6th Cycle Housing Element
2021-2029
2021-2029 City of Rialto Housing Element – Section 1: Introduction 1-2 6 th Cycle Housing Element
2021-2029
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 ..................................................................................................................2-16
1. Seniors......................................................................................................................................2-17
2. Persons with Physical and Developmental Disabilities............................................................2-18
3. Large Households.....................................................................................................................2-21
4. Single-Parent Households........................................................................................................2-23
5. Farmworkers............................................................................................................................2-24
6. Extremely Low-Income Households and Poverty Status.........................................................2-25
7. Persons Experiencing Homelessness .......................................................................................2-28
8. Students...................................................................................................................................2-30 G. Housing Stock Characteristics......................................................................................................2-31
1. Housing Growth .......................................................................................................................2-31
2. Housing Type............................................................................................................................2-31
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.........................................................................................3-15
4. City Ordinances........................................................................................................................3-16
5. Specific Plans............................................................................................................................3-18
6. Variety of Housing Types Permitted ........................................................................................3-20
7. Housing for Persons with Disabilities.......................................................................................3-26
8. Development Fees ...................................................................................................................3-27
9. On-/Off-Site Improvements.....................................................................................................3-30
10. Local Processing and Permit Procedures.................................................................................3-33
11. Infrastructure Constraints........................................................................................................3-37
12. Environmental Constraints ......................................................................................................3-40 C. Affirmatively Furthering Fair Housing (AFFH)..............................................................................3-45
1. Needs Assessment ...................................................................................................................3-45
2. Integration and Segregation Patterns and Trends...................................................................3-49
3. Disparities in Access to Opportunity........................................................................................3-58
4. Analysis of Federal, State, and Local Data and Knowledge .....................................................3-76
5. Discussion of Disproportionate Housing Needs…………………………………………………………………..3-86
6. Displacement Risk……………………………………………………………………………………………………………….3-99
7. Assessment of Contributing Factors to Fair Housing in Rialto...............................................3-107
8. Analysis of Sites Pursuant to AB 686......................................................................................3-113
9. Analysis of Fair Housing Priorities and Goals.........................................................................3-144 D. Housing Resources.....................................................................................................................3-144
1. Regional Housing Needs Allocation .......................................................................................3-144 E. Financial Resources....................................................................................................................3-150
1. Section 8 Housing Choice Voucher ........................................................................................3-150
2. Energy Conservation ..............................................................................................................3-151 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...................................................................................................4-48
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 5 th 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 for jobs 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:
https://www.rialtoca.gov/633/Plan-to-House-Our-Rialto-Housing-Element.
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 https://www.rialtoca.gov/633/Plan-to-HouseOur-Rialto-Housing-Element, • 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 comes from a variety of sources. 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
2021-2029 City of Rialto Housing Element – Section 1: Introduction 1-10 • California Department of Economic Development
• 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 sources represent 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 shows that Rialto’s population is similar 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 Table 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. Table 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 has the 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
MarriedCouple
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 Occupied Units
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 access to a larger sized 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 shows that lower income categories represent
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 represents the 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, as illustrated 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 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-15
8.5 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 percent. 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.
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.
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-17 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 with a planned service component. Table 2-22 provides population counts of seniorsin Rialto, neighboring cities, and San Bernardino County. Rialto’s senior population is 9.3 percent which is similar to nearby cities 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.
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 for the 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. 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-18 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 resources to seniors living 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
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.
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-19 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. 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;
• 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) selfdirection; 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 individuals from the Inland Empire and diagnosed with developmental disabilities received 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- 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-20 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.
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 Home 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.
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-21 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.
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. 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-22 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.
Resources to address the needs of large households include Housing Programs that support 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 1A 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 facilities for one or more persons. The City’s Zoning Code permits ADUs in all residential 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 City will support and accommodate the construction of at least 72 ADUs over the planning period for the 6 th 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:
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-23 • 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 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 ParentFemale, No Spouse
Present
Single ParentFemale 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. These may include:
• Affordable housing options for single income families • Accessibility to childcare options
• Leveraging of Grant/Funding opportunities
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-24 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.
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 incomes than 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 workers in 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/or seasonal employment status. 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
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-25 • 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 Like other special needs groups, farmworkers needs are focused on affordable housing and access to services that support 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 households live 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. 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-26 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 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. 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-27 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 2-28b: 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.
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 3-36 in Section 3 of the Housing Element. 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:
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-28 • 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 2T: Inclusionary Housing Ordinance
• Housing Program 3B: Preserve and Monitor At-Risk Units • Housing Program 3C: Mobile Home Park Preservation
• 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 lowincome 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.
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-29 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 or support networks to 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.
This definition does not include persons living in substandard or overcrowded housing units, persons being discharged from mental health facilities (unless the 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 shows the population of persons experiencing homelessness in 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. 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-30 Key Challenges and Resources to Address Persons Experiencing Homelessness The City of Rialto partners with the County of San Bernardino to provide services and resources for 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 veterans, 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.
• 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 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 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-31 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 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 less than a quarter of the City’s housing 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-32 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 shows that 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.
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.
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 2-33
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 shows that 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.
Based on field observations, staff estimates that 0.6 percent of the housing stock (or approximately 163 homes) are in need of substantial rehabilitation. Table 4-1 and Housing Program 1A establish a goal of assisting approximately 163 homes during the planning period.
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.
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%
2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-34 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.
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.
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: 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 analysis informsthe 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 residents in San Bernardino County. This amount is contrasted with current housing valuesshown in Table 2-33. In Table 2-36, the data shows the 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 basis for 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.
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. 2021-2029 City of Rialto Housing Element – Section 2: Community Profile 2-36 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.
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 2-37 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 development standards 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 developers to 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 unit size 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 BERNARDINOONTARIO 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 alltime 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 reports the median sale price of homes is $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 lists the 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 units in 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 access to interior living spaces. Additional permitted uses include group homes, public facilities, and utility support systems. Population density: 23 – 46 persons per acre. • R21 – Residential (12.1 – 21 dwelling units per acre): Allows for 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 uses include 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-, lowincome, 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 meets the 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 3-4: 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
35 30
36 31
37 32
38 33
39 34
40 35
Source: City of Rialto Zoning Code
Table 3-3: Very Low-Income Density Bonus
Calculations
Percentage Very LowIncome UnitsPercentage 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
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-9 Until 2021, under Government Code Section 65915, known as the 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 has included 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. 35%
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 regulates lot dimensions in conjunction with various development standards to 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, as it relates to the lot size requirements for the R-3 zone, the City has only identified very few lots zoned R-3 as part of the candidate sites analysis. These lots have a buildable acreage of 2.36 and 1 acre; minimum lot size requirements will not constrain each site from developing their combined potential of 117 units. For all R-3 zone lot size and lot coverage standards, there may pose a constraint due to the application of these standards in combination with other zoning requirements. The cumulative effect could pose a constraint to residential development in the R-3 zone. Therefore, Program 4B in the Housing Plan includes actions to review and amend the lot size requirements, parking and other application standards for sites in the R-3 zone.
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 publicright-of-way. Rialto’s yard requirements, when combined with all the development standards, do not constrain residential developments from reaching their density limits. Therefore, yard requirements alone 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-11 are not considered a constraint to housing development cost or supply. Yard requirements are required to provide safety and emergency access, privacy, and environmental protection.
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 differs for 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.
However, following feedback, the Housing Plan includes actions in Program 4B to review and amend the lot coverage requirements for sites in the R-3 zone.
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 cost or supply.
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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-12 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.
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 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 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-13 requires more parking spaces than Rialto. Rialto’s senior housing parking requirements are similar to that of the region.
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 singlefamily dwellings and condominiums2 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 Overall, the City of Rialto’s off-street parking requirements may be considered a constraint to development if the cost of developing parking spaces is associated with particular bedroom sizes. To address the potential constraint, the City has added Housing Program 4B: Remove Development Constraints and Housing Program 3H: Parking Near Public Transit. Housing Program 4B commits the City to conduct a study of parking requirements and identify needed revisions to ensure parking requirements do not constrain development, particularly for studio and one-bedroom units. Housing Program 3H commits the City to amend the Zoning Code to comply with the requirements established by AB 2097.
In September 2022, AB 2097 was signed into law establishing provisions for vehicle parking requirements based on proximity to public transit. Specifically, AB 2097 prohibits public agencies from imposing minimum vehicle parking requirements for developments located within half-a-mile of public transit. “Public transit” means a major transit stop as defined by Section 21155 of the Public Resources Code:
• An existing rail of bus rapid transit station,
• A ferry terminal served by either a bus or rail transit service, and • The intersection of two or more bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute period.
Jurisdictions may impose or enforce minimum parking requirements on housing developments if findings are made (within 30 days of a completed application) that not imposing minimum parking requirements on the development would have substantially negative impacts on the jurisdiction’s ability to meet its RHNA or existing residential or commercial parking within half-a-mile of the housing development. These findings must be supported by a preponderance of the evidence in the record. Pursuant to AB 2097, the projects listed below are exempt from imposed or enforced minimum parking requirements:
• Housing development projects that dedicate a minimum of 20 percent of the total number of housing units to very low-, low-, or moderate-income households; students; the elderly; or persons with disabilities.
• Housing developments with fewer than 20 housing units. • Housing developments subject to parking reductions based on any other applicable law.
AB 2097 prohibits these provisions from reducing, eliminating, or precluding the enforcement of any requirement imposed on a housing development project that is located within half-a-mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities.
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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-15 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 3-7: 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
Planned Residential Development-Detached District (PRD-D) The City’s Zoning Code establishes a PRD-D District to facilitate and guide the development of single-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:
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-16 Table 3-8: 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
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 measures in 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.
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 owner shall 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-17 • 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 owner shall 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 this section with the commission by delivery to the city clerk no later than five days after service 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.
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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-18 The City of Rialto does not have an Inclusionary Housing Ordinance, but the City has committed to investigating the feasibility of adopting and Inclusionary Housing Ordinance during the 6th Cycle planning period (Housing Program 2T).
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.
The City adopted the Foothill Central Specific Plan (Specific Plan) on February 11, 2025. The Specific Plan is an amendment to both the Foothill Boulevard Specific Plan and the Rialto Central Area Specific Plan.
The recently adopted Specific Plan merges both planning areas to encourage a cohesive development pattern and create synergy in the corridor. The purpose of the updated Specific Plan is to guide the development of Foothill Boulevard and Rialto’s Downtown Area, include pro-housing legislation aimed at supporting more equitable growth and housing production around transit corridors, and also reduce greenhouse gas (GHG) emissions and vehicles miles traveled (VMT). The Specific Plan is a tool to create quality new development that will in turn encourage the revitalization of existing development, creating a positive change in these areas and the City as a whole. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-19 The Housing Element designates the two portions of the Plan Area, Foothill Boulevard and the Central Area, as Opportunity Areas and specifically notes the abundant vacant parcels in these areas as having high potential for revitalization with residential development. In total, the Foothill Boulevard Opportunity Area includes 159 acres as feasible for redevelopment with 5,530 units. These unit numbers assume a zoning amendment to allow 35 dwelling units per acre, an increase from the currently allowed 30 dwelling units per acre on lots of at least three acres. The Central Opportunity Area identifies 14 acres in the area as feasible for redevelopment with 470 units. This Opportunity Area’s unit numbers assume the establishment of an overlay district or similar policy permitting 48 dwelling units per acre. This rezone strategy is intended to accommodate housing needs in Rialto’s Opportunity Areas.
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 is to 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 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 3-9: 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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-20 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 3-10: 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
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- 11 shows the various housing types permitted throughout the City of Rialto. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-21 Table 3-11: Permitted Housing Types
Housing Types A-1 R-1
R-1
A10,000 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 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-22 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 units in the mediumdensity 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.
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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-23 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 shelters in Rialto are permitted within the Industrial Park Zone (I-P), as shown 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 types of waste. It can include used automotive oil as well as toxic waste materials produced by factories and businesses.”1The hazardous waste generators near the BP zones include the following:
• Walmart Supercenter
• Pasha Transport Inc.
• City of Colton
• CVS Pharmacy
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 3-24 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 inspections for over 7000 regulated facilities in 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.
Figure 3-1: Map of Industrial Park (I-P) Zones in Rialto Source: City of Rialto, Zoning Map.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-25 Figure 3-2: Map of Hazardous Waste Contributors
Source: OEHHA, Hazardous Waste Results.
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 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 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 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-26 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 byright, 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 homelessness to 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 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 other standard 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 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-27 • 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 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 circumstances involved in a particular development project application. Table 3-12 provides the planning processing fees and Table 3-13 provides the engineering fees. Table 3-14 provides the Development Impact Fees related to residential developments. All fees are publicly available on the City’s website. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-28 Table 3-12: 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
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) 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-29 Table 3-13: 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 3-14: 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 --
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 --
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-30 Table 3-14: Development Impact Fees
Development Fee Categories
Fees per Dwelling Unit Type
Estate Single-Family Multi-Family
Mobile
Homes
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 singlefamily 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 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-31 For single-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;
• 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:
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-32 • 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.
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 sprinkler systems and pressurized doors for 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-33 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. Applicants for all permits or reviews 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 3-15 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. The Planning review process may vary based on the applications preparedness level. Typically, single-family projects take anywhere from a day to two weeks; multi-family projects may take between 4 months to a year; and ADUs go directly to the Building Division for permits.
The amount of time between when a project receives approval and submittal of an application for building permits varies, depending upon a variety of factors and is controlled by a project applicant. While the City makes every effort to streamline permitting processes, this element of time is outside the control of the City. Factors for variability of time may include the size of a project, type of construction, funding and financing considerations, lease or contract considerations, litigation, seasonal factors, engineering, design and architectural considerations. The timeline can be a matter of a few days to a few weeks, if the project is small and uncomplicated (e.g. ADU/JADU) to months for large-scale, modern construction. The City of Rialto views the longer time period as common and necessary for larger, more complicated projects and does not see this in any way as hindering the construction of housing or introducing unnecessary delays. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-34 In most cases, the timeline from receiving approval to submitting for building permits is solely dictated by the project applicant and not constrained by any requirements placed upon the applicant by the City.
Based upon the City’s estimation of past projects the following timelines between approval/entitlement of a project and issuance of building permits are as follows:
• Single Family Residential/ADU/JADU – a few days to 4 weeks. • Multifamily Residential (small <20 du) – 4-8 weeks
• Multifamily Residential (larger >20 du) – 8-20 weeks
• Mixed Use (large scale) – 8 weeks to 1 year
The City can demonstrate that the vast majority of delays in issuance of permits are due to applicant considerations and may be influenced by weather, funding, financing, phasing or other considerations.
Although the City does not see these timelines as a constraint, Program 4G provides for annual review and updating of review timing, objective standards and overall improvement to permit processing.
Overall, the application and review process is not considered a constraint to housing development. A program is included in Section 4: Housing Plan to bi-annually review the City’s permit processing procedures for potential issues that may affect development costs and approval certainty.
Table 3-15: 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
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-35 Table 3-15: Planning Application Review Process and Requirements Planning Application
Public
Notice
Required
Public
Hearing
Required
Recommending
Authority
Final Review
Authority
Notice of
Decision
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
Subjectivity
While the City’s current permit processing procedures are not generally identified to be a constraint to development, the Zoning Code includes subjective language which may lead to uncertainty in project approvals. For example, to grant a Conditional Development Permit, the City must make the following findings:
• 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;
• 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 injurious to property or improvements in the vicinity or otherwise be in 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.
Language such as “desirable” and “general well-being of the neighborhood or community” may lead to project denials and increased processing and review time, which may increase development costs. As such, Housing Program 4G is included in the Housing Plan to provide for a review and modification of subjective language to promote objectivity and approval certainty.
Single-Family Senate Bill 35
California Senate Bill 35 (SB 35), codified as Government Code Section 65913.41, was signed on September 29, 2017, and became effective January 1, 2018. SB 35 will automatically sunset on January 1, 2026 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-36 (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; • 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. 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 3-37
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 continues to provide energy to the state of California through a series of methods including 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 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-38 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. This includes 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 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-39 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 members respond 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.
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. This is 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 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-40 to coordinate resources and ensure that our community receives the needed resources to 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 Mountains to the north – a result of tectonic movement of the San Andreas Fault and its subsidiary faults. The poorly consolidated alluvium underlying virtually all properties in the City can result in devastating effects in 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 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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-41 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 includes several retention basins that 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.
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 basis for 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 3-42 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 3-43 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 systems in 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 3-44 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 3-45 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 3-46 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 3-47 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 3-16 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, applicants in 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 3-48 Table 3-16: 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 3-49 Table 3-17: 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 IFHMB has capacity to use social media to raise awareness about fair housing and conduct fair housing education. This includes training workshops and presentations to provide information about fair housing laws and the services and resources available through the agency.
The City has not had and does not currently have any fair housing complaints, findings, lawsuits, or judgements related 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 is the most commonly used measure of segregation 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 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-50 among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby 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 3-5 shows the dissimilarity between each of the identified race and ethnic groups and Rialto’s White population. While all scores are less than 60, higher scores in Figure 3-5 indicates higher levels of segregation with the White population.
Figure 3-5: 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, the 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 3-51 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 3-52 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 3-53 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 percent 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 is important to study and identify these areas in order to understand patterns of segregation and poverty in a City.
Figure 3-7 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 3-54 Figure 3-7: 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 3-55 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 3-8 shows the City of Rialto does not have any census tracts with a White majority population.
Additionally, Figure 3-9 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 3-9 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 3-18 shows local (Rialto) and regional (San Bernardino County) context for the median household income and White population.
Table 3-18: 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% $64,416 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 3-56 Figure 3-8: 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 3-57 Figure 3-9: 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 3-58
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: Measures the relative residential stability 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: Measures the 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 healthrelated 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 3-10 and 3-11 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 3-10 identifies the lowest and highest opportunity census 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-59 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 3-11 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 3-19 and Figure 3-12 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 3-60 Figure 3-10: 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 3-61 Figure 3-11: 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 3-62 Table 3-19: 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
Mobility
People
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 3-63 Figure 3-12: 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.
Local Knowledge:
Disparities in access to opportunity is a complicated issue with many different factors. From City Staff’s perspective:
• Lower educational achievement is likely associated with the high number of people for whom English is a second Language.
• With relatively low levels of college graduates, students in the school district have fewer role models or guides to help them prepare for a college education, which impacts eligibility to enter into UC/CSU colleges.
• Historically, the City has experienced limited private investment, which in turn, limits job availability, constrains bank, super market, and health care access. • Environmental conditions are largely tied to manufacturing and warehousing uses with significant numbers of trucks generating emissions that affect air quality.
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 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 3-64 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 3-20 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 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 3-20 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 3-65 Table 3-20: 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, NonHispanic
44.76 31.21 20.73 60.50 44.50 28.32 24.98
Black, NonHispanic
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, NonHispanic49.21 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, NonHispanic
35.96 29.19 18.61 64.37 48.58 27.68 23.96
Black, NonHispanic
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, NonHispanic21.91 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 pathways to 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 3-66 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-makers identify 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.
AREAS OF HIGH SEGREGATION AND POVERTY
As shown in Figure 3-13 below the City of Rialto is classified as low to moderate resource areas. The TCAC/HCD Opportunity Map also identifies two census tracts reporting 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 located on the western side of the City and 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 following provides further analysis on the two areas’ access to infrastructure, resources, and conditions:
• Infrastructure – The sidewalks, curbs, gutters, driveway approaches, alleys, pedestrian crossings and streetlights in the two areas of segregation and poverty are among the oldest infrastructure in the City and are in need of improvements. Both areas are within the City’s water service area and have existing water infrastructure (water lines, valves, and fire hydrants) in all streets. These two areas have ample water sources and supplies, storage, and the required pressure for fire flow.
The system has been maintained to achieve the required water quality and best management practices. Both areas are also within the City’s sewer service area and have existing sewer infrastructure in all streets. There is plenty of capacity to add additional flows to the sewer collection system as may be necessary. Pavement condition in the two areas have various ratings similar to other areas of the City. In the western census blocks, many roads are ranked good with a few streets in the fair, poor, and very poor rankings. In the central area, pavement conditions are a blend of fair and poor with a few roadways that are good and a few roadways that are very poor.
• Community Amenities – In the central area of the City are multiple parks and open space amenities, including the Civic Center complex and Downtown Park. This area has better access to parks than other areas of the City. The western area of high segregation and poverty has fewer park and open space amenities. Nevertheless, access is similar to most neighborhoods in Rialto.
Amenities include the Pacific Electric Trail, which offers connection to Bud Bender Park and the Carl Johns a short distance to the east of the neighborhood. Beyond parks and trails, there are a few public amenities in the two areas of high segregation and poverty. The central neighborhood has a resource center, a community center, Rialto City Hall, and the Metrolink Station. Community amenities in the western area are located interior to multifamily developments. • Safe Routes to School – There are two schools located in the western area of high segregation – Rialto Middle School and Werner Elementary School. The City’s Safe Routes to School Plan (SRTS 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-67 Plan) includes five street segments that serve both. Other schools in the city have similar routes planned. In the SRTS Plan both schools ranked 15 out of 29 schools in terms of prioritization of improvements.
• Environmental Health – Census tract 35.10 reports a TCAC environmental domain score of 0.52 and a CalEnviroScreen 4.0 percentile score of 82.75 for environmental burdens. A truck route lines the western edge of the census tract, which may result in higher levels of air pollution. The street also has high traffic speeds. The area includes manufacturing uses, which offer jobs within a short distance. Two grocery stores are located less than a mile away. Shopping and services in the area include a Home Depot and the County of San Bernardino Transitional Assistance Department.
Beyond these, there are limited opportunities for shopping and services in the area. Recreational opportunities are linked to public health and, as noted previously, include the Pacific Electric Trail, which passes through the area and Buck Bender Park, which is about a mile and a half away from the furthest residential portions of the area.
Census tract 37.00 reports a TCAC environmental domain score of 0.54 and a CalEnviroScreen 4.0 percentile score of 96.08 for environmental burdens. Riverside Avenue runs through the middle of the census tract and is a high-volume street; there is also a railway that passes through the center, which may impact air quality. Services include the Rialto Resource Center, which provides a wide range of services including, but not limited to, career training and assistance with housing, food, water bills, gas and jobs. There are two grocery stores within a five-minute drive. • Past Policies and Efforts – In the past, there have not been any policies or strategies specifically targeting these two areas of high segregation and poverty. The 2015-2019 Consolidated Plan listed past strategies that have addressed needs in these who census tracts, as well as in other disadvantaged areas of the City. However, no data is available to show how the programs have affected segregation and poverty since. Those programs included:
o Community facilities and infrastructure improvements
o Public services for low-income residents
o Housing preservation
o Fair housing services
The 5th Cycle Housing Element included a number of programs that have assisted homeowners, including the following:
o Emergency Home Repair (EHP): assisted two property owners o MAP: assisted two property owners
o Home Sweet Home (HSH): assisted seven first-time homebuyers o Minor Rehabilitation Program (MRP): assisted three property owners The City of Rialto is committed to exploring programs and avenues to increase housing access and opportunity to both existing residents, future residents, and households in nearby areas. Housing Program 5A includes specific actions and timelines to address the needs of high segregation and poverty neighborhoods.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-68 Figure 3-13: 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 3-69 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 is shown as having lower scores.
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 various levels 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 various levels 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 3-70 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 3-71 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 3-72 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 3-21, 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 3-21: 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 3-16: 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 3-73 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 lower socioeconomic status to environmental pollutants.
Figure 3-17 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 3-22 below identifies the census tract with the highest burden percentile and Table 3-23 identifies the census tract with the lowest burden percentile; both census tracts are outlined in blue.
Table 3-22: 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 3-74 Table 3-23: 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 3-75 Figure 3-17: 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 3-76
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 3-24 through 3-31 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 3-24 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 3-24: 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 3-18a shows the 2019 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.
In comparison, Figure 3-18b shows the 2014 population with at least one disability. More census tracts report populations with a disability between 10 to 20 percent compared to 2019. The two figures show that over five years the City has seen a decrease in population with a disability, thus decreasing specialized need across the City as a whole.
Public comments from the AI and Housing Element Update outreach indicates that discrimination based on disability is a primary concern. Organizational leaders identified education, counseling, antidiscrimination, and landlord-tenant mediation services as needed to advance fair housing goals. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-77 Participants mentioned that the undersupply and preservation of affordable housing was critical, particularly for those who are disabled and seniors. In addition to housing, members of the public have observed a high range of need for additional services such as those necessary for developmentally disabled adults. As it relates to transportation, Figure 3-16 shows areas with higher percentages of persons with disabilities generally overlap with high scoring transit access.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-78 Figure 3-18a: Rialto Population with a Disability (2019) 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 Figure 3-18b: Rialto Population with a Disability (2014) 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 3-80 Table 3-25 and 3-26 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 3-26 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 3-25: 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 3-26: 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 3-19 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 3-20. Figure 3-21 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 3-22).
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-81 Figure 3-19: 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 3-82 Figure 3-20: 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 3-83 Figure 3-21: 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 3-84 Figure 3-22: 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 3-85 Table 3-27 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 3-27: 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 3-28 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 3-28 shows that the City has the highest rate of homeownership compared to the County and State.
Table 3-29 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 sizeappropriate 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 3-28: 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 3-86 Table 3-29: 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.
5. Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs within Rialto evaluated existing housing need, need of the future housing population, and units within the community at-risk of converting to market-rate. A variety of factors affect housing needs for different households. Most commonly, disability, household income and households’ characteristics shape the type and size of housing units needed, as well as accessibility based on existing units in a City. Table 3-30 displayed data for demographic characteristics of Rialto, as compared to the County of San Bernardino and the State of California. Additional detailed analysis of the Rialto community demographics is outline in Chapter 2: Community Profile of this Housing Element.
Race and Ethnicity
Table 3-30 below identifies the racial and ethnic composition of the City of Rialto as compared to the County of San Bernardino. The City of Rialto has a majority non-white population. Additionally, the City of Rialto has a population over 74% Hispanic or Latino, compared to less than half for the County.
Table 3-30: Racial and Ethnic Composition
Race and Hispanic Origin Rialto San Bernardino County
Hispanic or Latino 74.8% 55.8%
White Alone 44.3% 75.6%
Black or African American Alone 13.1% 9.4%
American Indian and Alaska Native Alone 0.7% 2.2%
Asian Alone 2.3% 8.5%
Native Hawaiian and Other Pacific Islander Alone 0.0% 0.5% Two or More Races 13.6% 3.8%
White Alone, Not Hispanic or Latino 8.8% 25.4%
Source: American Community Survey, 5-Year Estimates, 2019.
Patterns and Trends for Disproportionate Housing Needs Based On Race/Ethnicity While the City is predominately Hispanic/Latino, there are noted patterns in the community based on the location of persons living in the City. The exhibit below illustrates the population is predominately Hispanic/Latino in the southern portion of the City compared the northern portion.
Historically, the northern portion of the City is generally newer compared to the southern portion of the City and consists mainly of newer residents, compared to the southern portion that consists of long-term 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-87 residents that have long established tenure in the community and have formed families over a longer period of time. While there is a marked difference in the presence of Hispanic/Latino, these trends are similar throughout the region and the State of California and are not viewed as a negative indicator to access to opportunity.
Figure 3-23: Majority Hispanic Tracts in Rialto
Source: AFFH DataViewer. Segregation and Integration Dataset. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-88 Disability
Table 3-31 displays the data for persons with disabilities in the City and County. Overall, about 10.6 percent of the County population reported having at least one disability. The City has a lower percentage of persons with disabilities at 9.5 percent compared to the County’s 10.9 percent. Of the 9.5 percent Rialto residents who reported a disability, the majority were ambulatory difficulties, which could be tied to the City’s senior population. Ease of reasonable accommodation procedures and opportunity for accessible housing can provide increased housing security for the population with disabilities.
Table 3-31: 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.
Figure 3-24 below identifies the occurrence of disabilities throughout the City, according to the most recent ACS data. As the figure illustrates, the City of Rialto has 7,085 disabled residents ages 5 to 64, and another 3,540 elderly residents with disabilities. These data show the numbers living with each different type of disability within the community. There is evidence that individuals report more than one disability.
Approximately 23 percent of Housing Choice Vouchers are utilized by persons reporting a disability.
A number of proposed housing sites are located within the areas that have persons with disabilities.
While the percentages are relatively low and similar to neighboring communities, the location of the potential future housing sites in these census tracts may provide opportunities for affordable housing in conjunction with or near services.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-89 Figure 3-24: Rialto Population by Disability
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-90 Patterns and Trends for Disproportionate Housing Needs Based On Disability Analysis of persons with disabilities indicates there are no significant over concentrations within the city.
As shown in the exhibit below, there are a few census tracts with 10-20% incidences of disability status, with all of these census tracts located south of the 210 Fwy. This may be attributed to the fact that most of the newer development is primarily single family and located to the north of the 210 freeway. There are no indications that land use or access to opportunity affect concentrations of persons with disabilities.
Figure 3-25: Population of Census Tracts with a Disability Source: AFFH Dataviewer. Segregation and Integration Data Set 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-91 The City believes the requirements of ADA and other development requirements will not restrict or concentrate persons with disabilities in the community. However, federal/state law and existing City programs and policies support fair housing opportunity to help reduce and/or eliminate potential impacts, such discrimination, to services and opportunity for Rialto’s disabled population.
Disproportionate Needs of Persons Experiencing Homelessness Table 3-32 shows the population of persons experiencing homelessness in 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. Rialto, however, has seen a 60% decrease in its homeless population since 2020.
Table 3-32: Homelessness Status in Raito 2022
Jurisdiction Sheltered
Transtional
Sheltered
Unsheltereed TOTAL
City of Rialto 0 0 70 70
City of Fontana 7 0 149 156
City of Rancho
Cucomonga 0 0 47 47
County of San Bernardino 611 333 2,389 3,333
Soutce: 2022 San Bernardino County Continuum of Care Homeless Count For the City of Rialto, the following findings for persons experiencing homelessness can be stated:
• 72.7% of Homeless are Male
• 29.1% of Homeless are 55 years of age and older – this may require additional considerations for healthcare and related services.
• 43.6% of Homeless are Hispanic/Latino - this may require bilingual outreach and services to accommodate persons of Hispanic/Latino origin
• 18.2% of Homeless are considered “chronically homeless” – the may require additional services and availability of emergency shelter
• 14.5% of Homeless have a physically limiting disability – this may require additional considerations for healthcare, services and facilities
• 40% of Homeless surveyed have no monthly income – this may require more wrap-around services
•
The City’s overall assessment is that addressing gaps in access to opportunity are focused on the ability for the City to provide complementary services and support to current unsheltered populations. Potential gaps in access to opportunity include:
• Services for Homeless (health care, job training, etc.) • Low-Cost Housing Opportunities
• Services to Non-native English Speakers
As stated in the Chapter 4 Policy Program, a number of policy actions seek to address these potential gaps by prioritizing service availability, increasing the monitoring of sites to accommodate emergency and transitional shelters, improving availability of low-cost housing options (SROs), increasing ease of 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-92 approving low barrier navigation centers and supportive services and improving housing opportunitiesfor persons with physical and developmental disabilities.
People experiencing homelessness in Rialto are those who do not have a fixed, regular, and adequate overnight residence, or whose overnight residence is a shelter, street, vehicle, or enclosure or structure unfit for habitation. Factors contributing to increases of homelessness may include the following:
• Lack available resources to support stable housing access • Spikes in rent increase and lack of tenant protections • Housing discrimination
• Evictions
• Lack of housing affordable to low- and moderate-income persons • Increases in the number of persons whose incomes fall below the poverty level • Reductions in public subsidies to the poor
• The deinstitutionalization of the mentally ill
Residents experiencing homelessness in Rialto have exhibited the following unique challenges to housing:
• Need for increased affordable housing options
• Need for smaller housing unit options such as SRO’s
• Rental assistance
• Higher likelihood for transitional and supportive housing • Lack of access to emergency shelters
Homelessness is a serious issue in the City of Rialto. Although the City has partnered with organizations to assist persons experiencing homelessness, the City has also committed to the following programs:
• Housing Program 2M: Single-Room Occupancy (SRO)
• Housing Program 2I: Emergency Shelters
• Housing Program 2J: Transitional and Supportive Housing • Housing Program 5E: Supportive Housing / Low Barrier Navigation Centers Patterns and Trends for Disproportionate Housing Needs Based On Homeless Status Analysis of homeless persons, historically has indicated that homeless persons in the City are located close to where services are offered. While by nature homeless are transient, there are typically higher incidences of homeless persons located in areas that provide services or fulfill the day to day needs of the population.
The City has evaluated the location of homeless persons in sheltered versus unsheltered living conditions.
It was found that all known homeless persons in the community are currently living in unsheltered conditions. Current land use patterns and the built environment have no known influence on the location and extent of homelessness in the community. The City’s current 2022 homeless population is 60% less than 2020 population, indicating good progress in addressing local incidences of homelessness. As persons experiencing homelessness are in need of low-cost, emergency, or transitional housing shelter with access to services, a suite of housing Programs have been included in the Housing Element to support 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-93 the specific needs of the Rialto community. These programs address local trends by supporting servicebased housing to the most vulnerable populations in the City.
The homeless population is generally located in the following locations:
• Valley Boulevard
• Foothill Boulevard
• Baseline Road
• Riverside Avenue
• Cedar Avenue,
• Adjacent to the 210 Freeway
• Adjacent to the 10 Freeway
• Bus Stops and Car Washes
There are potential gaps in support and services to this population in these general areas. Challenges include access to safe/sanitary housing, showers/hygiene, presence of vital documentation for use in medical/job and service access, job guidance/training, mental health, addiction support, unemployment, underemployment and low relative wages.
Access to Transportation and Services
Access to transportation and services, specifically public transit and governmental services provides households with affordable and environmentally friendly commuting options. It can also increase accessibility to essential retail such as grocers and markets as well as recreational activities and safe transit options for young adults and children. Access to services helps to connect residents to essential services such as health, mental health, fair housing counseling, support and other services.
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, Rialto scored a 5.5 AllTransit performance score, illustrating moderate combination of trips per week and number of jobs accessible that enable a moderate number of people to take transit to work. Additionally, AllTransit identified the following transit related statistics for Rialto:
• 1,147 transit trips per week within a ½ mile of transit • 44,123 jobs accessible in 30-minute trip
• 2 transit routes within a ½ mile
• 1.98% of commuters use transit
• 0 percent of low-income households live near transit
By comparison, the City of Rialto scored a 6.0, the City of Fontana scored a 5.5, the City of Rancho Cucamonga scored a 5.1, and the City of San Bernardino scored a 6.7. Access to transportation can increase both economic and environmental/health opportunities. As the map below shows, these areas score well with connectivity compared to most of the other areas of the City. Additionally, Figure 3-26 below, shows the proximity to jobs around the City. Towards the south end of the City’s center is an area with a low proximity score (due to regional rail lines); however, most of the area in the City has high 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-94 scoring transit performance score. The high transit score is important to provide transportation services to residents in the low jobs proximity area so as to access additional employment opportunities.
Figure 3-26 Households Access to Transit with 20 Minute Commute 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-95 Housing Stock in Rialto
Tables 3-33 and 3-34 display comparative housing stock data for the City, County, and State. Table 3-33 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, or single-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 3-33: 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 3-34 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.
Table 3-34: 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-96
6. 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 3-35 with the census tracts identified in each.
Table 3-35 and Figure 3-27 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 3-27 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.
Areas of the City with higher rates of disabled residents do not have any higher susceptibility to displacement than areas with lower rates of disabilities. Although these areas do not have higher susceptibility to displacement, it is important that the City increases access to services and transportation for disabled residents.
Areas of the City with higher rates of female-headed households coincide with areas with higher susceptibility to displacement. Program 5A is included in Section 4 to facilitate the creation of additional opportunities for existing and future residents in these areas.
The 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. Susceptibility to displacement is not correlated with racial or ethnic population patterns or trends. Although displacement is not correlated with racial or ethnic population patterns or trends, it is important that the City increases access to services and transportation for all residents. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-97 Table 3-35: 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 highincome 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 highincome 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 highincome 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 3-98 Figure 3-27: 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 3-99 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 3-36 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 units to market-rate units, this section 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 3-100 Table 3-36: 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/NonHousing FundsHeld 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 3-101 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 3-37.
Table 3-37: 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/NonHousing FundsHeld 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 527 531
1. Breakdown of number of units by bedrooms is unavailable – units assumed at one-bedroom.
The City has provided policy programs in Section 4: Housing Plan that address the 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 3-38: 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 3-102 Table 3-39: Estimated Monthly Subsidy to Preserve “At-Risk” Units Unit Size
Monthly Rents Number of
Units AtRisk Difference
Monthly
Subsidy
Fair Market Annual Subsidy
Rents1
Market
Rate2
Efficiency $1,062 $1,165 0 $0 $0 $0
1-Bedroom $1,202 $1,581 277 $379 $104,983 $1,259,796
2-Bedroom $1,509 $1,882 196 $373 $73,108 $877,296
3-Bedroom $2,065 $2,349 54 $284 $15,336 $184,032
4-Bedroom $2,542 NA 0 $0 $0 $0
TOTAL $2,321,124
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 3-40: 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 3-41: 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 $98,955 277 $27,410,535
2-Bedroom $124,416 196 $24,385,536
3-Bedroom $150,007 54 $8,100,378
4-Bedroom NA 0 $0
TOTAL $59,896,449
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-103 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 payments to owners of private, market rate 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 advances from HUD under the Section 202 program for the 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 3-104 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 is 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 identified two sites as part of its housing sites strategy that each have one existing singlefamily residence, 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.
7. 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:
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-105 • 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. • Public Investment in Specific Neighborhoods – The City of Rialto has two census tracts with high segregation and poverty (Figure 3-13) and the ROI lowest opportunity ratings (Figure 3-10 and 3- 11). These census tracts are also shown as having higher environmental burdens in the CalEnviroScreen map in Figure 3-17. 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. Members of the public provided input that informs contributing factors to fair housing issues such as a need for community revitalization strategies to address deferred maintenance in some neighborhoods.
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. In addition, stakeholders are concerned about the limited supply of affordable units in a range of sizes and types, particularly for seniors and those who are disabled. Programs are included in Section 4 to continue preserving deed-restricted affordable units, as well as improving 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 as state 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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-106 Local Data and Knowledge, Assessment and Other Relevant Factors:
The City of Rialto was incorporated in 1911, but can trace its roots to the 15th century when the Serrano Native American Tribe settled in the region. Over the next 500 years, Rialto went through multiple iterations – as a Mexican land grant, a ranching and railroad center, a popular stop along Route 66, and, ultimately, a thriving population and economic center for Southern California’s Inland Empire.
Today, more than 104,000 people live in Rialto, but only 1,500 called it home when it officially became a city more than a century ago. Rialto’s population growth had increased to 3,156 by 1950. In 1956 the population soared to 15,359. By 1964, it showed an increase to 23,290 and 33,500 in 1978. The population grew from 80,000 in 1994 to over 91,873 in 2000, to 104,380 as of the 2021 census.
Rialto’s dramatic population increase in the last 50 years has forced the City to expand services, resources, and opportunities to an ever increasing population. The City’s population and economic activity have grown exponentially in recent years due to the building of major distribution centers in the region. Rialto is home to major regional distribution centers for Staples, Amazon, Under Armour, Medline Industries, Niagara Bottling, Monster Energy and Target. Distribution centers provide employment opportunities for residents. While increased employment opportunities benefits Rialto, the City experiences an increased pollution burden due to increased trucking routes in the region.
Past zoning and land use practices have resulted in the large industrial footprint in Rialto. Currently, there are virtually no residential uses south of the I-10. Similarly, a significant portion of land to the north and south of SR-210 is comprised of industrial uses. Residential areas are fragmented by industrial and commercial uses. These historical land uses have contributed to a fragmented community.
Current Local Contributing Factors
The analysis within this Affirmatively Furthering Housing (AFFH) Section identified the following considerations related to affordable housing:
• The City does not have any racial or ethnic groups that score higher than 41 on the dissimilarity index, indicating that while there are racial and ethnic groups with higher levels of segregation than others within Rialto, none meet the standard set to identify segregated groups. • The City has one racially or ethnically concentrated census tracts (R/ECAPs) as identified by HUD.
This indicates that there is one census tract in the Downtown area within Rialto with a Non-White population of 50 percent or more or any census tracts that have a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area. • The UC Davis Regional Opportunity Index shows that the residents within Rialto have a moderate to low level of access to opportunity throughout the majority of the City, with only a few census tracts showing a high level of access to opportunity.
• The analysis of the TCAC/HCD Opportunity Area Maps show that most census tracts in Rialto are classified with the “Low Resource,” “Moderate Resource” “High Resource” designation. This indicates that these census tracts are within the top forty percent in the region in terms of areas that lower-income residents may thrive if given the opportunity to live there. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-107 • The Opportunity Indices identify overall low to moderate access to quality resources including economic and job proximity, educational access, and transportation access. Additionally, there is a lower average health index, indicating increased potential for pollution and lower environmental quality across all racial/ethnic groups in the City. The Opportunity Indices also identify lower average affordable transportation options to both the Asian or Pacific Islander (Non-Hispanic) and Native American (Non-Hispanic) populations. • The City provides moderate transit trip opportunity, additionally, about 76% of all city jobs are within ½ mile of transit but just under 2 percent of the working population uses public transit as a primary source of transportation.
• There are 287 current units with affordable covenants at risk of converting to market rate before the year 2031.
• The CalEnviro Screen mapping tool (2018) identified most of the City as moderate to high scoring, indicating high pollution levels, some of which overlap with identified R/ECAPs in the City. • The City has a proactive code enforcement function, so long standing code enforcement issues area generally not problematic in concert with addressing complaints, the City proactively addresses and enforces code issues. Therefore, the age of certain areas (downtown) may exhibit a higher rate of deferred maintenance, mainly attributed to overall age of a structure.
Other Local Contributing Factors
There are a number of other factors that contribute to and cause these fair housing issues listed above.
The following lists a number of contributing factors unique to the City of Rialto as known through the City’s local observations
Fair Housing Outreach and Enforcement – The City of Rialto learned through the community outreach process that many individuals with fair housing-related issues do not know available resources to address fair housing issues. There is a general lack of knowledge about how to acquire informational resources and education. There is general systemic lack of awareness of fair housing laws. The City is aware of the need to provide additional resources and information on fair housing, as well as target areas with higher rates of complaints and low resources.
Public Investment in Specific Neighborhoods – The City of Rialto 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 illustrated in Figure 3-13. The majority of the City is measured at the lowest opportunity levels, with few moderate to high opportunity census tracts in the northern region of the City. The TCAC/HCD Opportunity Area Maps (Figure 3-13) also reports tracts with high segregation and poverty surrounded by others with low resources at the center of the City. When compared to the AllTransit performance mapping in Figure 3-16, 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 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-108 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. A lack of transportation options throughout the City may restrict residents from accessing resources and opportunities not within their immediate neighborhoods. Furthermore, when compared to the CalEnviroScreen in Figure 3-17, the center of the City with the lowest levels of resources may also experience potential pollution burdens. The City must focus on investing in the central area and central corridors to provide those most potentially impacted by pollution and poor mobility with additional resources. Staff from the City’s Code Enforcement and Planning Department have noted the need to improve investment in east/west corridor areas of the City to improve access to opportunity. Additionally, recent community participation has suggested that public investment in local neighborhoods in the south and central areas of the City will contribute to the alleviation of conditions that affect neighborhood degradation.
Availability of Affordable Housing – Section 2 of this Housing Element provides details on household income throughout Rialto. Table 2-15 states there are a total of 6,480 households in Rialto which earn 50 percent or below the HUD Area Median Income (HAMI) and 5,140 households which earn between 51 and 80 percent of the HAMI. These are considered extremely low-/very low-income households and lowincome households. In comparison, the City currently has 1,307 affordable units with covenants protecting the affordability. The policies and programs established in Section 4: Housing Plan allow for the addition of 4,001 units affordable to lower income households to meet the RHNA allocation and local existing need. In addition to allowing for the development of additional affordable housing units for current lower income residents, the City must provide additional resources and outreach to organizations and residents regarding aid available for those in need. Throughout the planning process for the Housing Element update, community and advocacy group concerns have indicated the lack of affordable housing options as a major constraint in Rialto. This includes both rental and ownership opportunities.
Additionally, family-sized housing units are important to serve the needs of lower income families in Rialto. While affordable housing opportunities exist, there is additional concern about the accessibility of the total available units to meet existing and projected demand, opportunities for homeownership for lower income residents and family-sized housing have been identified as priority concerns by the community.
Access to Proficient Education – Section 3 of this Housing Element evaluates various opportunity measurements of the City and of residents. The UC Davis Center for Regional Change and Rabobank identifies lower comparable educational achievements for Rialto residents. These data show English and math proficiency levels lower in Rialto compared to the State, as well as low percentages of college educated adults and UC/CSU eligibility. School proficiency indexes by race and ethnicity; all racial and ethnic groups scored lower than average compared to the State. Each racial and ethnic group scored an index less than 50 in all categories. These scores and measurements point towards low opportunities and poor access to proficient education for children and young adults in the City. With the recent pandemic, access to education has become a greater challenge that can be exacerbated by other conditions. The City understands that access to education is critical for the improvement of opportunity and will contribute directly to overall community development and improvement. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-109 Local Zoning Trends –The transition from an agricultural economy over time has created challenges in land uses patterns as more regional transportation networks have bifurcated the City with the expansion of the 10 freeway and recently built 210 freeway. This has caused an increase in new traditional singlefamily subdivisions to develop in the northern area of town and less investment in the Central areas.
There has been more recent investment in residential to the north of the 210 freeway due to a variety of factors:
• Large scale land ownership, creating large residential subdivisions • Investment in regional serving shopping and retail
• Investment in large scale logistics/distribution facilities.
The southern portion of the City has development as old as 1911 when the city was incorporated. There is much more mature infrastructure and neighborhoods and investment differs from other areas, as it is limited smaller scale infill type opportunities. While not an issue that restricts growth, it limits the scale and extent of opportunity due to limitations on site availability. Therefore, much of the focus of change in the southern area of the City is to provide a greater balance of opportunity and services in an equitable fashion.
Historic Land Use Changes and Investments
Historically, the City was developed through the incorporation from previous County land. Prior land use and regulations were influenced by original county land use for a mainly agricultural community. The City began to trend to a more modern, suburban community after its incorporation in 1911.
Regional transportation played a major role in the layout of the community, where Route 66 and the Railroad influenced the location of growth in the community. These major corridors maintain the highest level or growth in the community and continue to influence areas of opportunity.
Growth and services generally follow the growth and extent of the transportation system. These investments have focused much of the new single-family development to the northern portion of the City, which have greater access to regional transportation corridors.
The City has seen significant change in its land use patterns that influence residential opportunity in the City. These include:
• Redevelopment of the Rialto Airport to a job/retail/housing center • Extensive use of former farmland to the north for large scale logistics/distribution facilities • Impact of shifting regional transportation from Route 66/Foothill to the 10 and 210 freeways As the City selected current sites for residential opportunity, past redevelopment trends were considered to site opportunity where there would be the highest level of propensity to change from existing to residential use. The sites identified in the inventory are selected because they exhibit the highest level of propensity to transition to residential use.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-110 Past Redlining, CCR’s and other Policies/Regulations
There are no known past or current redlining policies that have restricted access to opportunity in Rialto.
However, long standing parcelization of land has likely influenced the development of larger tracts of land in the northern portion of the City.
8. 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.
Framework for AB 686 Analysis
As depicted in Figure 3-28 and Table 3-42, the City has established AB 686 Planning Areas for a comparative analysis of how its RHNA inventory and policies are affirmatively furthering fair housing. This framework is based on AB 686 Planning Areas that considered demographics, segregation and integration, race, income, racially/ethnically concentrated areas of poverty, racially concentrated areas of affluence, urban displacement, and RHNA spread.
These planning areas are:
1. East Central
2. North
3. South
4. West Central
The AB 686 Planning Areas were not established for zoning or regulatory purposes, but rather to reflect areas in the City that share similar qualities with respect to income, race, concentrated areas of poverty or affluence, and urban displacement risks. The goal of the analysis is to ensure that the City’s housing policy approach is not intentionally worsening existing fair housing challenges. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-111 Figure 3-28: AB 686 Planning Areas
Sources: City of Rialto, HCD AFFH Data Viewer (February 2023) 2 4
1 3
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-112 Table 3-42: AB 686 Planning Area Summary Analysis
Planning
Area
Census
Tracts
Census
Block
Groups
AVG.
NonWhite R/ECAP RCAA TCAC AOP
RHNA
Lower
Income
RHNA
Moderate
RHNA
Above
Moderate
RHNA
Total
1: East
Central
6 11 91.3% 0 0
67% Low Resource
17% High Segregation &
Poverty
17% Moderate Resource
1,790 160 1,424 3,374
2: North 4 5 83.1% 0 0
25% Moderate Resource
75% High Resource
403 666 6,024 7,093
3: South 3 3 88.5% 0 0
63% Low Resource
38% Moderate Resource
377 34 298 709
4: West
Central
7 12 92.6% 0 0
50% Low Resource
10% High Segregation &
Poverty
40% Moderate Resource
2,195 641 2,791 5,627
TOTAL 20 31 - 0 0 - 4,765 1,501 10,538 16,803
As shown in Table 3-42, Rialto is predominately non-White across the entire city. Therefore, racial segregation pattern analysisrequires a unique framework to determine some of the nuances and patterns that may exist at a block group level within a city that is largely non-White. Planning Areas 1 and 4 are overwhelmingly non-White at 91.3 and 92.6 percent, respectively, while Planning Areas 2 and 3 are still majority non-White, but at 83.1 and 88.5 percent, respectively. Within this breakdown, there are no Racially/Ethnically Concentrated Areas of Poverty in any of the planning areas. It is important to note that the majority of the City is identified by TCAC as low resource, and that even within certain areas identified as Moderate Resource, there are limited development or redevelopment opportunities. The spread of RHNA inventory shows that lower income units are not only allocated to low resource areas, but, wherever possible, also in moderate and high resource areas, ensuring an equitable and fair distribution of affordability across the City. The detailed analysis by Planning Areas explains how limited inventory Moderate Resource areas and Accessory Dwelling Unit production can play a key role in increasing housing stock volume and improving affordability. Urban Displacement Indicators reveal that portions of Planning Area 1 and 4 are Low-Income/Susceptible to Displacement, whereas portions of Planning Area 2 and 3 are Stable Moderate/Mixed-Income. This displacement typology can be addressed through programs that are focused on displacement and tenant protections.
Overall AB 686 Program Considerations:
• Any Program that identifies goals for increased affordable housing production should geographically target TCAC Low Resource/High Segregation & Poverty areas for special engagement and strategic action.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-113 • Any Program focused on tenant protections, displacement, and/or equity should geographically target TCAC High Segregation and Poverty and Urban Displacement Low-Income/Susceptible to Displacement areas for special engagement and strategic action. • Any Program that identifies goals for increased Housing Authority investment and support should geographically target TCAC High Segregation and Poverty areas for special engagement and strategic action.
Detailed AB 686 Analysis by Planning Area
• AB 686 Planning Area 1: East Central
Characteristics: As shown in Table 3-43, the East Central AB 686 Planning Area is characterized by six census tracts across 11 census block groups. There are no R/ECAP or RCAA areas identified in the East Central AB 686 Planning Area. This Planning Area contains at least 50 percent low- or moderate-income population. The majority of lower income sites identified for the RHNA inventory for this Planning Area are located within the Rialto Central Area Specific Plan, which is contained within Census Tract 06071003700. A second significant portion of the RHNA inventory is made up of sites identified within the Foothill Boulevard Specific Plan and the Rialto Central Area Specific Plan, which includes Census Tracts
39.00 (low estimated displacement risk), 38.03 (low estimated renter displacement risk), and 37.00 (probable displacement risk).
Assessment: The addition of 1,790 lower income housing units can provide additional affordable housing opportunities for an area that can be characterized as lower income. Neighborhoods within this plan area identified primarily as low estimated displacement risk with one Census Tract (38.03) as probable displacement risk.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-114 Table 3-43: ABA 686 Planning Area 1: East Central
Census
Tract
Block
Group
Hispanic/Latino
NonWhite Low/Mod
Income
RHNA
Lower
Income
RHNA
Moderate
RHNA
Above
Moderate
RHNA
Total
36.07 1
76.5% 90.8% 52.8% 0 0 0 0
2 83.1% 91.7% 49.5% 0 0 0 0
37.00 1
84.6% 91.7% 77.4% 42 4 30 76
2 70.0% 92.5% 82.2% 208 10 278 496
38.01 1
65.9% 91.6% 28.6% 24 0 21 45
2 73.3% 91.0% 40.5% 227 21 165 413
3 59.9% 90.7% 46.6% 121 15 87 223
38.03 1
75.4% 90.3% 50.4% 121 13 85 219
2 81.0% 91.7% 44.8% 451 42 325 818
38.04 1
71.6% 92.9% 36.4% 20 2 15 37
2 58.5% 88.6% 48.9% 91 9 66 166
3 63.7% 92.7% 45.0% 0 0 0 0
39.00 1
84.7% 92.2% 59.4% 434 40 314 788
2 86.7% 89.9% 54.0% 0 0 0 0
3 83.5% 91.6% 30.0% 0 0 0 0
43.01 11 74.6% 97.2% 56.3% 51 4 38 93
13 68.8% 93.4% 58.2% 0 0 0 0
43.02 3
69.6% 90.7% 83.4% 0 0 0 0
44.01 1
73.8% 79.8% 86.6% 0 0 0 0
2 79.6% 90.6% 42.8% 0 0 0 0
3 82.4% 95.0% 56.2% 0 0 0 0
TOTAL 1790 160 1424 3,374
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-115 • AB 686 Planning Area 2: North
Characteristics: As shown in Table 3-44, the North AB 686 Planning Area is characterized by four census tracts across five census block groups. There are no R/ECAP or RCAA areas identified in the East Central AB 686 Planning Area. This Planning Area contains a low- or moderate-income population below 35 percent. There are 403 lower income units proposed for this Planning area. The majority of lower income sites are within the Housing Opportunity Overlay focus area and is located primarily along Linden Avenue and Riverside Avenue. Additionally, moderate-income sites identified for the RHNA inventory for this Planning Area are located within the Lytle Creek Ranch Specific Plan, which is contained within Census Tract 06071002706 (low estimated displacement risk). Several sites identified for RHNA (above moderate) are also located on the border of the Rialto Airport Specific plan.
Assessment: The addition of 403 lower income housing units and 666 moderate income units can provide additional affordable housing opportunities for an area that can be characterized as higher income.
Neighborhoods within this plan area are identified as low estimate displacement risk.
Table 3-44: ABA 686 Planning Area 2: North
Census
Tract
Block
Group
Hispanic/Latino
NonWhite Low/Mod
Income
RHNA
Lower
Income
RHNA
Moderate
RHNA
Above
Moderate
RHNA
Total
27.03 1
56.8% 81.9% 23.3% 0 0 0 0
2 51.7% 77.1% 17.4% 0 0 0 0
3 56.3% 78.2% 16.2% 0 0 0 0
27.04 1
57.6% 83.2% 29.5% 0 0 0 0
2 46.0% 83.4% 14.2%
67 5 48 120
3 59.7% 88.7% 26.6%
97 8 68 173
27.05 1
62.0% 80.6% 32.9%
137 11 100 248
2 62.4% 86.9% 13.4%
102 10 73 185
3 60.2% 88.4% 25.8% 0 0 0 0
4 63.2% 90.1% 20.3% 0 0 0 0
27.06 1
50.3% 72.9% 6.3% 0
632 5,735 6,367
2 58.8% 87.7% 15.5% 0 0 0 0
3 52.8% 81.0% 18.9% 0 0 0 0
TOTAL 403 666 6,024 7,093
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-116 • AB 686 Planning Area 3: South
Characteristics: As shown in Table 3-45, the South AB 686 Planning Area is characterized by three census tracts across three census block groups. There are no R/ECAPS or RCAAs identified in the South AB 686 Planning Area. Seventy to 85 percent of the residents in these Census Tracts are Hispanic or Latino. The Planning Area contains at least 30 percent low- or moderate-income population. The majority of the lower income sites identified for the RHNA inventory for this Planning Areas are located within the Gateway Specific Plan, which is contained within Census Tract 06071004004. The lower income sites are also located within the Housing Opportunity Overlay focus area. This Census Tract also falls within an area that shows low estimated renter displacement.
Assessment: The addition of 377 lower income housing units can provide additional affordable housing opportunities for an area that can be characterized as moderate income. Neighborhoods within this plan area are identified as low estimate displacement risk.
Table 3-45: ABA 686 Planning Area 3: South
Census
Tract
Block
Group
Hispanic/Latino
NonWhite Low/Mod
Income
RHNA
Lower
Income
RHNA
Moderate
RHNA
Above
Moderate
RHNA
Total
34.03 1
82.7% 88.2% 62.8% 0 0 0 0
2 77.7% 83.6% 35.9% 0 0 0 0
36.05 1
84.3% 92.0% 38.3% 0 0 22 22
2 70.6% 89.5% 38.3% 0 0 0 0
36.06 1
79.1% 89.4% 33.7% 0 0 0 0
36.09 1
80.4% 86.6% 62.6% 0 0 0 0
2 85.7% 93.4% 30.8% 0 0 0 0
3 72.3% 89.7% 67.0% 50 4 38 92
36.11 1
78.3% 94.7% 42.5% 0 0 0 0
2 72.1% 84.6% 51.6% 0 0 0 0
36.12 2
73.7% 84.6% 51.6%
327 30 238 595
40.03 1
85.9% 90.1% 54.3% 0 0 0 0
40.04 1
80.0% 86.1% 57.4% 0 0 0 0
2 71.9% 82.5% 40.4% 0 0 0 0
TOTAL 377 34 298 709
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-117 • AB 686 Planning Area 4: West Central
Characteristics: As shown in Table 3-46, West Central AB 686 Planning Area is characterized by seven census tracts across twelve census block groups. There are no R/ECAPs or RCAAs identified in the West Central Planning Area. Between 60 and 85 percent of residents in these Census Tracts are Hispanic Latino and Non-White populations generally fall in the 90th percentile. The Planning Area contains at least 20 percent low- or moderate-income population. The majority of the lower income sites identified for the RHNA inventory for this Planning Areas are located within the Foothill Boulevard Specific Plan, which is contained within Census Tracts 06071003507, 06071003509, 06071003510. Census Tracts 06071003507 and 06071003509 fall within areas that show low estimated renter displacement risk while Census Tract 06071003510 shows probable displacement risk.
Assessment: The addition of 2,080 lower income housing units can provide additional affordable housing opportunities for an area that can be characterized as moderate income. A majority of neighborhoods within this plan area identified as low estimate displacement risk except for Census Tract 06071003510 which shows probable displacement risk.
Table 3-46: ABA 686 Planning Area 4: West Central
Census
Tract
Block
Group
Hispanic/Latino
NonWhite Low/Mod
Income
RHNA
Lower
Income
RHNA
Moderate
RHNA
Above
Moderate
RHNA
Total
23.01 1
72.2% 88.9% 20.8% 0 0 0 0
2 68.8% 92.2% 46.3% 0 0 0 0
23.01 1
87.8% 93.3% 37.8% 0 0 0 0
23.06 1
71.4% 90.1% 50.8% 0 0 0 0
2 71.0% 92.0% 30.5% 0 0 0 0
23.07 1
75.4% 90.3% 52.2% 0 0 0 0
2 83.9% 92.6% 31.9% 0 0 0 0
34.04 1
79.2% 92.5% 87.3% 0 0 0 0
2 77.2% 87.5% 40.7% 107 10 77 194
3 80.2% 96.8% 50.6% 0 0 0 0
34.05 1
82.9% 86.4% 65.9% 0 0 0 0
2 82.3% 93.8% 68.4% 0 0 0 0
3 67.4% 95.9% 52.7% 0 0 0 0
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-118
35.03 1
73.1% 93.5% 36.1% 77 445 1002 1524
2 72.2% 91.3% 40.6% 0 0 0 0
3 64.0% 93.8% 42.3% 0 0 0 0
35.05 1
78.4% 95.9% 73.9% 166 14 123 303
2 68.0% 96.0% 62.1% 266 25 193 484
3 82.3% 94.9% 49.6% 0 0 0 0
35.06 1
60.9% 96.9% 77.6% 0 0 0 0
2 69.2% 91.6% 59.2% 157 16 111 284
3 79.9% 92.7% 26.9% 15 1 12 28
35.07 1
70.8% 92.7% 33.6% 460 42 515 1,017
2 78.1% 90.0% 39.2% 250 22 182 454
35.09 1
85.4% 91.4% 54.5% 132 13 93 238
2 80.4% 89.8% 49.1% 214 21 154 389
35.10 1
63.7% 95.0% 76.6% 116 12 154 282
2 81.7% 96.1% 53.9% 235 20 175 430
36.03 1
76.3% 91.5% 27.3% 0 0 0 0
2 77.8% 91.2% 46.6% 0 0 0 0
TOTAL 2,195 641 2,791 5,627
Supportive Citywide Spatial Analysis to Inform AB 686 Plan Area Analysis Figures 3-29 through 3-34 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 3-29 – Rialto Proposed RHNA Sites, Hispanic/Latino, 2018 • Figure 3-30 – Rialto Proposed RHNA Sites, Non-White Population 2018 • Figure 3-31 – Rialto Proposed RHNA Sites, Low and Moderate Income, 2015 • Figure 3-32 – Rialto Proposed RHNA Sites, R/ECAP Areas • Figure 3-33 – Rialto Proposed RHNA Sites, RCAAs
• Figure 3-34 – Rialto Proposed RHNA Sites, TCAC Opportunity Areas 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-119 Figure 3-29 shows the 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 areas for the City to focus much of its future 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 3-29 shows the following findings:
• 79 proposed sites to accommodate the RHNA allocation (totaling 7,049 potential units, or 42% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic between 40 and 60 percent. Of those units, 376 are proposed as affordable to low and very low incomes.
• 190 proposed sites to accommodate the RHNA allocation (totaling 6,993 potential units, or 42% 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, 2,881 are proposed as affordable to low and very low incomes.
• 75 proposed sites to accommodate the RHNA allocation (totaling 2,761 potential units, or 16% of the total potential units) are located within block groups that have a percentage of the population that identifies as Hispanic above 80 percent. Of those units, 1,508 are proposed as affordable to low and very low incomes.
Figure 3-29 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 3-120 Figure 3-29: 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 3-121 Figure 3-30 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 3-30 shows the following findings:
• 60 proposed sites to accommodate the RHNA allocation (totaling 6367 potential units, or 38% of the total potential units) are located within block groups that 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.
• 284 proposed sites to accommodate the RHNA allocation (totaling 10,436 potential units, or 62% 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, 4,765 are proposed as affordable to low and very low incomes.
Figure 3-30 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 3-122 Figure 3-30: 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 3-123 Figure 3-31 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 3-31 shows the following findings:
• 60 proposed sites to accommodate the RHNA allocation (totaling 6,367 potential units, or 38% of the total potential units) are located within block groups that 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.
• 7 proposed sites to accommodate the RHNA allocation (totaling 305 potential units, or 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, 169 are proposed as affordable to low and very low incomes.
• 121 proposed sites to accommodate the RHNA allocation (totaling 5,751 potential units, or 34% 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, 2,291 are proposed as affordable to low and very low incomes. • 82 proposed sites to accommodate the RHNA allocation (totaling 3,526 potential units, or 21% 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 50 and 75 percent. Of those units, 1,939 are proposed as affordable to low and very low incomes.
• 74 proposed sites to accommodate the RHNA allocation (totaling 854 potential units, or 5% 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, 366 are proposed as affordable to low and very low incomes.
Figure 3-31 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 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 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 3-124 Figure 3-31: 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 3-125 Figure 3-32 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 3-32 shows there are no R/ECAPs located within the City of Rialto; therefore, no proposed candidate sites are located in a R/ECAP.
Figure 3-33 shows proposed candidate sites to meet RHNA for Rialto in relation with data showing RCAA areas within the City. RCAAs are racially or ethnically concentrated areas of affluence; there are identified as areas with a White Non-Hispanic population greater than 80 percent and a median household income greater than $125,000. Figure 3-33 shows there are no RCAAs located within the City of Rialto; therefore, no proposed candidate sites are located in an RCAA.
Figure 3-34 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 3-32 shows the following findings:
• 161proposed sites to accommodate the RHNA allocation (totaling 6,383 units, including 3411 units affordable to low and very low-income households) are located within Low Resource areas of the City.
• 33 proposed sites to accommodate the RHNA allocation (totaling 2,243 units, including 463 units affordable to low and very low-income households) are located within Moderate Resource areas of the City.
• 67 proposed sites to accommodate the RHNA allocation (totaling 6,800 units, including 239 units affordable to low and very low-income households) are located within High Resource areas of the City.
• 81 proposed sites to accommodate the RHNA allocation (totaling 1,284 units, including 601 units affordable to low and very low-income households) are located within High Segregation and Poverty areas of the City.
While Figure 3-34 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 among other factors. 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. The City will encourage the development of affordable components 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 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 3-126 Figure 3-32: 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 3-127 Figure 3-33: 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 3-128 Figure 3-34: 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 3-129 Candidate Housing Sites
As noted above, the City has identified candidate sites to accommodate future housing growth based on existing access to community resources, services, and public transportation, while also considering the availability of land, developer interest, and general likelihood the sites would develop residential uses over the next eight years. Throughout the sites selection process, the City prioritized locating affordable housing in areas that have existing resources to facilitate access. The result of this is the location of a majority of lower-income candidate sites along Foothill Boulevard and in Rialto’s Downtown. This area is near bus stations, grocery stores, employment opportunities, and City resources. The City anticipates seeing a growth in diversity of housing types in single-family neighborhoods as pipeline projects move forward and as ADUs and Senate Bill 9 (SB 9) units are constructed. In addition, the City has allocated $97 million dollars towards new and existing infrastructure as part of the Capital Improvement Plan for general improvements, public art, parks, and streets.
Sites identified as part of the Adequate Sites Analysis along Foothill Boulevard and in the Downtown Rialto area include pipeline projects and units permitted based on existing capacity through the Central Area Specific Plan. Sites along Foothill Boulevard are adjacent to public transportation stops, providing close and convenient access to public transportation into the entire San Bernardino area.
The region offers a number of options for grocery stores (Food 4 Less, Aldi, Cardenas Market, Stater Bros Market, Superior Grocers, and Walmart Neighborhood Market) within walking distance from existing residential developments. These allow for convenient access to essential needs, as well as create opportunities for employment within walking distance to and from the candidate sites.
Overall, Foothill Boulevard and the Downtown Rialto area are deemed to be an ideal location for housing types of all incomes. The area offers a great variety of resources and opportunities in very close proximity and transit stops for accessing other parts of the region. The allocation of low-income sites in the area will not exacerbate existing conditions and instead, are meant to facilitate growth and social mobility in the region. Access to opportunities and resources will help lower income residents as well as residents of all incomes.
A majority of moderate and above moderate sites have been allocated in the northernmost region of the City. The sites were strategically placed in that area because 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 units to provide for additional opportunities to all economic segments of the community. The City has identified 15 candidates sites with an allocation of low-income sites in the northernmost region.
Fair Housing Assumptions on Candidate Sites
To create housing opportunities that affirmatively further fair housing, the City evaluated housing opportunities based on the need to distribute opportunity to housing throughout the City. Several factors influenced the location of sites to accommodate future housing growth. These factors included:
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-130 • Existing Single-Family development that is generally stable and will not change significantly in the planning period
• Future opportunities focused on introducing mixed income housing opportunity in areas that can accommodate higher density development.
• Maximizing the reuse and redevelopment of aging, underutilized corridors • Maximizing areas with highest level of vacant land with higher density opportunity To affirmatively further fair housing through the identification of opportunity sites to accommodate a range of affordability levels, the City’s analysis considered the following factors:
• Most feasible equitable distribution of opportunities to all economic segments • Maximizing geographic equity in housing opportunity
• Focusing opportunity in areas where services are available or will be available • Introducing residential affordability as a positive catalyst for change • Reducing or eliminating economic mobility constraints through housing choice Foothill Boulevard - Of the seven opportunity areas to accommodate growth, the majority of opportunity is focused on the Foothill Boulevard corridor (2,443 Lower income, 227 Moderate Income and 1,767 Above Moderate sites). Foothill Boulevard Corridor is a three-mile corridor that functions as an important regional and inter-regional corridor. The area has transitioned over time from more regional serving uses, such as services stations, motels, fast food, etc. to more local-serving uses. This has provided an opportunity to transition a traditional regional corridor into a more productive, locally serving activity center with a mature transportation infrastructure. Foothill Boulevard runs the entire length of city limits and is the primary local service east/west spine of the City. This three-mile corridor has significant favorable attributes, and is the primary opportunity area in the City as evidenced by the following Key factors:
• Local capital improvements and investments in the Corridor • Mix of uses to enhance mixed income opportunities for jobs and housing • Strong transportation connections locally and regionally • Opportunity to enhance economic opportunity and job creation • Scale of diversity of opportunity in sites (size, location, availability, etc.) This provides the highest level of access to the community. It is also the area with high access to local jobs to serve and employ the local community. This area is the strongest opportunity to expand mobility, choice and reduce segregation.
North Riverside – This area is adjacent to the 210-Freeway Corridor in the northern section of the City.
The area provides 369 units for lower income, 40 moderate income and 264 above moderate income.
Densities permitted may also increase lower income opportunity. Key factors for utilizing this site are:
• Location to local and regional transportation corridors • Mixed income opportunity in a historically single-family area 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-131 • Access to job, retail, and educational opportunities
• Vacant, available land
• Highly underutilized parcels, with minimal physical structures • Size of parcels conducive to development of larger-scale Multiple family housing Gateway Specific Plan – This area is located in the southern area of the City, with an assumed opportunity for 307 units of lower income, 28 units of moderate income and 223 units of above moderate income.
This area consists of vacant parcels and provides the highest level of opportunity due to the following factors:
• Available vacant land
• Strong opportunity to connect with services including the Senior Center, medical services, retail and job opportunities
• Addition of housing to complement existing uses and activities • Access to local and regional transportation and transit • Enhanced housing opportunity that will complement existing job opportunities • Complement existing predominance of single-family development in the surrounding area Rialto Central Area Specific Plan – This area is located in the core downtown area of Rialto, with an assumed opportunity to accommodate 189 units of lower income, 8 units of moderate income and 153 units of above moderate income housing. This area consists of many vacant parcels and provides high level of redevelopment potential due to the following factors:
• Adjacency to Civic Center and city services
• Walking distance to downtown retail and job opportunities • Walking distance to Metrolink commuter rail station
• Availability of existing infrastructure to accommodate growth • Established pedestrian scaled, neighborhood environment • Adjacent mix of housing opportunity from single-family to affordable units Baseline Parcels and Baseline Shopping Center – This area is in north central Rialto and provides opportunity to accommodate 832 lower income units, 75 moderate income units and 609 above moderate income units. This area consists primarily of existing corridor retail development with a propensity to redevelopment due to the following factors:
• Adjacency to educational opportunities
• Highly underutilized parcels with significant parking fields • Underperforming retail development
• Expressed interest in opportunity to redevelop the area for residential uses • Recent redevelopment to residential on adjacent parcels 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-132 Housing Opportunity Overlay – This area has the assumed opportunity to accommodate 583 lower income units, 50 moderate income units and 420 above moderate income units. This area is located on both sides of the 210 Foothill Freeway and was selected due to the following factors:
• Vicinity of major retail, services and job uses
• Availability of existing infrastructure to accommodate growth • Access to local and regional transit.
• Vacant, available land
Affect and Impact of Sites to Existing Patterns
According to the TCAC Opportunity map, as shown below, all of Rialto is rated “low” or “moderate resource, with the vast majority of moderate resource area to the north of the 210 freeway. The city seeks to improve conditions by utilization of current sites by:
• Locating housing opportunity for lower income sites where zoning is flexible to provide service and job opportunities
• Locating housing opportunity in areas providing a higher level of existing transportation options (transit, etc.)
• Locating housing opportunity in areas experiencing revitalization and reuse • Locating housing where there is a demonstrated propensity to redevelop to higher density residential use
The existing development pattern will be improved through the reuse and revitalization of existing development sites which traditionally has shifted from agriculture to corridor commercial to mixed use, urbanized living. The areas identified for housing will not upset existing community character of residential neighborhoods and improve existing blighted/underutilized conditions.
Figure 3-35 shows the location of the residents by income. Generally, the areas to the south of Foothill Boulevard contain higher incidences of lower income residents. Areas to the north of Foothill Boulevard generally have a much lower incidence of lower income. Locating more opportunity for lower, moderate and above moderate income provides an opportunity to integrate these neighborhoods and reduce the apparent division that the Foothill corridor creates. Locating residential opportunity in this area affordable to lower income residents will contribute to greater mobility in the area and improve existing single family neighborhood stability.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-133 Figure 3-35: Percentage of Low to Moderate income Population Growth in the City is generally limited to infill and reuse of existing non-residential uses. The areas with higher concentration of affordable opportunity (along Foothill/Route 66) are a reasonable assumption due to the following factors.
The areas adjacent to the corridor are primarily single-family, neighborhood developments. There is very limited opportunity to transition these single-family neighborhoods to more intensive development capacity other than through ADU and JADU development. On the other hand, development along the Foothill/Route 66 and Riverside Avenue corridors provides a host of underutilized, aging uses that can be readily changed to residential uses. These areas remain the only areas that can sensibly absorb the growth needs of the community, while preserving community integrity and integrating various housing affordability in an urban, mixed use environment. Future assumptions of affordability in these areas seek to have a balance of lower income and market rate units to facilitate mobility and diversity of housing choice.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-134
9. 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 3-135 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, 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 3-47 below summarizes the capacity of the sites by specific plan and income category which can accommodate 1,052 moderate-income and 6,519 above moderate-income housing units – these amounts exceed the City’s 2021-2029 RHNA allocations.
Table 3-47 Residential Capacity for Moderate and Above Moderate-Income Sites Moderate-Income Above Moderate-Income
Accessory Dwelling Unit Projection 26 6
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 621 5,638
Renaissance Specific Plan 405 875
TOTAL 1,052 6,519
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 3-47 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.
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
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-136 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 is likely 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 72 ADUs to be developed from 2021-2029. Utilizing the Southern California Association of Governments (SCAG) approved ADU affordability assumptions, 40 ADUs will be allocated to the low and very low income RHNA, 26 will be allocated to the City’s moderate income RHNA and 6 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 commits to 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 analysis to calculate anticipated ADU performance. A program detailing this Program is in Section 4: Housing Plan.
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 3-48. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-137 Table 3-48: Residential Capacity for Very Low- and Low-Income Sites Very Low- and Low-Income
Accessory Dwelling Unit Projection 40
5 th Cycle Sites 0
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 0
Renaissance Specific Plan 0
TOTAL 40
Vacant Parcels
Recent HCD guidance states that at least 50 percent of the City’s low- 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. The City has accommodated over 50 percent of all lowerincome units on vacant parcels therefore, it can be assumed that existing uses are not an impediment to additional residential development in the planning period.
Up-Zone/Rezone Strategy to Accommodate the Remaining Very Low-/Low-RHNA Allocation After using residentially zoned land, specific plans, and ADU assumptions, the City nets 3,384 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 seven opportunity areas are detailed in Appendix B of this document.
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 is then 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.
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-138 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 issues that 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 3-49 indicates the City’s RHNA needs for the stated planning period.
Table 3-49: 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 lowincome 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.
Summary of Sites Inventory and RHNA Obligations
The data summarized in Table 3-50 below and in Appendix B shows the City of Rialto’s ability to meet the 8,272 RHNA allocation in full capacity with an 8,726-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. 2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-139 Table 3-50: 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
Pipeline Projects 0 0 0 516 516
Units Constructed/Issued Permits in
Projection Period
(Begins June 31, 2021)
0 0 0 285 285
Remaining Unmet RHNA 2,218 1,206 1,371 2,676 7,471
Existing Zoning – Unit Capacity
Accessory Dwelling Unit Projection 40 26 6 72
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 0 621 5,638 6,259
Renaissance Specific Plan 0 405 874 1,279
Rezone Strategies – Unit Capacity
Opportunity Areas with Rezone/Upzone Programs*
1 - Foothill Boulevard Specific Plan 2,443 227 1,767 4,437 2 - North Riverside Avenue 369 40 264 673
3 - Gateway Specific Plan 307 28 223 558
4 - Rialto Central Area Specific Plan 189 8 153 350
5 - Baseline Parcels 88 5 70 163
6 - Baseline Shopping Center 744 70 539 1,353
7 – Housing Opportunity Overlay 583 50 420 1,053
Total Potential Development
Capacity
4,723 1,480 9,954 16,197
Sites Surplus/Shortfall (%) 39% 8% 186% 96%
Sites Surplus/Shortfall (#) 1,339 109 7,278 8,726
2021-2029 City of Rialto Housing Element – Section 3: Housing Constraints, Resource, and AFFH 3-140 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 lowincome 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 3-141 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 is to 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 3-142 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 homes in 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 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 anticipates assisting approximately 100 homes during the planning period.
Objectives:
• Continue to acquire, maintain, and rehabilitate foreclosed homes in the community through the City’s ARR Program.
• Continue to implement the ARR program utilizing grant funds acquired through the Department of Housing and Urban Development’s Neighborhood Stabilization Program. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-4 • Maintain updated 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.
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 SetAside 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. 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.
Objectives:
• Annually investigate new funding opportunities, including CalHOME and CDBG funds. • As funding becomes available, promote the housing rehabilitation programs on the City’s website, at City Hall, and in other public places to increase awareness and solicit applications • Investigate new funding opportunities offered by federal, state, local and private entities to support housing rehabilitation activities.
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. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-5 Objectives:
• Implement a proactive code enforcement program through the Code Enforcement Division. • Maintain updated 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: Annually review code enforcement cases and, if necessary, identify program changes based on community need.
Responsible Agency: Code Enforcement Division and Community Development Department Funding Sources: General Fund
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.
Objectives:
• Expand the Multi-Family Improvement District Program to other neighborhoods. • Annually investigate new funding opportunities.
Timeframe: Annually investigate new funding opportunities, evaluation of neighborhoods within oneyear 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. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-6 Objectives:
• Conduct a citywide survey of homeowner associations to identify and analyze their strength and health.
• 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 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.
Objectives:
• Adopt a Targeted Neighborhood approach, focusing a variety of resources on specific neighborhoods in a concentrated and comprehensive fashion.
Timeframe: Initiate the Targeted Neighborhood Approach within one year of adoption of the Certified Housing Element.
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.
Objectives:
• Continue to implement receivership.
Timeframe: Annually outreach to property owners with blighted properties. Promote informational materials within one year of adoption of the Certified Housing Element.
Responsible Agency: City of Rialto
Funding Sources: General Fund
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-7 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 singleroom occupancy units.
Policy 2.5: Promote the phased and orderly development of new neighborhoods consistent with the provision of infrastructure improvements.
Policy 2.6: Promote infill development by pursing grants to investment in infrastructure.
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 has identified a total of 315 parcels that 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 5 th 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 households is 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 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-8 inventory of available sites will also be made available to the development community through various outreach methods.
Objectives:
• Develop, implement, and promote a formal monitoring program to track development (residential, commercial, and mixed-use) approvals in the identified Housing Element land inventory sites.
• Report on the progress of development in the annual progress reports required pursuant to Government Code Section 65400 and due on April 1st of each year.
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 has identified seven (7) opportunity sites to be rezoned with potential to accommodate a total of 8,587 dwelling units, as listed below and detailed in Appendix B:
• Opportunity Area 1: Foothill Boulevard– The City has identified 110 parcels (identified in Table B-20) 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 4,437 units. • Opportunity Area 2: North Riverside Avenue– The City has identified 15 parcels (identified in Table B-19) 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 673 units. • Opportunity Area 3: Gateway Specific Plan– The City has identified 2 parcels (identified in Table B-19) 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 558 units. • Opportunity Area 4: Central Area– The City has identified 60 parcels (identified in Table B-19) 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 350 units. • Opportunity Area 5: Baseline Parcels– The City has identified 10 parcels (identified in Table B-19) totaling 9 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 163 units. • Opportunity Area 6: Baseline Shopping Center– The City has identified 35 parcels (identified in Table B-19) 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 1,353 units. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-9 • Opportunity Area 7: Housing Opportunity Sites – The City has identified 26 parcels (identified in Table B-19) totaling 46.7 acres for rezone to a new zone which will accommodate an assumed density of 30 dwelling units/acre. The rezone can accommodate a total realistic capacity of 1,053 units.
In 2023, a Zoning Amendment, consistent with Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i), was adopted to specifically require that sites rezoned to accommodate a portion of the City’s RHNA:
1. Permit owner-occupied and rental multifamily uses by right and not require a conditional use permit or other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households.
2. Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre;
3. At least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or
4. For sites designated for mixed-use, allow 100 percent residential use and require that residential use occupy 50 percent of the total floor area of a mixed-use project; o The City implements all of the requirements of Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i) for sites rezoned to accommodate a portion of the City’s RHNA and the City shall allow projects according to the proposed zoning identified in the sites inventory and not require applicants of projects at these sites to complete zoning or other amendments in order to implement the provisions of Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i).
The City has identified additional sites (Opportunity Area 7: Housing Opportunity Sites) that can be included in the Overlay to increase housing choice and capacity. The City will complete amendments to the Overlay by August 2025. The rezones will comply with Martinez v. City of Clovis (2023) 90 Cal.App.5th 193 by requiring that residential development projects must comply with the Overlay.
There is a significant buffer of sites (96% beyond RHNA) which allows the rezones to accommodate a surplus of units. The City will continue to monitor development throughout the 6th Cycle planning period and if sites become unavailable and the buffer is depleted, the City will identify additional sites within 6 months.
Timeframe: The sites identified in Appendix B were rezoned in 2023 consistent with the requirements of Government Code section 65583.2, subdivisions (h) and (i) and, fully adhere to the requirements of Government Code section 65583.2, subdivisions (h) and (i); annual monitoring and reporting throughout the planning period. The City has identified additional sites (Opportunity Area 7: Housing Opportunity Sites) that can be rezoned to increase housing choice and capacity. The City will complete the rezones by October 2025. The City will continue to monitor development throughout the 6th Cycle planning period and if sites become unavailable and the buffer is depleted, the City will identify additional sites within 6 months.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-10 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.
Objectives:
• 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 one year of adopting the Certified 2021-2029 Housing Element
Responsible Agency: Community Development Department
Funding: General Fund
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 plans to permit new ADU construction to minimize design costs, expedite permit processing, and provide development certainty for property owners.
Timeframe: ADU public awareness campaign began in 2023 and is ongoing; The City updated and maintains a user-friendly website which consolidates all ADU-related information in an easy to understand format; The City has established the “Pre-Selected ADU Plans Program,” which allows residents to select from 11 pre-approved ADU plans, streamlining the review process and reducing costs for the applicant.
Responsible Agency: Planning Division and Building Division Funding Sources: General Fund
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-11 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.
Objectives:
• Establish an ADU Monitoring Program.
Timeframe: Ongoing, 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.
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.
Objectives:
• Permit at least 30 units per acre on sites identified in a prior housing element and 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 one year of the adoption of the Certified 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 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-12 affordable housing component with objective standards that do not impede the type and density of housing it is intended to allow.
Objectives:
• Review existing entitlement processes for housing development and eliminate discretionary review for all housing development proposals that include a minimum affordable housing component.
• Review the appropriateness of current development standards to ensure that they reasonably accommodate the type and density of housing they are intended to support. • 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 they are intended to allow.
Timeframe: Adopt within 2 years of Certified 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.
Objectives:
• Establish written procedures to comply with California Government Code Section 65913.4 and publish those procedures to comply with the requirements of SB 35, Chapter 366 Statutes 2017.
Timeframe: Establish procedures within one year of Certified Housing Element Adoption Responsible Agency: Planning Division
Funding Sources: General Fund
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. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-13 The Emergency and Transitional Act of 2019 (AB 139) sets limits to parking requirements established by jurisdictions so as to avoid creating constraints to the development of emergency shelters. AB 139 specifically states that emergency shelters must provide sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. The City will amend the Zoning Code to ensure compliance with all provisions of AB 139, including parking requirements.
Chapter 654, Statues of 2022 (AB 2339), now includes new requirements on how cities must plan for emergency shelters and ensure sufficient capacity for low-income housing. AB 2339 requires that zoning designations identified to allow emergency shelters as a permitted use without a conditional use or other discretionary permit must allow other residential uses. This could include zones that allow mixed uses that permit residential. The City will amend the Zoning Code to allow emergency shelters by-right (nondiscretionary) in at least one zone that allows other residential uses. The specific zone has not been identified but the City will identify a zone that can accommodate unmet need, consistent with the San Bernardino County's Homeless Strategic Action Plan. The designated zone will include adequate sites that meet at least one of the following:
• Vacant sites with mixed-use zoning;
• Vacant sites zoned for residential use;
• Nonvacant sites that are suitable for use as a shelter or that can be redeveloped for a shelter in the current Housing Element period; or
• Sites owned by the local government
Section 65583 (B)(v) of the Government Code allows jurisdictions to adopt proximity standards, provided that emergency shelters are not required to be more than 300 feet apart. The City’s current Zoning Code prohibits emergency shelters on parcels within 300 feet from any other emergency shelters. The City will amend the Zoning Code to ensure compliance with all provisions of AB 2339, including definitions, zoning, and all development standards, including spacing requirements.
The City will continue to monitor the inventory of sites appropriate to accommodate emergency shelters and will work with the appropriate organizations to ensure the needs of homeless and extremely lowincome 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.
Objectives:
• Continue to monitor the inventory of sites appropriate to accommodate emergency shelters and work with the appropriate organizations to meet the needs of homeless and extremely lowincome residents. • Comply with State law.
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; Amend the Zoning Code to comply with AB 139 and 2339 by June 2025.
Responsible Agency: Planning Division
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-14 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 of sites 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.
Objectives:
• Continue to monitor the inventory of sites appropriate to accommodate transitional and supportive housing and work with the appropriate organizations to meet the needs of homeless and extremely low-income residents.
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 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.
Objectives:
• 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.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-15 Objectives:
• Research and consider the applicability of a citywide Condominium Conversion Ordinance.
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.
Objectives:
• Adopt provisions in the Zoning Code to identify zone(s) to permit SRO units and consider additional requirements for this type of housing, including parking, on-site amenities, and management and safety plans.
• Consider more streamlined permitting procedures, technical assistance for potential SRO developers, and outreach to property owners of existing SRO developments.
Timeframe: Revise Zoning Code to permit 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.
Objectives:
• Review and research alternative housing concepts.
Timeframe: Research alternative housing concepts by December 2025, review and revise Zoning Code, as appropriate by June 2026
Responsible Agency: Planning Division
Funding Sources: General Fund
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-16 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.
Objectives:
• Encourage and facilitate the consolidation of vacant and underutilized lots for residential development, with an emphasis on affordable housing.
• Maintain updated information on incentives online and at City Hall.
Timeframe: Identify lot consolidation standards, incentives and encouragement tools in FY 2025 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 support services 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.
Objectives:
• Adopt provisions in the Zoning Code to encourage and incentivize developers to consolidate smaller parcels.
• Promote the program at City Hall and online and evaluate requests on a case-by-case basis. • Housing Program 2O and 2U objectives.
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
Housing Program 2Q: Subdivision of Specific Plan Areas
The City will work with Specific Plan proponents/applicants to facilitate the efficient subdivision of parcels greater than 10 acres within the private Specific Plan Areas identified in the Housing Element. This program assists in creating developable parcels to accommodate the lower income RHNA need pursuant to the City’s RHNA obligation.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-17 Objectives:
• Work with Specific Plan proponents/applicants to facilitate efficient subdivision of parcels greater than 10 acres within the private Specific Plan Areas.
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.
Objectives:
• Assess and provide adequate incentives for the development of residential uses on identified candidate housing sites which may also permit nonresidential uses. • Review the available sites inventory as part of the Annual Progress Report, and if 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.
The City plans to make 24 properties available through the Surplus Land Act process over the next two years for a potential development of 1,464 units (92 affordable to lower income households, 408 for moderate income households, and 951 for above moderate income households). In the past, the City has had limited developers respond. If one developer responds, the City anticipates approvals (entitlements and development agreements) within a year to a year-and-a-half. If multiple developers respond, the City anticipates releasing an RFP, which may take six months, two years to enter into an Exclusive Negotiation Agreement, and two additional years for land use entitlements and development agreements. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-18 Objectives:
• Maintain compliance with the Surplus Land Act throughout the 2021-2029 Housing Element period.
• Release available sites and requests for proposals to develop on publicly owned sites and establish a schedule of actions to facilitate development within two years of adoption of the Housing Element.
• Establish and implement a variety of incentives to facilitate housing development. • Make properties available through the Surplus Land Act process. • Establish an RFP process and solicit developers by Spring 2024 • Target Exclusive Negotiating Agreement by Spring 2025 • Target land use entitlements issuance by Winter 2025
Timeframe: Assess potential incentive actions within 12 months of adoption of the Housing Element, implement incentive actions within 24 months of adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2T: Inclusionary Housing Ordinance
The City will investigate the feasibility of adopting an Inclusionary Housing Ordinance, which ensures the production of affordable units in new market-rate development by establishing affordable housing setaside requirements on residential projects that meet certain criteria. The City’s goal is to incorporate the following features:
• Require that in all new residential developments in the City with more than 10 units provide a “set aside percentage” of affordable housing units, with fractional housing units rounded to the nearest whole number.
• The “set aside percentage” shall be at least 10 percent of the units proposed by the applicant affordable to very low- and low-income households. The “set aside percentage” may include moderate-income units, as defined in Health and Safety Code section 50093, in addition to the 10 percent very low- and low-income households.
• For affordable housing rental units, the Ordinance shall require that at least 5 percent of the total number of units in the development project shall be affordable to very low-income households, and at least 5 percent of the total number of units in the development project will be affordable to low-income households. The City may include housing affordable to moderateincome households in addition to the units affordable to very low- and low-income households.
In the case of for-sale affordable housing, 100 percent of the “set aside” units shall be affordable to at least low-income households.
• Affordable housing units within a rental housing project shall be required to remain affordable through recorded covenants for not less than 55 years, and in the case of for sale housing project shall be required to remain affordable through recorded covenants for not less than 45 years. • Affordable housing units shall be developed concurrently with market rate units, and shall have the following qualities: be reasonable dispersed throughout the residential development, have 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-19 comparable exterior design as market rate units, have a proportional bedroom mix, and comparable interior features as market rate units.
• The City shall monitor compliance with the affordability covenants in the same manner and with the same frequency as the City monitors other housing programs utilizing City funds or containing occupancy income restrictions.
• The City will prepare and present at a City Council hearing an annual report on the status of the Ordinance.
• The Ordinance shall encourage applicants to construct affordable dwelling units, rather than select any alternative methods to satisfy its terms. In the event the City allows an in-lieu fee as an alternative to constructing units, the fee shall be set at no less than $3 per square foot, provided there is no legal requirement to the contrary. An applicant may pay an in-lieu fee, subject to approval by the City Council, upon a demonstration that providing the affordable units in the residential development would create an unreasonable economic hardship due to such factors as project size, site constraints, and/or excessively large affordability gaps.
Objectives:
• Evaluate and consider adopting an inclusionary housing ordinance requiring new residential developments to include a specified percentage of affordable units as a condition of development.
• Goal of facilitating the development of at least 415 very low-income and 415 low-income units during the 6th Cycle planning period.
Timeframe: Adopt an Inclusionary Housing Ordinance by March 2027.
Responsible Agency: Planning Division
Funding Sources: General Fund
Housing Program 2U: Site Assembly
The City will enable parcel assembly to create additional opportunities for affordable housing. The City will help facilitate lot consolidations to combine small lots into larger developable lots for housing. The City will meet with local developers and property owners to discuss development opportunities and incentives for lot consolidation to accommodate affordable housing units and consider additional incentives requested by developers.
The City will support developers/owners who approach the City with interest in lot consolidation for the development of affordable housing by deferring certain fees, allowing more height or additional stories, waiving lot merger fees to enable the project, and providing concurrent/fast tracking of project application reviews. By 2026 the City will review the effectiveness of this Program and revise as appropriate. The City will also pursue grant funding for parcel assembly land banking when it is available. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-20 Objectives:
• Goal of facilitating the approval of more applications to merge parcels that result in feasible sites for multifamily housing during the planning period.
• Goal of facilitating the development of at least 415 very low-income and 415 low-income units during the 6th Cycle planning period.
Timeframe: Meet with developers and property owners starting in 2025 and annually thereafter. Based on the meetings with developers and property owners, add incentives as appropriate within six months and annually thereafter. Support consolidation as applicable housing applications are received on an ongoing basis; pursue grant funding as feasible during planning period. By December 2026, the City will review the effectiveness of this Program and revise as appropriate.
Responsible Agency: City Manager’s Office; Community Development Department; Planning Division Funding Sources: General Fund; Grant Funding
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.
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 for special 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 forgiveness if 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.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-21 Objectives:
• Continue to assist homebuyers through the Down Payment Assistance Program (DPA) and maintain updated information on the DPA online and at City Hall.
Timeframe: Review annually, 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 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 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-profits to preserve and expand affordable housing in the City.
Objectives:
• Work with property owners to develop a strategy to maintain affordability controls on assisted units.
• Establish an early warning system for publicly assisted housing units that have the potential to convert to market rate.
• Develop and maintain an AB 987 database.
• As available, utilize resources to stimulate private developer and nonprofit entity efforts.
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 12 months of housing element adoption.
Responsible Agency: Community Development Department
Funding Sources: General Fund/Qualified Entity Funds
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-22 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.
Objectives:
• Continue to implement the mobile home rent control ordinance, convene the Mobile Home Rent Review Commission, and maintain updated information online and at City Hall.
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.
Objectives:
• Maintain updated information on the County’s Homeownership Assistance Program (HAP) online and at City Hall
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.
Objectives:
• Participate in and provide information on the Department of Housing and Urban Development’s (HUD) Good Neighbor Next Door Program at City Hall.
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 4-23 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.
Objectives:
• Continue to cooperate with the San Bernardino County Housing Authority to administer the Housing Voucher Program (Section 8).
• Maintain updated information online, at City Hall, and other public places, and refer residents to the County program.
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.
Objectives:
• Participate in the County’s Tenant-Based Assistance program and maintain updated information at City Hall and online.
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 Sources: County of San Bernardino HOME Funds; General Fund 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-24 Housing Program 3H: Parking Near Public Transit
AB 2097 prohibits public agencies from imposing minimum vehicle parking requirements for developments located within half-a-mile of a major transit stop, as defined by Section 21155 of the Public Resources Code.
Jurisdictions may impose or enforce minimum parking requirements on housing developments if findings are made (within 30 days of a completed application) that not imposing minimum parking requirements on the development would have substantially negative impacts on the jurisdiction’s ability to meet its RHNA or existing residential or commercial parking within half-a-mile of the housing development. These findings must be supported by a preponderance of the evidence in the record. Pursuant to AB 2097, the projects listed below are exempt from imposed or enforced minimum parking requirements:
• Housing development projects that dedicate a minimum of 20 percent of the total number of housing units to very low-, low-, or moderate-income households; students; the elderly; or persons with disabilities.
• Housing developments with fewer than 20 housing units. • Housing developments subject to parking reductions based on any other applicable law.
AB 2097 prohibits these provisions from reducing, eliminating, or precluding the enforcement of any requirement imposed on a housing development project that is located within half-a-mile of public transit to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities.
Objectives:
• Amend the Zoning Code to comply with the requirements established by AB 2097.
Timeframe: Adopt the amendment within 24 months of adoption of the Housing Element.
Responsible Agency: Planning Division
Funding Sources: 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.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-25 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.
Objectives:
• Maintain updated information on the Density Bonus Program at City Hall and online.
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; 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 that such requirements are impeding the development of affordable housing in the City. The City will 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 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. In addition, the minimum lot size and lot coverage requirements for the R-3 zone will be reviewed and amended to remove constraints to development.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-26 Objectives:
• 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. Commit to revising or modify development standards that may constrain development. • Review the existing Precise Plan of Design requirements and process to identify any constraints on the development of affordable housing. Commit to revising or modify Precise Plan development standards that may constrain development.
• Conduct a study of parking requirements and identify needed revisions to ensure parking requirements do not constrain development, particularly for studio and one-bedroom units.
Commit to revising or modify development standards that may constrain development. Commit to reduce or revise parking requirements, particularly for studio and one-bedroom units. • Continue to provide development standard modifications, streamlined processing for applications related to the creation of affordable housing, and offer fee modifications for projects proposing affordable units that are required to apply for variations to the existing development standards. • In the R-3 zone, the City will review permit requirements for multi-family housing, as well as lot size and coverage requirements, to remove constraints to development. Commit to revising or modify permit requirements that may constrain development.
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 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 households.
Objectives:
• Deliver the adopted Housing Element, and any amendments, to local water and sewer service providers.
Timeframe: Forward to providers immediately upon adoption of the 2021-2029 Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-27 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).
Objectives:
• Provide all zoning and development standards, and fees for each parcel with its jurisdictional boundaries on the City’s website.
Timeframe: Continue annual dissemination of information. Modify dissemination as necessary based on annual review.
Responsible Agency: Planning Division
Funding Sources: General Fund
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 that preclude property owners from developing at the maximum density permitted by their property’s zoning.
Objectives:
• Review its Building and Planning site requirements annually to identify potential constraints to development and make necessary changes.
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.
Objectives:
• Adopt incentives for residential development on sites that permit both residential and nonresidential uses.
Timeframe: Identify incentives and adopt appropriate regulatory amendments within 12 months of adopting a Certified Housing Element, provide annual review of incentives and adjust as appropriate Responsible Agency: Planning Division
Funding Sources: General Fund
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-28 Housing Program 4G: Permit Processing and Findings
The City’s planning review process varies from application to application and the review time may differ based on the completeness of applications. The current permit processing procedures are not identified to be a constraint on the development of housing; however, the City seeks to continuously improve approval certainty and cost. The City will annually review its procedures and general review timing for potential impacts on cost and approval certainty for development projects.
The City’s findings for granting permits includes subjective language which may lead to potential project denials and longer processing time. The City will review its application findings and address subjectivity by modifying the findings to include objective language within two years of adoption of the Housing Element.
Objectives:
• Annually review procedures and general review timing for potential impacts on cost and approval certainty for development projects.
• The City will review its application findings and address subjectivity by modifying the findings to include objective language within two years of adoption of the Housing Element.
Timeframe: Annually review permit processing procedures and, if necessary, make changes within one year. Within two years modify subjective findings language.
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.
Policy 5.5: Promote inclusive communities and equitable quality of life through development of affordable housing that is justly available throughout the whole community. 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-29 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,
• Specific actions that contribute to Rialto’s ability to foster a more inclusive community to all racial, social, and economic groups.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-30 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:
Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines Action Area - Housing Mobility
Availability of
Affordable
Housing
1. Outreach to landlords to
expand the location of
participating voucher
properties.
Annually outreach
and host one
meeting
City-wide with
focus on the
Central Area and
Foothill Area
Recruit at least 5
landlords to become a
participating voucher
property by December
2026
Evaluative Metric(s):
• Reduce voucher
waitlist by 10%
annually
• Increase landlord
participation by
5% annually
• Seek to assist 250
lower income
households in
higher resource
areas
2. Create and promote an
affordable rental registry.
Complete by
December 2025,
annual review and
update as necessary
City-wide with
focus on the
Central and
Foothill Areas and
higher resources
areas to the
north
Publish the registry and
assist households in
accessing affordable
housing through the
registry.
Evaluative Metric(s):
• Assist up to 50
lower income
residents on an
annual basis
3. Create an Affordable
Housing Database and
Outreach toolkit to help
lower income families match
opportunities based on
individual needs
Develop database
and toolkit by
December 2025.
High / Central
Area of City
Develop database and
toolkit by December
2025.
Evaluative Metric:
• Aspire to assist
250 lower income
families on an
annual basis.
4. Encourage collaboration
between local government
and community land trusts
as a mechanism to develop
affordable housing in higheropportunity areas.
Annually outreach
and host one
meeting
Areas of higher
opportunity
Gather interest from at
least one agency or
organization
throughout the
Planning Period.
Evaluative Metric(s):
• Participation by
at least one
agency annually
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-31 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines
5. Annually review the Sites
Inventory and the location
of new, affordable housing
development. Promote
equal and fair housing
development practices by
annually reviewing to make
sure there remains
opportunities for affordable
housing development
throughout the whole City.
Annually review
candidate sites and
meet with the
developer
community at least
once every two
years.
City-wide Annual meetings.
Evaluative Metric(s):
• Participation by
at least 5
affordable
housing
developers
6. Encourage expansion of
opportunity in low resource
areas through annual
participation by developers
Annually market
infill, mixed used and
affordable residential
development to
affordable housing
developers
Focus area along
Riverside Avenue
and Foothill
Boulevard
Annual participation by
affordable housing
developers in low
resource corridors.
Evaluative metric(s):
• Participation by
one affordable
housing
developer along
corridor annually
7. Develop a program of
assistance with security
deposits and moving
expenses for voucher
holders and other lowincome tenants
Coordinate with
county, state and
federal agencies to
develop assistance
program
Target voucher
holders and
tenants
Develop program by
December 2025.
Evaluative metric(s):
• Assist up to 15
new residents on
annual basis
8. Established goals for
increased affordable housing
production will
geographically target TCAC
Low Resource/High
Segregation & Poverty areas
for special engagement and
strategic action.
Adopt Housing
Programs by next
Planning Cycle
City-wide
The City is
identified by
TCAC as low
resource, and
that even within
certain areas
identified as
Moderate
Resource, there
are limited
development or
redevelopment
opportunities.
The spread of
RHNA inventory
shows that lower
income units are
Various Housing
Programs have been
adopted to facilitate
the development of
affordable housing and
a variety of housing to
all income and
household sizes.
Housing Goal #2:
Promote and encourage
housing development
that adequately meets
the needs of all
socioeconomic
segments of the
9. Establish a Program focused
on tenant protections,
displacement, and/or equity
and geographically target
TCAC High Segregation and
Poverty and Urban
Displacement LowIncome/Susceptible to
Displacement areas for
special engagement and
strategic action.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-32 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines
10. Establish Program that
identifies goals for increased
Housing Authority
investment and support and
geographically target TCAC
High Segregation and
Poverty areas for special
engagement and strategic
action.
not only allocated
to low resource
areas, but also in
moderate
resource areas,
ensuring an
equitable and fair
distribution of
affordability
across the City.
community and region.
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.
• Program 2A: Provide
Adequate Sites to
Accommodate the
RHNA
• Program 2B: Rezone
to Provide Adequate
Sites to
Accommodate RHNA
• Program 4B: Remove
Development
Constraints
• Program 5A:
Affirmatively
Furthering Fair
Housing
Housing
Opportunities
1. 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.
Complete by June
2026, Annually
review and update as
necessary
City-wide and
neighborhood
specific
Publish a report on the
analysis and findings.
Evaluative Metric(s):
• Code Updates
based upon
report findings
within 1 year or
report
Lending
Discrimination
1. Proactively outreach to
financial institutional
partners, including banks,
credit unions and other
applicable organizations/
2 Workshops or
Meetings by
December 2026.
City-wide Two Fair housing
workshops by
December 2026.
Coordinate with IFHMB
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-33 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines entities to identify ways to
discourage discrimination in
underwriting and lending to
Rialto households.
Annual stakeholder
meeting and
outreach collateral
by June 2026.
to provide marketing
collateral by December
2025. Host one annual
stakeholder meeting
with local lenders and
realtors to improve
education. Establish a
fair housing FAQ by
December 2025.
Evaluative Metric:
• Seek to contact at
least 50% of
population with
higher complaint
rates, in conjunction
with proactively
addressing
complaints
• Coordination with 2
institutions annually
2. At the mid-point of the 6th
Cycle planning period,
evaluate the effectiveness of
these strategies in
promoting housing
opportunities throughout
the City, outside of Focus
areas and in the north and
southern portions of the City
Summary Report
complete by April
2026
Medium /
Citywide with
focus on the
south and north
areas
By April 2026, provide
summary report of
effectiveness in
conjunction with annual
APR. Based on findings,
make necessary
changes/amendments
within 1 year.
Evaluative Metric:
• Aspire to achieve
overall goal of
250 units.
3. Provide post move services
such as regular check in,
resource coordination and
landlord/tenant mediation
to help keep families living in
areas of opportunity
Develop internal
administrative
guidance and
coordinate with
county services by
June 2026.
High / Central
Area of City
Develop internal
administrative guidance
and coordination with
county services by June
2026.
Evaluative Metric:
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-34 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines • Aspire to assist
250 lower income
families on an
annual basis.
4. Support voucher mobility
programs that include:
• Timely inspections
• Providing adequate time
for a family to conduct a
housing search
• Customer service for
both landlords and
program participants
• Ensuring voucher
subsidies’ maximum
limits are high enough
to rent in higheropportunity
neighborhoods
• Working collaboratively
with county and
streamlining the
portability process to
move across
jurisdictions
Set up program
framework by June
2026
Med / Central
and South Areas
Coordinate with the
County to assist with
improving voucher
mobility at local level
by:
• Identifying local
staff to commit
to 25%
administrative
function to
support voucher
mobility
programs by June
2026.
• Establishing a
customer service
framework
including
dedicated phone
number, email
and contact
information by
June 2026.
• Establishing an
annual
monitoring
program to
evaluate success
of voucher
mobility program
by June 2026.
Provide for
annual program
amendments as
necessary.
Evaluative Metric:
• Aspire to serve
up to 50% of
annual voucher
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-35 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines recipients with an
expressed need
for assistance.
5. Adopt an Ordinance to
expand the housing supply
in single-family zones by
allowing for lot splits and
duplexes under the
parameters of SB 9. In
coordination with research
being conducted at the State
level, evaluate and pursue
opportunities to incentivize
and provide funding
assistance for homeowners
to provide affordable units
under SB 9.
Adopt Ordinance by
2024
Medium/ Areas
not identified as
RHNA focus
areas.
Adopt Ordinance by
2024
Evaluative Metric:
• Aspire to serve
up to 250
housing
opportunities
affordable to
lower income
households
6. Coordinate with San
Bernardino County Housing
Authority regarding
enhancements to mobility
counseling programs in
Rialto. This program would
market landlords and
property owners and inform
Housing Choice Voucher
holders about their
residential options in areas
throughout the City and
provide holistic support to
voucher holders seeking to
move to areas outside of
focus.
Coordinate with
County of San
Bernardino in 2025 to
develop program
framework. Execute
local actions in 2025
and 2026.
Medium / North,
South and Central
Focus Areas.
Coordinate with County
of San Bernardino in
2025 to develop
program framework.
Execute local actions in
2025 and 2026.
Evaluative Metric:
• Overall goal will
be to increase
Housing Choice
Vouchers by 10%
and through
implementation
of the City’s SB 9
ordinance, seek
to integrate at
least five units
annually in areas
outside of focus
areas.
7. Research and pursue the
development and funding of
a program that would
provide low-interest loans to
single-family homeowners
and grants to homeowners
with household incomes of
up to 80% of the Area
Median Income to develop
Develop Program by
June 2026
Medium / Areas
outside of focus
areas, in Single
Family
neighborhoods.
By June 2026 develop
program framework.
By December 2026
develop and implement
pilot program.
Implement annually
thereafter.
Evaluative Metric:
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-36 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines accessory dwelling units
with affordability restrictions
on their property.
• Aspire to achieve
at least 5 deed
restricted ADU’s
annually.
8. Research and pursue a
homesharing program,
including research and
coordination with non-profit
and other organizations to
assist with matching tenants
with existing homeowners.
The City will market and take
other actions as necessary at
least annually with the goal
of five opportunities per
year.
Develop Program by
June 2026
Med / Citywide Develop homeshare
program framework by
June 2026.
Evaluative Metric:
• Aspire to create
at least five
opportunities on
an annual basis.
9. The City will explore and
pursue alternative land use
strategies and make
necessary amendments to
zoning or other land use
documents to facilitate a
variety of housing choices,
including but not limited to
higher density opportunities
on religious, institutional
and quasi-institutional lands,
missing middle zoning in
addition to SB 9 such as SB
10, adaptive reuse, more
than one JADU per
structure, acquiring and
adding affordability to
existing structures and
upzoning.
Identify strategies in
2025 and make
regulatory changes
by June 2026
Medium /
Citywide
Research and identify
alternative land use
strategies by December
2025. Identify and
implement policy and
regulatory changes by
June 2026.
Evaluative Metric:
• Aspire to create
50 housing
opportunities in
the planning
period.
10. Research and pursue
funding opportunities at
least every other year to
make accessibility
improvements to homes and
community infrastructure.
Research in 2023.
Identify 1 funding
source annually
beginning in 2024
Medium/Citywide Identify annual funding
opportunity
Evaluative Metric:
• At least one new
funding
opportunity
annually
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-37 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines
11. Develop incentives or other
strategies to promote
housing choices and
affordability in all
development throughout
the City.
Develop and market
incentives by
December 2025.
Medium /
Citywide with
focus on the
Central Area
Develop and market
incentives by December
2025.
Evaluative Metric:
• Aspire to identify
up to 5 strategies
to be
implemented in
the planning
period.
12. Require standards or
provide incentives and
utilize other strategies to
promote affirmative
marketing plans in all new
developments outside of
focus areas. The affirmative
marketing plan will consider
regional housing registries
and ensure marketing
materials for new
developments are designed
to attract renters and buyers
of diverse demographics,
including persons of any
race, ethnicity, income,
disability and familial status.
Develop and market
incentives by
December 2025.
Medium / Areas
outside of RHNA
focus areas
Develop and market
incentives by December
2025.
Evaluative Metric:
• Aspire to assist
up to 250
residents in the
planning period.
Action Area: Housing Choice and Affordability in Areas of Opportunity R/ECAPs and
Environmental
Justice
1. Adopt an Environmental
Justice Element.
Adopted in 2024. City-wide Adopted
anEnvironmental
Justice Element in 2024.
2. Engage community health
workers to conduct ground
level site visits and meetings
within identified census
tracts to better understand
resident and business
barriers, resources, and
needs.
Complete by
December 2025,
annual review and
update as necessary
Vulnerable
census tract to be
determined with
focus on the
Central area and
Foothill corridor
Conduct one workshop
in each area identified
by December 2025.
Establish specific set of
actions to address
identified barriers by
May 2026.
Evaluative Metric(s):
• Annual summary
report and
reduction of
incidences of
poverty for 150
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-38 Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines households on an
annual basis
Housing for
Persons with
Disabilities
1. Promote accessibility
modification programs and
other measures that
proactively enhance
accessibility, including
creating informational
materials.
Complete by
December 2025
City-wide Promote informational
materials on assistance
available and make
available to public by
December 2025.
Evaluative Metric(s):
• Reach at least
50% of disabled
population on an
annual basis.
Access to
Opportunities
1. Facilitate entrepreneurship
opportunities to create
economic opportunity with
limited 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.
Complete by June
2026
City-wide Establish policies and
programs supportive of
local employment
opportunities. Develop
outreach collateral by
June 2026. Conduct
annual meeting with
Chamber of Commerce.
Evaluative Metric(s):
• Seek to assist 50
new business
creations
annually in the
City.
2. Increase 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. The
City will maintain
compliance with Fair
Housing Laws and
Regulations.
Annual meetings with
Rialto Unified School
District (RUSD).
Annual review and
amendment of City
place based
strategies.
City-wide w/
focus in areas of
low opportunity
and prevalence of
lower income
households
Collaborate with RUSD
and local educational
institutions to increase
local scoring. Meet
annually with RUSD to
determine City of Rialto
contributions to placed
based strategies.
Provide for annual
meetings to assess
progress to achieve
parity with comparable
scores regionally and
statewide.
Provide for annual
meeting with RUSD to
identify housing sites
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-39 Additional
Multifamily
Opportunities
1. Update, analyze, and
identify regulations that may
have historically contributed
to the disparities in access to
housing and propose
innovative solutions such as,
but not limited to, lot
configuration, affordability
covenants, and lot splits to
encourage diversified
development and support
opportunities for wealth
building.
Conduct community
workshops by June
2026
Northern Planning
Area
As shown in Figure
3-28, the Northern
Planning area
shows the least
amount of
diversity in RHNA
sites. The
Northern Planning
is characterized as
higher income.
The City will place
priority on these
areas while also
addressing
affordability issues
throughout Rialto.
Maintain and update
candidate sites list and
annually provide
opportunities to
relevant agencies and
organizations. Offer
collaboration and
assistance.
Evaluative Metric:
• Target outreach to
census tracts with
low access and
low-income to
conduct two
community
workshops within
the first half of the
planning period.
• Update candidate
sites list annually at
time of APR.
• Assist or provide
information to at
least 5 developers
annually.
Action Area: Place-Based Strategies – Conservation and Revitalization Public
Investment in
Specific
Neighborhoods
1. Target investment in areas of
most need focused on
improving community assets
such as schools, recreational
Annually review
and seek funding
opportunities
and partnerships
Targeted area in
the Central,
Gateway Area,
Foothill areas
Annual review and CIP
programming to target
investment. Prioritize
inclusion of target areas
Table 4-1: AFFH Actions
Contributing
Factor Specific Commitments Timeframe Geographic Target Metrics and Timelines and additional
economic development
opportunities for
students and families.
Establish general
policies, such as safe
routes to schools,
afterschool programs
and other place-based
strategies in
consultation with RUSD.
Evaluative Metric(s):
• Reach at least
500 lower income
residents on an
annual basis
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-40 facilities and programs, social
service programs, parks, streets,
active transportation and
infrastructure
for CIP programs each
year.
From April 14th to July
14th, 2025, a series of
roadway reconstruction
and concrete
improvements will be
completed in segments.
These upgrades are
designed to improve
both roadway and
pedestrian safety while
supporting the City’s
ongoing growth and
future development.
The improvements will
include: Casa Grande
Drive, Bloomington
Avenue, and Maple
Avenue. These
improvements directly
benefit existing and
future residents of
identified Housing
Element sites.
Evaluative Metric(s):
• Identify at least
one CIP priority
project on an
annual basis.
2. Dedicate or seek funding to
prioritize basic infrastructure
improvements (e.g., sidewalks)
in disadvantaged communities.
Annually review
and seek funding
opportunities
Targeted area in
the Central,
Gateway Area,
Foothill areas
Include capital projects
from each of the target
areas in annual CIP
program. Update
annually.
Evaluative Metric(s):
• Identify at least
one CIP priority
project on an
annual basis.
3. Coordinate with other external
governmental agencies and
other organizations in
addressing areas of high need.
Bi-annually meet
with agencies
and
organizations.
Identify invitees
by June 2026.
Conduct annual
meetings
thereafter.
Targeted area in
the Central,
Gateway, and
Foothill areas
Coordinate with at least
one agency or
organization in the
Planning Period.
Establish annual priority
list of actions to identify
place-based strategies
such as the Merrill
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-41 Avenue Safe Routes to
School Improvements
Project. Key
improvements include:
• Upgrading curb
ramps to ADA
standards on E.
South Street/Acacia
Avenue. Carter
Street, Huff Street,
and Orchard Street
(between Sycamore
Avenue and Sage
Avenue)
• Adding sidewalks
and maintaining
driveways on Carter
Street, Orchard
Street, and Huff
Street (between
Sycamore Avenue
and Sage Avenue).
• Improving and
adding sidewalks on
South Street
between Sycamore
Avenue and Acacia
Avenue.
Evaluative Metric(s):
• Identify at least
one CIP priority
project on an
annual basis in
target areas.
4. Recruit residents from areas of
concentrated poverty to serve
on boards, committees, task
forces, and other local
government decision-making
bodies.
Promote
opportunities as
they become
available
Areas of
concentrated
poverty
Recruit at least two
persons from areas of
concentrated poverty
throughout the Planning
Period.
Evaluative Metric(s):
• Annual
participation by at
least two
residents
5. Dedicate or seek funding to
prioritize basic infrastructure
improvements (e.g., water,
sewer) in disadvantaged
communities
Include in annual
CIP programming
beginning in July
2024.
High / Central
and South Areas
Develop CIP program
funding objectives
related to housing and
include in annual CIP
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-42 programming beginning
in July 2024.
Evaluative Metric:
• Aspire to achieve
at least 2 CIP
program actions
on an annual
basis.
6. Address negative
environmental, neighborhood,
housing and health impacts
associated with siting and
operation of land uses such as
industrial, agricultural, waste
storage, freeways, energy
production, etc. in
disadvantaged communities
Establish a risk
assessment
toolkit by June
2025.
High / Central
and South Areas
Evaluate and establish a
risk assessment toolkit
by June 2026. Provide
to all future
development projects to
address fair housing and
environmental justice
concerns. Continue to
implement the
Environmental Justice
Element and Climate
Adaptations objectives
and goals.
Evaluative Metric:
• Aspire to utilize
toolkit in all new
development
which may have
an effect on
disadvantaged
communities
7. Establish measures such as
urban forestry, flood prevention
measures, etc. in disadvantaged
communities
Implement Plan
by January 2026
High / Central
East Area
Identify measures by
June 2025. Implement
actions in local specific
plans and other land use
plans by January 2026,
as applicable.
Evaluative Metric:
• Include at least 2
measures in each
of the RHNA focus
areas
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-43
8. Enhance proactive code
enforcement program to target
areas of concentrated
rehabilitation needs, results in
repairs and mitigates potential
cost, displacement and
relocation impacts on residents
Execute
proactive plan by
January 2026.
High / Central
and South Areas
Establish and identify
priority code
enforcement areas and
execute proactive plan
by January 2026.
Evaluative Metric:
• Aspire to identify
and address up to
50 deferred
maintenance or
code violations
within code
enforcement focus
area
• Review the
proactive code
enforcement
program annually
and adjust as
needed.
• Refer households in
need to assistance –
assist at least 3
households per
year.
9. Targeted investment in areas of
most need focused on
improving community assets
such as schools, recreational
facilities and programs, social
service programs, parks, streets,
active transportation and
infrastructure
Develop Program
by January 2024
High / Central
and South Areas
Develop CIP program
objectives related to
housing and include in
annual CIP programming
beginning in 2024.
Aspire to achieve at
least 2 CIP program
actions on an annual
basis.
Housing for
Persons with
Disabilities
1. Review and revise the
development code for
Reasonable Accommodations
Findings as appropriate to
mitigate impediments to fair
housing.
Revise Code by
June 2025
City-wide Revise Code by June
2025
2. The City will continue to review
and prioritize the approval of
reasonable accommodations
requests on a case-by-case basis
By June 2025 City-wide Assist a minimum of 10
individuals or
households.
Action Area: Place-Based Strategies – Environmental Justice Policies • Review zoning, permit
streamlining, fees, incentives
Evaluate and
Identify
High-opportunity
areas
Make applicable
adjustments to city
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-44 Environmental
Justice
Discrepancy
and other approaches to
increase housing choices and
affordability (e.g., duplex,
triplex, multifamily, ADU,
transitional and supportive
housing, group homes) in high
opportunity areas and areas
that may be more impacted by
environmental factors and
adjust policies and regulations
as necessary to address
potential environmental justice
issues.
• Evaluate potential
environmental justice issues
influenced by the location and
distribution of housing in areas
that may expose residential to
environmental impacts.
Evaluate policy methods and
strategies to significantly reduce
and/or eliminate potential
environmental justice issues
strategies in
2024 and make
initial regulatory
changes by June
2025
Areas with
existing of
planned
residential
adjacent to uses
or activities that
may exhibit
environmental
issues.
policies and programs
within 12 months, if
adjustments are
required and applicable.
Evaluative Metric:
• If adjustments are
necessary, revise
within 12 months of
annual review.
Ensure heavy industrial activities are
sufficiently separated from
residential neighborhoods, schools,
and other sensitive areas by
requiring new industrial
developments to incorporate
measures such as vegetative
barriers to mitigate air pollution
from stationary and mobile sources.
Ongoing
implementation
of the
Environmental
Justice Element
Citywide (all
lowest percentile
for
environmental
factors)
Implement strategies
related to toxic air
contaminants with the
goal of improving tracts’
CalEnviroScreen scores
by at least five
percentile points by
2030.
Expand opportunities for urban and
community food growing activities
by removing barriers that exist in
the current zoning code and creating
a clear development framework.
Establish clear, and easy to
understand development standards
that communicate how urban
agricultural activities are allowed
and where.
Ongoing
implementation
of the
Environmental
Justice Element
Citywide with an
emphasis on
Disadvantaged
communities as
identified in the
EJ Element.
Remove barriers that
exist in the current
zoning code and create
a clear development
framework by December
2026.
Safe Routes to
School
Prioritize Safe Routes to School
(SRTS) in areas most affected by
extreme heat and air pollution.
During the City’s
annual CIP
planning, identify
at least one SRTS
improvement
project in areas
most affected by
extreme heat
and air pollution
as identified by
Disadvantaged
communities as
identified in the
EJ Element and
areas most
affected by
extreme heat and
air pollution as
identified by the
Annually identify at least
one SRTS project in the
City’s CIP as funding
allows. Annually apply
for funding to support
SRTS projects.
Evaluative Metric:
Apply for funding for
SRTS projects annually
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-45 the City’s Climate
Adaptation Plan.
City’s Climate
Adaptation Plan.
and on an ongoing basis.
Goal of securing funding
and implementing at
least one SRTS project
per year.
Safe Corridors Create shaded and safe corridors
between transit stops and important
community services, including
cooling centers, job centers, and
residential areas where people
depend on transit.
During the City’s
annual CIP
planning, identify
at least one “safe
corridor”
improvement
project in areas
most affected by
extreme heat
and air pollution
as identified by
the City’s Climate
Adaptation Plan
and targeted
areas in the
City’s Active
Transportation
Plan (ATP).
Disadvantaged
communities as
identified in the
EJ Element, areas
most affected by
extreme heat and
air pollution as
identified by the
City’s Climate
Adaptation Plan,
and target areas
identified in the
City’s ATP.
Annually identify at least
one “safe corridor”
project in the City’s CIP
as funding allows.
Annually apply for
funding to support “safe
corridor” projects.
Evaluative Metric:
Apply for funding for
“safe corridor” projects
annually and on an
ongoing basis. Goal of
securing funding and
implementing at least
one “safe corridor”
project per year.
Active
Transportation
Improvements
Implement bikeway improvements
in Disadvantaged Communities, as
outlined in the San Bernardino
County Non-motorized
Transportation Plan and the City’s
ATP, prioritizing those with shade
improvements where the right-ofway allows. Add parklets with mature trees along routes where
feasible.
During the City’s
annual CIP
planning, identify
at least one
“Active
Transportation”
improvement
project in areas
most affected by
extreme heat
and air pollution
as identified by
the City’s Climate
Adaptation Plan
and targeted
areas in the
City’s Active
Transportation
Plan (ATP).
Disadvantaged
communities as
identified in the
EJ Element, areas
most affected by
extreme heat and
air pollution as
identified by the
City’s Climate
Adaptation Plan,
and target areas
identified in the
City’s ATP.
Annually identify at least
one “Active
Transportation
Improvement” project in
the City’s CIP as funding
allows. Annually apply
for funding to support
projects.
Evaluative Metric:
Apply for funding for
“Active Transportation
Improvements” projects
annually and on an
ongoing basis. Goal of
securing funding and
implementing at least
one project per year.
Open Space
and Parks
Link new open space and park sites
in reclaimed mining areas with
bicycle trails integrated into the
City’s recreational trails system
(Land Use, Community Design, Open
Space, and Conservation Element
Policy 2-25.1). Consider sources of
air pollution when siting the bicycle
trails, including truck routes,
freeways, and industrial uses in an
Ongoing, as
opportunities
arise.
Reclaimed mining
areas and
disadvantaged
communities as
identified in the
EJ Element.
Annually evaluate the
feasibility of new open
space or park areas.
Annually apply for
funding to develop new
open space or park
areas.
Evaluative Metric:
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-46 effort to reduce or avoid
environmental burdens in
disadvantaged communities as
identified in the EJ Element.
Apply for funding for
new open space or park
areas projects annually
and on an ongoing basis.
Goal of securing funding
and developing at least
one new open space or
park area in the 6th
Cycle.
Goal to achieve a park ratio of 3.0
acres per 1,000 residents, with
evenly distributed park facilities
throughout the community, and
establish strategies for funding
facilities and maintenance (Land
Use, Community Design, Open
Space, and Conservation Element
Policy 2-28.1). Within this plan,
consider the 30x30 initiative,
particularly related to wildlife
corridors and protection of
biodiversity in City open spaces.
During the City’s
next Parks
Master Plan
Disadvantaged
communities as
identified in the
EJ Element, areas
most affected by
extreme heat and
air pollution as
identified by the
City’s Climate
Adaptation Plan,
and target areas
identified in the
City’s ATP.
Annually evaluate the
feasibility of new open
space or park areas.
Annually apply for
funding to develop new
open space or park
areas.
Evaluative Metric:
Apply for funding for
new open space or park
areas projects annually
and on an ongoing basis.
Goal of securing funding
and developing at least
one new open space or
park area in the 6th
Cycle.
Identify locations, community
partners, and funding opportunities
to create pocket parks within
urbanized areas for public and/or
private use. Consider incentives for
privately-owned and maintained
public open spaces.
Ongoing, as
opportunities
arise.
Targeted in
disadvantaged
communities as
identified in the
EJ Element, areas
most affected by
extreme heat and
air pollution as
identified by the
City’s Climate
Adaptation Plan,
and target areas
identified in the
City’s ATP.
Annually evaluate the
feasibility of new open
space or park areas.
Annually apply for
funding to develop new
open space or park
areas.
Evaluative Metric:
Apply for funding for
new open space or park
areas projects annually
and on an ongoing basis.
Goal of securing funding
and developing at least
one new open space or
park area in the 6th
Cycle.
Sidewalk
Improvements
Identify sidewalk improvements in
disadvantaged communities
consistent with Circulation Element
Policy 4-9.1 when creating the CIP
annually to ensure the CIP
proportionally improves
disadvantaged communities.
During the City’s
annual CIP
planning Identify
sidewalk
improvements in
disadvantaged
communities
Disadvantaged
communities as
identified in the
EJ Element, areas
most affected by
extreme heat and
air pollution as
Annually identify at least
3 sidewalk
improvements in
disadvantaged
communities consistent
with Circulation Element
Policy 4-9.1 in the City’s
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-47 consistent with
Circulation
Element Policy 4-
9.1. identified by the
City’s Climate
Adaptation Plan,
and target areas
identified in the
City’s ATP.
CIP as funding allows.
Annually apply for
funding to support
projects.
Evaluative Metric:
Apply for funding
sidewalk improvements
in disadvantaged
communities consistent
with Circulation Element
Policy 4-9.1 annually and
on an ongoing basis.
Goal of securing funding
and implementing at
least 3 sidewalk
improvement projects
per year.
Public
Improvements
Require the use of attractive street
furniture (benches, trash
receptacles, planters, bicycle racks)
in highly visible areas such as along
Foothill Boulevard to communicate
the City’s identity and pride,
consistent with Land Use,
Community Design, Open Space,
and Conservation Element Policy 2-
13.1. Ensure the placement of this
street furniture meets ADA
compliance for pathway width.
During the City’s
annual CIP
planning Identify
public
improvements in
disadvantaged
communities
consistent with
the City’s EJ
Element and
along Foothill
Blvd.
Disadvantaged
communities as
identified in the
EJ Element,
Foothill Blvd.
Annually identify at least
3 public improvements
in disadvantaged
communities and along
Foothill Blvd in the City’s
CIP as funding allows.
Annually apply for
funding to support
projects.
Evaluative Metric:
Apply for funding public
improvements in
disadvantaged
communities and along
Foothill Blvd annually
and on an ongoing basis.
Goal of securing funding
and implementing at
least 3 public
improvement projects
per year.
Consistent with Land Use,
Community Design, Open Space,
and Conservation Element Policy 2-
25.2, landscape the areas
surrounding the Cactus Basin
recreation fields, water reservoirs,
and publicly owned facilities to
increase opportunities for lowintensity, passive recreation open spaces or temporary uses such as
food vending, public art, or public
gathering.
During the City’s
annual CIP
planning Identify
funding for
public
improvements
that benefit the
Rialto
community.
Areas
surrounding the
Cactus Basin
recreation fields,
water reservoirs,
publicly owned
facilities, and
disadvantaged
communities as
identified in the
EJ Element.
Annually identify at least
one public improvement
in targeted areas in the
City’s CIP as funding
allows. Annually apply
for funding to support
projects.
Evaluative Metric:
Apply for funding public
improvements in
targeted areas on an
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-48 ongoing basis. Goal of
securing funding and
implementing at least
one public improvement
project per year.
Protection from Displacement
AntiGentrification
and
Displacement
1. Explore and implement antigentrification policies and regulations to combat
displacement, which especially
effect low-income residents and
communities of color.
Complete by
December 2025.
Annual review
and update as
necessary
Targeted
neighborhoods at
risk of
displacement.
Identify policies and
publish a memo on the
findings and proposed
solution.
Evaluative Metric(s):
• Reduce
occurrence of
displacement risk
by 10% on an
annual basis.
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
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.
Objectives:
• Continue to provide fair housing services through the Inland Fair Housing and Mediation Board. • Provide informational and educational materials on fair housing services for property owners, apartment managers, and tenants at City Hall and online. • Monitor and respond, as appropriate, to complaints of discrimination, and 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 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-49 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.
Objectives:
• Encourage and promote accessible housing for persons with disabilities. • Provide information about reasonable accommodation procedures at City Hall and online, and monitoring procedures and requirements annually.
Timeframe: Review annually
Responsible Agency: Planning Division
Funding Sources: General Fund
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.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-50 • 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 12 months of the adoption of the Certified 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.
Objectives:
• Adopt policies, procedures, and regulations for processing supportive housing and low barrier navigation centers to establish a non-discretionary local permit approval process. • Annually monitor the effectiveness and appropriateness of existing adopted policies.
Timeframe: Amend Zoning Code within 12 months of Housing Element adoption Responsible Agency: Planning Division
Funding Sources: General Fund
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 2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-51 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 revise or modify the approval findings to ensure no constraints on housing for persons with disabilities. The City will provide information at City Hall and on the City’s website.
Objectives:
• Review and prioritize housing construction and rehabilitation including supportive services targeted for persons with developmental disabilities.
• Seek State and Federal funding, as available, in support of housing construction and rehabilitation targeted for persons with developmental disabilities.
• Explore the granting of regulatory incentives, such as expedited permit processing, and fee waivers and deferrals, to projects targeted for persons with developmental disabilities. • Annually outreach to developers of supportive housing to encourage development of projects targeted for special needs groups.
• Review or modify reasonable accommodations findings to remove constraints to persons seeking accessible housing.
Timeframe: Evaluate Zoning Code within 12 months of adopting a Certified Housing Element, adopt amendments within 12 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.
Objectives:
• 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.
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-52 Timeframe: Adopt Code Amendments with 12 months of Housing Element Adoption Responsible Agency: Planning Division
Funding Sources: General Fund
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.
Objectives:
• Amend the Rialto Municipal Code to update Residential Care Facilities zoning and requirements in compliance with State Law.
Timeframe: Within 12 months of the adoption of the Housing Element Responsible Agency: Planning Division
Funding Sources: General Fund
2021-2029 City of Rialto Housing Element – Section 4: Housing Plan 4-53 C. Summary of Quantified Objectives
Table 4-2 summarizes the City’s quantified objectives for the 2021-2029 planning period by income group.
Table 4-2: 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 82 81 0 163
Preservation 257 0 0 257
Existing Specific Plans (See
Table B)
0 1,026 6,512 7,538
Pipeline Projects 0 0 916 916
Accessory Dwelling Unit
Production
40 26 6 72
Proposed Rezones 4,723 428 3,436 8,587
*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 objectives set for the programs of the past cycle. During the fifth cycle, the City completed identified appropriate zones to accommodate emergency shelters and adopted Reasonable Accommodation Procedures. 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 meeting the housing needs of special needs populations. The table on the following pages provides an overview of the City’s prior program accomplishments. Achievements related to special needs populations are summarized below. • Seniors: Affordable housing options as well as rehabilitation 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 funding opportunitiesfor the Senior Minor Repair program and housing rehabilitation. The City committed to apply to up to two additional funding sources that contribute to housing rehabilitation. The City also administers an Acquisition, Rehabilitation, and Rental Program (Program
5.3B), which resulted in the assistance of 32 units. Securing funding for and administering rehabilitation programs, however, has been increasingly challenging.
Additionally, many seniors are on restricted incomes and in need of affordable housing options. The Housing Authority of the County of San Bernardino administers the County Housing Choice Voucher Program (Program 5.3G), which provided the residents of Rialto with 1,553 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 valuable source 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 with developmental disabilities as well as contacted and offered developers of supportive housing with regulatory incentives such as expedited permitting, fee waivers, and deferral to targeted projects. In addition, the County Housing Choice Voucher Program (Program 5.3G) also supports the needs of persons with disabilities. The City also adopted reasonable accommodation procedures (Program 5.5B) to promote the 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 the projected development of 1,667 residential units. Additionally, the City implemented a Second Unit Ordinance and Programs to Encourage Accessory Dwelling Units(Program 5.2E), which promotes the 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-family structure, as well as permits higher density employee housing in the same manner as other agricultural uses in the same zone. Additionally, farmworker needs can be accommodated through housing programs and policies that assist lower-income households in general, such as the City’s Second Unit Ordinance and Programs to Encourage Accessory Dwelling Units (Program 5.2E), which promotes the production of affordable housing by reducing costs and providing incentives. The Single-Room Occupancy (SRO) Program (Program 5.2K) also promotes the production of affordable housing by updating the City’s zoning code to permit SRO units as well as streamline the permitting procedure and providing decimal assistance to SRO developers. These general programs help increase the supply of affordable housing that is potentially available to farmworkers.
• Single-Parent Households: As discussed in Section 2: Community Profile, many single parent households, especially femaleheaded 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 and supportive 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 Housing Program (Program 5.2G) promote the development of emergency shelters and transitional and supportive housing by permitting them by right 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 Accessory Dwelling Units (Program 5.2E) have helped address housing insecurity by serving as an entry point into the housing market. Financial assistance and rental subsidies through the County Housing Choice Voucher Program (Program 5.3G) and the Tenant-Based Rental Assistance 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) and the Second Unit Ordinance and Programs to Encourage Accessory Dwelling Units (Program 5.2E) have helped increasing the stock of affordable housing. In addition, financial assistance and rental subsidies through the County Housing Choice Voucher Program (Program
5.3G) and the Tenant-Based Rental Assistance Program (Program 5.3H) lessen the cost burden experienced by Extremely low-income households.
Program Objective Program Accomplishments Status for 6th Cycle Goal 5-1: Maintain and improve the quality of existing housing and neighborhoods in Rialto.
Program 5.1A
Acquisition,
Rehabilitation, and Resale
Program
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 using
grant funds acquired through the Department of
Housing and Urban Development’s Neighborhood
Stabilization 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 and
resold to low- and moderateincome households. In 2016-2018 the City has put this program on
Ongoing: The City of Rialto
will continue to acquire,
maintain, and rehabilitate
foreclosed 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’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.
hold due to the low foreclosure
activity. 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 multifamily 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 temporarily
deferred 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 home
improvements 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 will
continue to annually
investigate funding
opportunities. When
additional funding sources are
identified, the City will
promote the housing
rehabilitation programs to
increase 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 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.
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 Building
staff to focus on deteriorated
neighborhoods. Code Enforcement
focuses on helping businesses,
residents, and property owners
comply 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 Code
Enforcement, Housing and
Building Division staff to focus
on deteriorated
neighborhoods.
Program 5.1D
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
Due to the passage of AB1X26 and
AB1X27 by the State of California,
which allowed redevelopment
dissolution, implementation of this
program has been impeded/
delayed.
Modify: The City
acknowledges the importance
of Multi-Family Improvement
Districts. The City will
continue to investigate new
funding 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 2014-2021
planning period.
City will continue to evaluate
the application this program
to other neighborhoods in
Rialto when funding sources
are identified.
Program 5.1E
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, eventually leading to problem tenants,
Due to lack of funding and staff
availability, 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' associations
and investigate/evaluate
regulatory and incentivebased 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 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.
Program 5.1F
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 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.
Due to lack of funding and staff
availability, 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 to
accommodate transitional
and 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 will
continue to prioritize funding
for projects that provide
housing for those
experiencing homelessness
and those earning an
extremely low-income.
Program 5.1G
Receivership
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 building
code 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 one
housing unit. No receiverships were
used following 2013.
seek funding and partnerships
for this program.
Program 5.1H
Crime 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 to
rental agreements and would list specific criminal acts that, if committed on the property, will result in the
immediate termination of the resident’s lease. This
program will ensure that residents are not unfairly
penalized for reporting crimes and lease addendums
have provisions that do not directly or indirectly
penalize resident for reporting crimes. The City will
identify at least one funding source and provide a
Crime Free Multi Housing Framework Plan that details
the 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 MultiHousing 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 any
multifamily housing development
The City will investigate potential funding sources to
implement this program within the 2014-2021 planning
period.
Goal 5-2: Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.
Program 5.2A
Provide Adequate Sites to
Accommodate the RHNA
To facilitate development of affordable housing to
accommodate the 2014-2021 RHNA as identified in
Table 4-1 of Chapter 4 of this Housing Element, the City has identified approximately 135 acres of vacant
residential land within the City. Additional growth
potential in Specific Plan areas and various infill parcels provide sufficient opportunity to accommodate
estimated growth need on currently zoned sites. The
identified land inventory (Table B-17) allows a range of residential densities ranging from 2–30 dwelling units
per acre. To demonstrate adequate sites, the City has
provided an analysis of recent development within the
City and realistic development capacity of identified
sites as detailed in Chapter 4 of this Housing Element.
To ensure sufficient residential capacity to
accommodate the identified regional need for lower
income households is 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
The Renaissance Specific Plan was
adopted in 2010. The Plan is a
proposed master plan project
located on and around the site of
the Rialto Municipal Airport and
encompasses 1,445 acres of land.
The Plan proposes a total of
approximately 1.2 million square
feet of business and commercial
uses, 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 of
this program during the 5th
Cycle, the City will monitor
availability of existing
identified sites and will
publicize the housing
opportunity sites inventory
on 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 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.
The City acknowledges it is subject to the no net loss
requirements of SB 166, mandating that “at all times”
the Housing Element land inventory and site
identification programs must make sufficient sites
available to accommodate the city’s remaining RHNA
need for each income category. SB 166 requires the
City of Rialto to ensure the maintaining of available,
sufficient sites at appropriate densities to
accommodate the RHNA needs for lower income
housing. If at any time these sites are not available in the inventory or developed at densities less than
identified in the sites inventory, the City will take
remedial action within the time period required by
State law by identifying and if necessary rezoning,
alternative sites to replace the ones not developed at
the affordability or the densities projected in the site inventory.
Program 5.2B
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.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue to meet the
requirements 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 5.2C
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.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue to encourage and
promote the development of
residential units through lot
consolidation.
Program 5.2D
Pursue Annexation of
County Islands
To provide for the orderly and efficient expansion of
Rialto and to provide additional opportunities for
housing the city with pursue annexation of the
remaining county island within Rialto. As a condition of annexation of the remaining two components of the
Lytle Creek Specific Plan area, five of the nine
unincorporated county are to be annexed. The Local
Agency Formation Commission (LAFCO) annexed
Neighborhoods 2 and 3 of the Lytle Creek Specific Plan
from the unincorporated area of the County of San
Bernardino to the City of Rialto pursuant to the
Cortese-Knox-Hertzberg Local Government
Reorganization Act of 2000 (Section 56000 et seq. of
the Government Code. Annexation proceedings for the
reorganization of Neighborhoods 2 and 3 (LAFCO
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Discontinued: The City has
decided to discontinue this
program for the 6th Cycle
Planning 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 on
July 25, 2016. As requested by LAFCO, the five north
Rialto unincorporated islands are to be annexed prior
the approval of the 2 remaining Lytle Creek Specific
Plan areas.
Program 5.2E
Second Unit Ordinance
and Programs to
Encourage Accessory
Dwelling Units (ADUs)
Affordable to Lower
Income and Moderate
Income Households
Rialto recognizes that second units are a crucial
mechanism for home owners to create additional
housing options in the City. To encourage and promote
the continued development of new second units, the
City will continue to implement the Second Unit
Ordinance, and provide information on second unit
development application, regulations, and standards on
the City’s website and at City Hall.
Accessory Dwelling Units (ADUs) provide the
opportunity to accommodate additional housing
opportunities for very-low, low and moderate-income
households. The City has worked to reduce the cost of
ADUs by compliance with recent statutory
requirements. The City will develop and implement
appropriate programs and procedures to incentivize
the development of ADUs affordable to lower income
households. The development of regulatory provisions
and/or incentives will be based upon review and
evaluation of current programs and policies, survey of
programs from other agencies to determine the most
feasible and effective
alternatives.
The City successfully permitted 7
ADUs in 2019, 14 ADUs in 2020, and
10 ADUs in 2021.
Discontinued: The City is
discontinuing this program as
a number of new ADU
programs have been included
as part of Section 4: Housing
Plan to promote, facilitate,
and monitor the development
of ADUs throughout the 6th
Planning 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 5.2F
Emergency Shelters
In compliance with Senate Bill 2, the City of Rialto will amend the Zoning Code to permit emergency shelters
by-right within the Industrial Park (I-P) zoning district.
This area will be 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 of sites 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.
The City adopted an Ordinance in
2020 in compliance with Senate Bill
2. Modify: The City will continue
to monitor and assist in the
development of emergency
shelters. The program is being
modified to include Municipal
Code amendments in
compliance with State Law.
Program 5.2G
Transitional and
Supportive Housing
In compliance with Senate Bill 2 and SB 745 the City of Rialto will ensure the Zoning Code is amended to
encourage and facilitates emergency shelters and limits the denial of emergency shelters and transitional and
supportive housing under the Housing Accountability
Act. This Program will permit transitional and
supportive housing by-right in all zones allowing
residential uses and mixed use zones allowing
residential, subject only to those regulations that apply to other residential uses of the same type in the same
zone. In addition, the Zoning Code will be amended to
define “supportive housing”, “target population” and
“transitional housing” pursuant to state law. The City
will continue to monitor the inventory of sites
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue to meet the
requirements of SB 2 and SB
745.
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 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.
New State law provisions have recently been modified
to require approval 'by right' of supportive housing
with up to 50 units and low barrier navigation centers
that meet the requirements of state law. If the City
receives applications for these uses, it will process
them as required by State law.
Program 5.2H
Housing for Persons with
Developmental
Disabilities
The housing needs of persons with developmental
disabilities are typically not addressed by Title 24
Regulations, and requires 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
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue to explore
opportunities and assist
persons with developmental
disabilities in accessing
housing.
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 with
developmental disabilities, the City shall reach out
annually to developers of supportive housing to
encourage development of projects targeted for special
needs groups. The city will partner with the Inland
Regional Center to provide better access to residents
through outreach and other appropriate
communication tools to services that are currently
available. 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.
Program 5.2I
Manufactured Housing
State law (Government Code Section 65852.3) requires
that the city’s zoning code allows and permits
manufactured housing in the same manner and in the
same zone as a conventional structures are permitted.
Specifically, manufactured homes should only be
subject to the same development standards that a
conventional single-family residential dwelling on the
same lot would be subject to. To comply with State law, the City will amend the Rialto Zoning Code to define
manufactured housing and mobile homes consistent
with State law and identify the zone(s) where such
housing is permitted. The City will also ensure that the requirements for manufactured homes is the same as a
conventional single-family dwelling unit in the same
zone.
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 singlefamily 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
Ongoing: The City will ensure
all development standards,
procedures and design
criteria meet the objectives of
Government Code Section
65823.3.
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 requires
standards for manufactured homes
are the same as a conventional
single-family dwelling unit in the
same zone.
Program 5.2J
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.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue to preserve the
City’s affordable rental
housing stock by seeking
ways to discourage
conversions that could
decrease the number of
existing affordable units.
Program 5.2K
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
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Modify: The City will revise
the Zoning Code to permit
single-room occupancy units
(SROs) and additional
development regulations and
requirements within one-year
of 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 SRO
developments.
Program 5.2L
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.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue to seek alternative
housing concepts to provide a
variety of housing types for
the community.
Program 5.2M
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.