, is available in Appendix B of the Housing Element.

The City of Rialto estimates an increase of ADU production through both new residential development and individual homeowners. The City believes that ADUs provide 1) increased housing opportunity for a variety of persons in Rialto and 2) an option for seniors in multigenerational households to age in place and remain in the City. Through the Housing Element, Rialto commitsto creating an ADU tracking program and performing a mid‐cycle assessment of their ADU development performance. As stated in HCD guidance, the City may use other justifiable analysisto calculate anticipated ADU performance.  A program detailing this Program is in Section 4: Housing Plan.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐105 Sites Suitable for Lower Income Housing
The State Department of Housing and Community Development (HCD) has identified 30 dwelling units an acre as the default density, or feasible density for accommodating low‐ and very low‐income housing.

Utilizing the City of Rialto’s existing residentially zoned land and ADU projected assumptions the City can accommodate a portion of the very low‐ and low‐income housing units, as summarized in Table 3‐3840.

Table 3‐3840: Residential Capacity for Very Low‐ and Low‐Income Sites Very Low‐ and Low‐Income
Accessory Dwelling Unit Projection   7440
5th Cycle Sites 0
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 0
Renaissance Specific Plan 0
Opportunity Areas Under Existing Zoning
1 ‐ Foothill Boulevard Specific Plan   1,442
2 ‐ North Riverside Avenue   1
3 ‐ Gateway Specific Plan 0
4 – Rialto Central Area Specific Plan    15
5 ‐ Baseline Parcels 32
6 ‐ Baseline Shopping Center 0
TOTAL  1,564530
Vacant Parcels
Recent HCD guidance statesthat at least 50 percent of the City’slow‐ and very low‐RHNA allocation should be met on vacant sites. If the City cannot accommodate 50 percent of the units on vacant land, it is considered an impediment to the development of affordable housing and further analysis should prove viability of redevelopment of non‐vacant sites. With an development affordability assumption of 55 percent going towards lower income housing units, the City of Rialto can accommodate 1,827 housing units affordable to very low‐ and low‐income housing units on approximately 43.4 percent of the City’s current vacant land. The City could accommodate 51 percent of lower income housing units on existing vacant land with an affordability assumption of 65 percent; however, the City has chosen the more conservative affordability assumption. All nonvacantsitesidentified as part of the Sites Analysis have been evaluated and meet the requirements for potential housing development.

Up‐Zone/Rezone Strategy to Accommodate the Remaining Very Low‐/Low‐RHNA Allocation After using residentially zoned land, specific plans, 5th Cycle sites, and ADU assumptions, the City nets 3,350 384 units below the 6th Cycle RHNA allocation of 3,424 combined very low‐ and low‐income units.

To accommodate the remaining RHNA allocation, the City will need to rezone and upzone sites, or other similar policy strategies. The strategies identified over six opportunity areas are detailed in Appendix B of this document.
2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐106 Regional Housing Needs Allocation
Future Housing Needs
Future housing need refers to the share of the regional housing need that has been allocated to the City.

The State Department of Housing and Community Development (HCD) supplies a regional housing goal number to the Southern California Association of Governments(SCAG). SCAG isthen mandated to allocate the housing goal to city and county jurisdictions in the region through a RHNA Plan. In allocating the region’s future housing needs to jurisdictions, SCAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code:
 Market demand for housing;
 Employment opportunities;
 Availability of suitable sites and public
facilities;
 Commuting patterns;
 Type and tenure of housing;
 Loss of units in assisted housing
developments;
 Over‐concentration of lower income
households; and
 Geological and topographical
constraints.

HCD, through a determination process, allocates units to each region across California.  It is then up to each region to determine a methodology and process for allocating units to each jurisdiction within that region.  SCAG adopted its final Regional Housing Needs Allocation (RHNA Plan) in March 2021. This RHNA covers an 8‐year planning period (starting in 2021) and addresses housing issuesthat are related to future growth in the region. The RHNA allocates to each city and county a “fair share” of the region’s projected housing needs by household income group. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the Southern California region, so that every community provides an opportunity for a mix of housing for all economic segments.

Rialto’s share of the SCAG regional growth allocation is 8,272 new units for the current planning period (2021‐2029). Table 3‐39 41 indicates the City’s RHNA needs for the stated planning period.

Table 3‐3941: City of Rialto’s RHNA Allocation for 2021‐2029 Income Category (% of County AMI)  Number of Units  Percent Extremely Low (30% or less) 1,109 13%
Very Low (31 to 50%)1 1,109 13%
Low (51 to 80%) 1,206 15%
Moderate (81% to 120%) 1,371 17%
Above Moderate (Over 120%) 3,477 42%
Total  8,272  100%
Note 1: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low‐ income households (0‐30% AMI).  In estimating the number of extremely low‐income households, a jurisdiction can use 50% of the very low‐income allocation or apportion the very low‐income figure based on Census data. 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐107 Summary of Sites Inventory and RHNA Obligations
The data summarized in Table 3‐402 below and in Appendix B shows the City of Rialto’s ability to meet the 8,272 RHNA allocation in full capacity with a 8,096‐unit buffer. Along with identifying appropriate sites to meet the current and future housing needs, the City has established a Housing Plan to support its efforts in providing housing opportunities for all income levels in Rialto.

Table 3‐402: Summary of RHNA Status and Sites Inventory Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA (2021‐2029)   2,218 1,206 1,371 3,477 8,272
Units Constructed/Issued Permits in
Projection Period
(Begins June 31, 2021)
0 0 0 387 387
Remaining Unmet RHNA   2,218 1,206 1,371 3,090 7,885
Existing Zoning – Unit Capacity
Accessory Dwelling Unit Projection   4074 4526 96 12872 5th Cycle Sites 0 0 62 62
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 0 623 5,637 6,260
Renaissance Specific Plan 0 404 875 1,279
Opportunity Areas Under Existing Zoning
1 ‐ Foothill Boulevard Specific Plan   1,442 126 996 2,564 2 ‐ North Riverside Avenue   1 0 1 2
3 ‐ Gateway Specific Plan 0 0 0 0
4 ‐ Rialto Central Area Specific Plan    15 0 13 28
5 ‐ Baseline Parcels 32 3 23 58
6 ‐ Baseline Shopping Center 0 0 0 0
7 ‐ Randall Avenue Sites 0 0 0 0
Rezone Strategies – Unit Capacity
Opportunity Areas with Rezone/Upzone Programs*
1 ‐ Foothill Boulevard Specific Plan   1,603 153 1,210 2,966 2 ‐ North Riverside Avenue    219 19 159 397
3 ‐ Gateway Specific Plan 384 35 278 697
4 ‐ Rialto Central Area Specific Plan   240 11 191 442
5 ‐ Baseline Parcels 80 5 61 146
6 ‐ Baseline Shopping Center 464 43 329 836
7 ‐ Randall Avenue Sites 65 5 46 116
Total Potential Development
Capacity   4,5854,619 1,4531,472 10,27410,277 16,31216,368 Sites Surplus/Shortfall (%) 34%35% 6%7% 195%196% 97%98% Sites Surplus/Shortfall (#) 1,1611,195 82101 6,7976,800 8,0408,096 * Note – unit capacity shown is the net units gained by the rezone 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐108 E. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources, the City has access to the following funding sources.

1. Section 8 Housing Choice Voucher
The Section 8 Housing Choice Voucher program is a Federal government program to assist very low‐ income families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units. Section 8 participants are able to choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities. The Housing Authority of the County of San Bernardino administers Section 8 Housing Choice vouchers within the City of Rialto. In 2020, the County assisted 10,508 homes with vouchers, including 355 residents in Rialto through the Section 8 Program.

Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low‐ and moderate‐income persons (up to 80 percent AMI). CDBG funds can be used for a wide array of activities, including:
 Housing rehabilitation;
 Lead‐based paint screening and abatement;
 Acquisition of buildings and land;
 Construction or rehabilitation of public facilities and infrastructure; and  Public services for low‐income households and those with special needs.

Each year, the City of Rialto receives Community Development Block Grant (CDBG) funds from the U.S.

Department of Housing and Urban Development. The City Administration is responsible for administering these funds. These funds must be used to develop viable communities by promoting integrated approaches that provide items such as decent housing, a suitable living environment, and expand economic opportunities for low‐ and moderate‐income persons.

Investment of CDBG funds in the community is guided by the City's Five‐Year Consolidated Plan that identifies the housing, community, and economic development needs of the community, the resources available, and strategies to address identified needs. Each Annual Action Plan describes the activities to be undertaken using CDBG funds to address Consolidated Plan strategies. Subsequent to each program year, the City prepares a Consolidated Annual Performance and Evaluation report detailing the results of CDBG activities.

HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80‐percent of area median income.

The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non‐profit organizations. HOME funds can be used 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐109 for activities that promote affordable rental housing and homeownership by low‐income households. The City of Rialto does not currently report receiving HOME funds.

Local Early Action Planning (LEAP) Grants
SB2 Grant
To supplement the cost of the City’s effort to update the streamlining process of affordable housing, the City has been awarded an SB 2 Planning Grant Program grant from HCD. The SB 2 program includes improvements to expedite local planning processes. In 2020, the City received $310,000 from the SB 2 Grant. The funding of the program isto address California’s critical housing needs by using award amounts to accelerate housing production by streamlining the approval of affordable housing and promoting development consistent with the State’s planning priorities, among other related activities.

LEAP Grant
The City of Rialto applied for and received a total of $500,000 from the California Department of Housing and Community Development (HCD). LEAP Grants provide funding opportunities for jurisdictions to update their planning documents and implement process improvements that will facilitate or accelerate housing production to meet the 6th Cycle Regional Housing Needs Assessment (RHNA).

2. Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non‐renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs.

Title 24
The City abides by the Title 24 standards as mandated by the State. Title 24 establishes energy efficiency standards for residential and nonresidential buildings (new structures and additions) to reduce energy consumption. The standards are updated every three years to achieve greater efficiency and reach for new goals.

Energy Use and Providers
Southern California Gas Company (SCG) provides natural gas service for the City. Natural gas is a “fossil fuel” and is a non‐renewable resource. Most of the major natural gas transmission pipelines within the City are owned and operated by SCG. SCG has the capacity and resources to deliver gas except in certain situations that are noted in state law. As development occurs, SCG will continue to extend its service to accommodate development and supply the necessary gas lines. Electricity is provided on an as‐needed basis to customers within existing structures in the City. Southern California Edison Company (SCE) is the distribution provider for electricity in Rialto. Every year SCE expands and improves existing facilities according to demand.

Utility companies serving Rialto offer programs to promote efficient energy use and assist lower‐income customers. Southern California Edison participates in the Low‐Income Energy Efficiency program to help 2021‐2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH   3‐110 homeowners and renters conserve energy and control costs. Eligible customers receive no‐cost weatherization, including attic insulation, energy efficient refrigerators, energy‐efficient furnaces, weather stripping, caulking, low‐flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration. Edison also participates in the California Alternate Rates for Energy program, which provides a 15 percent discount on electric bills for low‐income customers.

Section 4
Housing Plan
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐2 Housing Plan
The Housing Plan describes the City of Rialto’s 2021‐2029 housing policy programs. The Housing Plan describes the specific housing‐related goals, policies, and programs the City will undertake during the planning period. The Plan aims to provide additional housing opportunities, remove governmental constraints to affordable housing, improve the condition of existing housing, and provide equal housing opportunities for all current and future residents of Rialto.

These goals, policies, and programs were developed based on a review of the City’s 5th Cycle (2014‐2021) Housing Element; input from community members, stakeholders, and decision‐makers; requirements of new State law; and analysis provided in the Community Profile, Constraints, Resources, and Fair Housing sections of this Housing Element.

Regional Housing Needs Assessment
The Southern California Association of Governments (SCAG) has conducted a Regional Housing Needs Assessment (RHNA) to determine the City’s share of the affordable housing needs for the San Bernardino region. The RHNA quantifies Rialto’s local share of housing needs for the region by income category.

Income categories are based on the most current Median Family Income (MFI) for San Bernardino County.

The City’s 2021‐2029 RHNA allocation is as follows:
 2,218 units – Very Low‐Income (0‐50% of County MFI)
 1,206 units – Low‐Income (50‐80% of County MFI)
 1,371 units – Moderate‐Income (81‐120% of County MFI)  3,477 units – Above Moderate‐Income (120% or more of County MFI) 8,272 units – Total
A. Housing Goals
The City of Rialto has identified the following housing goals as part of this Housing Element Update:

Housing Goal #1: Maintain and improve the quality of existing housing and neighborhoods in Rialto.

Housing Goal #2: Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.

Housing Goal #3: Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.

Housing Goal #4: Alleviate potential governmental constraints to housing production and affordability.

Housing Goal #5: Promote equal opportunity for all residents to reside in the housing of their choice.

The goals listed above are described throughout this Housing Plan with accompanying policies and programs to achieve them.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐3 B. Housing Policies and Programs
Housing Conservation and Improvement
Housing and neighborhood conservation are important to maintaining and improving quality of life.

Though a large portion of the City’s housing stock is newer, some of the older neighborhoods show signs of inadequate maintenance and deterioration. Neighborhoods with large numbers of foreclosed and abandoned homes are a concern, especially with the recent collapse of the housing market. Efforts to improve and revitalize housing must not only address existing conditions, but also focus on preventative repairs to ensure the quality of the housing stock is maintained. The following policies address the continued need for housing and neighborhood conservation.

Housing Goal #1: Maintain and improve the quality of existing housing and neighborhoods in Rialto.

Policy 1.1: Promote the revitalization and rehabilitation of residential structures that are substandard or have fallen into disrepair.

Policy 1.2: Promote the maintenance of existing sound quality housing through preventative, rather than remedial, maintenance.

Policy 1.3: Encourage neighborhood and local involvement in addressing housing and neighborhood maintenance and improvement.

Policy 1.4: Undertake comprehensive neighborhood reinvestment strategies to stabilize and improve neighborhoods.

Policy 1.5: Preserve the existing character and quality of established single‐family neighborhoods and communities.

Policy 1.6: Promote focused code enforcement and rehabilitation efforts to reverse the decline of transitioning neighborhoods.

Policy 1.7: Promote the conservation of physically sound buildings and neighborhoods that have historical or architectural significance.

Housing Program 1A: Acquisition, Rehabilitation, and Resale Program Rialto will continue to acquire, maintain, and rehabilitate foreclosed homesin the community through the City’s Acquisition, Rehabilitation, and Resale (ARR) Program. The ARR Program is designed to acquire, maintain, and rent foreclosed multi‐family unitsto very low‐income households. The units will be acquired by either the City or by for‐profit or non‐profit companies under the agreement of the City. Once complete, the units will be owned and managed by the company and must remain affordable for very low‐income households for 55 years.

The City will continue to implement the ARR program utilizing grant funds acquired through the Department of Housing and Urban Development’s Neighborhood Stabilization Program. The City will continue to provide information on the ARR Program on the City’s website, at City Hall, and in other public places to increase awareness and solicit applications for the program. The City anticipates assisting approximately 100 homes during the planning period.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐4 Timeframe: Review available funding annually, provide information on an annual basis, assist units on a project‐by‐project basis
Responsible Agency: Community Development Department
Funding Sources: County/State/Federal Funds
Housing Program 1B: Funding for Housing Rehabilitation Programs Rehabilitation efforts are addressed through various programs. Several of the City’s rehabilitation programs for both owner‐occupied and rental housing relied on Redevelopment Agency Housing Set‐ Aside funds, including the following:
 Home Sweet Home Program
 Minor Rehabilitation Program
 Senior Minor Repair Program
 Rental Property Acquisition/Rehabilitation Program
 Rental Property Rehabilitation/Refinance Program
 Emergency Repair Mobile Home Program
Since the dissolution of Redevelopment, Rialto’s housing rehabilitation programs are temporarily deferred pending the availability of other funding resources. For the 2021‐2029 planning period, the City will annually investigate new funding opportunities, including CalHOME and CDBG funds. When additional funding sources are identified, the City will promote the housing rehabilitation programs on the City’s website, at City Hall, and in other public places to increase awareness and solicit applications.

During the 2021‐2029 planning period, the City will investigate new funding opportunities offered by federal, state, local and private entities to support housing rehabilitation activities. The city is committed to investigate and/or apply to up to two additional funding sources that can contribute to housing rehabilitation.

Timeframe: Review available funding annually, promote program on an annual basis.

Responsible Agency: Community Development Department
Funding Sources: General Fund; County/State/Federal Funds Housing Program 1C: Code Enforcement
Rialto will continue to implement a proactive code enforcement program through the Code Enforcement Division. Code Enforcement will work closely with the Community Development Department to implement the City’s housing programs to preserve and improve Rialto’s neighborhoods. The Division will also continue to engage in emergency nuisance abatements actions against vacant and abandoned buildings. The City will continue to provide information on the City’s zoning and building requirements and any available housing rehabilitation programs on the City’s website and at City Hall.

Timeframe: Reviewed Annually
Responsible Agency: Code Enforcement Division and Community Development Department Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐5 Housing Program 1D: Multi-Family Improvement Districts
Rialto will expand the Multi‐Family Improvement District Program to other neighborhoods. This program is multi‐action oriented and may include: implementing an acquisition, rehabilitation and affordable rental program and creation of an assessment district by the owners of at least two‐thirds of the properties in a neighborhood. Since the dissolution of Redevelopment, expansion of this program has been temporarily deferred pending the availability of other funding sources. For the 2021‐2029 planning period, the City will annually investigate new funding opportunities. When additional funding sources are identified, the City will evaluate the application of this program to other neighborhoods in Rialto.

The City will commit to apply to at least one applicable funding source, as funds are available, during the 2021‐2029 planning period.

Timeframe: Annually investigate new funding opportunities, evaluation of neighborhoods within one‐ year of funding availability
Responsible Agency: Community Development Department
Funding Sources: General Fund
Housing Program 1E: Citywide Homeowner Association Survey The strength of the homeowners’ association is one of the critical factors contributing to the long‐term success of a common‐interest development. Factors common to effective HOAs are:
 An active Board of Directors, elected by the residents  An approved set of CCRs and a willingness to enforce them  Strong on‐site property management
 Good potential tenant screening
 Adequate budgeting and reserves to address ongoing expenses and deferred maintenance Larger multi‐family properties which do not have these factors in place are likely to experience continuing problems, potentially leading to deteriorating appearance and diminishing property values. These troubled properties may eventually contribute to the decline of the surrounding neighborhood. The City will conduct a citywide survey of homeowner associations to identify and analyze their strength and health. In addition, the City will evaluate the options for enforcement legislation or incentive policies that would encourage strong homeowners’ associations.

Timeframe: Conduct survey and evaluate regulatory and incentive‐based options during 2021‐2029 planning period
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 1F: Targeted Neighborhood Approach
The major source of housing problems and other societal neighborhood problems in the City of Rialto is distressed, poorly managed multi‐family properties. In addition, the surrounding neighborhoods where these properties are located need attention as well. To systematically address these problem neighborhoods, the City will adopt a Targeted Neighborhood approach, focusing a variety of resources on 2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐6 specific neighborhoods in a concentrated and comprehensive fashion. Under the Targeted Neighborhood Approach, the City will first identify and prioritize its problem neighborhoods; determine which resources would be most appropriate for the targeted neighborhood; and apply resources to the targeted neighborhood until the desired measurements are achieved.

Timeframe: Initiate the Targeted Neighborhood Approach during the 2021‐20291 planning period Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 1G: Receivership
To assist property owners with addressing problems with blighted properties, the City will continue to implement receivership. In cases where the owner cannot be contacted, or refuses to cooperate, however, the City has proactively sought the appointment of a receiver to oversee the repair and maintenance of the property, and to ensure that the property is occupied or purchased by an owner who will maintain the property.

Timeframe: Review annually, 2021‐2029
Responsible Agency: City of Rialto
Funding Sources: General Fund
Housing Availability and Production
Meeting the housing needs of all residents of the community requires the identification of adequate sites to accommodate a variety of housing types. By continuing to maintain an inventory of potential sites, the City will ensure that adequate residentially‐zoned and mixed‐use sites are available to accommodate the 2021‐2029 RHNA.

Housing Goal #2: Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.

Policy 2.1: Utilize the Managing the Land Supply Element, Zoning Ordinance, and other land use controls to provide housing sites that can facilitate and encourage the development of a variety of housing consistent with the City’s identified local needs and its regional housing responsibilities.

Policy 2.2: Establish incentives and regulatory concessions to promote the development of housing for very low‐, low‐, and moderate‐income persons, and especially those with special needs.

Policy 2.3: Encourage the infilling of vacant residential land and the recycling of underutilized residential land, particularly in Downtown Rialto, along Foothill Boulevard, the Pepper Avenue Specific Plan area, the Renaissance Specific Plan area, and the Lytle Creek Ranch Specific Plan area.

Policy 2.4: Address the housing needs of special populations and extremely low‐income households through emergency shelters, transitional housing, supportive housing, and single‐ room occupancy units.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐7 Policy 2.5: Promote the phased and orderly development of new neighborhoods consistent with the provision of infrastructure improvements.

Housing Program 2A: Provide Adequate Sites to Accommodate the RHNA To facilitate development of housing to accommodate the 2021‐2029 RHNA, as identified in Appendix B of this Housing Element, the City hasidentified a total of 315 parcelsthat are appropriate to accommodate up to 16,240 dwelling units.  Adequate sites will be demonstrated during the 2021‐2029 planning period through a combination of accessory dwelling units (ADUs), sites previously identified in the 5th Cycle Housing Element, current projects that are in the process of entitlement or construction (in‐the‐pipeline), and sites within existing adopted specific plans. The remaining sites will be accommodated through a variety of rezone programs as identified in Program 2B.

To ensure sufficient residential capacity to accommodate the identified regional need for lower income householdsis maintained; the City will develop and implement a formal monitoring program. The program will track development (residential, commercial, and mixed‐use) approvals in the identified Housing Element land inventory sites. The City will report on the progress of development in its annual progress reports required pursuant to Government Code Section 65400 and due on April 1st of each year. The inventory of available sites will also be made available to the development community through various outreach methods.

Timeframe: Immediately upon adoption of the Housing Element, complete rezones identified in Housing Program 2B,  – annual review and evaluation
Responsible Agency: Community Development Department
Funding: General Fund
Housing Program 2B: Rezone to Provide Adequate Sites to Accommodate RHNA
The City of Rialto has a total Regional Housing Needs Assessment (RHNA) allocation of 8,272 dwelling units. State law requires the City of Rialto to identify adequate sites to accommodate its fair share allocation for the 6th Cycle Housing Element. The City has identified existing residentially zoned sites to accommodate the RHNA allocation for above moderate‐income units. To meet the remaining RHNA allocation for lower‐income and moderate‐income units, the City hasidentified seven (7) opportunity sites to be rezoned with potential to accommodate a total of 8,262 dwelling unit, as listed below and detailed in Appendix B:
 Opportunity Area 1: Foothill Boulevard– The City has identified 108 parcels (identified in Table B‐17) totaling 159 acres for rezone to a new zone which will accommodate an assumed density of 35 dwelling units/acre. The rezone can accommodate a total of 5,530 units.  Opportunity Area 2: North Riverside Avenue– The City hasidentified 8 parcels(identified in Table B‐17) totaling 17 acres for rezone to R‐4 HDMF which will accommodate a maximum density of

48.4 dwelling units/acre. The rezone can accommodate a total of 399 units. 2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐8  Opportunity Area 3: Gateway Specific Plan– The City has identified 2 parcels (identified in Table B‐17) totaling 20 acres for rezone to a new zone which will accommodate an assumed density of 35 dwelling units/acre. The rezone can accommodate a total of 697 units.  Opportunity Area 4: Central Area– The City has identified 60 parcels (identified in Table B‐17) totaling 14 acres for rezone to R‐X which will accommodate a maximum density of 48 dwelling units/acre. The rezone can accommodate a total of 470 units.  Opportunity Area 5: Baseline Parcels– The City has identified 10 parcels (identified in Table B‐17) totaling 35 acres for rezone to a new zone which will accommodate an assumed density of 35 dwelling units/acre. The rezone can accommodate a total of 204 units.  Opportunity Area 6: Baseline Shopping Center– The City has identified 35 parcels (identified in Table B‐17) totaling 57 acres for rezone to a new zone which will accommodate an assumed density of 30 dwelling units/acre. The rezone can accommodate a total of 836 units.  Opportunity Area 7: Randall Avenue Sites– The City has identified 6 parcels (identified in Table B‐17) totaling 4 acres for rezone to a new zone which will accommodate an assumed density of 30 dwelling units/acre. The rezone can accommodate a total of 116 units.

Pursuant to Government Code section 65583.2, subdivisions (h) and (i), the City will commit to the following specific actions:
 permit owner‐occupied and rental multifamily uses by‐right for developments in which 20 percent or more of the units are affordable to lower‐income households. By‐right means local government review must not require a CUP, planned unit development permit, or other discretionary review or approval;
 accommodate a minimum of 16 units per site;
 require a minimum density of 16/20 units per acre; and  at least 50 percent of the lower‐income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low‐income housing need, if those sites:
o allow 100 percent residential use, and
o require residential use occupy 50 percent of the total floor area of a mixed‐use project.

Timeframe: Complete required rezones within 3 years of adoption of the 2021‐2029 Housing Element Responsible Agency: Community Development Department
Funding: General Fund
Housing Program 2C: Replacement Housing
The City may have existing non‐vacant sites included within the inventory of sites that may contain vacant or demolished residential units that were occupied by lower income households or households subject to affordability requirements within the last five years. The City will adopt a formal replacement housing program to ensure the replacement of any units lost for housing units shall comply with the same requirements pursuant to Government Code section 65915.

Timeframe: Formalize program requirements within 3 years of adopting the 2021‐2029 Housing Element Responsible Agency: Community Development Department
Funding: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐9 Housing Program 2D: Accessory Dwelling Unit Construction The City adopted an Accessory Dwelling Unit Ordinance in 2020, in compliance with statutory requirements.  Accessory Dwelling Units (ADUs) are an accepted method of providing affordable housing in the City.  Due to recent legislation, the ability to entitle and construct ADUs has increased significantly.

The City recognizes the significance of this legislation as evidenced by a marked increase in ADU permit applications.  Due to this legislation, the City believes aggressive support for ADU construction will result in increased opportunities for housing including affordable units.

The City will support and accommodate the construction of at least 128 ADUs by a variety of methods, including but not limited to:
 Developing and implementing a public awareness campaign for construction of ADUs with a systematic approach utilizing all forms of media and outreach distribution  Preparing and maintaining a user‐friendly website committed to information related to codes, processes, and incentives pertaining to the development of ADUs and JADUs in the City.  Approving permit‐ready standard plansto permit new ADU construction to minimize design costs, expedite permit processing, and provide development certainty for property owners.

Timeframe: Program feasibility analyzed within 1 year of adopting the 2021‐2029 Housing Element, program implemented within 2 years of adopting the 2021‐2029 Housing Element Responsible Agency: Planning Division and Building Division Funding Sources: General Fund
Housing Program 2E: Accessory Dwelling Unit Monitoring Program The City will establish an ADU Monitoring Program during the 2021‐2029 Housing Element Planning Period to formally track ADU development. The analysis will track applications for ADUs, location, and other important features. The intent of the Monitoring Program is to track progress in meeting 2021‐2029 ADU construction goals and to evaluate the need to adjust programs and policies if the pace of construction is less than anticipated. Should changes need to be made due to a gap in the number of ADUs projected and the number permitted, the City will make changes proportional to the gap identified within 6 months of the annual review. This may include, but is not limited to, rezoning or similar actions.

Timeframe: Reviewed Annually, any changes deemed necessary will be made within 6 months of the annual review
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2F: Non-Vacant Adequate Sites to Satisfy By-Right Requirements of AB 1397
State law requires that any non‐vacant sites identified in a prior housing element must be zoned at 30 units per acre and allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households, if they are to be considered adequate for lower income housing.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐10 Nineteen (19) non‐vacant sites shown to be suitable for lower income housing in the Housing Element Sites Inventory provided in Appendix B were also identified in the 5th Cycle Housing Element. Therefore, the City is required by statute to permit at least 30 units per acre on these sites and to allow residential use by right for housing developments when at least 20 percent of the proposed units are affordable to lower income households.

Timeframe: Complete required rezones within 3 years for the adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2G: Objective Design Standards
State Housing law includes various exemptions for projects with an affordable housing component, which limits the City’s ability to apply discretionary design review requirements to certain residential projects.

State Housing law specifies having objective design standards available to apply to housing projects where the City’s discretion over design review is otherwise preempted per State law. The City of Rialto will review existing entitlement processes for housing development and will eliminate discretionary review for all housing development proposals that include a minimum affordable housing component. The City will also review the appropriateness of its current development standards to ensure that it reasonably accommodates the type and density of housing it is intended to support. The City will also amend existing development standards to replace or remove all subjective standards for projects with a minimum affordable housing component with objective standards that do not impede the type and density of housing it is intended to allow.

Timeframe: Adopt within 3 years of Housing Element Adoption Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2H: SB 35 Streamlining
The City will establish written procedures to comply with California Government Code Section 65913.4 and publish those procedures for the public, as appropriate, to comply with the requirements of SB 35, Chapter 366 Statues 2017. These requirements apply at any point in time when the City does not meet the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA). The City will process development projects with at least 50 percent affordable units through a streamlined permit process (i.e., 90 days for projects with up to 150 units). All projects covered by SB 35 are still subject to the objective development standards of the Rialto Municipal Code that includes the Building and Fire Codes.  However, qualifying projects cannot be subject to discretionary review or public hearings; and in many cases the City cannot require parking. Reduced parking requirements would be established consistent with the requirements of SB 35 for qualified streamlining projects.

Timeframe: Establish procedures within 2 years of Housing Element Adoption Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐11 Housing Program 2I: Emergency Shelters
The City adopted an Ordinance in 2020 in compliance with Senate Bill 2, the City of Rialto has amended the Zoning Code to allow emergency shelters by‐right within the Industrial Park (I‐P) zoning district. This area was selected due to the availability of multiple vacant parcels and the conversion of existing commercial and industrial development for the development of new emergency shelters. The City will continue to monitor the inventory ofsites appropriate to accommodate emergency shelters and will work with the appropriate organizations to ensure the needs of homeless and extremely low‐income residents are met. The City is committed to prioritizing funding and other available incentives for projects that provide housing for homeless and extremely low‐income residents whenever possible.

Timeframe: Review annually 2021‐2029, provide an annual update on the inventory of available sites for emergency shelters as part of the City’s Annual Report review and documentation Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2J: Transitional and Supportive Housing In compliance with Senate Bill 2, the City of Rialto has amended the Zoning Code to allow transitional and supportive housing by‐right in all zones allowing residential uses, subject only to those regulations that apply to other residential uses of the same type in the same zone. The City will continue to monitor the inventory ofsites appropriate to accommodate transitional and supportive housing and will work with the appropriate organizations to meet the needs of homeless and extremely low‐income residents. The City is committed to prioritizing funding and other available incentives for projects that provide housing for homeless and extremely low‐income residents whenever possible.

Timeframe: Review annually, 2021‐2029, provide an annual update on the inventory of available sites for transitional and supportive housing as part of the City’s Annual Report review and documentation Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2I: Housing for Persons with Developmental Disabilities The housing needs of persons with developmental disabilities are typically not addressed by Title 24 Regulations, and require, in addition to basic affordability, slight modifications to existing units, and in some instances, a varying range of supportive housing facilities. To accommodate residents with developmental disabilities, the City will seek State and Federal monies, as funding becomes available, in support of housing construction and rehabilitation targeted for persons with developmental disabilities.

Rialto will also provide regulatory incentives, such as expedited permit processing, and fee waivers and deferrals, to projects targeted for persons with developmental disabilities. To further facilitate the development of units to accommodate persons with developmental disabilities, the City shall reach out annually to developers of supportive housing to encourage development of projects targeted for special needs groups. As housing is developed or identified, Rialto will work with the Inland Regional Center to implement an outreach program informing families within the City of housing and services available for persons with developmental disabilities. The City will provide information at City Hall and on the City’s website.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐12 Timeframe: Ongoing, 2021‐2029; Provide an annual update on programs to encourage the development of housing for persons with developmental disabilities as part of the City’s Annual Report review and documentation
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2K: Manufactured Housing
The City adopted an Ordinance in 2020 in compliance with Government Code Section 65823.3 which specifies that local governments cannot exclude permanently sited manufactured homes from lots zoned for single‐family dwellings (unless manufactured housing is more than 10 years old) but may require certain design/architectural requirements. The amendments define manufactured housing and mobile homes consistent with State law and identify the zone(s) where such housing is permitted.  Additionally, the Ordinance requires standards for manufactured homes are the same as a conventional single‐family dwelling unit in the same zone.

The Planning Divisions will ensure all development standards, procedures and design criteria meet the objectives of Government Code Section 65823.3.

Timeframe: Ongoing, 2021‐2029, review annually
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2L: Condominium Conversion
Rialto recognizes the importance of preserving the City’s affordable rental housing stock and discouraging conversions that could decrease the number of existing affordable units. The City will research and consider the applicability of a citywide Condominium Conversion Ordinance.  The research will review the following topics: how to minimize the potential displacement of current tenants, replacement requirements for affordable rental units, and ways to alleviate the potential negative effects of condominium conversion on the rental housing stock.

Timeframe: Research and consider a citywide Condominium Conversion Ordinance within one‐year of Housing Element adoption
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2M: Single-Room Occupancy (SRO)
Rialto recognizes that single‐room occupancy units may provide a valuable source of affordable housing for individuals and can serve as an entry point into the housing market for people who previously experienced homelessness. The City will adopt provisions in its Zoning Code to identify zone(s) to permit single‐room occupancy units and consider additional requirements for this type of housing, including parking, on‐site amenities, and management and safety plans. The City will consider more streamlined permitting procedures, technical assistance for potential SRO developers, and outreach to property owners of existing SRO developments.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐13 Timeframe: Revise Zoning Code to permit single‐room occupancy units (SROs) and additional development regulations and requirements within one‐year of Housing Element adoption Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2N: Alternative Housing Concepts
To provide more potential housing opportunities in Rialto, the City will review and research alternative housing concepts such as live‐work developments, small lot developments, two master‐bedroom housing units, and co‐op housing. The City will review the applicability of these housing types in Rialto and review and revise the Zoning Code, as appropriate, to encourage development.

Timeframe: Research alternative housing concepts by 2022, revise and revise Zoning Code, as appropriate by 2023
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2O: Lot Consolidation
The City will encourage and facilitate the consolidation of vacant and underutilized lots for residential development through a variety of incentives, including, but not limited to: technical assistance to property owners and developers in support of lot consolidation, identifying opportunities for potential consolidation and offering development incentives such as reduction in setbacks, parking requirements, and other standards. Consolidation will provide the opportunity to develop vacant and underutilized lots to their fullest potential. The City will evaluate the appropriateness of a variety of incentives and provide this information to the developers and other interested parties through the City’s website and print material at City Hall.

Timeframe: Identify lot consolidation standards, incentives and encouragement tools in FY 2022 Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2P: Small Lot Consolidation
The City has identified a number of smaller‐sized parcels, each under half an acre, to accommodate a portion of the RHNA allocation for lower income units. The location of these parcels in the downtown area, with many of those parcels under City ownership, and their proximity to transit and supportservices makes them ideal candidates for housing. To facilitate the development of larger multiple family projects in these areas, the City will adopt provisions in its Zoning Code to encourage and incentivize developers to consolidate these parcels. To promote small lot consolidation, the City will promote the program at City Hall and on its website. The City will evaluate requests on a case‐by‐case basis in the housing cycle.

Timeframe: Initiate program upon adoption of 6th Cycle Housing Element, review and update annually, as deemed appropriate.

Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐14 Housing Program 2Q: Subdivision of Specific Plan Areas
The City will work with Specific Plan proponents/applicants to facilitate the efficientsubdivision of parcels greater than half an acre and less than 10 acres within the private Specific Plan Areas identified in the Housing Element.  This program assistsin creating developable parcelsto accommodate the lower income RHNA need pursuant to the City’s RHNA obligation.

Timeframe: Continue facilitation through the development phases in each adopted Specific Plan Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2R: Residential Incentives
The City will assess and provide adequate incentives for the development of residential uses on identified candidate housing sites which may also permit nonresidential uses. While projections provided in the candidate sites analysis are derived from conservative calculations, incentives will be implemented to further contribute to sites being developed with residential units to accommodate a portion of the City’s 2021‐2029 RHNA allocation, especially lower income households. As part of the City’s Annual Progress Report, the City will review its available sites inventory and, if deemed necessary, identify new sites.

Timeframe: Review annually, incentives to be identified within 24 months of adoption of the Housing Element and in conjunction with rezones, overlays or other appropriate regulatory amendments, implementation of the incentives to be completed within 36 months of adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2S: Surplus Land Act
The City will maintain compliance with the Surplus Land Act throughout the 2021‐2029 Housing Element period. The City will assess the appropriateness of and consider implementing the following: outreach opportunities with housing developers, requests for proposals, development incentives, fee waivers, priority processing, and financial assistance (when available) to facilitate and incentivize developers to develop housing units on City‐owned sites.

Timeframe: Assess potential incentive actions within 24 months of adoption of the Housing Element, implement incentive actions within 36 months of adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Affordability
Rialto is committed to furthering statewide goals for the provision of decent, adequate, and affordable housing to accommodate existing housing needs, as well as those that will come with regional growth.

The City will assist in the development of adequate housing that is affordable to all economic segments of the population.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐15 Housing  Goal  #3:  Maximize  the  use  of  available  financial  resources  and  pursue creative and resourceful methods to reduce the overall cost of housing.

Policy 3.1: Facilitate the development and preservation of affordable housing by offering financial and/or regulatory incentives.

Policy 3.2: Provide homeownership assistance for lower‐  and moderate‐income households; support rental assistance for lower‐income households.

Policy 3.3: Encourage the development of housing forspecial need households by offering density bonus and other zoning incentives.

Policy 3.4: Support the development of rental units with three or more bedrooms to provide affordable housing that adequately accommodates larger families, thereby reducing overcrowding and overpayment.

Policy 3.5: Encourage the construction of apartment complexes with strong on‐site management to ensure that housing is well maintained.

Housing Program 3A: Down Payment Assistance Program
The City will continue to assist homebuyers through the Down Payment Assistance Program (DPA), a deferred loan program provided as down payment assistance. Applicants are required to be low‐  or moderate‐income and may qualify for loan forgivenessif they reside in the home for at least 15 years. The City will continue to provide information on the Down Payment Assistance Program on the City’s website and at City Hall. The City anticipates assisting 100 homeowners during the 2021‐2029 planning period, depending on grant funding availability.

Timeframe: Review annually, 2021‐2029
Responsible Agency: Community Development Department
Funding Sources: County/State/Federal Funds
Housing Program 3B: Acquisition, Rehabilitation, and Rental Program The City will continue to implement the Acquisition, Rehabilitation, and Rental (ARRental) Program designed to acquire, maintain, and rent foreclosed multi‐family units to very low‐income households. The units will be acquired by either the City or by for‐profit or non‐profit companies under the agreement of the City. Once complete, the units will be owned and managed by the company and must remain affordable for very low‐income households for 55 years. The City will continue to provide information on the ARRental Program on the City’s website and at City Hall. The City anticipates assisting 50 units during the 2014‐2021 planning period, depending on grant funding availability.

Timeframe: Ongoing, 2021‐2029
Responsible Agency: Community Development Department
Funding Sources: County/State/Federal Funds
Housing Program 3B: Preserve and Monitor At-Risk Units
The City works with individual property owners to encourage the maintenance of affordability of assisted units. There are 257 assisted multi‐family units at‐risk of converting to market rate during the ten years following the beginning of the planning period (2021‐2029). The City is committed to preserving its stock of affordable housing and will provide technical assistance, seek additional nonprofit and for‐profit 2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐16 partners, and facilitate financial assistance for affordable housing units at‐risk of conversion. The City will continue to work with property ownersto develop a strategy to maintain affordability controls on assisted units.

The City will also inventory and gather information to establish an early warning system for publicly assisted housing units that have the potential to convert to market rate. This will include an annual review of the conversion status of all subsidized housing in the City. The City will develop and maintain an AB 987 database to include detailed information on all subsidized units, including those that have affordability covenants. The database will indicate the expiration date of any covenant and any requirements governing reimbursement.

When available, the City will utilize resources such as HUD Section 208/811 loans, HOPE II and III Homeownership program funds, HOME funds, CDBG funds, Low‐Income Housing Tax Credit Programs, California Housing Finance Agency single‐family and multi‐family programs, programsto stimulate private developer and nonprofit entity efforts in the development and financing of housing for lower and moderate‐income households. The City will continue to monitor at‐risk developments throughout the planning period and pursue partnership opportunities with non‐profitsto preserve and expand affordable housing in the City.

Timeframe: Ongoing, 2021‐2029, review and provide an annual update on the at‐risk status of affordable units in Rialto as part of the City’s Annual Report review and documentation. Establish procedures for early warning system with 24 months of housing element adoption.

Responsible Agency: Community Development Department
Funding Sources: General Fund/Qualified Entity Funds
Housing Program 3C: Mobile Home Park Preservation
Mobile home parks provide a valuable source of affordable ownership housing in Rialto. To encourage the preservation of mobile home parks, the City will continue to implement the mobile home rent control ordinance and convene the Mobile Home Rent Review Commission. The City will continue to provide information on the mobile home rent control ordinance at City Hall and work with mobile home park owners and tenants to resolve any issues.

Timeframe: Review annually.  Provide amendments to Ordinance, as necessary.

Responsible Agency: Community Development Department
Funding Sources: General Fund
Housing Program 3D: County Homeownership Program
To encourage low‐ and moderate‐income homeownership, Rialto will continue to provide information on the City’s website and at City Hall on the County of San Bernardino’s Homeownership Assistance Program (HAP). The program assists low‐ and moderate‐income homebuyers meet the cash requirements of a home purchase. The HAP funds may be used for gap financing, down payment, or closing cost assistance.

The assistance is in the form of a deferred loan and is secured by a second trust deed. 2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐17 Timeframe: Continue annual dissemination of information. Modify dissemination as necessary based on annual review.

Responsible Agency: County of San Bernardino Economic and Community Development Department; Rialto Community Development Department
Funding Source: County of San Bernardino; General Fund
Housing Program 3E: Good Neighbor Next Door Program
To support homeownership among local police officers, fire personal, and teaches, Rialto will continue to participate in and provide information on the Department of Housing and Urban Development’s (HUD) Good Neighbor Next Door Program at City Hall. Through the federal program, applicants can purchase homes from a selected list of HUD homes, which are available at a 50 percent discount off the listed price.

The City will continue to provide information on the Good Neighbor Next Door Program at City Hall.

Timeframe: Continue annual dissemination of information. Modify dissemination as necessary based on annual review.

Responsible Agency: Department of Housing and Urban Development; Rialto Community Development Department
Funding Sources: Department of Housing and Urban Development Good Neighbor Next Door Program; General Fund
Housing Program 3F: County Housing Voucher Program
The City will continue to cooperate with the San Bernardino County Housing Authority to administer the Housing Voucher Program (Section 8). The program provides rent subsidies to very low‐income households that spend more than 50 percent of their income on rent. The City will continue to refer residents to the County program and provide information at City Hall, the City’s website, and other public places to increase awareness and solicit applications.

Timeframe: Continue annual dissemination of information. Modify dissemination as necessary based on annual review.

Responsible Agency: County of San Bernardino Housing Authority; Rialto Community Development Department
Funding Sources: County of San Bernardino; General Fund Housing Program 3G: Tenant-Based Rental Assistance
The County of San Bernardino uses HOME funds to provide financial assistance with required security deposits on rental housing units and tenant‐paid utilities to persons who can afford monthly rent payments but lack necessary funds to get into and/or, to avoid being displaced from, decent housing. In addition, the County provides funds to low‐  and moderate‐income renter households through the Monthly Rent Subsidies Program, also funded by the County HOME Program. Rialto will continue to participate in this County program and provide information about the program at City Hall and the City’s website.

Timeframe: Continue annual dissemination of information. Modify dissemination as necessary based on annual review.
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐18 Responsible Agency: County of San Bernardino Economic and Community Development Department; Rialto Community Development Department
Funding Sources: County of San Bernardino HOME Funds; General Fund Removing Governmental Constraints
Factors that pose constraints to the provision of housing include the costs of developing both ownership and rental housing, which are ultimately passed to the consumers; the availability and cost of mortgage and rehabilitation financing; and restrictive zoning or other development regulations. These factors tend to disproportionately impact lower‐ and moderate‐income households due to their limited resources for absorbing the costs. The City of Rialto will, where legally possible, will remove governmental constraints affecting the maintenance, improvement, and development of housing.

Housing Goal #4: Alleviate potential governmental constraints to housing production and affordability.

Policy 4.1: Periodically review City regulations and ordinances to avoid unduly constraining housing development.

Policy 4.2: Offer financial and/or regulatory incentives where feasible to offset or reduce the costs of developing affordable housing.

Policy 4.3: Provide for timely processing of development projects to minimize project holding costs.

Policy 4.4: Periodically review residential development fees and service fees to ensure that they are appropriately related to and do not constrain the development.

Housing Program 4A: Density Bonus
To facilitate development, the City offers developers the opportunity to take advantage of the Density Bonus Program which is a density increase of 35 percent plus development incentives for qualified affordable projects. The City will provide information on the Density Program at City Hall and the City’s website.

The City adopted a Density Bonus Ordinance in 2020 in compliance with Government Code Section 65915, inclusive of AB 1763.

Timeframe: Ongoing, 2021‐2029, provide an annual update on the progress of the Density Bonus Ordinance as part of the City’s Annual Report review and documentation Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 4B: Remove Development Constraints
On a regular basis, City staff will review the development standards and design review findings in the Zoning Code to identify standards and requirements that may constrain the development of affordable housing in Rialto. Specifically, staff will review requirements such as the minimum unit size, including minimum unit size requirements for Accessory Dwelling Units (ADUs) and Single‐Room Occupancy units (SROs); setbacks; parking requirements, including parking requirements for studio apartments/units; 2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐19 height restrictions; etc. to ensure that they are necessary and pertinent. The City will also review the existing Precise Plan of Design requirements and process to identify any constraints on the development of affordable housing in the City. Staff will also on a case‐by‐case basis identify ways that standards can be relaxed if it is determined thatsuch requirements are impeding the development of affordable housing in the City. The City will also continue to provide development standard modifications, streamlined processing for applications related to the creation of affordable housing, and will offer fee modifications for projects proposing affordable units that are required to apply for variations to the existing development standards.

The City currently requires multi‐family housing developments of five or more units in the R‐3 zone to receive approval of a Conditional Use Permit. The City will also review its permit requirements for multi‐ family housing, specifically in the R‐3 zone, to identify if the permit requirement creates a constraint to the development of housing and affordable housing. This will include meeting with the developer community annually to receive feedback on the permitting and development review process.

Timeframe: Ongoing, 2021‐2029, provide an annual update on the review of the City’s development standards and requirements in the Zoning Code as part of the City’s Annual Report review and documentation
Responsible Agency: Planning Division
Funding Source: General Fund
Housing Program 4C: Water and Sewer Service Providers
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Rialto is required to deliver its adopted housing element and any amendments thereto to local water and sewerservice providers. This legislation allows for coordination between the City and water and sewer providers when considering approval of new residential projects, to ensure that the providers have an opportunity to provide input on the Element. Additionally, review of the Housing Element ensures that priority for water and sewer services is granted to projects that include units affordable to lower‐income households. The City will submit the adopted Housing Element to local water and sewer providers for their review and input.

Timeframe: Forward to providers Immediately upon adoption of the 2021‐2029 Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 4D: Availability of Zoning, Development Standards, and Fees Online
The City of Rialto shall provide all zoning and development standards, and fees for each parcel with its jurisdictional boundaries on the City’s website pursuant to government transparency laws contained in Government Code GC 65940.19(a)(1)(B).

Timeframe: Continue annual dissemination of information.  Modify dissemination as necessary based on annual review.

Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐20 Housing Program 4E: Annual Review of Site Requirements
The City has identified that it is common for projects to not develop at their maximum density permitted.

Development standards (yard requirements, lot coverage and size, building height limits, and parking standards) have been reviewed and found not to constrain developments from meeting their maximum density permitted. In order to identify potential constraints to development, the City will review its Building and Planning site requirements annually to identify potential constraints to development and make necessary changes if constraints are identified that preclude property owners from developing at the maximum density permitted by their property’s zoning.

Timeframe: Review annually following adoption of the 2021‐2029 Housing Element, necessary amendments identified during review will occur within 6 months Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 4F: Residential Incentives
To ensure sites identified in the Housing Element that allow for both residential and nonresidential use are maximized to the total residential potential assumed to demonstrate adequate sites, the City will assess and provide incentives, as appropriate.

Timeframe: Identify incentives and adopt appropriate regulatory amendments within 24 months, provide annual review of incentives and adjust as appropriate
Responsible Agency: Planning Division
Funding Sources: General Fund
Equal Housing Opportunity
To fully meet the community’s housing needs, the City must assure that housing is accessible to all residents, regardless of race, religion, family status, age, or physical disability.

Housing  Goal  #5:  Promote  equal  opportunity  for  all  residents  to  reside  in  the housing of their choice.

Policy 5.1: Continue to enforce fair housing laws prohibiting arbitrary discrimination in the building, financing, selling, or renting of housing based on race, religion, family status, national origin, disability, or other protected class.

Policy 5.2: Ensure that residents are aware of their rights and responsibilities regarding fair housing.

Policy 5.3: Continue to cooperate with the Inland Mediation Board to enforce fair housing laws and provide fair housing education services.

Policy 5.4: Affirmatively Further Fair Housing in Rialto. 2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐21 Housing Program 5A: Affirmatively Furthering Fair Housing Pursuant to AB 686, Chapter 958, Statutes 2018, the City will affirmatively further fair housing by taking meaningful actions in addition to resisting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected classes, as defined by State law.

To accomplish this, the City or designated contracted organization will collaborate with local and regional organizations to review any housing discrimination complaints, assist in dispute resolution, and, where necessary, refer complainants to appropriate state or federal agencies for further investigation, action, and resolution.

Section 3 of this Housing Element contains an analysis of fair housing activities in Rialto and the San Bernardino County region.

The analysis found that:
 There is one racially or ethnically concentrated census tracts (R/ECAPS) within Rialto as identified by HUD. These identified census tracts have at least 50 percent non‐white populations with a poverty rate that exceeds 40 percent and/or is three or more times the average tract poverty rate for the metropolitan area.
 The UC Davis Regional Opportunity Index shows that the majority of residents within Rialto have low to moderate achievement opportunities and access to opportunities. Additionally, analysis of the TCAC/HCD Opportunity Area Maps show that the majority of the City is categorized as low to moderate resource, meaning there is low access to essential resources for existing residents.  The City of Rialto has two census tracts reporting high segregation and poverty, in addition to low opportunity ratings and higher environmental burdens. The existing residential uses in these two census tracts are predominantly older, single‐family residences and some multi‐family developments among mostly industrial and downtown commercial uses.  The City has the highest unemployment rate in the region and approximately 39 percent of households earn less than $50,000 annually. In comparison, the City only has a limited total number of deed‐restricted affordable units (1,049 total units).  Approximately 78 percent of the City’s existing housing stock was built prior to recent amendments to the Fair Housing Act, which provides for additional opportunities to persons with disabilities. As a result, persons with disabilities may face challenges securing accessible housing in Rialto.

The City will continue to collaborate with the community, stakeholders, and appropriate organizations to address potential constraints to fair housing.  This may include, but may not be limited to:
 Analysis and identification of barriers to entry into homeownership or rental opportunities,  Review of historic policies or restrictions that may have prevented and/or may still prevent disadvantaged groups from locating in Rialto,
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐22  Specific actionsthat contribute to Rialto’s ability to foster a more inclusive community to all racial, social, and economic groups.

During the planning period, the City will take the following explicit actions to address and implement Fair Housing issues and to affirmatively further fair housing in the community:
 Action 1: Address Fair Housing via R/ECAP and Environmental Justice by adopting an Environmental Justice Element (Timeline: Complete by December 2023)  Action 2: Update, analyze and identify regulations that may have historically contributed to the disparities in access to housing and propose innovative solutions such lot configuration, affordability covenants and lot splits to encourage diversified development and support opportunities for wealth building through home ownership. (Timeline: Complete by December 2023, Annual review and update as necessary)
 Action 3: Explore and implement anti‐gentrification policies and regulations to combat displacement, which especially effect low‐income residents and communities of color. (Timeline:

Complete by December 2023. Annual review and update as necessary)  Action 4: Engage community health workers to conduct ground level site visits and meetings within R/ECAP census tracts to better understand resident and business barriers, resources, and needs. (Timeline: Complete by December 2023, Annual review and update as necessary)  Action 5: Addresslending issues by proactive outreach to financial institutional partners, including banks, credit unions and other applicable organizations/entities to identify ways to discourage discrimination in underwriting and lending to Rialto households. (Timeline: Outreach conducted by December 2023)
 Action 6: Address Access to Opportunity through facilitation of entrepreneurship opportunities the create economic opportunity with little personal investment, such as home based businesses.

The City will collaborate with the Chamber of Commerce to establish policies and programs supportive of local employment opportunities. (Timeline: Complete by December 2023) Action 7: Address Access to Opportunity in regard to education by increasing outreach to local school districts, vocational schools and other public and private education and job training entities. The City will outreach to and conduct annual meetings with these entities to discuss the housing needs and improving opportunity access, especially to lower income households located in low resource areas. (Timeline: Outreach conducted annually.  The City will maintain compliance with Fair Housing Laws and Regulations. The City will annually review and, if necessary, amend its Municipal Code to comply with State Housing Laws and Fair Housing Laws and Regulations.

Timeframe: Review annually, amend actions and modify Municipal Code as necessary to continue to affirmatively further fair housing and comply with State Housing Laws and Fair Housing Laws and Regulations.

Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐23 Housing Program 5B: Fair Housing Services
The City will continue to provide fair housing services through the Inland Fair Housing and Mediation Board. The ongoing contract provides Rialto residents with the following fair housing services: shared housing information for senior residents, counseling and information on housing discrimination, tenant/landlord dispute resolution, bilingual housing literature, and testing for housing discrimination.

The City will continue to provide informational and educational materials on fair housing services for property owners, apartment managers, and tenants at City Hall and the City’s website. The City will also continue to monitor and respond, as appropriate, to complaints of discrimination, and will refer tenants to the Inland Fair Housing and Mediation Board for proper intake investigation and resolution of fair housing complaints.

Timeframe: Continue annual dissemination of information.  Modify dissemination as necessary based on annual review.

Responsible Agency: Community Development Department, Inland Fair Housing and Mediation Board Funding Sources: Inland Fair Housing and Mediation Board, General Fund Housing Program 5C: Reasonable Accommodation
Pursuant to Government Code Section 65583, the City of Rialto adopted formal Reasonable Accommodation Ordinance in 2020.  The City is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities.

Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements from the local government to ensure equal access to housing opportunities. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and case law interpreting the statutes. The City of Rialto encourages and promotes accessible housing for persons with disabilities. In general, City Staff takes into consideration the provisions of the California Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants modifications and deviations from the Municipal Code to accommodate the needs of persons with disabilities.

The City will provide information about its formal reasonable accommodation procedures at City Hall and on the City’s website and monitoring procedures and requirements annually.  If during the annual review changes are necessary, the City will amend its existing Ordinance, as appropriate.

Timeframe: Review annually
Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐24 Policy Program 5D: Emergency Shelters, Transitional and Supportive Housing
To comply with State law, the City of Rialto will amend certain sections of its Municipal Code to address the following requirements:
 Supportive Housing Streamlined Approvals (AB 2162)  ‐ To comply with AB 2162 (Chapter 753, Statues 2018), the City of Rialto will amend its Municipal Code to permit supportive housing as a use permitted by right in all zones where multiple family and mixed‐use development are permitted.
 Emergency and Transitional Housing Act of 2019 (AB 139) – The City will update its Municipal Code to comply with the requirements of Gov Code 65583 to address permit requirements, objective standards, analysis of annual and seasonal needs, and parking and other applicable standards and provisions.
 Amend the City of Rialto Municipal Code to comply with the definitions for “Supportive Housing,” Supportive Services,” and “Target Population” consistent with applicable sections of the California Government Code.
 Amend the Rialto Municipal Code to ensure Emergency Shelters and Transitional and Supportive Housing are permitted in appropriate zones, consistent with State law.

Timeframe: Within 24 months of the adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 5E: Supportive Housing / Low Barrier Navigation Centers State law has been updated to require approval 'by right' of certain supportive housing and low barrier navigation centers that meet the requirements of State law.  Low barrier navigation centers are generally defined as service‐enriched shelters focused on the transition of persons into permanent housing.

Low barrier navigation centers are service‐enriched shelters providing temporary living facilities for persons experiencing homelessness or at risk of becoming homeless.   Low Barrier Navigation Centers connect individuals to income, public benefits, health services, shelter, and housing. To comply with State law, the City of Rialto will adopt policies, procedures, and regulations for processing this type of use to establish a non‐discretionary local permit approval process that must be provided to accommodate supportive housing and lower barrier navigation centers per State law.  In the interim, any submitted application for this use type will be processed in accordance with State law.

The City will provide for annual monitoring of the effectiveness and appropriateness of existing adopted policies. Should any amendments be warranted to existing policies pursuant to State law, the City will modify its existing policies, as appropriate.

Timeframe: Amend Zoning Code within 36 months of Housing Element adoption.

Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐25 Housing Program 5F: Housing for Persons with Developmental Disabilities The housing needs of persons with developmental disabilities are typically not fully addressed by local zoning regulations. Persons with disabilities may require, in addition to basic affordability, slight modifications to existing units, and in some instances, a varying range of supportive housing facilities. To accommodate residents with developmental disabilities, the City will review and prioritize housing construction and rehabilitation including supportive services targeted for persons with developmental disabilities. The City will also seek State and Federal funding, as available, in support of housing construction and rehabilitation targeted for persons with developmental disabilities.

Rialto will also explore the granting of regulatory incentives, such as expedited permit processing, and fee waivers and deferrals, to projects targeted for persons with developmental disabilities. To further facilitate the development of units to accommodate persons with developmental disabilities, the City will reach out annually to developers of supportive housing to encourage development of projects targeted for special needs groups. As housing is developed or identified, Rialto will collaborate with the Inland Regional Center to implement an outreach program informing families within the City of housing and services available for persons with developmental disabilities. Additionally, the City will review its reasonable accommodations findings to identify any potential constraints to persons seeking accessible housing. The City will provide information at City Hall and on the City’s website.

Timeframe: Evaluate Zoning Code within 24 months, adopt amendments within 36 months, provide an annual update on programs to encourage the development of housing for persons with developmental disabilities as part of the City’s Annual Report review and documentation Responsible Agency: Planning Division/Inland Regional Center Funding Sources: General Fund
Housing Program 5G: Agricultural Employee and Farmworker Housing The City will amend the Rialto Municipal Code to be in compliance with Health and Safety Code, 17021.5, 17021.6 and 17021.8. and define agricultural employee housing in a manner consistent with applicable Health and Safety Code sections. The Municipal Code will be revised to state that employee housing for six or fewer employees will be treated as a single‐family structure and permitted in the same manner as other dwellings of the same type in the same zone. Additionally, the Municipal Code will be updated to state that employee housing consisting of no more than 12 units or 36 beds will be permitted in the same manner as other agricultural uses in the same zone.

The City will also amend the Municipal Code to explicitly define Farmworker Housing and establish it as permitted use in residential or nonresidential zones, consistent with State law.

Timeframe: Adopt Code Amendments with 36 months of Housing Element Adoption Responsible Agency: Planning Division
Funding Sources: General Fund
2021‐2029 City of Rialto Housing Element – Section 4: Housing Plan   4‐26 Housing Program 5H: Residential Care Facilities
State Law defines residential care facilities as any family home, group care facility or similar facility for 24‐ hour non‐medical care of persons in need of personal services supervision or assistance essential for sustaining activities of daily living for the protection of the individual. Such uses are permitted by law and subject to the same standards as described in the residential zone it is permitted.

The City’s current Zoning will be updated to clearly define Residential Care Facilities to provide greater consistency with the definitions described in State Law. The City will also amend the Rialto Municipal Code to permit residential care facilities serving six (6) or fewer persons in all residential zones and treating these smaller facilities no differently than other by‐right single‐family housing uses. The amendment will also include permitting residential care facilities serving seven (7) or more persons in all residential zones and treating these larger facilities no differently than similar uses. The City will also provide information online and at City Hall on reasonable accommodation with respect to zoning, permit processing, or building laws.

Timeframe: Within 36 months of the adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund

Summary of Quantified Objectives
Table 4‐1 summarizesthe City’s quantified objectivesfor the 2021‐2029 planning period by income group.

Table 4‐1: Summary of 2021‐2029 Housing Element Quantified Objectives Income Level
Extremely  TOTAL
Low*  Very Low  Low  Moderate  Above Moderate
RHNA Allocation 1,109 1,109 1,206 1,371 3,477 8,272
Conservation/Rehabilitation   0 0 50 50 0 100
Preservation 257 0 0 257
*Extremely low‐income 50% of very low‐income RHNA
Appendix A

REVIEW OF PAST PERFORMANCE
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐2 Review of Past Performance The following chart is a review of the City of Rialto’s housing project and program performance in the 2014‐2021 Planning Period. It is an evaluation of the Mid‐Cycle and 5th Cycle Policy Programs and considers the City’s progress towards completing all programs outlined within the Mid‐Cycle Housing Element.

Program Evaluation  The City had demonstrated a significant effort working towards accomplishing many of the objectivesset for the programs of the past cycle. Duringthe fifth cycle, the City completed identified appropriate zones to accommodate emergency shelters and adopted Reasonable AccommodationProcedures. The City made substantial progress towards 16 of the programs and has identified those programs as ongoing for the sixth cycle.As part of analyzing prior programs, the element must provide an explanation of the effectiveness of goals, policies, and related action in meetingthe housing needs of special needs populations. The table on the following pages provides an overview of the City’s prior programaccomplishments. Achievements related to special needs populations are summarized below.  Seniors: Affordable housing options as well asrehabilitation and physical improvements are important to ensure that housing is accessible to older populations. The City administers a Funding for Housing Rehabilitation Program (Program 5.1B), which provides fundingopportunitiesfor the Senior Minor Repair program and housing rehabilitation. The City committed to apply to up to two additional fundingsources that contribute to housing rehabilitation. The City also administers an Acquisition, Rehabilitation, and Rental Program (Program5.3B), which resulted in the assistance of 32 units. Securing funding for and administering rehabilitation programs, however, has beenincreasingly challenging.Additionally, many seniors are on restricted incomes and in need of affordable housing options. The Housing Authority of the County ofSan Bernardino administers the County Housing Choice Voucher Program (Program 5.3G), which provided the residents of Rialto with1,553 total project‐  and tenant‐based vouchers between 2016 and 2018. In addition, the Mobile Home Park Preservation Program(Program 5.3D), resulted in the continued implementation of the City’s mobile home rent control ordinance which preserved a valuablesource of affordable housing in Rialto. While the units preserved and made accessible through these programs are not age‐restricted,they do help to increase the supply of affordable housing that is potentially available to seniors who meet income requirements. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐3  Persons with Disabilities: Persons with disabilities also benefit from housing rehabilitation. The Housing for Persons with Developmental Disabilities Program (Program 5.2H) sought funding to support the housing construction and rehabilitation targeted for persons withdevelopmental disabilities as well as contacted and offered developers of supportive housing with regulatory incentives such as expeditedpermitting, fee waivers, and deferral to targeted projects. In addition, the County Housing Choice Voucher Program (Program 5.3G) alsosupports the needs of persons with disabilities. The City also adopted reasonable accommodation procedures (Program 5.5B) to promotethe improvement and development of housing for persons with disabilities.  Large Households: Homes consisting of five or more members residing together typically lack adequately sized and affordable housing options. As previously discussed in Section 2: Community Profile, overcrowding is a challenge for the residents of Rialto. Program 5.2A,Provision of Adequate Site to Accommodate the RHNA, resulted in the adoption of the Renaissance Specific Plan which includes theprojected development of 1,667 residential units. Additionally, the City implemented a Second Unit Ordinance and Programsto EncourageAccessory Dwelling Units(Program 5.2E), which promotesthe production of affordable housing by reducing costs and providing incentives.Both programs work to increase the housing supply and diversity of housing options to accommodate the needs for large households.  Farm workers: As previously discussed, farmworkers are not a significant portion of the Rialto community. The City updated their zoning code per the Farmworker Housing Program (Program 5.2O), which permits employee housing in the same manner as a single‐familystructure, as well as permits higher density employee housing in the same manner as other agricultural usesin the same zone. Additionally,farmworker needs can be accommodated through housing programs and policies that assist lower‐income households in general, such asthe City’s Second Unit Ordinance and Programs to Encourage Accessory Dwelling Units (Program 5.2E), which promotes the production ofaffordable housing by reducing costs and providing incentives. The Single‐Room Occupancy (SRO) Program (Program 5.2K) also promotesthe production of affordable housing by updating the City’szoning code to permit SRO units as well asstreamline the permitting procedureand providing decimal assistance to SRO developers. These general programs help increase the supply of affordable housing that ispotentially available to farmworkers.  Single‐Parent Households: As discussed in Section 2: Community Profile, many single parent households, especially female‐ headed households, live in poverty due to low incomes and higher family expenses. The County Housing Choice Voucher Program(Program 5.3G) provides an important resource for these and other lower income households, including single‐parent 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐4 households. Additionally, the Tenant‐Based Rental Assistance Program (Program 5.3H) provided financial assistance andsupportive services to assist families getting into housing and avoiding displacement.  Homeless: A lack of affordable housing for low‐ and moderate‐income increases the number of persons whose income fall below the poverty level and may be housing insecure. The Emergency Shelters Program (Program 5.2F) and Transitional and Supportive HousingProgram (Program 5.2G) promote the development of emergency shelters and transitional and supportive housing by permitting them byright and prioritizing funding and incentives to projects that provide housing for the homeless and extremely low‐income residents.Additionally, the Single Room Occupancy Program (Program 5.2K) and the Second Unit Ordinance and Programs to Encourage AccessoryDwelling Units (Program 5.2E) have helped address housing insecurity by serving as an entry point into the housing market. Financialassistance and rental subsidies through the County Housing Choice Voucher Program (Program 5.3G) and the Tenant‐Based RentalAssistance Program (Program 5.3H) help address housing insecurity, as well.  Extremely low‐income Households: As discussed in Section 2: Community Profile, extremely low‐income households experience substantial cost burdens due to low incomes and lack of affordable housing. The Single Room Occupancy Program (Program 5.2K) andthe Second Unit Ordinance and Programs to Encourage Accessory Dwelling Units (Program 5.2E) have helped increasing the stock ofaffordable housing. In addition, financial assistance and rental subsidies through the County Housing Choice Voucher Program (Program5.3G) and the Tenant‐Based Rental Assistance Program (Program 5.3H) lessen the cost burden experienced by Extremely low‐incomehouseholds.

Program Objective Program Accomplishments Status for 6th Cycle Goal 5‐1: Maintain and improve the quality of existing housing and neighborhoods in Rialto.Program 5.1AAcquisition,Rehabilitation, and ResaleProgram Rialto will continue to acquire, maintain, and
rehabilitate foreclosed homes in the community
through the City’s Acquisition, Rehabilitation, and
Resale (ARR) Program. The City will continue to
implement the ARR program and is currently usinggrant funds acquired through the Department ofHousing and Urban Development’s NeighborhoodStabilization Program (NSP). The City will continue to In FY 2014‐2015, three homes were
assisted under both NSP 1 and NSP

3. As of December 31, 2015, the City
acquired a total of 63 properties,which have been rehabilitated andresold to low‐ and moderate‐ income households. In 2016‐2018
the City has put this program on
Ongoing: The City of Rialto
will continue to acquire,
maintain, and rehabilitateforeclosed homes in the
community when feasible.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐5 Program Objective Program Accomplishments Status for 6th Cycle provide information on the ARR Program on the City’swebsite, at City Hall, and in other public places toincrease awareness and solicit applications for theprogram. The City anticipates assisting approximately100 homes during the planning period. hold due to the low foreclosureactivity. In 2019‐2020 Rialto Housing Authority acquired 1.25
acres of land (APN: 0131‐021‐40) in
2015 to facilitate the development
of a 55‐unit very‐low income multi‐
family TOD development.

Program 5.1B
Funding for Housing
Rehabilitation Programs
Rialto is committed to providing opportunities for the
rehabilitation of housing within the City through
various programs. Several of the City’s rehabilitation
programs for both owner‐occupied and rental housing
relied on Redevelopment Agency Housing Set‐Aside
funds, including the following:
• Home Sweet Home Program
• Minor Rehabilitation Program
• Senior Minor Repair Program
• Rental Property Acquisition/Rehabilitation Program
• Rental Property Rehabilitation/Refinance Program
• Emergency Repair Mobile Home Program
Since the dissolution of Redevelopment, Rialto’s
housing rehabilitation programs are temporarilydeferred pending the availability of other funding resources. For the 2014‐2021 planning period, the City
will annually investigate new funding opportunities,
including CalHOME and CDBG funds. When additional
funding sources are identified, the City will promote
the housing rehabilitation programs on the City’s
Home Sweet Home Program:
• During FY 2018‐2020 the
City funded 4 additional
home repairs.
• From 2016‐2018, the City
provided loans for homeimprovements and grants
to mobile home repairs to
qualified homeowners.
• During the FY 2014‐2015,
the City funded 6 home
repairs.

Emergency Repair Mobile Home
Program:
• In FY 2017‐2020 the City
funded 7 home repairs
through the mobile home
repair program.
• In FY 2014‐2015 the City
approved CDBG funds for
projects commencing in FY
2015‐2016.

Ongoing: The City willcontinue to annuallyinvestigate fundingopportunities. Whenadditional funding sources areidentified, the City will promote the housingrehabilitation programs toincrease awareness and solicit applications.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐6 Program Objective Program Accomplishments Status for 6th Cycle website, at City Hall, and in other public places to
increase awareness and solicit applications.

During the remainder of the 5th Cycle planning period,
the City will investigate new funding opportunitiesoffered by federal, state, local and private entities tosupport housing rehabilitation activities. The city iscommitted to investigate and/or apply to up to twoadditional funding sources that can contribute tohousing rehabilitation.

Program 5.1C
Code Enforcement
Rialto will continue to implement a proactive code
enforcement program through the Code Enforcement
Division. Code Enforcement will work closely with the
Development Services Department to implement the
City’s housing programs to preserve and improve
Rialto’s neighborhoods. The Division will also continue to engage in emergency nuisance abatements actions
against vacant and abandoned buildings to ensure that
these buildings do not become havens for vagrants or
gangs. The City will continue to provide information on the City’s zoning and building requirements and any
available housing rehabilitation programs on the City’s website and at City Hall.

The City continues to utilize Code
Enforcement, Housing, and Buildingstaff to focus on deteriorated neighborhoods. Code Enforcement
focuses on helping businesses,
residents, and property ownerscomply with State and local codes through abating property
maintenance and nuisance issues.

On an annual basis, the City issues
approximately 1,500‐2,100 notices
of code violations.

Ongoing: The City will
continue to utilize CodeEnforcement, Housing andBuilding Division staff to focuson deteriorated neighborhoods.

Program 5.1DMulti‐Family
Improvement Districts
Rialto will expand the Multi‐Family Improvement
District Program to other neighborhoods. This program
is multi‐action oriented and may include implementing
an acquisition, rehabilitation and affordable rental
program and creation of an assessment district by the
owners of at least two thirds of the properties in a
Due to the passage of AB1X26 and
AB1X27 by the State of California,
which allowed redevelopment
dissolution, implementation of thisprogram has been impeded/delayed.

Modify: The Cityacknowledges the importance
of Multi‐Family ImprovementDistricts. The City will
continue to investigate newfunding opportunities. The
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐7 Program Objective Program Accomplishments Status for 6th Cycle neighborhood. Since the dissolution of Redevelopment,
expansion of this program has been temporarily
deferred pending the availability of other funding
sources. For the 2014‐2021 planning period, the City
will annually investigate new funding opportunities.

When additional funding sources are identified, the City will evaluate the application of this program to other
neighborhoods in Rialto.The City will commit to apply to at least one applicable funding source prior to the end of the 2014‐2021planning period.

City will continue to evaluate
the application this program
to other neighborhoods in
Rialto when funding sourcesare identified.

Program 5.1ECitywide HomeownerAssociation Survey
The strength of the homeowners’ association is one of
the critical factors contributing to the long‐term
success of a common‐interest development. Factors
common to effective HOAs are:
• An active Board of Directors, elected by the
residents
• An approved set of CCRs and a willingness to
enforce them
• Strong on‐site property management
• Good potential tenant screening
• Adequate budgeting and reserves to address
ongoing expenses and deferred maintenance
•
Larger multi‐family properties which do not have these
factors in place are likely to experience continuingproblems, eventually leading to problem tenants, Due to lack of funding and staffavailability, the City was not able to implement this program during the
planning period.

Modify: The City will seek
resources and partnerships to
conduct citywide surveys of
homeowners' associationsand investigate/evaluate
regulatory and incentive‐based options to encourage
strong homeowners'associations.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐8 Program Objective Program Accomplishments Status for 6th Cycle deteriorating appearance, and diminishing property
values. These troubled properties eventually contribute to the decline of the surrounding neighborhood. The
City will conduct a citywide survey of homeownerassociations to identify and analyze their strength and health. In addition, the City will evaluate the options for enforcement legislation or incentive policies that would encourage strong homeowners’ associations.

Program 5.1FTargeted Neighborhood
Approach
The major source of housing problems and other
societal neighborhood problems in the City of Rialto isdistressed, poorly managed multi‐family properties. Inaddition, the surrounding neighborhoods where theseproperties are located need attention as well. Tosystematically address these problem neighborhoods,the City will adopt a Targeted Neighborhood approach,focusing a variety of resources on specificneighborhoods in a concentrated and comprehensivefashion. Under the Targeted Neighborhood Approach,the City will first identify and prioritize its problemneighborhoods; determine which resources would bemost appropriate for the targeted neighborhood; andapply resources to the targeted neighborhood until thedesired measurements are achieved.

Due to lack of funding and staffavailability, the City was not able to implement this program during the
planning period.

Modify: The City of Rialto will
seek resources to monitor
sites appropriate toaccommodate transitionaland supportive housing, as well as seek opportunities for
private/public partnerships to
meet the needs of persons
experiencing homelessness
and extremely low‐income
residents. The City willcontinue to prioritize fundingfor projects that provide housing for thoseexperiencing homelessness
and those earning an
extremely low‐income.

Program 5.1GReceivership
To assist property owners with addressing problems
with blighted properties, the City implements
receivership. In cases where the owner cannot be
contacted, or refuses to cooperate, however, the City
The City implemented receivership
as needed and considers it a key
remedy to correct serious buildingcode violations. In FY 2012‐2013, Modify: The City considers
receivership a key remedy to
correct serious building code
violations and will continue to
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐9 Program Objective Program Accomplishments Status for 6th Cycle has proactively sought the appointment of a receiver to oversee the repair and maintenance of the property,
and to ensure that the property is occupied or
purchased by an owner who will maintain the property.
receivership was used for onehousing unit. No receiverships wereused following 2013. seek funding and partnerships
for this program.

Program 5.1HCrime Free Multi‐Housing
To address concerns of crimes against property and
persons in multi‐family housing developments which
historically have had such problems, the City developed a Crime Free Multi‐Housing Program. This program may
include such measures as a certification process for
property owners and management companies that
partner with the Police Department and receive
specialized training to keep their multi‐family housing crime free. The incentives to participate may include
police‐issued signs for the property, certificates of
participation, and advertising privileges that would
allow participating multi‐family housing properties to
be promoted in the media as a
“crime‐free” property. Another component could be a
Crime Free Lease Addendum, which would be added torental agreements and would list specific criminal actsthat, if committed on the property, will result in the immediate termination of the resident’s lease. This
program will ensure that residents are not unfairlypenalized for reporting crimes and lease addendumshave provisions that do not directly or indirectlypenalize resident for reporting crimes. The City willidentify at least one funding source and provide aCrime Free Multi Housing Framework Plan that detailsthe eligibility provisions for the programs and a list of The City had one year of funding
available for this project, however it
was not implemented.

Discontinued: The U.S.

Department of Housing and
Urban Development has
determined Crime Free Multi‐Housing programs to be in
violation of Title VI of the Civil
Rights Act of 1964. The City
will discontinue this program
for the 6th Planning Cycle
Housing Element.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐10 Program Objective Program Accomplishments Status for 6th Cycle approved measures that can be employed at anymultifamily housing developmentThe City will investigate potential funding sources toimplement this program within the 2014‐2021 planningperiod.

Goal 5‐2: Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.Program 5.2AProvide Adequate Sites toAccommodate the RHNA To facilitate development of affordable housing to
accommodate the 2014‐2021 RHNA as identified inTable 4‐1 of Chapter 4 of this Housing Element, the Cityhas identified approximately 135 acres of vacantresidential land within the City. Additional growthpotential in Specific Plan areas and various infill parcelsprovide sufficient opportunity to accommodateestimated growth need on currently zoned sites. Theidentified land inventory (Table 4‐4) allows a range ofresidential densities ranging from 2–30 dwelling unitsper acre. To demonstrate adequate sites, the City hasprovided an analysis of recent development within theCity and realistic development capacity of identifiedsites as detailed in Chapter 4 of this Housing Element.To ensure sufficient residential capacity toaccommodate the identified regional need for lowerincome households is maintained; the City will developand implement a formal monitoring program. Theprogram will track development (residential,commercial, and mixed‐use) approvals in the identifiedHousing Element land inventory sites. The City willreport on the progress of development in its annual The Renaissance Specific Plan wasadopted in 2010. The Plan is a proposed master plan project
located on and around the site of
the Rialto Municipal Airport andencompasses 1,445 acres of land.The Plan proposes a total of approximately 1.2 million squarefeet of business and commercialuses, 1,667 residential units, one school, one community park, and
multiple neighborhood parks.The City’s Zoning Code has been updated to be consistent with the
most recent General Plan update
Modify: Following the
successful implementation ofthis program during the 5th Cycle, the City will monitor
availability of existing
identified sites and willpublicize the housing
opportunity sites inventoryon the City’s website and at City Hall.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐11 Program Objective Program Accomplishments Status for 6th Cycle progress reports required pursuant to GovernmentCode Section 65400 and due on April 1st of each year.The inventory of available sites will also be madeavailable to the development community throughvarious outreach methods.The City acknowledges it is subject to the no net lossrequirements of SB 166, mandating that “at all times”the Housing Element land inventory and siteidentification programs must make sufficient sitesavailable to accommodate the city’s remaining RHNAneed for each income category. SB 166 requires theCity of Rialto to ensure the maintaining of available,sufficient sites at appropriate densities toaccommodate the RHNA needs for lower incomehousing. If at any time these sites are not available inthe inventory or developed at densities less thanidentified in the sites inventory, the City will takeremedial action within the time period required byState law by identifying and if necessary rezoning,alternative sites to replace the ones not developed atthe affordability or the densities projected in the siteinventory.

Program 5.2BNon‐Vacant AdequateSites to Satisfy By‐RightRequirements of AB 1397 State law requires that any non‐vacant sites identifiedin a prior housing element must be zoned at 30 unitsper acre and allow residential use by right for housingdevelopments in which at least 20 percent of the unitsare affordable to lower income households, if they areto be considered adequate for lower income housing.

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue to meet therequirements of AB 1397. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐12 Program Objective Program Accomplishments Status for 6th Cycle Program 5.2CLot Consolidation
The City will encourage and facilitate the consolidationof vacant and underutilized lots for residentialdevelopment through a variety of incentives, including,but not limited to: technical assistance to propertyowners and developers in support of lot consolidation,identifying opportunities for potential consolidationand offering development incentives such as reductionin setbacks, parking requirements, and other standards.Consolidation will provide the opportunity to developvacant and underutilized lots to their fullest potential.The City will evaluate the appropriateness of a varietyof incentives and provide this information to thedevelopers and other interested parties through theCity’s website and print material at City Hall.

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue to encourage andpromote the development ofresidential units through lotconsolidation.

Program 5.2DPursue Annexation ofCounty Islands
To provide for the orderly and efficient expansion ofRialto and to provide additional opportunities forhousing the city with pursue annexation of theremaining county island within Rialto. As a condition ofannexation of the remaining two components of theLytle Creek Specific Plan area, five of the nineunincorporated county are to be annexed. The LocalAgency Formation Commission (LAFCO) annexedNeighborhoods 2 and 3 of the Lytle Creek Specific Planfrom the unincorporated area of the County of SanBernardino to the City of Rialto pursuant to theCortese‐Knox‐Hertzberg Local GovernmentReorganization Act of 2000 (Section 56000 et seq. ofthe Government Code. Annexation proceedings for thereorganization of Neighborhoods 2 and 3 (LAFCO This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Discontinued: The City hasdecided to discontinue thisprogram for the 6th CyclePlanning Period. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐13 Program Objective Program Accomplishments Status for 6th Cycle 3201/Rialto Annexation No. 170) became effective onJuly 25, 2016. As requested by LAFCO, the five northRialto unincorporated islands are to be annexed priorthe approval of the 2 remaining Lytle Creek SpecificPlan areas.

Program 5.2ESecond Unit Ordinanceand Programs toEncourage AccessoryDwelling Units (ADUs)Affordable to LowerIncome and ModerateIncome Households Rialto recognizes that second units are a crucialmechanism for home owners to create additionalhousing options in the City. To encourage and promotethe continued development of new second units, theCity will continue to implement the Second UnitOrdinance, and provide information on second unitdevelopment application, regulations, and standards onthe City’s website and at City Hall.Accessory Dwelling Units (ADUs) provide theopportunity to accommodate additional housingopportunities for very‐low, low and moderate‐incomehouseholds. The City has worked to reduce the cost ofADUs by compliance with recent statutoryrequirements. The City will develop and implementappropriate programs and procedures to incentivizethe development of ADUs affordable to lower incomehouseholds. The development of regulatory provisionsand/or incentives will be based upon review andevaluation of current programs and policies, survey ofprograms from other agencies to determine the mostfeasible and effectivealternatives.

The City successfully permitted 7ADUs in 2019, 14 ADUs in 2020, and10 ADUs in 2021.

Discontinued: The City is
discontinuing this program asa number of new ADUprograms have been includedas part of Section 4: HousingPlan to promote, facilitate,and monitor the developmentof ADUs throughout the 6thPlanning Cycle. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐14 Program Objective Program Accomplishments Status for 6th Cycle Program 5.2FEmergency Shelters
In compliance with Senate Bill 2, the City of Rialto willamend the Zoning Code to permit emergency sheltersby‐right within the Industrial Park (I‐P) zoning district.This area will be selected due to the availability ofmultiple vacant parcels and the conversion of existingcommercial and industrial development for thedevelopment of new emergency shelters. The City willcontinue to monitor the inventory of sites appropriateto accommodate emergency shelters and will workwith the appropriate organizations to ensure the needsof homeless and extremely low‐income residents aremet. The City is committed to prioritizing funding andother available incentives for projects that providehousing for homeless and extremely low‐incomeresidents whenever possible.

The City adopted an Ordinance in2020 in compliance with Senate Bill2.

Modify: The City will continueto monitor and assist in thedevelopment of emergencyshelters. The program is beingmodified to include MunicipalCode amendments incompliance with State Law.

Program 5.2GTransitional andSupportive Housing
In compliance with Senate Bill 2 and SB 745 the City ofRialto will ensure the Zoning Code is amended toencourage and facilitates emergency shelters and limitsthe denial of emergency shelters and transitional andsupportive housing under the Housing AccountabilityAct. This Program will permit transitional andsupportive housing by‐right in all zones allowingresidential uses and mixed use zones allowingresidential, subject only to those regulations that applyto other residential uses of the same type in the samezone. In addition, the Zoning Code will be amended todefine “supportive housing”, “target population” and“transitional housing” pursuant to state law. The Citywill continue to monitor the inventory of sites This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue to meet therequirements of SB 2 and SB745. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐15 Program Objective Program Accomplishments Status for 6th Cycle appropriate to accommodate transitional andsupportive housing and will work with the appropriateorganizations to ensure the needs of homeless andextremely low‐income residents are met. The City iscommitted to prioritizing funding and other availableincentives for projects that provide housing forhomeless and extremely low‐income residentswhenever possible.New State law provisions have recently been modifiedto require approval 'by right' of supportive housingwith up to 50 units and low barrier navigation centersthat meet the requirements of state law. If the Cityreceives applications for these uses, it will processthem as required by State law.

Program 5.2HHousing for Persons withDevelopmentalDisabilities The housing needs of persons with developmentaldisabilities are typically not addressed by Title 24Regulations, and requires in addition to basicaffordability, slight modifications to existing units, andin some instances, a varying range of supportivehousing facilities. To accommodate residents withdevelopmental disabilities, the City will seek State andFederal monies, as funding becomes available, insupport of housing construction and rehabilitationtargeted for persons with developmental disabilities.Rialto will also provide regulatory incentives, such asexpedited permit processing, and fee waivers anddeferrals, to projects targeted for persons withdevelopmental disabilities. To further facilitate the This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue to exploreopportunities and assistpersons with developmentaldisabilities in accessinghousing. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐16 Program Objective Program Accomplishments Status for 6th Cycle development of units to accommodate persons withdevelopmental disabilities, the City shall reach outannually to developers of supportive housing toencourage development of projects targeted for specialneeds groups. The city will partner with the InlandRegional Center to provide better access to residentsthrough outreach and other appropriatecommunication tools to services that are currentlyavailable. As housing is developed or identified, Rialtowill work with the Inland Regional Center to implementan outreach program informing families within the Cityof housing and services available for persons withdevelopmental disabilities. The City will provideinformation at City Hall and on the City’s website.

Program 5.2IManufactured Housing
State law (Government Code Section 65852.3) requiresthat the city’s zoning code allows and permitsmanufactured housing in the same manner and in thesame zone as a conventional structures are permitted.Specifically, manufactured homes should only besubject to the same development standards that aconventional single‐family residential dwelling on thesame lot would be subject to. To comply with State law,the City will amend the Rialto Zoning Code to definemanufactured housing and mobile homes consistentwith State law and identify the zone(s) where suchhousing is permitted. The City will also ensure that therequirements for manufactured homes is the same as aconventional single‐family dwelling unit in the samezone.

The City adopted an Ordinance in2020 in compliance withGovernment Code Section 65823.3which specifies that localgovernments cannot excludepermanently sited manufacturedhomes from lots zoned for single‐family dwellings (unlessmanufactured housing is more than10 years old) but may requirecertain design/architecturalrequirements. The amendmentsdefine manufactured housing andmobile homes consistent with Statelaw and identify the zone(s) where Ongoing: The City will ensureall development standards,procedures and designcriteria meet the objectives ofGovernment Code Section65823.3. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐17 Program Objective Program Accomplishments Status for 6th Cycle such housing is permitted.Additionally, the Ordinance requiresstandards for manufactured homesare the same as a conventionalsingle‐family dwelling unit in thesame zone.

Program 5.2JCondominium Conversion
Rialto recognizes the importance of preserving theCity’s affordable rental housing stock and discouragingconversions that could decrease the number of existingaffordable units. The City will research and consider theapplicability of a citywide Condominium ConversionOrdinance. The research will review the followingtopics: how to minimize the potential displacement ofcurrent tenants, replacement requirements foraffordable rental units, and ways to alleviate thepotential negative effects of condominium conversionon the rental housing stock.

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue to preserve theCity’s affordable rentalhousing stock by seekingways to discourageconversions that coulddecrease the number ofexisting affordable units.

Program 5.2KSingle‐Room Occupancy(SRO)
Rialto recognizes that single‐room occupancy units mayprovide a valuable source of affordable housing forindividuals and can serve as an entry point into thehousing market for people who previously experiencedhomelessness. The City will adopt provisions in itsZoning Code to identify zone(s) to permit single‐roomoccupancy units and consider additional requirementsfor this type of housing, including parking, on‐siteamenities, and management and safety plans. The Citywill consider more streamlined permitting procedures,technical assistance for potential SRO developers, and This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Modify: The City will revisethe Zoning Code to permitsingle‐room occupancy units(SROs) and additionaldevelopment regulations andrequirements within one‐yearof Housing Element adoption. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐18 Program Objective Program Accomplishments Status for 6th Cycle outreach to property owners of existing SROdevelopments.

Program 5.2LAlternative HousingConcepts
To provide more potential housing opportunities inRialto, the City will review and research alternativehousing concepts such as live‐work developments,small lot developments, two master‐bedroom housingunits, and co‐op housing. The City will review theapplicability of these housing types in Rialto and reviewand revise the Zoning Code, as appropriate, toencourage development.

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue to seek alternativehousing concepts to provide avariety of housing types forthe community.

Program 5.2MResidential Care Facilities
State Law defines residential care facilities as anyfamily home, group care facility or similar facility for24‐hour non‐medical care of persons in need ofpersonal services supervision or assistance essential forsustaining activities of daily living for the protection ofthe individual. Such uses are permitted by law andsubject to the same standards as described in theresidential zone it is permitted.The City’s current Zoning will be updated to clearlydefined Residential Care Facilities to provide greaterconsistency with the definitions described in State Lawand provide clearly.

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Modify: The City will updateits Zoning Code to permitResidential Care Facilities inaccordance with State Law.

Program 5.2NReplacement Housing
The City may have existing non‐vacant sites includedwithin the inventory of sites that may contain vacant ordemolished residential units that were occupied bylower income households or households subject toaffordability requirements within the last five years.The City will adopt a formal replacement housingprogram to ensure the replacement of any units lost for This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City will adopt aformal replacement housingprogram to ensure thereplacement of any units lostin compliance withGovernment Code section65915. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐19 Program Objective Program Accomplishments Status for 6th Cycle housing units shall comply with the same requirementspursuant to Government Code section 65915.

Program 5.2OFarmworker Housing
The City of Rialto shall amend Zoning Code Section18.08.020 to permit employee housing for six or feweremployees to be treated as a single‐family structureand permitted in the same manner as other dwellingunits as permitted in the same zone. Additionally,employee housing consisting of no more than 12 unitsor 36 bed shall be permitted in the same manner asother agricultural uses in the same zone.

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Modify: The City will amendthe Municipal Code to statethat employee housingconsisting of no more than 12units or 36 beds will bepermitted in the samemanner as other agriculturaluses in the same zone, andexplicitly define FarmworkerHousing and establish it aspermitted use in residentialor nonresidential zones,consistent with State law.

Program 5.2PSB 35 Compliance
The City of Rialto shall amend, as appropriate, policies,programs and procedures in the Zoning Code and otherapplicable portions of the Municipal Code to complywith the requirements of SB 35. These provisions shallapply when the City is not meeting the requirementsRegional Housing Needs Assessments (RHNA).

This program was included as partof the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Modify: The City will continueto meet the requirements setforth by SB 35.

Program 5.2QSubdivision of SpecificPlan Areas
The City will work with applicants to facilitate theefficient subdivision of parcels greater than half an acreand less than 10 acres within the private Specific PlanAreas identified in the Housing Element. This programassists in creating developable parcels to accommodatethe lower income RHNA need pursuant to the City’sRHNA obligation.

This program was included as part
of the 5th Cycle Mid‐Year Updateadopted by the City in 2019, and assuch there are not yetaccomplishments to report on.

Ongoing: The City willcontinue facilitatingdevelopment as establishedin each adopted Specific Plan. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐20 Program Objective Program Accomplishments Status for 6th Cycle Goal 5‐3: Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.Program 5.3AMortgage Assistance Program
The City will continue to assist homebuyers through the Mortgage Assistance Program (a deferred loan program
provided as down‐payment assistance). Applicants are
required to be first time homebuyers and must meet
County HUD income limits. The City will continue to
provide information on the Mortgage Assistance
Program on the City’s website and at City Hall. The City anticipates assisting 100 new homeowners during the
2014‐2021 planning period, depending on ongoing
funding availability.

Approximately 100 homes underthe NSP 1 grant and approximately 200 homes under the NSP 2 grant.

In FY 2013‐2014, the City assisted
four homes under NSP 1 and NSP 3.

As of December 31, 2015, the Cityhas used NSP funds to assist 60 low‐ and moderate‐income homebuyers
purchase foreclosed housing units
during the life of the program.

Ongoing: The City willcontinue to seek funds to
continue this program in the
planning period. This program
is continuing through working
with the Neighborhood
Partnership Housing Services,
Inc.

Program 5.3B
Acquisition,Rehabilitation, and RentalProgram
The City will continue to implement the Acquisition,
Rehabilitation, and Rental (ARRental) Program designedto acquire, maintain, and rent foreclosed multi‐family units to very low‐income households. The units will be
acquired by either the City or by for‐profit or non‐profit companies under the agreement of the City. Once
complete, the units will be owned and managed by the
company and must remain affordable for very low‐
income households for 55 years. The City will continue
to provide information on the ARRental Program on the
City’s website and at City Hall. The City anticipates
assisting 50 units during the 2014‐2021 planning
period, depending on grant funding availability.

Approximately 8 units under the
NSP 1 grant and approximately 16
units under the NSP 2 grant.

In 2014, eight units were approvedfor assistance under NSP 3.

Ongoing: The City willcontinue to seek funds to
continue this program in theplanning period.

Program 5.3C
Preserve and Monitor At‐
Risk Units
The City works with individual property owners to
encourage the maintenance of affordability of assisted
units. There are 140 assisted multi‐family units at‐risk of converting to market rate during the ten years
The City continues to monitor at‐
risk projects through its Annual
Progress Report.

Ongoing: The City will
continue to seek fundingopportunities and monitor at‐
risk projects.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐21 Program Objective Program Accomplishments Status for 6th Cycle following the beginning of the planning period (2014‐
2024). The City is committed to preserving its stock of affordable housing and will provide technicalassistance, seek additional nonprofit and for‐profit partners, and facilitate financial assistance for
affordable housing units at‐risk of conversion. The City will continue to work with property owners to develop
a strategy to maintain affordability controls on assisted units.The City will also inventory and gather information to establish an early warning system for publicly assisted housing units that have the potential to convert to
market rate. This will include an annual review of the
conversion status of all subsidized housing in the City.

The City will develop and maintain an AB 987 database
to include detailed information on all subsidized units, including those that have affordability covenants. The
database will indicate the expiration date of any
covenant and any requirements governing
reimbursement.When available, the City will utilize resources such as HUD Section 208/811 loans, HOPE II and III
Homeownership program funds, HOME funds, CDBG
funds, Low‐Income Housing Tax Credit Programs,
California Housing Finance Agency single‐family and
multi‐family programs, programs to stimulate private
developer and nonprofit entity efforts in the
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐22 Program Objective Program Accomplishments Status for 6th Cycle development and financing of housing for lower and
moderate‐income households. The City will continue to
monitor at‐risk developments throughout the planning
period and pursue partnership opportunities withnonprofits to preserve and expand affordable housing in the City.

Program 5.3DMobile Home Park
Preservation
Mobile home parks provide a valuable source of
affordable ownership housing in Rialto. To encourage
the preservation of mobile home parks, the City will
continue to implement the mobile home rent controlordinance and convene the Mobile Home Rent Review Commission. The City will continue to provide
information on the mobile home rent control ordinance
at City Hall and work with mobile home park owners
and tenants to resolve any issues.

The City continues to utilize the
Mobile Home Rent Review
Commission and the related mobile
home rent ordinance to facilitate
and encourage fair bargaining
between mobile homeowners and
park owners in order to achieve
mutually satisfactory agreementregarding space rental rates inmobile home parks Ongoing: The City willcontinue to prioritize thepreservation of mobile homeparks.

Program 5.3E
County HomeownershipProgram
To encourage low‐ and moderate‐income
homeownership, Rialto will continue to provide
information on the City’s website and at City Hall on
the County of San Bernardino’s HomeownershipAssistance Program (HAP). The program assists low‐ and moderate‐income homebuyers to meet the cash
requirements of a home purchase. The HAP funds may
be used for gap financing, down payment, or closing
cost assistance. The assistance is in the form of a
deferred loan and is secured by a second trust deed.

The Housing Authority of San
Bernardino continues to implement
the Homeownership Assistance
Program (HAP), which assists
participants with finding anappropriate mortgage lender andwork with the participant throughthe process of buying a home.

Ongoing: The City willcontinue to advertise andprovide information about the County of SanBernardino’s Homeownership
Assistance Program onlineand at City Hall.

Program 5.3FGood Neighbor Next Door
Program
To support homeownership among local police officers,
fire personal, and teachers, Rialto will continue to
participate in and provide information on the
HUD’s Officer/Teacher Next Door
Program (now known as the HUD
Good Neighbor Next Door
Ongoing: The City willcontinue to advertise and
provide information about
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐23 Program Objective Program Accomplishments Status for 6th Cycle Department of Housing and Urban Development’s
(HUD) Good Neighbor Next Door Program at City Hall.

Through the federal program, applicants can purchase
homes from a selected list of HUD homes, which are
available at a 50 percent discount off the listed price.

The City continue to provide information on the Good
Neighbor Next Door Program at City Hall.

Program), assists law enforcementofficers, pre‐Kindergarten through12th grade teachers, firefighters and emergency medical technicians
become homeowners. It offers a
substantial incentive in the form of
a discount of 50% from the list price
of the home.
the programs to Rialtoresidents online and at City
Hall.

Program 5.3GCounty Housing Voucher
Program
Continue to cooperate with the San Bernardino County
Housing Authority to administer the Housing Voucher
Program (Section 8). The program provides rent
subsidies to very low‐income households that spend
more than 50 percent of their income on rent. The City
will continue to refer residents to the County program
and provide information at City Hall, the City’s website, and other public places to increase awareness and
solicit applications.

The City continues to participate in
the Housing Voucher Programadministered by the San Bernardino Housing Authority. The Housing
Choice Voucher (HCV) Program(commonly referred to as Section 8) manages vouchers to low income
families and individuals. These
vouchers give our families the
freedom to select decent, safe, andsanitary housing based on their individual needs. From 2016‐2018
the County assisted 30,780 homes
with vouchers, including 1,552residents in Rialto through theSection 8 Program Ongoing: The City will
continue to advertise andprovide information about
the programs to Rialtoresidents online and at CityHall.

Program 5.3HTenant‐Based Rental
Assistance
Through the Security Deposit Assistance Program, the
County of San Bernardino uses HOME funds to provide
financial assistance with required security deposits on rental housing units and tenant paid utilities to persons who can afford monthly rent payments but lack
The City continues to participate in
the County tenant‐based rental
assistance. The program has two
components: Eviction Preventionand New Rentals.

Ongoing: The City willcontinue to advertise andprovide information about the programs to Rialto
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐24 Program Objective Program Accomplishments Status for 6th Cycle necessary funds to get into and/or, to avoid being
displaced from, decent housing. In addition, the County provides funds to low‐ and moderate‐income renter
households through the Monthly Rent Subsidies
Program, also funded by the County HOME Program.

Rialto will continue to participate in this County
program and provide information about the program at
City Hall and the City’s website.
residents online and at CityHall.

Goal 5‐4: Alleviate any potential governmental constraints to housing production and affordability.Program 5.4ADensity Bonus Government Code Section 65915 requires that a
jurisdiction adopt a local Density Bonus Ordinanceconsistent with State law. State Density Bonus Lawrequires a local jurisdiction to grant an increase indensity, if requested by a developer, for providingaffordable housing as part of a development project.Key provisions of the law include incremental densitybonuses that correspond to the percentage of housingset aside as affordable units. State law caps themaximum density bonus at 35 percent and allows thedeveloper to request up to three incentives orconcessions, if required to provide the affordable units.The law also provides reduced parking requirementsand allows requests for waivers of developmentstandards, such as increased height limits and reducedsetback requirements. The developer must providereasonable documentation demonstrating thatincentives reduce costs to provide for affordable units;and that waivers are required because the usual The City has amended the ZoningCode to include a Density Bonus Program. In addition, the City has
approved the Foothill Boulevard
Specific Plan, Downtown Vision
plan, and the Renaissance Rialto
Specific Plan, which all allow density
bonus.

Ongoing: The City willcontinue promote theadopted Density BonusOrdinance online and at City Hall.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐25 Program Objective Program Accomplishments Status for 6th Cycle standards physically preclude the project fromachieving the allowed density and incentives.Developers in the City have utilized State Density BonusLaw in the construction of affordable housing units. Tocomply with State Density Bonus law, the City willamend the ordinance as needed to ensure that its localordinance remains consistent with State law, but willapply current state law even before local amendmentsare adopted. The City commits to continue to reviewand approve requests under State Density Bonus Law(including requests for incentives, concessions, waivers,and parking reductions) so that projects that qualify arenot prevented from developing at the densities towhich they are entitled.

Program 5.4B
Remove Development
Constraints
On a regular basis, City staff will review the
development standards and design review findings inthe Zoning Code to identify standards andrequirements that may constrain the development ofaffordable housing in Rialto. Specifically, staff willreview the following:Review multi‐family parking standards to determine ifthe existing standards create a constraint todevelopment. Should the analysis determine theexistence of constraints, parking standards for multi‐family development will be modified in the city’sZoning Code.

There are no current activities or
policies for Removing Development
Constraints.

Ongoing: The City willcontinue to evaluate thepotential of the program andexplore potential funding. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐26 Program Objective Program Accomplishments Status for 6th Cycle The City of Rialto is subject to SB 35 streamliningprovisions and will be required to permit streamliningfor projects with at least 10% affordable units. The Citymust review permits for qualifying housingdevelopments within a statutory time frame (90 daysfor ≤ 150 units; 180bdays for ≥ 150 units). Projectscannot go through design review or be subject to publichearings, and in many cases the City cannot requireparking. All projects covered under SB 35 are stillsubject to the zoning and building code. At this time,qualified housing proposals with at least 10%affordable units may be eligible for SB 35 streamliningin Rialto. Should compliance with SB 35 occur in thefuture, subsequent projects may not be subject tothese requirements.Staff will review requirements such as the minimumunit size, including minimum unit size requirements forAccessory Dwelling Units (ADUs) and Single‐RoomOccupancy units (SROs); setbacks; parkingrequirements, including parking requirements forstudio apartments/units; height restrictions; etc. toensure that they are necessary and pertinent.The City will also review the existing Precise Plan ofDesign requirements and process to identify anyconstraints and the existence of objective standardsapplied to project applicants on the development ofaffordable housing in the City. 2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐27 Program Objective Program Accomplishments Status for 6th Cycle The City will review permit requirements for Multi‐family projects in the R‐3 zone consisting of five ormore units that may have a longer review timeline, asthey are subject to approval of a conditionaldevelopment permit (CDP). The City will evaluatemodifications to these standards to ensure they do notpose a constraint on development.Staff will also on a case‐by‐case basis identify ways thatstandards can be relaxed if it is determined that suchrequirements are in any way impeding thedevelopment of affordable housing in the City. The Citywill also continue to provide development standardmodifications including inclusion of objective designand development standards streamlined processing forapplications related to the creation of affordablehousing, and will offer fee modifications for projectsproposing affordable units that are required to applyfor variations to the existing development standards.

Program 5.4C
Water and Sewer Service
Providers
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Rialto is required to deliver its adopted housing element and any amendments thereto to local water
and sewer service providers. This legislation allows for coordination between the City and water and sewer
providers when considering approval of new residential
projects, to ensure that the providers have an
opportunity to provide input on the Element.

Additionally, review of the Housing Element ensures
that priority for water and sewer services is granted to projects that include units affordable to lower‐income
The City provided its Mid‐Cycle and
5th Cycle Housing Element Updates
to the local water and sewer service
providers.

Ongoing: This legislationallows for coordination
between the City and water
and sewer providers when
considering approval of new
residential projects, to ensure
that the providers have an
opportunity to provide input
on the Element. Review of the
Housing Element ensures that
priority for water and sewer
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐28 Program Objective Program Accomplishments Status for 6th Cycle households. The City will submit the adopted Housing
Element to local water and sewer providers for their
review and input.
services is granted to projectsthat include units affordable to lower‐income households.

The City will provide the local
water and sewer serviceproviders with the 6th Cycle
Housing Element Update andall related appendices and
documents.

Goal 5‐5: Promote equal opportunity for all residents to reside in the housing of their choice.Program 5.5AFair Housing Services andAffirmatively Further FairHousing The City will continue to provide fair housing servicesthrough the Inland Fair Housing and Mediation Board.The ongoing contract provides Rialto residents with thefollowing fair housing services: shared housinginformation for senior residents, counseling andinformation on housing discrimination, tenant/landlorddispute resolution, bilingual housing literature, andtesting for housing discrimination. The City willcontinue to provide informational and educationalmaterials on fair housing services for property owners,apartment managers, and tenants at City Hall and theCity’s website. The City will also continue to monitorand respond, as appropriate, to complaints ofdiscrimination, and will refer tenants to the Inland FairHousing and Mediation Board for proper intakeinvestigation and resolution of fair housing complaints.Pursuant to AB 686, The City will affirmatively furtherfair housing by taking meaningful actions in addition toresisting discrimination, that overcomes patterns of The City continues to participate
with the Inland Fair Housing and
Mediation Board (IFHMB) to
combat housing discrimination.

IFHMB continues to educate both
tenants and landlords as to their
rights and responsibilities under fair
housing laws. IFHMB investigatesdiscrimination complaints andworks in partnership with theUnited States Department of Housing and Urban Development
(HUD) and the California State
Department of Fair Employment
and Housing (DFEH) in fighting
discrimination in housing.

Ongoing: The City will
continue to provide
information on Fair Housing
and will continue to monitor
and respond to complaints ofdiscrimination.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐29 Program Objective Program Accomplishments Status for 6th Cycle segregation and foster inclusive communities free frombarriers that restrict access to opportunity based onprotected characteristic, as defined by California law.The City will partner with capable organizations toreview housing discrimination complaints, attempt tofacilitate equitable resolution of complaints, and,where necessary, refer complainants to theappropriate state or federal agency for furtherinvestigation and action. Additionally the city with workwith the County to update the Regional Analysis to theImpediments (AI) to Fair Housing Choice in partnershipwith local agencies. The City will implement the actionscontained in the AI and collaborate with thejurisdictions in partnership with the County tocomplete the AI.

Program 5.5B
ReasonableAccommodation
Pursuant to Government Code Section 65583, the City
of Rialto is obligated to remove potential and actual
governmental constraints upon the maintenance,
improvement, or development of housing for all
income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities
and counties provide reasonable accommodation to
rules, policies, practices, and procedures where such
accommodation may be necessary to afford individuals
with disabilities equal housing opportunities.

Reasonable accommodation provides a basis for
residents with disabilities to request flexibility in the application of land use and zoning regulations or, in
some instances, even a waiver of certain restrictions or City staff has developed a scope ofwork and is currently in the process of securing funding to develop this
program.

Ongoing: The City willcontinue to promote the
adopted ReasonableAccommodation Procedures
on the City website and at
City Hall.
2021‐2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A‐30 Program Objective Program Accomplishments Status for 6th Cycle requirements from the local government to ensureequal access to housing opportunities. Cities and counties are required to consider requests for
accommodations related to housing for people with
disabilities and provide the accommodation when it is
determined to be “reasonable” based on fair housing
laws and case law interpreting the statutes. The City of Rialto encourages and promotes accessible housing for
persons with disabilities. In general, City Staff takes into consideration the provisions of the California
Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants
modifications and deviations from the Municipal Code
to accommodate the needs of persons with disabilities.

The City will provide information on formal reasonable
accommodation procedures at City Hall and on the
City’s website.
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites

C‐1

Appendix B

INVENTORY OF ADEQUATE SITES
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐2 Adequate Sites
A. Adequate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Rialto’s plan for housing at the designated income levels within the 6th housing cycle planning period (2021 – 2029). The identified sites are either residentially zoned or within areas of opportunity identified by the City with supporting strategies to stimulate future housing growth. As described in this appendix, the development capacity of each site depends on permitted density, site‐specific factors, and development assumptions identified for each “Opportunity Area.”
The appendix contains Tables B‐17 to B‐19, which identify each candidate housing site within Rialto’ssites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory and on relevant maps. Additionally, the following information is provided for each parcel.
 Address
 Ownership
 Zoning (including overlays if applicable)
 Size (net developable acres removing known development constraints)  Assumed density
 Vacancy status
 Previous housing element identification
 Potential development capacity (dwelling units) by income category  Description of existing use
Table B‐1 shows the City’s 2021‐2029 RHNA need by income category as well as a summary of the sites identified to meet the need. The analysis within this appendix showsthat the City of Rialto hasthe capacity to meet their 2021‐2029 RHNA allocation through a variety of methods, including:
 Identification of development capacity on entitled private specific plans  Identification of development capacity on sites which permit development of residential uses at or above 30 dwelling units per acre
 Development of approved projects which do not yet have certificates of occupancy  Future development of Accessory Dwelling Units (ADUs)  Identification of opportunity areas for rezone to higher‐density residential use

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐3 Table B‐1: Summary of RHNA Status and Sites Inventory
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA (2021‐2029)   2,218 1,206 1,371 3,477 8,272
Units Constructed/ Issued Permits
in Projection Period
(Begins June 31, 2021)
0 0 0 387 387
Remaining Unmet RHNA   2,218 1,206 1,371 3,090 7,885
Existing Zoning – Unit Capacity
Accessory Dwelling Unit Projection   40 26 6 72
5th Cycle Sites 0 0 62 62
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 0 623 5,637 6,260
Renaissance Specific Plan 0 404 875 1,279
Opportunity Areas Under Existing Zoning
1 ‐ Foothill Boulevard Specific Plan   1,442 126 996 2,564 2 ‐ North Riverside Avenue   1 0 1 2
3 ‐ Gateway Specific Plan 0 0 0 0
4 ‐ Rialto Central Area Specific Plan    15 0 13 28
5 ‐ Baseline Parcels 32 3 23 58
6 ‐ Baseline Shopping Center 0 0 0 0
7 – Randall Avenue Sites 0 0 0 0
Rezone Strategies – Unit Capacity
Opportunity Areas with Rezone/Upzone Programs*
1 ‐ Foothill Boulevard Specific Plan   1,603 153 1,210 2,966 2 ‐ North Riverside Avenue    219 19 159 397
3 ‐ Gateway Specific Plan 384 35 278 697
4 ‐ Rialto Central Area Specific Plan   240 11 191 442
5 ‐ Baseline Parcels 80 5 61 146
6 ‐ Baseline Shopping Center 464 43 329 836
7 – Randall Avenue Sites 65 5 46 116
Total Potential Development
Capacity   4,585 1,453 10,274 16,312
Sites Surplus/Shortfall (%) 34% 6% 195% 97%
Sites Surplus/Shortfall (#) 1,161 82 6,797 8,040
* Note – unit capacity shown is the net units gained by the rezone 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐4

1. Selection of Sites
The City of Rialto has identified sites with capacity to accommodate the 2021‐2029 RHNA. The City has identified 176 parcels within existing residentially zoned land at their existing densities.

The City has identified 64 parcels within Specific Plans ‐ 57 parcels within the Lytle Creek Specific Plan, which is located to the north east of the City and east of North Riverside Avenue, and 7 parcels within the Renaissance Specific Plan, which is located south of Foothill Freeway and between North Ayala Drive and North Alder Avenue. There are also 13 “Projects in the Pipeline” sites (described below), in addition to nine 5th Cycle Housing sites that add to the City’s housing stock.

The City has identified another 229 parcels, categorized into seven (7) Opportunity Areas, which are designated for programs to create additional residential capacity through upzones and rezones. A total of 123 of these parcels have existing zoning to allow residential development. The City conducted an analysis to identify the additional 106 non‐residentially zoned sites with characteristics indicating potential to redevelop within the planning period.

All identified sites were evaluated based on surrounding and existing on‐site development to determine the extent to which on‐site uses have the potential to redevelop within the planning period (2021‐2029).

2. Projects in the Pipeline
The City has identified a number of projects currently in, or that have completed the entitlement process.

These projects are likely to be developed and/or first occupied during the planning period and count as credit towards the 2021‐2029 RHNA allocation. The City has currently identified 5 projects over 13 sites with a planned development of 387 units, all of which will be affordable to above‐moderate income households.

3. 5th Cycle Sites
The City has identified a total of 9 parcels within its 5th Cycle Housing Element that remain viable sites to accommodate the RHNA need for the 6th Cycle under existing zoning capacity. These sites can accommodate up to 62 units of housing projected to be affordable to above‐moderate income households. To meet requirements set forth by SB 330, policy support for the inclusion of these sites is provided in Section 4: Housing Plan.  These locations of these sites are shown below in Figure B‐1 and site details, as a portion of the sites inventory, are included in Table B‐17.

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐5 Figure B‐1: 5th Cycle Sites

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐6

4. Specific Plans with Remaining Entitled Capacity
The City has identified a total of 64 parcels within Lytle Creek Specific Plan and Renaissance Specific Plan to accommodate the RHNA need with existing capacity. Both of these specific plans are entitled for the number of units projected within this appendix. As of August 2021, the City has begun receiving applications to develop residential units in both Specific Plan areas. AAll unit projections outlined are expected to be constructed during the planning period.

Implementation of Specific Plans
In order for development to begin, the City’s Municipal Code states proposed developments must be reviewed by the Community Development Director or Planning Commission, as applicable for the particular use or building, and found to be consistent with the Specific Plan for the area. Criteria for review and approval of proposed developments shall include, but not be limited to the following:
 Conformance with the land use designation;
 Conformance with specific development standards, goals, and policies of the Specific Plan;  And conformance with the intended density of the zone of the site.

Renaissance Specific Plan
The Renaissance Specific Plan includes a 107‐acre residential community with 1,279 entitled residential units between Linden Avenue and Ayala Drive south of the Renaissance Marketplace. Figure B‐2 outlines the area planned for residential development within the Specific Plan. This includes the following breakdown in zoning and maximum units permitted:
 404 units of low density residential ‐ 50.5 acres
 363 units of medium density ‐ 29 acres
 312 units of medium high density ‐ 19.5 acres
 200 units of high density ‐ 8 acres
The goal of the Specific Plan is to bring together employment opportunities, residential uses, and commercial/retail amenities. Renaissance Marketplace, located to the north of the identified residential area in Figure B‐2, includes commercial and retail amenities for residents. The Specific Plan has identified the parcels closest to Renaissance Marketplace for the location of medium to high density residential developments to provide for easy and quick access to resources and employment opportunities. Business and employment centers are also located across North Linden Avenue to the west.

The Renaissance Marketplace and most of the business/employment centers are built and completed, but the residential developments are anticipated to continue through the 2021‐2029 planning period. The City anticipates housing developments to meet the entitled number of units listed above.

In order to expedite investment and development, it isthe City’s expressed intent to streamline the review of development proposals within the Renaissance Specific Plan. Accordingly, any proposed building that is larger than 500,000 square feet shall be subject to EDC Review. 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐7 According to the Renaissance Specific Plan, the financing of construction, operation, and maintenance of public improvements and facilities will include funding through a combination of financing mechanisms.

However, the developer shall ultimately be responsible for all fair‐share costs and/or conditions of approval (including those in excess of fair share costs but with fee credits or reimbursement agreements) associated with implementing the project, including but not limited to the costs of providing infrastructure and complying with all mitigation measures, conditions of approval, and other requirements of the project.

Various financing strategies may be utilized to fund the public facility improvements specified by the Specific Plan. Financing may involve a combination of impact fees and exactions, fee credits, reimbursement agreements, special assessment districts, landscaping and lighting districts, community facilities districts, and other mechanisms as agreed to by the developer and City.

The City and developer will cooperate to ensure that the public facilities are built in accordance with all requirements of the Specific Plan. A Development Agreement and conditions of approval may be used to facilitate this process. The appropriate mechanism for each particular improvement shall be tied to the phasing, established Conditions of Approval and site plan/design review approval.

As of February 2021, the City has received one Precise Plan of Design application for 403 units on 39.14 acres.

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐8 Figure B‐2: Renaissance Specific Plans
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites C‐9 Figure B‐3: Renaissance Specific Plan – Planning Areas
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites   C‐10 Lytle Creek Ranch Specific Plan
The Lytle Creek Specific Plan covers approximately 2,447.3 total acres, with about 694.2 acres located in Rialto and 1,753.1 acres currently located in unincorporated San Bernardino County. The area of Lytle Creek Specific Plan located in Rialto allows for a total of 6,260 dwelling units. Two neighborhoods are planned to provide for a variety of housing needs and lifestyles, including a private community for residents over the age of 55. As Table B‐2 outlines, the average density of the neighborhoods is currently

3.44 dwelling units/acre. Table B‐3 provides a summary breakdown for housing development by land use designation within Lytle Creek Ranch.

Development of the Lytle Creek Ranch Specific Plan has not begun but it anticipated to take place during the 2021‐2029 planning period. Build‐out will occur by 2030 and phasing will occur either sequentially or concurrently with one another. The City anticipates the residential developments to reach the entitled maximum of 6,260 units, as outlined in Table B‐2 and B‐3. As of February 2021, the City has received and approved three Precise Plan of Design applications. The three applications total 364 units on 67.05 acres.

Table B‐2: Lytle Creek SP Land Use Summary by Neighborhood in Rialto Neighborhood Approximate
Acreage
Estimated
Average
Density
Dwelling Units Square Footage Assumptions
II 801.8  ‐  2,931 102,452 Active Adult
III 968.8  ‐  3,329 566,279  ‐
TOTAL 1,770.6 3.44 6,260 668,731 ‐
Source: Lytle Creek Ranch Specific Plan (2012)
Table B‐3: Lytle Creek SP Land Use Summary by Neighborhood Land Use Designation
Density
Range
(DU/AC)
Target
Dwelling
Units (DU)
Medium
Density
(DU/AC)
Acres
Percent of
Specific Plan
Single‐Family Residential 1
(SFR 1)
2‐5 467 3.6 132.2 5.4%
Single‐Family Residential 2
(SFR 2) 5‐8 1,908 6.3 304.5 12.4%
Single‐Family Residential 3
(SFR 3) 8‐14 1,937 10.9 179 7.3%
Multi‐Family Residential
(MFR)
14‐28 959 17.2 52.3 2.1%
High‐Density Residential
(HDR) 25‐35 989 29.2 33.4 1.4%
TOTAL ‐  6,260 8.95 701.4 38.4%
Source: Lytle Creek Ranch Specific Plan (2012)

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐11 The following administrative standards apply to the implementation of future development applications (including plot plans, tract maps, parcel maps, conditional use permits, or variances) for projects within the Specific Plan area:

1. No development shall occur or building permits issued within the adopted Specific Plan area until the proposed development is reviewed by the City’s Development Review Committee and found to be consistent with the adopted Specific Plan.

2. Future development within the Specific Plan area shall require individual project review and analysis including General Plan and Specific Plan consistency and environmental analysis, according to the provisions of the California Environmental Quality Act (CEQA) and the CEQA Guidelines.

3. Future tentative or parcel maps and site plan review documents shall be consistent with the Specific Plan.

4. Building permitsfor dwelling unitsshall be issued when a finalsubdivision map has been recorded.

Permits may be issued for model units prior to final map recordation subject to the Subdivision Map Act and Development Code.

5. Specific lotting designs and residential dwelling unit types for each planning area shall be determined at the time of individual implementing site design or subdivision proposals.

Residential lot sizes, densities, and housing types may vary within each planning area so long as the number of units in the planning area does not exceed that allowed by this Specific Plan.

6. The Rialto Unified School District is the lead agency for all environmental and entitlement processes related to schools within Neighborhood III of Lytle Creek Ranch. Any additional review and approval through the Specific Plan process shall not be required.

Table B‐4 outlines the actions required for implementing development applications.

Table B‐4: Lytle Creek Ranch Specific Plan ‐ Implementing Development Applications Proposed Improvements Transportation
Commission
DRC
Director of
Developme
nt Services
Planning
Commission
City
Council
Development Transfer Between
Planning Areas
X X
Specific Plan – Ministerial Changes X X
Specific Plan – Minor Adjustments X X X
Specific Plan – Major Amendment X X X X X
Precise Plan of Design (Design
Review)
X X
Development Agreement        X
Tentative Map(s) or Parcel Map(s) X X X
Source: Lytle Creek Ranch Specific Plan

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐12 According to the Lytle Creek Ranch Specific Plan, there are several types of financing strategies and tools available for financing master planned communities such as Lytle Creek Ranch. It is anticipated that the project will build‐out using a variety of these strategies and tools including, but not limited to, the following:
 The Mello‐Roos Act enables cities, counties, special districts, and school districts to establish community facilities districts and to levy special taxes to fund a variety of facilities and services required by a specific plan. A Mello‐Roos tax can be applied to the planning and design work directly related to the improvements being financed and may also fund services on a pay‐as‐you‐ go basisincluding police and fire protection, ambulances, flood protection,recreational programs, parks, and schools.
 Special assessment districts, such as those enabled by the Lighting and Landscape Maintenance Act of 1972, the Municipal Improvement Act of 1913, and the Improvement Bond act of 1915, provide methods of leveraged financing whereby a public entity determines an area in which the provision of facilities will benefit real property. One or more special assessment districts may be created for the Lytle Creek Ranch project to cover improvementssuch aslandscaping and lighting.

This financing tool can be used for public improvements that directly benefit specific properties that are assessed to pay for the improvements at no risk to public agency general funds.  Impact fees and exactions are another tool for paying for new development resulting from increased population or demand for services. The master developer for Lytle Creek Ranch will negotiate with the City of Rialto to determine appropriate fees and exactions, which shall be identified in a Development Agreement.
 In certain instances, funding for on‐site facilities may be tied directly to the Lytle Creek Ranch project. The developer may pay a fair share portion of the facility in exchange for development rights. On‐site local streets, utility connections from the main trunk lines, and drainage facilities are typical examples of facilities that may be funded by the developer. Such improvements will usually be required concurrent with the project development.

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐13 Figure B‐4: Lytle Creek Ranch Specific Plan
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites C‐14 Figure B‐5: Lytle Creek Ranch – Conceptual Land Use Plan 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites   C‐15

5. Development of Smaller Site Parcels
The City of Rialto has identified 67 parcels that are smaller than half an acre in size. Assembly Bill 1397 identifies generalsize requirementsfor candidate housing sites designated to accommodate low‐ and very low‐income units of greater than half an acre and less than 10 acres in size.

These parcels have been identified as part of the Sites Analysis because most are located near one another and large groupings are owned by the same property owners. Additionally, 14 of these 67 parcels are owned by the City of Rialto. The City has total site control to consolidate these sites in order to facilitate housing development through the 2021‐2029 planning period.

A policy program is included in Section 4: Housing Plan to create a small lot consolidation program to facilitate development on these lots.

6. Development of Large Site Parcels
Supplemental to the sites identified to meet the City’s RHNA allocation which fall within AB 1397 criteria, the City has identified one parcel which is larger than 10 acres.

This 10.08‐acre site (Sites Inventory ID: 121) has been identified because it is vacant and located near other vacant lots with propensity to develop housing.

A rezone of the parcel located within the Gateway Specific Plan would create the opportunity to develop 352 housing units  ‐  this includes 194 housing units affordable to very low‐/low‐income households.

Additionally, the currently vacant lot is located near existing senior housing units and resources, commercial and retail uses, as well as transit stops.

7. Accessory Dwelling Units
Accessory dwelling units (ADUs) are housing units which may be developed in addition to an existing single‐ or multi‐family residential use. These housing units can be free‐standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Other ADUs provide housing for family members or are rented to members of the community.

As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications. In 2019, the City permitted 7 ADUs, followed by 14 in 2020, and 10 in 2021. A total of 32 ADU applications were received in 2021, and while only 10 were permitted, the remaining applications are still in the permitting process and may receive their permits in 2022. In accordance with State Law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development. Junior Accessory Dwelling Units (Jr. ADUs) are permitted only in single dwelling unit zones.

The City of Rialto has determined, based on past performance, that it is appropriate to anticipate the development of 72 accessory dwelling units from 2021 to 2029. Table B‐5 below displays the calculation and estimated projection for the 8‐year planning period. To project the number of ADUs throughout the planning period, the City has multiplied by 1.5 the average assumption based on the average ADUs per year from 2018 to 2021 with the anticipation that new legislation and housing policies will increase the number of ADUs permitted.
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐16 Table B‐5: ADU Assumptions
Year  ADU Permitted
2029 9
2028 9
2027 9
2026 9
2025 9
2024 9
2023 9
2022 9
2021* 10
2020 14
2019 7
2018 0
Projection Period Total 72
Additionally, to facilitate the development of ADUs available for lower income households, the City has developed relevant policies and programs(see Section 4: Housing Plan). The City assumes an affordability breakdown for ADUs based on the ADU Affordability Assumptions produced by the Southern California Association of Governments (SCAG) for each county. Using the SCAG assumptions for San Bernardino County, the City has allocated the following ADUs for each income category:

Table B‐6: Accessory Dwelling Unit Projections by Income Category Income Category  Units
Low and Very Low‐Income   40 units
Moderate Income   26 units
Above Moderate Income   6 units
TOTAL  72 units
To assist the City’s ADU development projections, programs have been included in Section 4: Housing Plan to promote and incentivize the development of ADUs during the planning period.

8. Vacant Land to Accommodate Lower‐Income Need
The City of Rialto has identified currently vacant land to accommodate 43 percent of the very low‐/low‐ income RHNA housing units. This percentage is based on a conservative affordability assumption of 55 percent going towards lower income housing units. In total, 1,399 very low‐ and low‐income units can be accommodated on vacant land, which amounts to 43 percent of the 3,424 very low‐ and low‐income RHNA. The City would be able to meet 50.6 percent of lower‐income RHNA housing units with an affordability estimation of 65 percent per site; however, the City is taking the more conservative approach.
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐17 Existing uses on nonvacantsitesthat have been identified as part of the Sites Analysis have been evaluated for propensity and represent parking lots, older commercial properties, and other non‐residential uses with propensity to redevelop.

9. Suitability of Nonvacant Sites
Nonvacant sites identified to accommodate the RHNA are considered to have an existing impediment by HCD. Therefore, the City of Rialto identified unit capacity on nonvacant sites considering existing development on site and the feasible addition of housing, developmentstandardsfor the respective zone, and the remaining acreage after subdivision. Then unit capacity was calculated by multiplying the net acreage of the site (considering existing environmental issues and existing structures) by the assumed density.

A sample site calculation for a nonvacant site is shown below:
 Site 15 ‐ APN: 013317127
 Zone: C‐P
 Rezone Density: 35 dwelling units/acre
 Existing use: Marginal commercial use with a surface parking lot.  Existing Structures: 1
 Acreage: .66 acres
 Existing Environmental Considerations: no existing environmental considerations  Net units: 22
 Affordability Assumptions: 55 percent
 Total Affordable Unit yield: 12
Lease Analysis
Existing lease agreements on infill and nonvacant properties present a potential impediment that may prevent residential development within the planning period.  State law requires the City to consider lease terms in evaluating the use of nonvacant sites. The City made diligent efforts to review existing lease agreements, howeverthe City does not have accessto private party lease agreements or other contractual agreements amongst private parties.  While the City does not have access to lease agreements, as these are private documents,staff has conducted an analysisto identify sitesthatshow characteristicsindicating they are likely to redevelop within the planning period including the following:
 Past performance redeveloping nonvacant sites
 An analysis of existing use
 Market analysis of land costs and development opportunities Additionally, the Section 4 of this Housing Element identifies programs to increase feasibility and encourage infill development in Rialto.

Past Experience Developing Nonvacant Sites for Residential Uses Over recent years, communitiesin the region have been redeveloping nonvacantsitesfor residential uses.

Past performance of nonvacant redevelopment for residential uses shows the viability of similar 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐18 development within Rialto. Table B‐7 identifies projectsin the region that have developed residential uses on nonvacant sites.

Table B‐7: Example Development of Nonvacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning Use Prior toRedevelopment Project Description Tuscan Apartments
(Under Construction)
16534 Arrow Blvd.
17 FBC
(Transitional)
Single Family
Home
A proposed 17‐unit multifamily
development.

Paseo Verde
Apartments – North
side of Valley
Boulevard between
Cypress Avenue and
Juniper Avenue
150 FBC
(Transitional)
Single Family
Home
150 fully affordable units
redeveloped on previously
single‐family home.
8185 Banana Avenue   28 R‐1 Single Family
Home
Although the zoning is R1 – the
developer utilized the Boulevard
Overlay at the time to do multi‐
family units. There are 28
condos redeveloped on a lot
with a previous single‐family
home
Windrows Project‐
16408 Valencia
Avenue
105 FBC
(Transitional)
Single Family
Home
Lot which contained a single‐
family home was redeveloped in
the FBC transitional zone to
accommodate 105 multifamily
units
Rosena Fountains
Apartments 69 FBC (Multi‐Family) Gathering Hall A proposed 69‐unit multifamilydevelopment Nuevo Apartments 29 R‐5 Parking Lot
A proposed 5‐story mixed‐use
development with 29 proposed
apartment units.

Village at Sierra 106 FBC (Retail) Commercial A senior housing development.

The Plaza at Sierra 90 FBC (Station
Area)
Commercial
Uses
A proposed 90‐unit affordable
senior housing development

9.10. Selection of Sites to Accommodate Remaining Need
The City has identified sites to meet Rialto’s very low‐ and low‐income RHNA need based on the size, density, and capacity requirements set forth by AB 1397. Sites were also selected based on their realistic viability to accommodate lower‐income housing within the 2021‐2029 planning period.

Additionally, the City identified sites based on their accessto resources, proximity to additional residential development, transportation and major streetway access, and resources and opportunity indicators.

Section 3 outlines all fair housing, opportunity indicators, and environmental resources in Rialto.

Furthermore, the City accounted for sites currently in the pipeline as well as accessory dwelling units anticipated to be permitted and developed during the 2021‐2029 planning period. After considering the 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐19 lower‐income potential unit yield from ADU projections and sites under existing zoning densities, the City is left with a remaining need of 1,860 units.

The strategies outlined below are designed to accommodate the remaining very low‐ and low‐income need. To plan for lower‐income housing, the City has identified seven Opportunity Areas where 1) permitted density will be increased through Specific Plan amendments or 2) a new zoning district will be created or 3) sites will be rezoned to an existing zoning designation allowing increased density. The strategies for each of these opportunity Areas, as summarized in Table B‐8 below, are detailed in this section.

Table B‐8: Very Low‐/Low‐Income Opportunity Area Rezone Strategy by Opportunity Area Opportunity Area  Anticipated Feasible
Acreage
Assumed Rezoned
Density
Potential Total Very
Low‐/Low‐Income
Units
1 ‐ Foothill Boulevard Specific Plan 159 acres 35 du/ac 3,045 units 2 ‐ North Riverside Avenue 17 acres 39 du/ac 220 units
3 – Gateway Specific Plan 20 acres 35 du/ac 384 units
4 – Rialto Central Area Specific Plan 14 acres 38 du/ac 255 units 5 ‐ Baseline Parcels 9 acres 35 du/ac 112 units
6 ‐ Baseline Shopping Center 57 acres 30 du/ac 464 units 7 – Randall Ave Sites 4 acres 30 du/ac 65 units
TOTAL  281 acres  ‐  4,545 units
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐20 Opportunity Area 1 - Foothill Boulevard Specific Plan
The Foothill Boulevard Specific Plan is intended to result in quality new development to encourage revitalization of existing development. The Specific Plan covers approximately 300 acres and currently permits commercial districts and two residential land use districts – Residential‐Mixed Use (R‐MU) and Residential‐High Density (R‐HD). Both of these residential districts, and two additional commercial districts, allow for development to provide opportunity for innovative, high‐quality development. Each of these districts has a pedestrian focus and allows for some degree of residential development. In commercial districts, residential uses must be combined with commercial uses.

Of the total 300 acres within the Foothill Boulevard Specific Plan, the City has identified approximately 159 acres of sites as having opportunity and propensity to redevelop residentially. This selection of sites is projected to accommodate a total of 5,530 housing units, including 3,045 housing units affordable to very low‐/low‐income households. Currently, the Specific Plan permits residential densities up to 30 dwelling units per acre, but only when developing on at least 3 acres. An amendment to the Specific Plan to accommodate 35 dwelling units per acre on the 159 acres of parcels identified within the inventory would create the opportunity for 3,045 very low‐/low‐income housing units.

The parcels identified as part of the Sites Inventory were included due to potential for revitalization of older shopping centers and vacant lots. As is the intent of the Specific Plan, the sites identified would create opportunities for mixed‐use developments with a focus on integrating residential and commercial uses to facilitate walking.

Table B‐9 below displays the capacity and opportunity in this Opportunity Area which can help accommodate the City’s RHNA allocation. Figure B‐6 below maps the sites identified within this Opportunity Area 1 which can help accommodate a portion of the City’s RHNA allocation.

Table B‐9: Opportunity Area 1 ‐ Foothill Boulevard Specific Plan Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
159 acres 35 du/acre 3,045 279 2,206 5,530
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐21 Figure B‐6: Opportunity Area 1 ‐ Foothill Boulevard Specific Plan 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites   C‐22 Opportunity Area 2 - North Riverside Avenue
The City has identified Opportunity Area 2 as having potential for high density multiple‐family housing developments. Opportunity Area 2 is located on both sides of North Riverside Avenue and between Foothill Freeway and Walnut Avenue. This area is currently zoned Neighborhood Commercial (C‐1) and Administrative‐Professional‐Institutional (A‐P).

Opportunity Area 2 has potential to accommodate 399 housing units, including 220 housing units affordable to very low‐/low‐income households. This would require the creation of an overlay or similar policy strategy over the Opportunity Area’s total 17 acres to allow residential development at a maximum density of 48.4 dwelling units per acre and an assumed density of 39 dwelling units per acre.

The parcels identified as part of the Sites Inventory were identified due to their vacant conditions and potential for development of housing on underutilized parcels. Additionally, the identified parcels meet the criteria required by AB 1397 for sites with capacity to accommodate very low‐/low‐income units.

Table B‐10 below displays the capacity and opportunity in this Opportunity Area which can help accommodate the City’s RHNA allocation. Figure B‐7 below maps the sites identified within this Opportunity Area 2 which can help accommodate a portion of the City’s RHNA allocation.

Table B‐10: Opportunity Area 2 – North Riverside Avenue Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
17 acres 39 du/acre 220 19 160 399

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐23 Figure B‐7: Opportunity Area 2 ‐ North Riverside Avenue 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐24 Opportunity Area 3 – Gateway Specific Plan
The Gateway Specific Plan is intended to revitalize the Gateway area and entry into Rialto. The Specific Plan islocated north of the 10 Freeway,south of San Bernardino Avenue, east of Spruce Avenue, and west of Sycamore Avenue. The Gateway Specific Plan currently allows for office and industrial parks, as well as commercial uses.

Of the 311 total acres within the Gateway Specific Plan, the City has identified 20 acres of sites as Opportunity Area 3 to create the opportunity for housing developments near commercial centers and job sites. Opportunity Area 3 is currently zoned for Retail Commercial (R‐C), Office Park (O‐P), and Industrial Park (I‐P). An amendment to the Gateway Specific Plan to add a new residential zoning district over the 38 acres of parcels included within the sites inventory would create the opportunity for high‐density residential development. A new residentialzone an assumed average density of 30 dwelling units per acre would accommodate a total of 697 housing units, including 384 housing units affordable to very low‐/low‐ income households. Pending implementation, this zone could have a minimum density of 20 du/ac and a maximum of 50 du/ac.

The parcelsselected as part of the Sites Analysis were identified asthey are currently vacant. These parcels are also located in the vicinity of the Grace Vargas Senior Center, Rialto Assisted Living, and Rialto Post‐ Acute Care Center. Additionally, the Opportunity Area is located near commercial and retail uses, as well as transit bus stops. Potential housing development in this area could create opportunities for intergenerational connections with the nearby senior center, as well as promote walking to and from local commercial needs and amenities. The parcels identified meet the criteria required by AB 1397 for sites projected to accommodate very low‐/low‐income units.

Table B‐11 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B‐8 below mapsthe sitesidentified within this Opportunity Area 3 which can help accommodate a portion of the City’s RHNA.

Table B‐11: Opportunity Area 3 – Gateway Specific Plan Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
20 acres 35 du/acre 384 35 278 697
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐25 Figure B‐8: Opportunity Area 3 – Gateway Specific Plan

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐26 Opportunity Area 4 – Rialto Central Area Specific Plan
The Rialto Central Area Specific Plan is located in the City’s downtown area along Riverside Avenue, north of Merrill Avenue, and south of Foothill Boulevard. The intent of the Rialto Central Area Specific Plan is to provide residential uses in conjunction with commercial uses to improve the economic vitality of the central area of Rialto. Currently, a variety of residential densities are permitted, in addition to commercial and office uses.

Of the 107 acres within the Central Area Specific Plan, the City hasidentified a collection of parcelstotaling 14 acres in the Downtown Rialto area as having potential for housing development at an increased density. The creation of a new overlay district, orsimilar policy strategy, permitting up to 48 dwelling units per acre (with an assumed density of 38 dwelling units per acre) applied to these parcels has the potential to result in 470 new housing units, including 255 housing units affordable to very low‐/low‐income households. These parcels identified as part of the Sites Analysis are either currently vacant or have the potential to be redeveloped to include housing units. The identified parcels meet the criteria required by AB 1397 for sites with the capacity to accommodate very low‐/low‐income units.

Housing units in this area would be located near existing commercial businesses, the Civic Center and its green open spaces, as well as the Rialto Metrolink Station.

Table B‐12 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B‐9 below mapsthe sitesidentified within this Opportunity Area 4 which can help accommodate a portion of the City’s RHNA allocation.

Table B‐12: Opportunity Area 5 – Baseline Analysis
Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
14 acres 38 du/acre 255 11 204 470

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐27 Figure B‐9: Opportunity Area 4 – Rialto Central Area Specific Plan 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐28 Opportunity Area 5 – Baseline Parcels
The City has identified a collection of parcels along and near Baseline Road as opportunity areas for the development of higher density housing. This general area is made up of existing residential neighborhoods, schools, and a retail center. The parcels identified as part of the Sites Analysis make up 9 acres and are currently zoned for Single‐Family Residential and Multi‐Family Residential. The creation of a new zoning district for this 9‐acre Baseline Opportunity Area with an assumed density of 35 dwelling units per acre would facilitate the potential development of 204 housing units, including 112 housing units affordable to very low‐/low‐income households.

The parcels identified were deemed suitable as they are currently either partly or entirely vacant.

Additionally, some of the parcels have the potential to be consolidated for residential development. The parcels identified as part of the Sites Analysis meet the criteria required by AB 1379 for sites projected to accommodate very low‐/low‐income units. Pending implementation, this zone could have a minimum density of 20 du/ac and a maximum of 50 du/ac.

Table B‐13 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B‐10 below maps the sites identified within this Opportunity Area 5 which can help accommodate a portion of the City’s RHNA allocation.

Table B‐13: Opportunity Area 5 – Baseline Analysis
Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
9 acres 35 du/acre 112 8 84 204

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐29 Figure B‐10: Opportunity Area 5 ‐ Baseline Parcels
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐30 Opportunity Area 6 - Baseline Shopping Center
The City has identified the Baseline Shopping Center as an opportunity to develop residential units in conjunction with the existing commercial and retail uses. The Baseline Shopping Center is located along both sides of Baseline Road and is currently zoned Community Shopping Center (C‐1A). In either a mixed‐ use or wholly residential scenario, the creation of a new zoning district for this Opportunity Area 6 with an assumed average density of 30 dwelling units per acre would increase opportunities within the City for the development of high‐density housing.

Although the parcels within the Sites Inventory have the capacity to accommodate approximately 1,691 units of development (at an assumed unit yield of 30 du/ac), an assumption of approximately 50% redevelopment has been applied considering existing uses on the site and economic conditions. The assumed buildout is therefore projected at 836 units, 464 of which are projected to develop for lower income households.

By incorporating housing units with existing commercial uses, the City promotes revitalization of the area and walkability between potential residential developments and shopping centers. Excepting two smaller sites which are expected to be consolidated in any potential redevelopment asthey have the same owner, the parcels identified as part of the Sites Analysis for Opportunity Area 6 meet the criteria required by AB 1397 for sites with the capacity to accommodate very low‐/low‐income units.

Table B‐14 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B‐11 below maps the sites identified within this Opportunity Area 6 which can help accommodate a portion of the City’s RHNA allocation.

Table B‐14: Opportunity Area 6 – Baseline Shopping Center Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
57 acres 30 du/acre 464 43 329 836

2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐31 Figure B‐11: Opportunity Area 6 ‐ Baseline Shopping Center

219 218 208
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐32 Opportunity Area 7 – Randall Avenue Sites
The City has identified a collection of parcels along Randall Avenue as opportunity areas for the development of higher density housing. The parcelsidentified as part of the Sites Analysis make up 4 acres and are currently zoned for Agriculture. The creation of a new zoning district for this 4‐acre Randall Avenue Opportunity Area with an assumed density of 30 dwelling units per acre would facilitate the potential development of 116 housing units, including 65 housing units affordable to very low‐/low‐ income households.

The parcels identified were deemed suitable as they are currently either partly or entirely vacant. Two of the parcels contain two existing dwelling units; the sites are being included following discussions with the property owner who has flagged interest in redeveloping all six parcels included in this Opportunity Area

7. In addition, some of the parcels have the potential to be consolidated for residential development. The parcels identified as part of the Sites Analysis meet the criteria required by AB 1379 for sites projected to accommodate very low‐/low‐income units.

Table B‐15 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B‐12 below maps the sites identified within this Opportunity Area 7 which can help accommodate a portion of the City’s RHNA allocation.

Table B‐15: Opportunity Area 7 – Randall Avenue Sites Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low  Moderate  Above Moderate  Total
4 acres 30 du/acre 65 5 46 116
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐33 Figure B‐12: Opportunity Area 7 – Randall Avenue Sites

10.11.Water, Sewer and Dry Utility Availability
The City of Rialto has water, sewer, and dry utilities (gas and electric) that exist or are planned to accommodate residential development in the community. The City has the infrastructure in place which is designed and located to accommodate potential for additional housing identified for the 6th Cycle Housing Element.

11.12.Water and Sewer
The City of Rialto participated in the San Bernardino Valley Regional Urban Water Management Plan (2015) and it identifies the water services and sewer system distribution throughout the community. The City of Rialto relies upon local water sources. The majority of the City’s water supply comes from local surface water and groundwater supplies. Three water agencies are responsible for water in the City of Rialto: The City of Rialto Department of Public Works Water Division, the West Valley Water District 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐34 (WVWD), and the Fontana Water Company (FWC). The FWC is the only private investor‐owned company, while the other two providers are public agencies.

The City isthe sole provider ofsewersystem distribution for all residentsin the City. All the identified sites are within areas that the City services. Wastewater in Rialto is maintained and operated by the City. The City also providesstorm drains,sewersystem lines, and other wastewaterinfrastructure to all areas within the City. The wastewater generated in Rialto flows into local pipes operated by the City of Rialto’s Wastewater Treatment Plant. New development hasthe potential to result in increased demand for water and wastewater flows.

There are a number of unsewered, older residential properties south of Santa Ana Avenue and on the eastern and western edges of the City. The City of Rialto’s sewer system is expected to continue meeting the needs of current developments in the City through the next 50 to 100 years. The City has expansion plansset within the City limits and in the Sphere of Influence in order to meet the needs of the community as development and population increases.  The City’s Urban Water Management Plan (UWMP1 ) outlines
plans to accommodate for future use and plans for the maintenance and expansion of existing utility infrastructure. The City of Rialto does not have a Sewage System Management Plan.

Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities such as electric, gas, and telecommunication lines. Most sites are situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate sites.

12.13.Utilities
The Southern California Gas Company (SoCal Gas)2 provides natural gas services to the City. SoCal Gas is a gas‐only utility and, in addition to serving the residential, commercial, and industrial markets, provides gas for enhanced oil recovery (EOR) and EG customers in Southern California. Southern California Edison (SCE) provides electricity to the City. According to the California Energy Commission, SCE consumed approximately 80,912 million kilowatts per hour (kWh) of electricity in 2019. 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 will continue to provide adequate services to Rialto including increased household growth as projected by the City’s RHNA allocation.

In accordance with the California Public Utilities Commission all electric and gas service will be provided for future development in Rialto as requested.   SoCal Gas and SCE regularly partner with the City to provide services and obtain authorization to construct any required facilities.   The City has a mature energy distribution system that will be able to add additional service connections for future residential land uses.
1 San Bernardino Valley Regional. (2015). Urban Water Management Plan. Available at:
https://www.yourrialto.com/DocumentCenter/View/893/2015‐Urban‐Water‐Management‐Plan‐PDF?bidId= 2 Southern California Gas Company. (2011). List of Cities and Communities Served. Available at:
https://www2.socalgas.com/regulatory/tariffs/tm2/pdf/CITIES.pdf. 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐35 B. Calculations of Unit Capacity
This section contains a description of the candidate sites identification to meet Rialto’s RHNA need at all income levels. The full list of these sites is presented in Tables B‐17 to B‐20.

1. Total Unit Calculations
Realistic Capacity Under Existing Zoning
As outlined in Table B‐1, total unit capacity for the City was calculated on a per‐parcel basis. Net unit capacity  per parcel under existing zoning was calculated by evaluating buildable acreage, multiplying by an assumed buildout density based on zoning, and subtracting any existing units. As an alternative to calculating potential unit capacity using max density, the City assumes a buildout density that is 80% of max density to provide a more conservative estimate of actual unit production. This percentage was established by accounting for developmentstandardssuch assetbacks and lot coverage. The conservative density estimate is provided in Tables B‐17 through B‐19. Potential constraints to the full redevelopment of the parcel, to the extent they are known, such as environmentally sensitive areas, were considered and deductions were made where those factors decreased the net buildable area of a parcel. For example, if a parcel contained a large slope on one side, the buildable acreage was assumed at 50% of the gross parcel acreage. These constraints are reflected in the buildable acreage column in Tables B‐17 to B‐19.

Realistic Capacity Under Rezoning Strategies
Each of the seven identified Opportunity Areas has been allocated an assumed density based on itsrezone strategy. Six of the seven Opportunity Areas include a redevelopment percentage of 100%. As part of Section 4: Housing Plan, the City has included programs to establish minimum and maximum densities and development standards associated with each redevelopment strategy. These will be developed in accordance with the assumed density and redevelopment assumptions established in this 2021‐2029 Housing Element.

Table B‐16 shows projects in and around the City of Rialto that have developed at, above, or near the assumed density with affordability components. These examples show a local history of developing under these conditions.

Table B‐16: Example Projects for Density Assumptions
Zone
Assumed
Density Example Project Project Description ProjectDensity City of Rialto
Rialto Central
Area Specific Plan
– Commercial
Support
N/A Rialto Metrolink
South
Rialto Metrolink South includes 100%
development of 55 deed‐restricted units
affordable to very low income
households.

Approx.
44 DU/AC
City of Fontana
R‐5 50 DU/AC
18‐063
Downtown Mixed
Use
29 unit multifamily project. 54 du/ac
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐36 Table B‐16: Example Projects for Density Assumptions
Zone
Assumed
Density Example Project Project Description ProjectDensity FBC 31.2 DU/AC Sierra Fountains
Apartments
100% affordable development of 60 units. 25.5 du/ac
FBC 31.2 DU/AC Fountains at
Sierra
100% affordable development of 93 units. 34.4 du/ac
FBC 31.2 DU/AC Rosena Fountains 100% affordable development of 69 units. 15.8 du/ac FBC 31.2 DU/AC John Piazza Senior
Apartments
100% affordable development of 60 units. 36 du/ac
FBC 31.2 DU/AC Minerva Manor 100% affordable development of 87 units. 29.8 du/ac FBC 31.2 DU/AC 0240‐031‐17 & ‐
19 91‐unit senior apartment complex. 38.9 du/ac
FBC 31.2 DU/AC Paseo Verde (I, II,
III)
100% affordable development of 184
units.
13 du/ac
FBC 31.2 DU/AC 9233 Cypress Ave 14‐unit apartment complex.

32.18 du/ac
FBC 31.2 DU/AC Gardens at Sierra 100% affordable development of 93 units.

28.18 du/ac
FBC 31.2 DU/AC
Plaza at Sierra
Senior
Apartments
100% affordable development of 90 units.

23.56 du/ac
FBC 31.2 DU/AC
Village at Sierra
Senior
Apartments
100% affordable development of 108
units.

38.03 du/ac
The Baseline Shopping Center (Opportunity Area 6) includes a 50% redevelopment percentage. The Opportunity Area is established to facilitate mixed‐use development of commercial and retail uses in conjunction with residential uses. As part of the Section 4: Housing Plan, the City has also included programs to establish minimum and maximum densities and development standards associated with the Baseline Shopping Center rezoning strategy.

2. Affordability Calculation
All the sites within the inventory with a capacity to accommodate very low‐/low‐income units meet the criteria set forth by AB 1397 (or have specific justification for their inclusion). As an additional strategy to create adequate capacity for the development of lower income units, the City assumes only a portion of (approximately half) of the full capacity of each of these sites will develop affordably.

Finally, Rialto recognizes that not all sites within the inventory will develop such that they meet the exact affordability assumptions identified within this appendix. For example, some sites may develop at higher density or affordability levels through the use of density bonus incentives, and some may develop with majority market rate units (units affordable to the moderate and above moderate‐income households).

For this reason, the City has included a buffer of 35% (1,195 units) on the total number of very‐low and low‐income units to assist in accommodating potential differences in future housing development. There 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐37 is also an overall buffer of 98% (8,096 units), averaged over all income categories, of capacity built into the inventory.

The City has established goals, policies, and programs within the Housing Element (Section 4: Housing Plan) aimed at identifying funding opportunities and partnering with the development community to increase the amount of affordable housing built in future developments. The City recognizes that should a “No Net Loss” situation occur, they will be required to identify additional sites. 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐38 C. Sites Inventory
Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
1 – Foothill Boulevard Specific Plan
1 012758240 N/A PATEL, DAYALJI R TR Specific Plan Foothill Boulevard Specific Plan 0.52 0.52 0 No No Yes Yes 1 unit 35 18 10 1 7 Vacant lot in between Motel and Beauty Salon. Residential uses in rear of vacant lot.2 012836120 N/A

SHENG FAMILY

LIVING TRUST
(7‐5‐00)
Specific Plan
Foothill
Boulevard
Specific Plan

1.15 1.15 0 No No Yes Yes 13 35 40 22 2 16
Vacant parcel adjacent to more vacant
parcels. Residential uses in rear of
vacant parcel.
3 012836123 N/A TUDOR, MARION P & CHERYL G TRS Specific Plan Foothill Boulevard Specific Plan 1.44 1.44 0 No No Yes Yes 13 35 50 28 3 19 Vacant parcel on corner adjacent to more vacant parcels. Residential uses in rear of vacant parcel.4 012806150 1281 W FOOTHILL BLVD DARVISH INVESTMENT GROUP LLC Specific Plan Foothill Boulevard Specific Plan 5.26 5.26 0 No No No Yes 30 35 184 101 9 74 New shopping center development
with various retail uses. Residential
uses in rear.The site contains 6
marginal, commercial uses in a
shopping center and a surface parking
lot. The surface parking lot accounts
for approximately half of the site.

Probability of redevelopment towards
residential uses is high.
5 012807129 913 W FOOTHILL BLVD FVSC LLC Specific Plan Foothill Boulevard Specific Plan 2.06 2.06 0 No No No Yes 21 35 72 40 4 28 Older shopping center on corner.

Adjacent to vacant lot and residential
in rear.The site contains an older,
marginal shopping center and a surface
parking lot. The surface parking lot
accounts for over half of the site.

Adjacent uses include a variety of
residential uses. Probability of
redevelopment towards residential
uses is high.
6 024316104 1536 W FOOTHILL BLVD PATEL, MUKUND C Specific Plan Foothill Boulevard Specific Plan 0.73 0.73 0 No No No Yes 1 unit 35 25 14 1 10 OThe site contains an older, marginal
motel and surface parking lot. The
surface parking accounts for over half
of the site. The site is adjacent to
another older motel and auto
dealership. Probability of
redevelopment towards residential
uses is high. Residential uses in rear.
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐39 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
7 013006125 519 E FOOTHILL BLVD EL KAIROS GROUP LLC Specific Plan Foothill Boulevard Specific Plan 4.12 4.12 0 No No No Yes 30 35 144 79 7 58 The site contains an older, marginal
Large shopping center with a surface
parking lot. The surface parking lot
accounts for approximately half of the
lot. Adjacent uses include a variety of
residential uses. Probability of
redevelopment towards residential
uses is high. Residential uses in rear.
8 013006118 631 E FOOTHILL BLVD GUITERREZ, ANGELICA Specific Plan Foothill Boulevard Specific Plan 0.85 0.85 0 No No No Yes 1 unit 35 29 16 1 12 The site contains a marginal Aauto
accessory shop with surface parking.

The surface parking accounts for
approximately half of the site.

Probability of redevelopment towards
residential uses is high.Adjacent to
retail shopping center.
9 013317123 612 E FOOTHILL BLVD CHRZANOWSKI TRUST 5‐12‐10 Specific Plan Foothill Boulevard Specific Plan 0.99 0.99 0 No No No Yes 1 unit 35 34 19 2 13 The site contains a marginal aAuto
dealership with surface parking. The
surface parking accounts for over half
of the site. AThe site is adjacent to an
Aauto body repair shop and vacant lot.

Probability of redevelopment towards
residential uses is high.
10 024316105 1568 W FOOTHILL BLVD KIMO INVESTMENT CORP Specific Plan Foothill Boulevard Specific Plan 1.65 1.65 0 No No No Yes 13 35 57 31 3 23 The site contains a marginal auto
dealership with surface parking. The
surface parking accounts for over half
of the site. The site is adjacent to a
motel and a discontinued church.

Probability of redevelopment towards
residential uses is high.Auto dealership
with surface parking. Adjacent to
motel and vacant church. Residential
uses in rear.
11 013339107 850 E FOOTHILL BLVD SHL ASSOCIATES LTD Specific Plan Foothill Boulevard Specific Plan 9.95 9.95 0 No No No Yes 30 35 348 191 17 140 The site contains the SBSan Bernardino
County Health Services office with a
surface parking lot. The surface parking
accounts for over half of the site.

While the use is still ongoing, there is
potential to develop residential units in
place of the large surface parking lot.

Adjacent to dentist office and
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐40 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
residential uses in the rear. Probability
of redevelopment towards residential
uses is high.
12 013001336 523 W FOOTHILL BLVD OMAN, GILDA L Specific Plan Foothill Boulevard Specific Plan 0.51 0.51 0 Yes No No Yes 1 unit 35 17 9 1 7 The site contains a marginal Aauto
dealership with surface parking. The
surface parking lot and undeveloped
area takes up over half of the site.

Adjacent to vacant lot and retail strip
mall. RAdjacent to residential uses in
the rear. Probability of redevelopment
towards residential uses is high.
13 013317125 644 E FOOTHILL BLVD CHRZANOWSKI TRUST 5/12/10 Specific Plan Foothill Boulevard Specific Plan 0.51 0.51 0 No No No Yes 1 unit 35 17 9 1 7 The site contains one marginal
commercial use and a surface parking
lot. The surface parking lot and
undeveloped area takes up over half of
the site. Probability of redevelopment
towards residential uses is high.Auto
repair shop with surface parking.

Adjacent to Auto body repair shop and
auto dealership.
14 012806143 1325 W FOOTHILL BLVD ALI OIL LLC Specific Plan Foothill Boulevard Specific Plan 1.00 1.00 0 No No No Yes 13 35 35 19 2 14 The site contains Gasa gas station and
car wash with surface parking.

Adjacent to Burger King restaurant and
retail store in rear. The surface parking
lot and undeveloped area takes up
over half of the site. Probability of
redevelopment towards residential
uses is high.
15 013317127 660 E FOOTHILL BLVD GOLDEN STAR HOLDINGS LLC Specific Plan C‐P 0.66 0.66 0 No No No Yes 1 unit 35 22 12 1 9 The site contains a marginal Car car
wash with surface parking lot and
partially vacant lot. The surface parking
lot and undeveloped area takes up
over half of the site. Adjacent to vacant
lot on corner, auto tire shop, and
residential in rear. Probability of
redevelopment towards residential
uses is high.
16 012808144 851 W FOOTHILL BLVD ARTEAGA‐ HERNANDEZ TRUST 07/18/15 Specific Plan Foothill Boulevard Specific Plan 1.26 1.26 0 No No No Yes 13 35 44 24 2 18 The site contains aNewer medical office and surface parking. The surface parking lot and undeveloped area 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐41 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
takes up over half of the site. The site
is adjacent to vacant lots on two sides
and residential in rear. Probability of
redevelopment towards residential
uses is high.
17 024316106 1590 W FOOTHILL BLVD VILLEGAS, ROBERTO Specific Plan Foothill Boulevard Specific Plan 0.72 0.72 0 No No No Yes 1 unit 35 25 14 1 10 The site contains a vVacant building
with a surface parking lot and is
adjacent to a vacant lot, and auto
dealership., R and residential uses in
rear. Given the marginal use of the
site, probability of redevelopment
towards residential uses is high.
18 013001346 661 W FOOTHILL BLVD MATT C INVESTMENTS LLC Specific Plan Foothill Boulevard Specific Plan 1.38 1.38 0 No No No Yes 13 35 48 26 2 20 DThe site contains a drive through self‐
service car wash adjacent to residential
and vacant lot. Surface parking takes
up over half of the site. Given the
marginal use of the site, probability of
redevelopment towards residential
uses is high.
19 013046101 805 E FOOTHILL ST PAUL FAMILY MINISTRIES Specific Plan Foothill Boulevard Specific Plan 1.38 1.38 0 No No No Yes 13 35 48 26 2 20 The site contains a Cchurch facility
with surface parking. Adjacent to
mobile home park and vacant lot.

Surface parking takes up over half of
the site. The probability of
redevelopment towards residential
uses is high.
20 013006113 681 E FOOTHILL BLVD JANESS ASSOCIATES Specific Plan Foothill Boulevard Specific Plan 0.83 0.83 0 No No No Yes 1 unit 35 28 15 1 12 RThe site contains a retail store with
surface parking. Located adjacent to
offices and residential. The surface
parking lot and undeveloped area
takes up over half of the site. The
probability of redevelopment towards
residential uses is high.
21 012857120 1280 W FOOTHILL BLVD ELECO LLC Specific Plan Foothill Boulevard Specific Plan 1.86 1.86 0 No No No Yes 13 35 65 36 3 26 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐42 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
the lot and its closeness to other
residential structures, the
probability of development is high.

Walgreens store adjacent to Wendy's
drive through restaurant and retail
strip mall.
22 012801145 1332 W FOOTHILL BLVD SEBANC, ALLAN & BEVERLY FAMILY TRUST Specific Plan Foothill Boulevard Specific Plan 1.88 1.88 0 No No No Yes 13 35 65 36 3 26 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Retail clothing store within a
shopping center.
23 013006120 505 E FOOTHILL BLVD CHIANG, GRACE TRUST 5‐3‐90 Specific Plan Foothill Boulevard Specific Plan 2.00 2.00 0 No No No Yes 13 35 69 38 3 28 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Auto parts store within a
shopping center
24 012806144 1321 W FOOTHILL BLVD 99 CENTS ONLY STORES LLC Specific Plan Foothill Boulevard Specific Plan 2.43 2.43 0 No No No Yes 21 35 85 47 4 34 The Site is currently developed with
one commercial use as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to other
residential structures, the
probability of development is high.
99 cents store with surface parking lot.

Adjacent to residential and other retail
stores.
25 013006123 571 E FOOTHILL BLVD JOHN & SONS LLC Specific Plan Foothill Boulevard Specific Plan 2.53 2.53 0 No No No Yes 21 35 88 48 4 36 The Site is currently developed with one commercial use as well as 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐43 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Large grocery store within
shopping center.
26 012806129 1175 W FOOTHILL BLVD FOOTHILL BLVD PROPERTY LLC Specific Plan Foothill Boulevard Specific Plan 4.05 4.05 0 No No No Yes 30 35 141 78 7 56 SB County Social Services building with surface parking. Adjacent to shopping center and residential in rear.27 012801137 1410 W FOOTHILL BLVD GBG PROPERTIES TWO LLC Specific Plan Foothill Boulevard Specific Plan 4.77 4.77 0 No No No Yes 30 35 166 91 8 67 The Site is currently developed with
one commercial use as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Large grocery store within
shopping center.
28 012759139 250 W FOOTHILL BLVD BARON PACIFIC LP Specific Plan Foothill Boulevard Specific Plan 8.04 8.04 0 No No No Yes 30 35 281 155 14 112 The Site is currently developed with
one commercial use as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Large grocery store within
shopping center.
29 013002136 425 W FOOTHILL BLVD V.A.B. INC Specific Plan Foothill Boulevard Specific Plan 1.10 1.10 0 No No No Yes 13 35 38 21 2 15 The Site is currently developed with
a motel and pool as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Motel and small strip mall
with shared surface parking. Adjacent
to liquor store and car wash facility.
30 013003115 227 W FOOTHILL BLVD SHEMOR REAL ESTATE HOLING LLC Specific Plan Foothill Boulevard Specific Plan 1.16 1.16 0 No No No Yes 13 35 40 22 2 16 The Site is currently developed with one commercial use as well as associated parking. Parking and 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐44 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Strip mall with surface
parking lot. Adjacent to drive through
restaurant and smaller strip mall.
31 012758239 410 W FOOTHILL BLVD PATEL, DAYALJI R TR Specific Plan Foothill Boulevard Specific Plan 0.61 0.61 0 No No No Yes 1 unit 35 21 12 1 8 The Site is currently developed with
a motel and pool as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to vacant
lots, the probability of
development is high. Older motel
with surface parking and vacant space
in rear part of the parcel. Adjacent to
vacant lot and medical office.

Residential uses in rear.
32 012758229 426 W FOOTHILL BLVD TANG, CANG TAN JR Specific Plan Foothill Boulevard Specific Plan 0.66 0.66 0 No No No Yes 1 unit 35 23 13 1 9 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to other
residential structures, the
probability of development is high.

Older strip mall with surface parking
and some vacant tenant spaces.

Adjacent to medical office and general
offices. Residential uses in rear.
33 012757237 578 W FOOTHILL BLVD JULIA & DAVID PROPERTIES INC Specific Plan Foothill Boulevard Specific Plan 0.93 0.93 0 No No No Yes 1 unit 35 32 18 2 12 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐45 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
half of the lot, which could be used
to provide more dwelling units to
the City. Retail and dentist office
within shopping center.
34 012857119 1270 W FOOTHILL BLVD ELECO LLC Specific Plan Foothill Boulevard Specific Plan 1.81 1.81 0 No No No Yes 13 35 63 35 3 25 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to other
residential structures, the
probability of development is high.

Shopping center with surface parking.

Adjacent to residential and Walgreens
store.
35 012760240 118 E FOOTHILL BLVD CHONG, HYONG KWON Specific Plan Foothill Boulevard Specific Plan 0.86 0.86 0 No No No Yes 1 unit 35 30 17 2 11 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to other
residential structures, the
probability of development is high.

Strip mall with surface parking.

Adjacent to gas station and restaurant.

Residential in rear.
36 012757238 564 FOOTHILL BLVD JULIA & DAVID PROPERTIES INC Specific Plan Foothill Boulevard Specific Plan 0.54 0.54 0 No No No Yes 1 unit 35 18 10 1 7 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
portion of the lot, which could be
used to provide more dwelling
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐46 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
units to the City. Retail space within
shopping center.
37 012757239 552 W FOOTHILL BLVD D&Z PROPERTIES LLC Specific Plan Foothill Boulevard Specific Plan 1.80 1.80 0 No No No Yes 13 35 63 35 3 25 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Shopping center with surface
parking.
38 012857123 1230 W FOOTHILL BLVD FOOTHILL PLAZA INCORPORATED Specific Plan Foothill Boulevard Specific Plan 0.91 0.91 0 No No No Yes 1 unit 35 31 17 2 12 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to other
residential structures and vacant
lots, the probability of
development is high. There is also
potential to consolidate this lot
with the adjacent vacant lots in
order to provide more housing to
the City.Strip mall with surface
parking. Adjacent to strip mall and
vacant lot. Residential uses in rear.
39 013046107 885 E FOOTHILL BLVD ANDREA 885 LLC Specific Plan Foothill Boulevard Specific Plan 0.53 0.53 0 No No No Yes 1 unit 35 18 10 1 7 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up over
half of the lot, which could be used
to provide more dwelling units to
the City. Given the marginal use of
the lot and its closeness to a vacant
lot, the probability of development
is high. There is also potential to
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐47 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
consolidate this lot with the
adjacent vacant lots in order to
provide more housing to the
City.Older shopping center on corner.

Adjacent to vacant lot and strip mall.
40 012801146 1304 W FOOTHILL BLVD MALKI LIVING TRUST 11/01/97 AMENDED Specific Plan Foothill Boulevard Specific Plan 2.95 2.95 0 No No No Yes 21 35 103 57 5 41 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Large shopping
center with surface parking lot.

Residential uses in rear.
41 012836116 746 W FOOTHILL BLVD MENDOZA, HILDA O Specific Plan Foothill Boulevard Specific Plan 0.60 0.60 0 No No No Yes 1 unit 35 20 11 1 8 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures and a vacant lot, the
probability of development is high.

There is also potential to
consolidate this lot with the
adjacent vacant lots in order to
provide more housing to the
City.Auto dealership adjacent to
vacant lot and near residential uses.
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐48 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
42 013003102 285 W FOOTHILL BLVD J & L PROPERTIES Specific Plan Foothill Boulevard Specific Plan 0.58 0.58 0 No No No Yes 1 unit 35 20 11 1 8 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Corner
strip mall with surface parking.

Adjacent to motel.
43 013339108 780 E FOOTHILL BLVD RIALTO MANAGEMENT GROUP LLC Specific Plan Foothill Boulevard Specific Plan 0.62 0.62 0 No No No Yes 1 unit 35 21 12 1 8 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Medical
offices and retail with surface parking.

Adjacent to Auto Zone car parts store,
shopping center, and SB County Social
Services building.
44 012758220 350 W FOOTHILL BLVD HA, ROBERT Specific Plan Foothill Boulevard Specific Plan 0.76 0.76 0 No No No Yes 1 unit 35 26 14 1 11 The Site is currently developed with
commercial uses that appear
vacant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Given the marginal use of the
lot and its closeness to vacant lots,
the probability of development is
high. Vacant lot adjacent to more
vacant lots and auto repair shop.
45 012758231 456 W FOOTHILL BLVD KENNEDY, LYNNE M Specific Plan Foothill Boulevard Specific Plan 0.55 0.55 0 No No No Yes 1 unit 35 19 10 1 8 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐49 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Home
improvement supplies store with
surface parking. Adjacent to residential
and office.
46 012760241 110 E FOOTHILL BLVD TESORO SOUTH COAST COMPANY LLC Specific Plan Foothill Boulevard Specific Plan 0.78 0.78 0 No No No Yes 1 unit 35 27 15 1 11 The Site is currently developed with
a gas station and carwash as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Corner gas
station and carwash adjacent to
residential and strip mall
47 012801142 1424 W FOOTHILL BLVD MALKI LIVING TRUST 11/01/97 AMENDED Specific Plan Foothill Boulevard Specific Plan 1.71 1.71 0 No No No Yes 13 35 59 32 3 24 The Site is currently developed with
a shopping center as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Shopping
center with surface parking.
48 013041105 735 E FOOTHILL BLVD CHAU CENTER LLC Specific Plan Foothill Boulevard Specific Plan 0.77 0.77 0 No No No Yes 1 unit 35 26 14 1 11 The Site is currently developed with
a shopping center as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐50 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
marginal use of the lot and its
closeness to vacant lots, the
probability of development is high.

There is also potential to
consolidate this lot with the
adjacent vacant lots in order to
provide more housing to the
City.Older strip mall with surface
parking and some vacant tenant
spaces. Adjacent to strip mall and
restaurant.
49 013046116 304 N PEPPER AVE AZAR TR 11/28/06 Specific Plan Foothill Boulevard Specific Plan 2.11 2.11 0 No No No Yes 21 35 73 40 4 29 School/education facility with surface parking. Large vacant area making up more that 50% of the parcel50 013005128 333 E FOOTHILL BLVD 333 CAPITAL LLC Specific Plan Foothill Boulevard Specific Plan 2.17 2.17 0 No No No Yes 21 35 76 42 4 30 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to a vacant lot, the
probability of development is high.

There is also potential to
consolidate this lot with the
adjacent vacant lots in order to
provide more housing to the
City.Vacant night club with surface
parking adjacent to vacant lot and
large bank.
51 013005151 467 E FOOTHILL BLVD COACHWOOD PROPERTIES L P Specific Plan Foothill Boulevard Specific Plan 2.07 2.07 0 No No No Yes 21 35 72 40 4 28 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐51 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Older retail
store with surface parking lot. Adjacent
to medical facility and residential in
rear.
52 013315504 312 E FOOTHILL BLVD BOWMAN, MARLENE D TR 1999 Specific Plan Foothill Boulevard Specific Plan 0.64 0.64 0 No No No Yes 1 unit 35 22 12 1 9 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. The lot
has the potential to provide
approximately 12 low income
housing units to meet the RHNA.

Older retail store with surface parking.

Adjacent to retail and self‐service car
wash facility.
53 013315505 306 E FOOTHILL BLVD PATEL, HARIVADAN & HANSA LIV TR 06/2 Specific Plan Foothill Boulevard Specific Plan 0.51 0.51 0 No No No Yes 1 unit 35 17 9 1 7 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. New retail with
surface parking. Adjacent to older
retail and residential uses in rear.
54 012759123 104 W FOOTHILL BLVD CHOI, DOO SOON Specific Plan Foothill Boulevard Specific Plan 0.52 0.52 0 No No No Yes 1 unit 35 18 10 1 7 The Site is currently developed with commercial uses as well as associated parking. Parking and 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐52 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Strip mall with
surface parking adjacent to residential
and psychic reading office.
55 012801144 1360 W FOOTHILL BLVD HARRIMAN, ANNE S FAMILY TRUST 5/31/2 Specific Plan Foothill Boulevard Specific Plan 0.55 0.55 0 No No No Yes 1 unit 35 19 10 1 8 SB County Preschool Services Department building located withing a large shopping center.56 012758237 316 W FOOTHILL BLVD JACK IN THE BOX PROPERTIES LLC Specific Plan Foothill Boulevard Specific Plan 0.56 0.56 0 No No No Yes 1 unit 35 19 10 1 8 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Jack in the
Box drive through restaurant adjacent
to auto repair shop and real estate
office.
57 013315502 364 E FOOTHILL BLVD HUNTER, JACQUES T L TR 4/8/1994 Specific Plan Foothill Boulevard Specific Plan 0.59 0.59 0 No No No Yes 1 unit 35 20 11 1 8 The Site is currently developed with
an auto shop and restaurant as well
as associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Smog
check facility adjacent to self‐service
car wash facility and restaurant.
58 013006124 601 E FOOTHILL BLVD HUANG FAMILY TRUST (12/30/99) Specific Plan Foothill Boulevard Specific Plan 0.61 0.61 0 No No No Yes 1 unit 35 21 12 1 8 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐53 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
City. Drive through restaurant with
surface parking lot. Adjacent to auto
accessories shop and within large
shopping center.
59 013315501 380 E FOOTHILL BLVD MR T'S INC Specific Plan Foothill Boulevard Specific Plan 0.63 0.63 0 No No No Yes 1 unit 35 22 12 1 9 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Given the marginal use of the
lot and its closeness to other
residential structures, the
probability of development is high.

Older restaurant with surface parking
lot. Adjacent to smog check facility and
tire shop. Residential uses in rear.
60 013316407 392 E FOOTHILL BLVD LEDESMA, MARIO Specific Plan Foothill Boulevard Specific Plan 0.65 0.65 0 No No No Yes 1 unit 35 22 12 1 9 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Tire shop with
surface parking adjacent to restaurant
and strip mall. Residential uses in rear.
61 012758241 416 W FOOTHILL BLVD 416 WEST FOOTHILL LLC Specific Plan Foothill Boulevard Specific Plan 0.66 0.66 0 No No No Yes 1 unit 35 23 13 1 9 The Site is currently developed with
a medical office as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Medical
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐54 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
facility adjacent to strip mall and older
motel.
62 012836117 800 W FOOTHILL BLVD ELJO LLC Specific Plan Foothill Boulevard Specific Plan 0.69 0.69 0 No No No Yes 1 unit 35 24 13 1 10 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to vacant lots, the
probability of development is high.

There is also potential to
consolidate this lot with the
adjacent vacant lots in order to
provide more housing to the
City.Auto dealership surrounded by
vacant lots.
63 012801147 1318 W FOOTHILL BLVD MASUDA, HELEN F LIVING TRUST 9‐ 30‐86 Specific Plan Foothill Boulevard Specific Plan 0.77 0.77 0 No No No Yes 1 unit 35 26 14 1 11 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City.McDonalds drive through
restaurant located within large
shopping center.
64 012857121 1260 W FOOTHILL BLVD ELECO LLC Specific Plan Foothill Boulevard Specific Plan 0.79 0.79 0 No No No Yes 1 unit 35 27 15 1 11 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Wendy’s drive through restaurant
located adjacent to restaurant and
Walgreens store.
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐55 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
65 012857122 1220 W FOOTHILL BLVD ELECO LLC Specific Plan Foothill Boulevard Specific Plan 0.84 0.84 0 No No No Yes 1 unit 35 29 16 1 12 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Given the marginal use of the
lot and its closeness to a vacant lot,
the probability of development is
high. El Pollo Loco drive through
restaurant adjacent to drive through
restaurant and vacant lot.
66 013041106 745 E FOOTHILL BLVD NCI HOLDINGS LLC Specific Plan Foothill Boulevard Specific Plan 0.86 0.86 0 No No No Yes 1 unit 35 30 17 2 11 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high. Older retail
with surface parking. Located adjacent
to older restaurant and residential in
rear
67 013006121 503 E FOOTHILL BLVD BAROCOHANA, REVOCABLE 1989 TRUST Specific Plan Foothill Boulevard Specific Plan 0.87 0.87 0 No No No Yes 1 unit 35 30 17 2 11 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City.Burger King drive through
restaurant within shopping center
68 012806146 1377 W FOOTHILL BLVD KEY HOLDERS LLC Specific Plan Foothill Boulevard Specific Plan 0.87 0.87 0 No No No Yes 1 unit 35 30 17 2 11 The Site is currently developed with a restaurant as well as associated parking. Parking and undeveloped 2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐56 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Denny’s restaurant within
shopping center
69 013005149 425 E FOOTHILL BLVD ANDY & CINDY REAL ESTATE HOLDINGS LL Specific Plan Foothill Boulevard Specific Plan 0.92 0.92 0 No No No Yes 1 unit 35 32 18 2 12 The Site is currently developed with
a medical facility as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. TMedical
facility adjacent to older retail and
bank
70 012806142 1361 W FOOTHILL BLVD MARTIAL SHARE TWO 05/04/11 Specific Plan Foothill Boulevard Specific Plan 0.94 0.94 0 No No No Yes 1 unit 35 32 18 2 12 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Burger King drive through
restaurant within shopping center.
71 013002120 445 W FOOTHILL BLVD NASSEREDDINE, JAMAL & FADIA FAM TR 1 Specific Plan Foothill Boulevard Specific Plan 0.94 0.94 0 No No No Yes 1 unit 35 32 18 2 12 The Site is currently developed with
a carwash as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Car wash facility adjacent to
motel and vacant retail building.
72 012757228 630 W FOOTHILL BLVD KING, ALBERT & RHODA DECEDENTS TRUST Specific Plan Foothill Boulevard Specific Plan 0.96 0.96 0 No No No Yes 1 unit 35 33 18 2 13 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐57 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
dwelling units to the City. Large
grocery store within shopping center.
73 012757229 630 W FOOTHILL BLVD KING, ALBERT & RHODA DECEDENTS TRUST Specific Plan Foothill Boulevard Specific Plan 0.82 0.82 0 No No No Yes 1 unit 35 28 15 1 12 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Shoe store
with surface parking lot adjacent to
large grocery store
74 012757231 620 W FOOTHILL BLVD LUZZI, JERRY Q TR Specific Plan Foothill Boulevard Specific Plan 0.81 0.81 0 No No No Yes 1 unit 35 28 15 1 12 The Site is currently developed with
a restaurant as well as associated
parking. Parking and undeveloped
space takes up a significant portion
of the lot, which could be used to
provide more dwelling units to the
City. Drive through restaurant with
surface parking lot. Adjacent to
shopping center and strip mall.
75 012758230 444 W FOOTHILL BLVD PISCES PROPERTIES Specific Plan Foothill Boulevard Specific Plan 0.55 0.55 0 No No No Yes 1 unit 35 19 10 1 8 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Older
offices with surface parking. Adjacent
to home improvement supplies store
and older strip mall.
76 013005148 409 E FOOTHILL BLVD BANK OF AMERICA NA Specific Plan Foothill Boulevard Specific Plan 0.92 0.92 0 No No No Yes 1 unit 35 32 18 2 12 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Large
bank with surface parking lot. Located
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐58 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
adjacent to vacant night club and strip
mall.
77 013046208 918 E FOOTHILL BLVD HOSPITALITY GROUP LLC Specific Plan Foothill Boulevard Specific Plan 1.74 1.74 0 No No No Yes 13 35 61 34 3 24 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to vacant lots, the
probability of development is high.

Walgreens store adjacent to drive
through restaurant and vacant lot
78 013316405 402 E FOOTHILL BLVD MONTCLAIR INDUSTRIAL PARK LP Specific Plan Foothill Boulevard Specific Plan 0.65 0.65 0 No No No Yes 1 unit 35 22 12 1 9 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Older strip
mall with surface parking lot. Adjacent
to older motel and tire shop.
79 013339119 702 E FOOTHILL BLVD AUTOZONE INC Specific Plan Foothill Boulevard Specific Plan 0.82 0.82 0 No No No Yes 1 unit 35 28 15 1 12 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City.AutoZone
auto parts store with surface parking
lot. Adjacent to shopping center.
80 013339118 750 E FOOTHILL BLVD RIALTO MANAGEMENT GROUP LLC Specific Plan Foothill Boulevard Specific Plan 2.74 2.74 0 No No No Yes 21 35 95 52 5 38 The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
2021‐2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B‐59 Table B‐174: Sites Inventory by Opportunity Area
ID  APN  Address  Owner
Existing
General Plan
Land Use
Existing Zoning  Gross  Acreage  Buildable  Acreage  Existing  Units  5th  Cycle  Site  City  Owned  Vacancy  HCD  Sizing  Criteria  Density (DU/AC)  Potential  Net Unit  Yield  Potential New Unity Yield  Existing Notes    Zone Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate  Above  Moderate
could be used to provide more
dwelling units to the City. Shopping
center with surface parking. Adjacent
to AutoZone auto parts store.
81 012758221 364 W FOOTHILL BLVD VO, KIM Specific Plan Foothill Boulevard Specific Plan 0.62 0.62 0 No No Yes Yes 1 unit 35 21 12 1 8 Vacant lot adjacent to vacant lot and beauty salon.82 012836115 N/A TUDOR, MARION P & CHERYL G TRS Specific Plan Foothill Boulevard Specific Plan 2.37 2.37 0 No No Yes Yes 21 35 83 46 4 33 Vacant lot adjacent to auto dealership and residential.83 012836118 N/A ELJO LLC Specific Plan Foothill
Boulevard
Specific Plan

0.92 0.92 0 No No No Yes 1 unit 35 32 18 2 12
The Site is currently developed with
commercial uses as well as
associated parking. Parking and
undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Given the
marginal use of the lot and its
closeness to other residential
structures, the probability of
development is high.