Upland City Council
October 24, 2022

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-9
Upland Housing Element Stakeholders

Pacific Lifeline
315 N. San Antonio Avenue
Upland, CA 91786

Foothill Family Shelter
1501 W. 9th Street, Suite D
Upland, CA 91786

Inland Regional Center
1365 S. Waterman Avenue
San Bernardino, CA 92408

San Bernardino County Housing Authority
1200 N. Campus Avenue
Upland, CA 91786

Inland Valley Hope Partners
1753 N. Park Avenue
Pomona, CA 91786

Inland Valley Recovery Services
1260 E. Arrow Hwy
Upland, CA 91786

Time for Change Foundation
2164 N. Mountain View Ave
San Bernardino, CA 92405
[email protected]

Linc Housing
3590 Elm Avenue.

Long Beach, CA 90807

National CORE
9421 Haven Avenue
Rancho Cucamonga, CA 91730

Inland Fair Housing and Mediation Board
1500 South Haven Avenue, Suite 100
Ontario, CA 91761

Neighborhood Partnership Housing Services
9551 Pittsburgh Avenue
Rancho Cucamonga, CA 91730

Neighborhood Housing Services of The Inland Empire
1845 Business Center Drive South, Suite 120
San Bernardino, CA 92408

Building Industry Association
3891 11th Street
Riverside, CA 92501

Apartment Association Greater Inland Empire
8250 White Oak Avenue, Suite 00
Rancho Cucamonga, CA 91730

County of San Bernardino Economic Development
Agency
385 N. Arrowhead Avenue
San Bernardino, CA 92455

Lewis Land Developers
1156 N. Mountain Avenue
Upland, CA 91786

KB Homes
36310 Inland Valley Drive
Wildomar, CA 92595

Lennar Homes
980 Montecito Drive, Suite 302
Corona, CA 92879

RC Homes, Inc.

Ridge Crest Real Estate, LLC
550 N. Larchmont Blvd., Suite 201
Los Angeles, CA 90004

GFR Homes
434 N. 2nd Avenue
Upland, CA 91786

Williams Homes
21080 Centre Pointe Pkwy.

Santa Clarita, CA 91350

Diversified Pacific
10621 Civic Center Drive
Rancho Cucamonga, CA 91730

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-10 Taylor Morrison
4695 MacArthur Court
8th Floor
Newport Beach, CA 92660

Century Communities
4695 MacArthur Court, Suite #350
Newport Beach, CA 92660

Frontier Communities
2151 E. Convention Center Way
Suite 114
Ontario, CA 91764

San Bernardino Association of Governments
1170 W. 3rd Street, Suite 140
San Bernardino, CA 92410

Upland Chamber of Commerce
215 N. 2nd Ave Suite D
Upland, CA 91786

OmniTrans
1700 W. Fifth Street
San Bernardino, CA 92411

Community Action Partnership of San Bernardino
County
696 S. Tippecanoe Avenue
San Bernardino, CA 92408

Upland Unified School District
390 N. Euclid Avenue
Upland, CA 91786

Habitat for Humanity California
2200 Ritchey Street
Santa Ana, CA 92705

Pomona Valley Habitat for Humanity
2111 Bonita Ave
La Verne, CA 91750-4927
[email protected]

San Bernardino Area Habitat for Humanity
25948 Business Center Dr
Redlands, CA 92374
[email protected]

Southern California Association of Non-Profit Housing
340 E. 2nd Street, Suite 406
Los Angeles, CA 90012

Jamboree Housing Corporation
17701 Cowan Suite 200
Irvine, CA 92614

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-11

2. HOUSING NEEDS
This chapter provides an overview of Upland’s demographic, economic, housing, and special needs characteristics and trends and identifies issues that affect the city’s existing and future housing needs.

A. Demographic Trends
Population Growth
Upland had an estimated 2020 total population of 78,814 including 682 living in group quarters according to the California Department of Finance. Figure H-1 shows population growth trends in Upland from 2000 to 2020. Over this period Upland’s annual growth rate of 0.7% was the same as the region as a whole.

Figure H-1 Population Growth 2000-2020 – Upland vs. SCAG Region

Population Age and Gender
Different age groups have different housing needs based on lifestyles, family types, income levels, and housing preference. Typically, younger households seek affordable rental housing opportunities as they begin their careers. As adults spend more time in the workforce and form families, they may seek larger homes and opportunities to build equity through home ownership. Seniors may eventually choose to trade down larger homes that once accommodated children to smaller and more affordable homes.

The population of Upland is 48% male and 52% female. The share of the population of Upland that is under 18 years of age is approximately 22%, which is slightly lower than the regional share of 23%. Upland's seniors (65 and above) make up about 15% of the population compared to 13% for the regional as a whole (Figure H-2).

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-12 Figure H-2 Population by Age and Gender – Upland

Household Size
Figure H-3 illustrates the range of household sizes in Upland for homeowners, renters, and overall. The most commonly occurring household size is of two people (33%) and the second-most commonly occurring household is of one person (23%). Upland has a similar share of single-person households as the SCAG region overall (23%) and a smaller share of large households with 7+ persons than the SCAG region overall (1% vs. 3%).

Figure H-3 Household Size by Tenure - Upland

Employment Characteristics
According to recent Census estimates, Upland has 37,178 workers living within its borders who work across 13 major industrial sectors. Figure H-4 shows that most prevalent industry for Upland residents is Education & Social Services with approximately 24% of the total while the second most prevalent industry is Retail trade with 12% of employed residents. The largest employers in Upland are San Antonio Community Hospital, Upland Unified School District, Home Depot and Upland Rehabilitation and Care Center.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-13 Figure H-4 Employment by Industry - Upland

As shown in Figure H-5, the most prevalent occupational category in Upland is Management, in which about 38% of employees work. The second-most prevalent type of work is in Sales, which employs about 25% of residents.

Figure H-5 Employment by Occupation - Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-14 B. Housing Characteristics
This section describes housing characteristics and trends including housing type, tenure (owner vs. renter), vacancy, age and condition, housing prices and rents, and homeownership rates.

Housing Type
A range in housing types and prices allows residents of all ages and incomes the opportunity to find adequate housing in Upland. As shown in Figure H-6, the most prevalent housing type in Upland is single- family detached homes. According to recent Department of Finance estimates, the share of all single-family housing units in Upland is approximately 64%, which is higher than the 62% share for the SCAG region as a whole. The estimated vacancy rate is 2.8% and the average household size (as expressed by the population to housing unit ratio) is approximately 2.9.

Looking forward, the City of Upland anticipates continued residential growth in several focus areas and specific plan areas such as the Foothill Boulevard corridor, College Heights, and Downtown.

Figure H-6 Housing Units by Type – Upland vs. SCAG Region

Housing Tenure
Tenure refers to whether a household owns or rents a home. Ample homeownership and rental opportunities allow people of all incomes and household sizes to choose the type of housing and location best suited to their needs and preferences. Vacancy rates, in combination with housing tenure, also affect the prices and rents charged for housing. Recent Census data estimated that Upland's housing stock consists of 26,875 total units, 14,718 of which are owner-occupied and 12,157 of which are renter-occupied (Figure H-7). The home ownership rate in Upland is slightly higher than in the SCAG region overall.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-15 Figure H-7 Housing Tenure – Upland vs. SCAG Region

Figure H-8 shows recent Census estimated of housing tenure for different age groups. As may be expected, younger residents are more likely to be renters while those over age 45 are more often homeowners.

Figure H-8 Housing Tenure by Age – Upland

Vacancy Rates
Housing vacancies are one measure of how well the supply of housing matches the demand. Typically, housing vacancy rates of 5% for apartments and 1% to 2% for owner-occupied homes are considered to be a healthy housing market with enough vacancies to provide consumers with sufficient choices for different types of housing products, and that developers have a financial incentive to continue building housing. Higher vacancy rates may lead to price depreciation while lower vacancy rates indicate a tight market and generally cause housing rents and prices to increase.

According to recent Census estimates, Upland’s overall vacancy rate is approximately 2.8%. The various categories of vacant units for Upland and the entire SCAG region are shown in Figure H-9. In Upland the highest number of reported vacant units was “other” while “seasonal” vacant units were most common throughout the region. The estimated vacancy rate in 2019 was 0% for owner-occupied units and 5.7% for rental units.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-16 Figure H-9 Vacant Units by Type – Upland vs. SCAG Region

Housing Age and Condition
Well-maintained housing is important for maintaining property values and neighborhood stability. However, the majority of homes in Upland are over 50 years old, indicating a need for ongoing maintenance and rehabilitation such as roof repair, painting, landscaping, and exterior finishes. Homes between 30 and 50 years typically require more significant maintenance and even renovation. Generally, homes built 50 or more years ago (unless well maintained) are more likely to require substantial repairs or need renovation.

Another concern related to the age of housing is That homes built prior to 1978 typically contain lead-based paint, which can cause hazardous health conditions for children (specifically, developmental delays). Health hazards occur when the paint chips and is inhaled by residents, particularly children. Since 1978, the federal government has banned the use of lead-based paint.

Figure H-10 shows the age of Upland’s housing stock. City staff estimates that approximately 70-80% of housing units (approximately 21,000 units) may be in need of minor repair while one-third (approximately 9,000 units) may require more substantial rehabilitation. Most of the homes in need of repair are located in the older southern portions of the city, while the majority of newer housing is located in the northern area. The City’s code enforcement activities are primarily based on complaints. When violations are noted, City staff directs residents to programs that may be available to assist lower-income residents with needed repairs.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-17 Figure H-10 Age of Housing Stock – Upland vs. SCAG Region

Housing Cost and Affordability
Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., County) median income (AMI): extremely-low (30% or less of AMI), very-low (31-50% of AMI), low (51-80% of AMI), moderate (81-120% of AMI) and above moderate (over 120% of AMI). Housing affordability is based on the relationship between household income and housing expenses. According to HUD and the California Department of Housing and Community Development, housing is considered “affordable” if the monthly payment is no more than 30% of a household’s gross income. In some areas, these income limits may be increased to adjust for high housing costs.

Table H-2 shows affordable rent levels and estimated affordable purchase prices for housing in San Bernardino County by income category for on a 4-person family. Based on 2022 State standards, the maximum affordable monthly rent for extremely-low-income households is $694, while the maximum affordable rent for very-low- income households is $1,100. The maximum affordable rent for low-income households is $1,760, while the maximum for moderate-income households is $2,623.

Affordable purchase prices are more difficult to determine due to variations in conditions such as mortgage interest rates and qualifying procedures, down payments, special tax assessments, homeowner association fees, and property insurance rates. With this caveat, the maximum home purchase prices by income category shown in Table H-2 have been estimated based on typical current conditions.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-18 Table H-2 Affordable Housing Costs – San Bernardino County Income Category Maximum Income Affordable Rent
Affordable Price
(est.)
Extremely low $27,750 $694 *
Very low $44,000 $1,100 *
Low $70,400 $1,760 *
Moderate $104,900 $2,623 $400,000
Above moderate Over $104,900 Over $2,623 Over $400,000
Assumptions:
- Based on a family of 4 and 2022 State income limits
- 30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance - 10% down payment, 5.5% interest, 1.25% taxes & insurance, $300 HOA dues * For-sale affordable housing is typically at the moderate-income level Source: Cal. HCD; JHD Planning LLC

For-Sale Housing Cost
Between 2000 and 2018, median home sales prices in Upland increased 157% while prices in the SCAG region increased 151%. 2018 median home sales prices in Upland were $551,000 and the highest experienced since 2000 was $569,500 in 2006. Prices in Upland have ranged from a low of 91% of the SCAG region median in 2007 and a high of 118% in 2009 (Figure H-11).

Figure H-11 Median Sale Price for Existing Homes – Upland vs. SCAG Region

Recent data for monthly homeowner housing costs are shown in Figure H-12. The most common amount paid is $2,000 to $3,000 in Upland and in the SCAG region as a whole.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-19 Figure H-12 Monthly Owner Cost for Mortgage Holders – Upland vs. SCAG Region

Rental Housing Cost
Across Upland's 12,157 renter households, about 54% spend 30% or more of gross income on housing cost, compared to 55% in the SCAG region. About 27% of Upland renters spend 50% or more of gross income on housing cost, compared to 29% in the SCAG region (Figure H-13). According to 2019 Census estimates the median rent in Upland was $1,600 per month. An August 2022 internet survey of apartments offered for rent found typical rents for 2-bedroom units in Upland ranging from $1,845 to $2,840 per month.

Figure H-13 Percentage of Income Spent on Rent – Upland

As illustrated in Figure H-14, lower-income households typically pay a higher proportion of their incomes for rent.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-20 Figure H-14 Rental Cost by Income Category – Upland

Housing Problems
Housing problems refer to overpayment, overcrowding, and the difficulties faced by extremely-low-income households.

Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The U.S. Census Bureau considers a household to be overcrowded when there is more than one person per room, excluding bathrooms and kitchens, with severe overcrowding when there are more than 1.5 residents per room. Overcrowded households are usually a reflection of a shortage of affordable housing. Figure H-15 shows recent Census estimates of the prevalence of overcrowding in Upland compared to the SCAG region as a whole. Among renters, approximately 11.5% of Upland renter households reported more than 1.0 person per room while an additional 2.2% reported more than 1.5 persons per room. These rates are substantially lower than for the region as a whole. Rates of overcrowding were significantly lower for owner households.

Figure H-15 Overcrowding by Tenure – Upland vs. SCAG Region

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-21 Overpayment
According to State housing policy, overpaying occurs when housing costs exceed 30% of gross household income. Table H-3 displays recent HUD estimates for overpayment by tenure and income category, and shows that overpayment is closely related to income, with lower-income households far more likely to be cost- burdened than those in higher income categories.

Although homeowners enjoy income and property tax deductions and other benefits that help to compensate for high housing costs, homeowners paying a higher percentage toward a mortgage may need to defer maintenance or repairs due to limited funds, which can lead to deterioration. For renters, severe cost burden can require families to double up resulting in overcrowding and related problems.

Table H-3 Overpayment by Income Category – Upland

Source: HUD CHAS, 2014-2018
HAMFI = Housing Urban Development Area Median Family Income

Extremely-Low-Income Households
Housing the extremely-low-income (ELI) population (below 30% of area median income) can be especially challenging. Recent HUD data (Table H-4) provides a breakdown of extremely-low-income households by race/ethnicity and tenure. ELI households often experience overcrowding, overpayment and other difficulties.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-22 Table H-4 Extremely-Low-Income Housing Needs – Upland
Total Households
Households below
30% HAMFI
Share below
30% HAMFI
White, non-Hispanic 13,795 1,205 8.7%
Black, non-Hispanic 1,869 480 25.7%
Asian and other, non-Hispanic 2,658 410 15.4%
Hispanic 8,805 1,255 14.3%
Total 27,127 3,350 12.3%
Renter-occupied 12,325 2,625 21.3%
Owner-occupied 14,830 730 4.9%
Total 27,155 3,355 12.4%
Source: HUD CHAS, 2012-2016
HAMFI = Housing Urban Development Area Median Family Income

C. Special Housing Needs
This section contains a discussion of the housing needs of special needs groups who reside in Upland. Special needs households include seniors, large families, single-parent households, people who are homeless, farmworkers and people with disabilities.

Senior Citizens
Seniors are defined as persons 65 years or older, although for some housing purposes the age may be as low as 55 years. Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. As shown in Table H-5, of Upland’s 6,495 such households, approximately 11% earn less than 30% of median income, (compared to 24% in the SCAG region), and 23% earn less than 50% of the surrounding area income (compared to 31% in the SCAG region).

Table H-5 Elderly Households by Income and Tenure – Upland Income Category, Relative to
Surrounding Areas Owner Renter Total
Percent of Total
Elderly Households
100% HAMFI 3,015 305 3,320 51.1%
Total Households 5,055 1,440 6,495

Providing appropriate housing for seniors has become an increasingly important issue for many communities.

In past years, the baby boomer generation provided the impetus and majority of demand for single-family housing. However, as this group ages and approaches retirement or elderly years, many communities will see an increased demand for all types of senior housing, from smaller condominiums to independent age-restricted housing to assisted residential settings for those requiring more supportive services.

In addition to housing, an appropriate mix of affordable support services provided locally can benefit seniors living in Upland. Support services are essential in facilitating the ability of seniors to live as independently as possible without having to change their residences. Services can include transportation, health care, home maintenance assistance, and low-cost loans or grants to rehabilitate homes.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-23 The City uses its CDBG funds, and implements the Emergency Repair Program (ERP), which provides a grant up to $15,000 to make emergency repairs and/or code violations corrections. Many of the ERP grants that the City processes are for low-income seniors living in mobile home parks and help to address safety and emergency repairs that they cannot afford. The City also uses its Home Improvement Program (HIP) funds from CalHOME and HOME which provides a deferred low or no interest loans (silent seconds) of up to $90,000 which allows low-income seniors the ability to address life/safety repairs, or upgrades to their home due to a lack of ongoing maintenance.

The City also supports the housing needs of seniors through reasonable accommodation for persons with disabilities as well as programs including Program 8: Accessory Dwelling Units, Program 12: Rental Housing Assistance and Program 14: Mobile Home Rent Stabilization.

In addition to these housing programs, the City’s
Gibson Senior Center1 serves over 3,500 seniors each
month with a lunch program and over 40 classes and
activities taking place weekly, with over half of those being free.

The Gibson Center also hosts free monthly health
lectures with community doctors, free non-invasive
medical screenings, free AARP Tax-Aide, AARP 55
Alive Driver Safety courses, a free Fall flu shot clinic and wellness faire, non-biased medical insurance
counseling, and a multitude of services at little to no cost to seniors.

Persons with Disabilities
Physical, mental, and/or developmental disabilities are impairments that substantially limit life activities and make it difficult to care for oneself. Because of that, persons with disabilities have special housing needs. Many disabled persons live on fixed incomes, thus limiting their ability to afford housing. Persons with a disability may also have limited housing choices (e.g., single-story homes or projects with elevators). Someone with a visual impairment may require a home that allows service animals.

Recent Census estimates reported that the most prevalent types of disabilities for Upland residents were ambulatory and independent living disabilities (Figure H-16). Of those aged 65 and over, ambulatory difficulties were the most common type of disability, with approximately 25% of Upland seniors affected (Figure H-17). As seen in Table H-6, over one-third of those with a disability in Upland were employed.

Housing opportunities for persons with disabilities can be maximized through housing assistance programs and universal design features such as widened doorways, ramps, lowered countertops, single-level units and ground floor units.

The Housing Plan addresses the housing needs of persons with disabilities through Program 2: HOME Improvement, Program 3: Emergency Repairs for Homeowners, Program 8: Accessory Dwelling Units, Program 12: Rental Housing Assistance, Program 14: Mobile Home Rent Stabilization, Program 15: Affordable

1 https://www.uplandca.gov/gibson-senior-center

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-24 Housing at Risk of Conversion to Market Rate, Program 16: Homeless Services and Facilities, Program 18:

Housing for People with Disabilities or other Special Needs, and Program 19: Affirmatively Furthering Fair Housing.

The Emergency Repair Program (ERP), which is funded with the City’s share of CDBG, provides a grant up to $15,000 to make emergency repairs and/or code violations corrections, but also includes addressing Americans with Disabilities Act (ADA) such as ramps, widening doorways, and any other improvements necessary to comply with ADA improvements for disabled persons who are on fixed incomes and make up to 80% of the Area Median Income.

Figure H-16 Disabilities by Type – Upland

Figure H-17 Disabilities by Type for Seniors 65+ – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-25 Table H-6 Disabilities by Employment Status – Upland
With a Disability Percent of Total No Disability Percent of Total Employed 1,488 37% 33,258 76%
Unemployed 262 7% 1,893 4%
Not in Labor Force 2,222 56% 8,880 20%
Total 3,972 44,031
Source: American Community Survey, 2014-2018 5-year estimates

Developmental Disabilities
State law defines "Developmental disability" to mean a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature.

The California Department of Developmental Services (DDS) provides community services to persons with developmental disables and their families through a system of regional centers. In San Bernardino County, the Inland Regional Center (IRC) is the local service provider for the State Department of Developmental Services.

The center provides access to a variety of resources such as educational, employment, health, and housing to persons with developmental disabilities. The IRC coordinates housing programs with In-Home Supportive Services (through the County Department of Aging and Adult Services) and family support services such as respite, for persons living at home with the family. Respite services may include a behavior modification specialist and educational services. The IRC also provides transportation vouchers. Recent DDS data for persons in Upland is provided in Table H-7.

Many persons with developmental disabilities may live independently with minimal supervision. Others may live in a group facility with some supervision, while more severe conditions may require institutional living with regular supervision.

Table H-7 Developmental Disabilities – Upland
By Residence
Home of parent/family/guardian 455
Independent/supported living 31
Community care facility 30
Intermediate care facility 85
Foster/family home 19
Other 5
By Age
0-17 years 625
18+ years 297
Total 1,547
California DDS consumer count by California ZIP code, age group, and residence type for the end of June 2019. Data available in 161/197 SCAG jurisdictions

Upland has a variety of services available for people with disabilities. Centerbest Neurofeedback Centers for Success, Scheu Family YMCA, OPARC, and Easter Seals Child Development Center provide programs to

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-26 enhance the independent living skills for those with a disability. Services may include advocacy, counseling, employment assistance, housing referrals, and transportation to medical appointments.

Large Families
Household size is an indicator of need for large units. Large households are defined as those with five or more members. Among both owners and renters, more than half of all households have only one or two members.

According to recent Census estimates, about 12% of all households in Upland had five or more members.

Families with five or more persons require larger units with three or more bedrooms in order to avoid overcrowding.

The Housing Plan addresses the needs of large families, particularly those with lower incomes, through Program 2: HOME Improvement, Program 3: Emergency Repairs for Homeowners, Program 12: Rental Housing Assistance, Program 14: Mobile Home Rent Stabilization, Program 15: Affordable Housing at Risk of Conversion to Market Rate and Program 19: Affirmatively Furthering Fair Housing. The City’s Home Improvement Program (HIP) provides a deferred low or no interest loans (silent seconds) of up to $90,000 to low-income households with incomes up to 80% of the Area Median Income for owner-occupied homes. The City uses its CalHOME and HOME funds for this program. The HIP would enable large family household to expand the number of bedrooms to help address overcrowding.

Female-Headed Households
Female headed households typically have greater housing needs than other households due to their limited income and higher expenses. According to recent Census Bureau estimates (Figure H-18), approximately 14% of Upland households are female-headed (compared to 14% in the SCAG region), 6% are female-headed and with children (compared to 7% in the SCAG region), and 0.6% are female-headed and with children under 6 (compared to 1% in the SCAG region).

Figure H-18 Female Headed Households – Upland

It is estimated that about 7% percent of Upland's households are experiencing poverty, compared to 8% of all households in the SCAG region. Nearly half of Upland households below the poverty line were female-headed households (Figure H-19).

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-27 Figure H-19 Female Headed Households by Poverty Status – Upland

The Housing Plan addresses the needs of female headed households, particularly those with lower incomes, through Program 2: HOME Improvement, Program 3: Emergency Repairs for Homeowners, Program 12:

Rental Housing Assistance, Program 14: Mobile Home Rent Stabilization, Program 15: Affordable Housing at Risk of Conversion to Market Rate and Program 19: Affirmatively Furthering Fair Housing.

Farmworkers
Unlike most areas of the Southern California metropolitan area, agriculture is still a significant component of the economy in San Bernardino County; however, over the past several decades agriculture has diminished in importance in Upland and adjacent areas. Recent Census estimates for agricultural employment in Upland published by SCAG in its HCD pre-approved data set (Figure H-20) shows that there were only about 24 full- time year-round jobs in the farming/fishing/forestry occupations. Program 18 is included in the Housing Plan to ensure compliance with the Employee Housing Act, and other programs intended to assist lower-income persons and households would also serve any agricultural workers who may live in Upland.

Figure H-20 Agricultural Employment – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-28 Homelessness
Homeless persons are defined as those who lack a fixed and adequate residence. Homelessness is a pressing issue for many communities, and the varied dimensions involved have implications for housing programs.

People who are homeless may be chronically homeless (perhaps due to substance abuse) or situationally homeless resulting from job loss, family strife, incarceration, or violence. Homeless people face critical housing challenges due to their very low incomes and other problems.

Counting the homeless population is problematic due to its transient nature. According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report2 there were 44 unsheltered and no sheltered homeless persons in Upland at the time of the survey.

Housing accommodations for homeless people include emergency shelters, navigation centers, transitional housing, and permanent supportive housing. The City helps to support the establishment and operation of these types of facilities by ensuring that City regulations are consistent with current law (see Program 18:

Housing for People with Disabilities or other Special Needs). Facilities serving the homeless in Upland are briefly summarized below.
• Foothill Family Shelter. Foothill Family Shelter is the primary facility serving Upland’s homeless. This facility provides emergency shelter, transitional housing, and permanent housing in one center for homeless individuals and families. It includes 75 emergency beds, 7 short-term apartments for homeless families with children, 12 transitional housing apartments, and 8 apartments for affordable permanent housing. • Pacific Lifeline Ministry. Pacific Lifeline Ministry in Upland is a faith-based ministry that empowers women and children facing chronic homelessness to achieve personal and social stability. Pacific Lifeli ne provides 28 beds for women and their young children at a transitional shelter in Upland. As part of the transitional housing, Pacific Lifeline provides services that include case management, individual group and family therapy, tutoring and counseling services, clothes, food, and limited housing services. • Substance abuse. Inland Valley Recovery Services provides a number of programs for the Upland community. The Women and Children Program/Staying Sober provides a support base for recovering parents to restore relationships with children. IVRS also offers residential treatment in a 75-bed treatment center in Upland.
• Service agencies. Inland Valley Hope Partners provides emergency assistance with food, utilities, and educational classes. Other groups, such as OUR Homeless, links local ministries to community service providers and other congregations implementing solutions to ending homelessness on the west end of San Bernardino County.
• Housing Authority. The County Housing Authority (HACSB) has jurisdiction over a number of housing voucher programs, including those for homeless people. The Upland Housing Authority entered into an memorandum of understanding (MOU) with the San Bernardino County Housing Authority (HACSB) to administer housing assistance contracts with landlords in the City of Upland for applicants/participants of HACSB special purpose homeless voucher programs (Housing Opportunities for Persons with AIDS, Shelter Plus Care, Veterans Affairs Supportive Housing).

2 https://wp.sbcounty.gov/dbh/sbchp/wp-content/uploads/sites/2/2020/04/2020-SBC-Homeless-Count-Report.pdf

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-29 D. Affordable Housing at Risk of Conversion
Affordable housing that has received public subsidies in return for long-term affordability covenants represents a significant component of the City of Upland’s affordable housing inventory. Assisted lower-income rental units that could convert to market rate due to the expiration of covenants or prepayment of mortgage are considered to be “at-risk” of conversion. Table H-8 summarizes publicly assisted affordable projects in Upland and identifies those that are at risk of conversion during the 2021-2031 period.

Table H-8 Publicly Assisted Lower Income Rental Units in Upland Project
Project Characteristics
Target Group Total Units
Affordable
Units Unit Size
Project
Funding
Expiration Date
of Covenants
Richland Apts. Family 33 8 LI 2 BR HOME 2022
Sycamore Terrace Senior 100 100 VLI 1 BR LIHTC, HUD 2069 Northwoods Family 324 64 LI 2 BR MRB 2024
Arbor Park Family 260 104 LI 2 BR MRB 2028
Sunset Ridge1 Family 108 16 VLI 1 & 2 BR MRB, RDA 2037
Village Apts 1 Family 72 20 VLI 1 & 2 BR MRB, RDA 2037
Alpine Woods Family 137 136 LI 1 & 2 BR LIHTC 2053
Magnolia Colony1 Family 40 18 VL; 18 LI
36 Moderate
2 & 3 BR HOME, RDA 2058
Coy D. Estes Senior 130 110 LI
20 Moderate
1 & 2 BR LIHTC, HUD,
CalHFA
2051
Los Olivos Family 97 97 VLI 2 BR Public Housing Permanent 9th Street Terrace Family 24 24 VLI 1 & 2 BR Section 8 Permanent FFS Family 20 13VL; 7 LI 2 BR RDA 2058
Source: CHPC and City of Upland, 2021
VLI: Very low income
LI: Low income
HUD2: Dept. of Housing and Urban Development
HOME: Federal Home Investment Partnership Funds
MRB: Mortgage Revenue Bonds
LIHTC: Low Income Housing Tax Credit
RDA: Upland Redevelopment Agency
Section 8: Federal Housing Voucher program
1Projects owned by the City of Upland
At-Risk Status
Three developments with 176 lower-income units are at risk of converting to market rate during the 2021 to 2031 period.

Preservation and Replacement Alternatives
Options for preserving or replacing at-risk units are described below. The cost to preserve affordable multiple- family housing depends on market rents, availability of funding sources, and the administrative capacity of housing organizations.

Project Acquisition
The estimated market value of the 176 at-risk units is approximately $48 million. The actual property values will change over time based on market conditions, property conditions, and other factors.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-30 Purchase of Affordability Covenants
As an alternative to project acquisition, the affordability of at-risk projects could be extended through the purchase of affordability covenants. Based on current market conditions, the estimated cost of purchasing affordability covenants ranges from $400,000 to $725,000 per unit, or a total cost of approximately $70.4 to $127.6 million.

Rental Subsidies
The third option for preserving affordable units is to provide rental assistance. Rent subsidies could be structured similar to the Section 8 program, where HUD pays the difference between what tenants can afford (defined as 30% of household income) and HUD’s estimates of the fair market rent. The feasibility of this alternative is highly dependent upon the availability of reliable funding sources necessary to make rent subsidies and the willingness of property owners to participate in the program. The cost of subsidizing rents at 176 at- risk units is estimated to be $8.8 million per year.

Construction of Replacement Units
The construction of new low-income housing units is a costly means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends upon a variety of factors, including density, unit size, location, land costs, and type of construction. Assuming an average construction cost of $310,000 per unit (including the cost of land), the total cost of developing 176 new low-income units is estimated to be approximately $54.6 million.

Qualified Entities
Entities having the capacity to acquire and/or manage affordable housing projects in Upland include the San Bernardino County Housing Authority, National CORE, Abode, A Community of Friends, Jamboree Housing Corporation and many others posted on HCD’s Public Lands for Affordable Housing Development web page.3 Funding Sources
Potential funding sources that may be used to preserve affordable housing include Low Income Housing Tax Credits (LIHTC), Federal CDBG and HOME funds, CalHOME and other State affordable housing programs, and the City’s Housing Fund.

E. 2021-2029 Housing Needs
California law requires local governments to facilitate and encourage the production of housing to accommodate population and employment growth. To assist in that effort, the Southern California Association of Governments (SCAG) prepares housing planning goals for each city as part of the RHNA pursuant to criteria established State law, including household growth, existing needs such as overpayment and overcrowding, proximity to transportation, replacement of housing units expected to be lost, and vacancy rates.

The total housing need is distributed among income categories as shown in Table H-9. SCAG’s detailed methodology used in preparing the RHNA is posted at https://scag.ca.gov/rhna .

3 https://www.hcd.ca.gov/community-development/public-lands-for-affordable-housing-development.shtml

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-31 Table H-9 Upland Regional Housing Needs Allocation, 2021–2029 Income Category Definition
RHNA Allocation
Number of Units Percentage
Extremely Low* 30% or less of MFI 792 14%
Very Low* 31–50% of MFI 792 14%
Low 51–80% of MFI 959 17%
Moderate 81–120% of MFI 1,013 18%
Above Moderate above 120% of MFI 2,130 37%
Total 5,686 100%
Source: Southern California Association of Governments, 3/4/2021.

Note: Extremely-low-income units are estimated as half of the very-low-income need, pursuant to Government Code Sec. 65583(a)(1).

The City’s strategy for accommodating future housing needs is discussed in Section 4.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-32

3. CONSTRAINTS ANALYSIS
This chapter contains an analysis of potential and actual market, governmental, and environmental constraints to the production, maintenance, and improvement of housing for persons of all income levels, including persons with disabilities.

A. Market Constraints
In recent years, communities have seen a decline in the number of new housing units built due to a variety of factors including limited supply of buildable land, labor shortages, the rising cost of materials, and the business strategies of developers and homebuilders. This section analyzes the impact of market factors on the development of new and affordable housing. Cities have little control over many of these factors.

Development Cost
Development cost is a major constraint that affects the feasibility of building housing. Land costs include the cost of raw land and site improvements (e.g., grading and installation of infrastructure). If an existing use is on the parcel, the developer must also factor in the cost of demolition and site cleanup. Other factors affecting land cost include the decline in availability of buildable sites without major site constraints such as environmental hazards and sensitive habitat areas.

Upland is a nearly built-out community. As the remaining supply of buildable vacant land is exhausted, development will shift to underutilized properties where higher-value uses will support the additional cost of redevelopment. Based on recent property sales, the typical cost of land in Upland is estimated to be approximately $14 to $16 per square foot for single-family property and $28 to $30 per square foot for multi- family property.

Housing construction constitutes a substantial portion of construction costs. The typical cost of new housing construction can range from $150 to $200 per square foot but can be much higher for luxury homes or developments on difficult sites such as slopes.

Access to Financing
Changes in construction lending practices for housing projects have had a significant impact on the financial feasibility of new construction. In past decades, housing developers could receive construction loans for 100% or more of a project’s estimated future value. Following the housing market crash of the early 1990s, financial institutions tightened regulations for approving construction loans. After the boom period of the early to mid- 2000s, this cycle repeated itself during the late 2000s. Loan underwriting has grown more conservative, with higher equity requirements and smaller “phases” of large development projects.

Upland is similar to most other California communities with regard to private sector homebuyer financing programs. For those homebuyers with good credit who can qualify, interest rates are currently at historic lows, which improves housing affordability. If grant funding allows, the City also assists homebuyers in financing home purchases through low-interest loans (see Program 11 in Section 5 - Housing Plan).

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-33 Development Fees
The City of Upland, like other California communities, charges fees to cover the cost of processing development applications and also charges development impact fees to finance the construction of adequate public facilities, water and sanitation treatment, and other infrastructure needed to support new residential developments. These fees are updated periodically and are based on the City’s cost in processing applications, pursuant to the requirements of State law. Development impact fees are assessed through a pro-rata share system, based on the magnitude of the project’s impact. Table H-10 shows the typical fees charged for residential developments.

Table H-10 Development Fees, City of Upland
Fee Category
Amount of Fee
Single Family Multiple Family
Planning & Building Permit Fees
Development Plan (Architectural & Site Design) N/A $4,300 Administrative Use Permit N/A $3,000
Conditional Use Permit N/A $3,975
Tentative Parcel Map
Tentative Tract Map
$7,135
$8,000 plus $25 per lot
General Plan amendment $6,900
Zone change/specific plan $7,650
Variance $6,300
Building Permit Fees $3,274 – 11,810
CEQA Review
Environmental Exemption $750
Negative Declaration $2,050
Environmental Impact Report Actual EIR cost
Development Impact Fees
General government $993 per unit $853 per unit
Parks $10,700 per unit $9,182 per unit
Water $3,768 per unit $2,900 per unit
Police $902 per unit $774 per unit
Drainage $2,856 per unit $2,315 per unit
City Sewer Connection $5,978 per unit $918 per unit
Estimated Total Fees $30,000 $21,000
Est. total fees as proportion of total development cost1 4% 4% Source: City of Upland, 2021
Notes:

1. Based on a total development cost of $750,000 for single-family and $500,000 for multi-family B. Land Use Controls
This section describes the City’s land use and development regulations that affect the location, density, and types of permitted residential land uses in Upland. This section also sets the foundation for identifying sites for housing in the land inventory.

General Plan Land Use
Each city and county in California must prepare a comprehensive, long-term general plan to guide its future.

The land use element of the general plan establishes the basic land uses and density of development within the various areas of the city. Under State law, the general plan elements must be internally consistent, and zoning

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-34 must be consistent with the general plan. Thus, the land use plan must provide suitable locations and densities to implement the policies of the housing element.

Upland’s General Plan is the blueprint for the growth and development of the community. The General Plan was comprehensively updated in 2015 and provides six residential land use designations tailored to different locations in the city. To encourage additional housing opportunities in focused areas of the community, the General Plan Land Use Element also allows stand-alone high-density residential uses and mixed uses in two mixed-use designations—the Business/Residential Mixed-Use and Commercial/Residential Mixed-Use land use districts.

Table H-11 describes the primary General Plan land use designations allowing housing, the intensity and density of uses allowed, and primary residential uses.

Table H-11 Land Use Designations Allowing Housing
General Plan Designation Permitted Density Primary Residential Use Allowed Single-Family Low 0–4 units per acre Single-family detached units Single-Family Medium 4–10 units per acre Single-family detached units Mobile Home 8–14 units per acre Mobile home parks
Multi-Family Low 10–20 units per acre Multi-family units (i.e., duplexes, triplexes, townhomes) Multi-Family Medium 20–30 units per acre Multi-family units (i.e., stacked flats, etc.) Multi-Family High 30–40 units per acre Multi-family attached units (i.e., stacked flats) Business/Residential Mixed-Use
20 units max Areas in which business and/or light industrial uses are compatible with multi-family or single-family residential Commercial/Residential Mixed-Use 20 units max Combination of retail, service commercial and medium-density multi-family residential
Source: City of Upland General Plan, 2021.

Specific Plans
The City of Upland has adopted several specific plans that offer a range of housing types, densities, and mix of uses. The City anticipates that much of its new residential growth will occur in these Specific Plan areas. The Specific Plans with sites identified in Appendix B to accommodate new housing needs during the planning period are summarized in Table H-12.

Table H-12 Specific Plans Allowing Housing
Specific Plan Purpose
Historic Downtown Upland The Historic Downtown Upland Specific Plan promotes the development of housing, work places, shops, entertainment, schools, parks, and civic facilities within easy walking distance.

The plan encourages multi-family, single-family, second dwellings, live/work, mixed-use, senior housing, etc.

Colonies at San Antonio Establishes a clearly recognizable mixed-use community. The specific plan is developed with 1,050 residential units, 115 acres of commercial, and 71 acres of recreational/community uses. A key feature is a 23.5-acre retention basin surrounded by a greenbelt. Only one residential site remains in the specific plan.

The Enclave Located within the “College Heights” redevelopment area, the Enclave Specific Plan consists of approximately 19.04 gross acres along Foothill Boulevard. The Specific Plan allows up to 350 single-family attached and/or detached homes within a master planned with multiple recreation opportunities.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-35 These specific plan areas and focus areas are discussed in Chapter 4, Housing Resources in relation to strategies for addressing the City’s regional housing needs.

Residential Uses by Zone
All cities are required to facilitate and encourage a range of housing types for all economic segments of the community, as well as housing to address the needs of seniors, families, those with disabilities, farmworkers, and the homeless. Zoning districts that allow residential uses are listed below and in Table H-13. • RS – Residential Single-Family Low Zones
• RS-MH – Single-Family Mobile Home
• RM – Residential Multi-Family Zones (RM-10, RM-20, RM-30) • C/R-MU – Commercial Residential Mixed-Use
• B/R-MU – Business Residential Mixed-Use
• C/O MU – Commercial Office Mixed-Use
• C/I MU – Commercial Industrial Mixed-Use
Table H-13 Permitted Uses in Zones Allowing Residential Uses Type of Unit
Zones Allowing Residential Uses
RS
Zones RS-MH
RM10
RM20
RM30 C/R MU B/R MU C/O MU C/I MU
Residential
+ Single-Family Detached P P P
+ Single-Family Attached P P P
+ Multi-Family Residential AUP* CUP AUP* CUP
+ Mobile Home Park P
+ Live/Work AUP AUP CUP CUP
+ Accessory Dwelling Units P P P
Special Needs
+ Assisted Living/Convalescent CUP CUP CUP CUP
+ Residential Care (6 or fewer) P P P
+ Residential Care (7 or more) CUP CUP
+ Senior Housing P AUP P CUP CUP
+ Single-Room Occupancy CUP CUP CUP
+ Emergency Shelter CUP CUP CUP CUP CUP
+ Supportive and Transitional
Housing (6 or fewer)

P P P CUP CUP
+ Supportive and Transitional
Housing (7 or more)

CUP CUP CUP
Source: Upland Zoning Code, 2021
* CUP if the density is over 15 units/acre
P = permitted
AUP = administrative use permit
CUP = conditional use permit
Single-Family Housing
Single-family housing is permitted by-right in the single-family residential zones and also the Business/Residential Mixed-Use zone. The RS-MH is intended to protect areas for mobile homes and manufactured housing.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-36 Accessory Dwelling Units
Accessory dwelling units (ADUs) offer affordable housing opportunities for lower-income households such as seniors, caregivers, household employees and college students. The City’s ADU regulations (Municipal Code Chapter 17.37) were updated in 2021 to incorporate the current provisions of State law. ADUs are allowed by- right in all residential zones and in the B/R MU zone. To ensure that City regulations continue to encourage ADU production, Program 8 in the Housing Plan includes annual review of State ADU law and amendments to City regulations as necessary.

Mobile Home Parks
Mobile and manufactured homes provide affordable housing options for many Upland families. The city presently has approximately 865 mobile homes situated in 6 mobile home parks, one of which is age-restricted for seniors and the other five parks are not restricted. Upland’s mobile homes are relatively inexpensive, and most parks are fully occupied. The City implements a rent stabilization program for mobile home parks, helping to maintain the affordability for residents.

Manufactured Housing
According to the National Manufactured Home Construction and Safety Act of 1974, a manufactured home built and certified after June 15, 1976, and constructed on a permanent foundation may be located in any residential zone where a conventional single-family detached unit is permitted subject to the same restrictions on density and to the same property development regulations, provided it has received approval of the Architectural Review Board and receives a Certificate of Compatibility. The City complies with this act and permits manufactured homes constructed on a permanent foundation in all residential zones where single- family homes are permitted.

Multi-Family Housing
Multiple-family development (apartments and condominiums) are currently permitted with an administrative use permit (AUP) or conditional use permit (CUP) in the RM multi-family residential zones and B/R mixed- use zone. Multi-family development is also conditionally permitted in the C/R MU and C/I MU zones as part of a mixed-use development that provides a minimum of 0.25 floor area ratio of nonresidential development.

The minimum densities in the RM and MU zones are intended to facilitate higher-density multi-family residential. RM zones do not require a minimum parcel area or maximum lot coverage. To reduce potential constraints to multi-family development, Program 7 in the Housing Plan includes a Code amendment to eliminate the administrative use permit/conditional use permit requirement for multi-family housing in multi- family zones.

In the Downtown, multi-family residential uses are permitted by right in all districts, with the exception of the Pleasant View District, which is a single-family historic neighborhood. Given that Downtown is also the commercial heart of Upland, multi-family residential is only permitted on upper floors in Old Town and the Historic Core except within the 1st Avenue Overlay of the Old Town District, where multi-family is permitted on the ground floor. Each multi-family project requires minimum lot dimensions, setbacks, floor area, and outdoor living space, and maximum lot coverage, development intensities, and height.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-37 Mixed-Use Residential and Live-Work
Mixed-use projects combine nonresidential and residential uses on the same site. Mixed-use development can help reduce the effects of housing cost burden by increasing density and offering opportunities for reduced vehicular trips by walking, bicycling, or taking public transportation. The City has created four mixed-use zones to provide flexibility and facilitate mixed-use developments. In Downtown, mixed-use developments are permitted by-right in all districts with the exception of single-family residential-only districts. Table H-14 summarizes allowable uses in the three mixed-use zones that allow residential use.

Table H-14 Permitted Uses in Mixed Use Zones
Zone 100% Residential? Limitations
B/R Mixed Use Yes 0.5 max. non-residential FAR
C/R Mixed Use Yes (CUP) 1.0 max. non-residential FAR
C/I Mixed Use Yes 0.25-1.0. non-residential FAR
Stand-alone residential developments are permitted in all three mixed-use zones. While the development standards in these zones allow 100% non-residential development, non-residential FAR limits create a significant financial incentive to include a residential component and fully utilize the allowable development for each site. Recent development trends within these zones in recent years have included a variety of residential projects, including a 6-unit apartment complex, a 203-unit apartment complex, a 78-unit Live-Work development, and a 37-unit residential condominium development. This development trend indicates that residential development is viable and actively sought after by developers within the mixed-use zones, as evident by the addition of 324 new housing units to the City’s housing stock. Please see Appendix B for additional information regarding development trends in mixed-use zones.

A live-work unit is an integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-family or multi-family, that has been designed or structurally modified to accommodate joint residential occupancy and work activity. Live-work is permitted with an administrative use permit in the C/R MU and B/R MU zones and conditionally permitted in the C/O MU and C/I MU zones.

In the Historic Downtown Specific Plan area, live-work units are permitted by-right in five of the nine districts provided the residential portion is on the upper floors.

Single Room Occupancy
Single Room Occupancy (SRO) units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit with a kitchen and bathroom.

Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. SROs are conditionally permitted in the C/R MU, C/O MU and C/I MU zones.

Senior Housing
Senior housing is permitted by-right in the RM zone and permitted through an administrative use permit in the C/R/MU and B/R MU zones. Senior housing is also conditionally permitted in the C/O MU and C/I MU zones. In Downtown, senior housing is permitted by-right in most districts. Senior housing developments are required to provide amenities, services, and facilities to ensure the comfort, health, and recreation of elderly persons, including health and transportation services. Eligible senior housing developments can receive a density bonus pursuant to State law. In addition, reduced parking standards may be granted.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-38 Housing for Persons with Disabilities
Persons with disabilities often require special consideration to accommodate their housing needs. City standards and procedures for addressing these needs are described below.

Residential Care Facilities
In accordance with State law, residential care facilities that serve six or fewer persons are permitted by-right in all residential zones. Larger residential care facilities and assisted living/convalescent facilities are allowed by CUP in the RM, C/R MU and B/R MU zones. Program 18 includes an amendment to the Zoning Ordinance to ensure that small residential care facilities are allowed subject to the same standards as apply to residential uses of the same type in the same zone, including mixed-use zones, and to ensure that regulations do not pose an unreasonable constraint to large residential care facilities.

Emergency Shelters and Low Barrier Navigation Centers
“Emergency shelter” means housing with minimal supportive services for the homeless, with occupancy limited to six months or less by a homeless person. The Zoning Ordinance allows emergency shelters by-right in the Light Industrial and General Industrial zones and also in the RM and MU zones with approval of a CUP.

Development standards for emergency shelters include the following:
• The applicant or operator shall submit a Management and Operation Plan for the emergency shelter for review and approval by the reviewing authority in consultation with the chief of police, as part of the application review process, prior to issuance of permits. The Operation Plan shall be based on Best Practices and include, but not be limited to:

1. A security plan;

2. List of services;

3. Staff training;

4. Client transport;

5. Ratio of staff to clients;

6. Client eligibility and intake and check out process;

7. Hours of operation;

8. Refuse collection;

9. Separation of sleeping areas and restrooms by gender and for families;

10. Bed bug prevention;

11. Enforcement of rules and procedures for disruptive clients; and

12. An outreach plan.

The Operation Plan shall remain active throughout the life of the facility. The City may inspect the facility at any time for compliance with the facility’s Operation Plan and other applicable laws and standards.
• Inability to Pay. No individual or household may be denied emergency shelter because of an inability to pay.
• Separation Criteria. An emergency shelter shall not be located within 300 feet of another emergency shelter, as measured from the closest property line. An emergency shelter shall be located within ½ mile of a transit stop. Emergency shelters shall be located at least 500 feet from any child care center or kindergarten through 12th grade curriculum school, as measured from the closest property line. An

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-39 exception to this separation requirement may be granted if significant physical features act as barriers from said sensitive uses.
• Abutting Residential. When abutting a residential use or residentially-zoned property, all areas for shelter activities and uses, including, but not limited to, waiting and intake, personal storage, facility storage, and recreation, shall be located indoors.
• Occupancy. The number of beds shall be limited to 30. Any emergency shelter requesting more than 30 beds shall require a Conditional Use Permit, and shall find that:

1. A larger shelter facility will help meet the City’s goals pertaining to emergency housing of the homeless;

2. The circumstances of the subject property make the larger facility appropriate; and

3. Design features will minimize impacts of the surrounding area. • Parking. One (1) vehicle parking space shall be provided per five (5) beds. A covered and secured area for bicycle parking shall be provided for use by staff and clients, commensurate with demonstrated need.
• Waiting and Intake Area. A client waiting and intake area shall be provided and contain a minimum of ten (10) square feet per bed provided at the facility. The client waiting and intake area shall be screened from the public right-of-way, and shall be sufficient in size to accommodate all persons waiting to enter the facility.
• On-Site Management. On-site management shall be provided during the hours that the emergency shelter is in operation and at least one hour prior to and one hour after operation hours. • Support Services. Emergency shelters shall allocate sufficient areas on site, outside of any required landscape areas, to provide the following minimal support services:

1. Food preparation and dining areas;

2. Laundry facilities;

3. Restrooms and showers;

4. Areas to secure and store client belongings;

5. Indoor and outdoor recreational facilities and/or open space; and

6. A private area for providing referral services to assist shelter clients in entering programs aimed at obtaining permanent shelter and income. Referral services refers to the initial assessment of a homeless client to identify the areas in which assistance is needed, and connecting clients with appropriate off-site programs and services depending on their need. • Length of Stay. The length of stay for each individual at any emergency shelter shall not exceed ninety (90) days within a twelve (12) month period, but extensions up to a total stay of six (6) months within a twelve (12) month period may be provided if no alternative housing is available; days of stay need not be consecutive.
• Lighting. Lighting shall be provided in all exterior areas, including pathways, parking areas, courtyards, rear yard areas, and spaces between structures, and shall be directed in a manner that does not cast light onto neighboring properties.
• Trash Enclosure and Loading Zone. Each facility shall have a trash enclosure and loading zone. The trash enclosure shall be completely enclosed with masonry walls not less than five (5) feet high with a solid-gated opening, and be large enough to accommodate a standard-sized trash bin adequate for use on the parcel. The trash enclosure shall be accessible to refuse collection vehicles. • Security Plan. Security shall be provided during the hours that the emergency shelter is in operation.

Security plans shall be submitted to City staff for review and approval prior to issuance of an occupancy permit. Security plans shall be resubmitted to City staff on an annual basis.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-40 • Noise Abatement. For the purposes of noise abatement in residential zoning districts, organized outdoor activities may only be conducted between the hours of 8:00 a.m. and 10:00 p.m., and no client shall arrive to the emergency shelter after 10:00 p.m.
• Applicable Laws. The facility shall comply with all other laws, rules and regulations that apply, including Building and Fire codes. In addition, the facility is to be consistent with the Cable Airport Land Use Compatibility Plan policies and standards, particularly as it relates to protecting sensitive uses from airport related noise levels.

The Industrial Zone is a suitable location for emergency shelter facilities. The City has approximately 300 parcels zoned industrial. Approximately 25 parcels (38 acres) are significantly underutilized, and 8 parcels (23 acres) are vacant. The industrial zones are located along several public transportation routes and near the Montclair Transportation Center for convenient access. Parcels are also near commercial/professional office areas where homeless persons can access supportive services. These parcels are therefore suitable for emergency shelters.

The amount of land needed to accommodate emergency shelters depends on the number of individuals and families to be housed and the product built. Based upon the most recent homeless count of 44 unsheltered people in Upland and an emergency shelter size of 150 square feet per person, less than one acre would be sufficient to accommodate a shelter. With the potential 23 acres of industrially zoned vacant land and 38 acres of underutilized industrial land that could be adaptively reused for emergency shelters, the City has more than ample sites to accommodate the City's projected need for emergency shelters.

To ensure compliance with State law, Program 16 is included to review current development standards for emergency shelters and process a Code amendment to ensure that permit processing, development, and management standards for emergency shelters are objective and encourage and facilitate the development of, or conversion to, emergency shelters, and are subject to the same development and management standards applicable to residential or commercial development within the same zone except for those standards prescribed by Government Code section 65583 (a)(4)(A).

AB 139 (2019) revised State law regarding parking standards for emergency shelters. To ensure that City development standards and procedures continue to provide adequate sites for emergency shelters, Program 16 includes a Zoning Code amendment to revise parking requirements for emergency shelters consistent with current law.

In 2019 the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth
(2) Accommodation of residents’ pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-41 Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. Chapter V includes Program 1d to address this requirement.

Transitional and Supportive Housing
California Government Code §65582(j) defines transitional housing as buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.

Supportive housing is defined as housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Target population means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people. “Supportive services” include, but are not limited to, a combination of subsidized, permanent housing, intensive case management, medical and mental health care, substance abuse treatment, employment services, and benefits advocacy.

Program 16 in the Housing Plan includes a commitment to review current City regulations regarding transitional and supportive housing and amend regulations as necessary consistent with current law.

Agricultural Employee Housing
Under the Employee Housing Act (Health and Safety Code, § 17000 et seq.) employee housing for six or fewer employees must be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, and employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. Program 18 is included in the Housing Plan to ensure that City regulations are consistent with these requirements.

Definition of “Family”
The Zoning Code defines Family as one or more persons living together as a single housekeeping unit in a dwelling unit. Single Housekeeping Unit is defined as the functional equivalent of a traditional family, whose members are an interactive group of persons jointly occupying a single dwelling unit, including the joint use of and responsibility for common areas, and sharing household activities and responsibilities (e.g., meals, chores, household maintenance, expenses, etc.) and where, if the unit is rented, all adult residents have chosen to jointly occupy the entire premises of the dwelling unit, under a single written lease with joint use and responsibility for the premises, and the makeup of the household occupying the unit is determined by the residents of the unit rather than the landlord or property manager.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-42 Program 18 is included in the Housing Plan to review and amend this definition to ensure that it is consistent with State law and does not pose a constraint to housing for persons with special needs.

Reasonable Accommodation
State and federal fair housing law require cities to make reasonable accommodations to address the special needs of persons with disabilities when applying standards of the Municipal Code and other land use regulations to ensure equal opportunity to use and enjoy a dwelling. State and federal guidelines recommend establishing a process of reasonable accommodation to grant changes in land use, building practices, or permitting processes to allow a disabled person equal access to housing. The process should not be discretionary or achieved through a variance. Program 18 is included in the Housing Plan to establish written procedures for processing requests for reasonable accommodation.

Inclusionary Requirements
There are no inclusionary requirements in the City.

Short-term Rental Requirements
Municipal Code Chapter 17.23.1 establishes regulations for short-term rental of a dwelling unit (i.e., 30 consecutive days or less) including requirements for an administrative use permit, business license and transient occupancy registration certificate. Short-term rentals are conditionally permitted in all residential zones with the exception of RS-MH (Single Family Mobile Home).

Growth Controls
No growth controls have been adopted in Upland.

Residential Development Standards
Residential development standards are designed to promote a sustainable livable environment, with adequate space for recreation, height restrictions and setbacks to ensure privacy from adjacent homes, and minimum unit sizes to ensure adequate living areas for families. These standards are carefully devised to result in quality housing, while not placing an undue burden on residential developers to building housing in the community.

Table H-15 lists residential development standards for housing in Upland. These standards become increasingly flexible depending on the proximity to employment areas, transportation corridors, or Downtown.

As shown below, more rural areas (RS zones) have the largest minimum lot sizes and lowest lot coverage standards—reflective of historical land use patterns and topography. RM zones have less restrictive lot coverage and greater building heights and density to facilitate multi-family housing. The Downtown has the smallest minimum lot sizes, greatest density, and allow the tallest buildings.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-43 Table H-15 Residential Development Standards
Zoning
District
Density
(du/ac)
Maximum
Building
Height
Setbacks Lot Coverage Regulations
Front Side Rear Lot Coverage
Minimum Lot
Size
RS 1 du/lot 35’ 20-40’ 5–10’ 20’ 35–50% 4,000-20,000 SF RS-MH 8–14 16’ 25’ 5’ 5’ 60% 10 acres
RM-10 5-10 40’ 20’ 5’ 15’ -- --
RM-20 10-20 40’ 20’ 5’ 15’ -- --
RM-30 15-30 40’ 20’ 5’ 15’ -- --
C/R MU 15-20 40’ 5’ 5–10’ 10’ -- 20,000 SF
B/R MU 10–20 40’ 5’ 5’ 10’ 45% for single-
family
4,000 SF
C/O MU 10–20 40’ 5’ 5’ 10’ -- 20,000 SF
C/I MU 15–20 40’ 5’ 5’ 10’ -- 20,000 SF
HDU SP 0–55 30’–55’ 0-25’ 0-25’ 0-20’ 35%–100% -
Enclave SP 12-20 45’ 8-10’ 3-10’ - - -
Source: Upland Zoning Code, 2021
Notes:

Residential development standards may different slightly in the respective specific plan areas.

Under certain circumstances (e.g., corner lot, adjacent to major highway) setbacks may be increased.

Unit Size Requirements
Upland’s development standards require a minimum floor area ranging from 1,000 to 2,000 square feet for single-family homes in RS zones. Given the wide range of RS Zones (due to topography and lot sizes), the minimum floor area increases progressively with the minimum lot size. For multiple-family residential uses, the Zoning Code requires a minimum of 600 square feet for studio and one-bedroom apartments, and an additional 200 square feet for two or more bedrooms. Senior units are allowed up to a 20% reduction in minimum unit sizes.

Open Space Requirements
Given the higher densities in multiple-family housing, such projects must include a minimum of 100 square feet of private open space per unit and on average 250 square feet of common open space per residential unit.

These minimum open space requirements are not considered a constraint to the development of housing; they are intended to provide a desired level of privacy and recreational opportunities for residents of multiple-family housing.

Density Standards and Density Bonus
Upland’s Zoning Code provides significant flexibility in the density of residential products—reflective of the topography, location, and type of development. Multiple-family housing projects are allowed at 10 to 55 dwelling units per acre depending on location. For instance, corridor housing is typically permitted at up to 20 units per acre, stand-alone residential in a multiple-family district at up to 30 units per acre, and up to 55 units per acre in the Downtown Specific Plan. As discussed later, these density standards have been successful in facilitating ownership and rental housing at a variety of densities and affordability levels.

As required by State law (Government Code Sec. 65915 et seq.) Chapter 17.17 of the Municipal Code establishes standards and procedures for granting a density bonus or other incentives when a development provides affordable or senior housing. State density bonus law has been amended since the current City ordinance was

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-44 adopted, and Program 13 in the Housing Plan includes a provision to update the City’s density bonus regulations consistent with State law.

Height Limitations
The Zoning Code allows for a range in maximum building heights tailored to different neighborhoods and housing types. For instance, lower-density residential zones with single-family homes generally allow structures of one to two stories. Multiple-family residential zones allow structures of 40 feet and accommodate three or more stories. In the Historic Downtown, where higher residential densities are desired, the Historic Downtown Upland Specific Plan allows up to 55 feet in certain areas to accommodate higher residential densities and commercial intensities. These height allowances are comparable to other communities in the Inland Empire.

Parking Standards
Adequate parking is an important component of well-designed residential development, contributing to the value of a project, the safety of residents, its appearance, and the livability of the project. Upland’s residential parking regulations are intended to promote efficient land use, reduce street congestion and traffic hazards, promote vehicular and pedestrian safety, and improve the ability to secure financing for a new residential project.

Upland’s residential parking requirements offer reduced standards for smaller units and in areas near high- quality transit. Table H-16 provides a summary of parking requirements.

Table H-16 Residential Parking Standards
Types of Residential Development Parking Requirements
Conventional Housing
Single-Family 2 spaces within a garage
Manufactured Housing Same as single-family units, except can be in a carport Accessory Dwelling Units 1 space in addition to that required for a single-family unit (Unless parking is waived in accordance with State law
Duplex 2 per unit
Multiple-Family Studio and 1-bedroom units: 1 for each unit in a garage 2-bedroom: 2 for each unit in a garage
3 or more bedrooms: 2.5 for each unit, including 2 in garage Guest parking: 3-50 units: 1 per 4 units; 51-100 units: 1 per 5 units; 100 + units: 1 per 6 units
Mobile Home Parks 2 for each mobile home (tandem parking allowed in an attached carport); plus 1 guest space for every 5 mobile homes [senior mobile-home parks are allowed parking concessions per Chapter 17.17 (Density Bonus Program)] Senior Housing 1 space for each unit with half the spaces covered, plus 1 guest parking space for each 10 units
Boarding houses 1 per two beds

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-45 Types of Residential Development Parking Requirements
Special Needs
Elderly & Long-term Care 1 space for each 3 beds the facility is licensed to provide Assisted Living 1 space for each 3 beds the facility is licensed to provide Residential Care Facilities1 --Small (6 or fewer) - 2 within a garage --Large (7 or more) - 2 within a garage; plus 1 per 300 sq. ft. of office and other non-residential areas
2 spaces, plus 1 per employee onsite at any given time
2 spaces, plus 1 per employee onsite at any given time
Emergency Shelters 1 per 300 square feet of habitable floor area, or sufficient to serve the parking demand determined in a parking study
Supportive & Transitional Housing –
small (6 or fewer in a dwelling unit)
2 per dwelling
Supportive & Transitional Housing –
large (7 or more in a dwelling unit)
1 per 3 beds plus 1 per 300 sq. ft. of office and other non-residential areas Single-Room Occupancy 1 space per unit plus 1 guest space for every 3 units Source: City of Upland Zoning Code, 2021
Notes:

1. See Program 18 to modify parking requirements for small residential care facilities consistent with State law

The Upland Zoning Code sets forth flexible standards for multiple-family residential parking that vary by the location and proposed residential use (Table H-17). Whereas all areas of the community have the same parking space requirement for studio units, the number of required parking spaces increases gradually for one- and two- bedroom units.

Table H-17 Multiple-Family Parking Standards
Housing Characteristics
Location of Development
Mixed Use Districts Historic Downtown Outside Downtown
Type of Development Allowed Mixed Use Projects Residential and Mixed Uses Residential Only Unit Size
Studio 1 1 1
1-bedroom 1 1 1
2-bedroom 1.5 2 2
Garage Required None Required Required
Note: Guest parking is also required, which ranges between ¼ space per unit to ½ space per unit and may be uncovered.

Source: City of Upland, 2021

Recent multiple-family projects demonstrate that parking requirements have not been a significant constraint to housing production. Modifications to parking requirements are allowed in the following circumstances:
• Density bonus projects–reductions in parking spaces for projects that meet density bonus requirements
• Senior housing projects–a 50% reduction in required spaces with covered garages • Transit oriented districts– a 20% reduction in parking space requirements for projects within ¼ mile of a transit station
• Shared parking–eligible projects can receive reductions in parking for qualifying mixed-use developments
• Downtown Specific Plan. This area allows developers to propose studio or one-bedroom units with only 1.0 parking space per unit and less floor area. This is also allowed for senior units.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-46 • Minor Variation. The City Development Services Director has the authority to grant a minor adjustment over the counter (defined as 10% variation) to virtually every physical development standard.

Although apartments outside the Downtown and mixed-use corridors are feasible and built at current parking and garage requirement standards, there are situations where flexibility in garage requirements may be appropriate. Therefore, the Housing Incentives Program includes a statement to amend the Zoning Code to allow half covered/ uncovered spaces for studio and 1-bedroom units in projects outside the Downtown and corridors provided the project qualifies for a density bonus or is deed-restricted as affordable.

In summary, the City’s residential development standards, either individually or cumulatively, have not deterred either the production of condominiums or apartments. Adequate provisions are also in place to allow modifications to the residential development standards based on the location, affordability, and type of residential project. Because of these factors, the City’s Zoning Code residential development requirements are not a significant constraint to the development of housing. However, to minimize constraints on housing cost, an amendment to multi-family development standards will be processed to eliminate garage parking requirements (Program 7).

Building Codes and Enforcement
The City has adopted the current (2019) Building Codes (Title 15 of the Municipal Code) with minor modifications to address local conditions. Because of the local topography and fire hazards, all newly constructed buildings of any occupancy group when the gross floor area is equal to or exceeds 5,000 square feet are required to have automatic fire sprinklers.

The City’s Building Division provides reasonable controls for construction and occupancy of buildings and structures throughout the city through the enforcement of all building-related ordinances. This division serves and protects the public with plan checking services, the issuance of permits, the keeping of building-related records, and building inspections. The division further provides information to its customers through records research, provision of informational handouts, and development consultation through all phases of a project from concept to completion.

In addition to building codes mentioned above, the City has also adopted a variety of property maintenance codes for the protection of property values and the general welfare of the community. These are in the Public Peace and Welfare Code, which addresses graffiti and unnecessary noise; the Health and Safety Code, which addresses public nuisances as well as other occupancy requirements; and the Uniform Code for the Abatement of Dangerous Buildings.

The City’s Code Enforcement Division is tasked with the responsibility of protecting property values and eliminating blight through the use of the City's Municipal Code.

Offsite and Infrastructure Requirements
After the passage of Proposition 13 and its limitation on local governments’ property tax revenues, local governments have faced increased difficulty in providing and financing appropriate public services and facilities to serve residents. In fact, one of the main consequences of Proposition 13 has been the shift in funding of new infrastructure from general tax revenues to development impact fees and improvement requirements on developers.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-47 In order to ensure public health and safety, the City also requires developers to provide onsite and offsite improvements necessary to serve proposed residential projects. Requirements for on- and offsite improvements vary depending on the existing improvements, as well as the size and nature of the proposed development, but the requirements are standard and do not exceed the City’s authority under State law.

In areas where existing infrastructure is not adequate, the City requires the following improvements:
• Drainage: Including curbs and gutters, storm drains, and culverts in accordance with acceptable standards. These requirements are standard among urban communities in California. • Sidewalks and trees: Including sidewalks—of a width and quality suitable for the local neighborhood use—and parkway trees. Dimensions generally 12 feet on either side of the road, which includes 5 feet of sidewalks.
• Streets: Pavement of a width and quality suitable for local traffic. Specifications include 60’ right-of- way for residential streets and 66’ right-of-way for collectors. All other streets are already in place.

Streets within PUDs and specific plans are typically narrower than the requirements for public streets. • Water and sewer: Adequate domestic water supply, including the relocation or replacement of water mains, irrigation lines and appurtenances and appropriate sanitary sewer facilities and connections for each lot.

Energy Conservation
In 2006, the State Legislature adopted the Global Warming Solutions Act, which created the first comprehensive, state regulatory program to reduce GHG emissions to 80% below 1990 levels by 2050.

Through both SB 375 and AB32, promoting energy conservation has become a consistent theme in regulations, green building practices, and business operations. Cities across California have become increasingly involved in promoting resource conservation to make their community more environmentally sustainable.

The City of Upland encourages resource conservation as follows. • Building codes. The California Green Building Code (CALGreen) is designed to help California achieve GHG reduction goals through the planning, design, operation, construction, use, and occupancy of every new building, and to additions and alterations to nonresidential buildings.

CALGreen includes mandatory provisions to reduce water use, improve indoor air quality, divert construction waste from landfills, and inspect energy systems for nonresidential buildings. • Neighborhood design. Neighborhood design and site planning can reduce energy consumption.

Sizing and configuring lots to maximize a building’s solar orientation facilitates optimal use of passive heating and cooling techniques. Placing housing near jobs, services, and other amenities reduces energy consumption for transportation. Other design strategies with beneficial energy implications include installing broad-canopied trees for shade and clustering development to reduce auto use. The Zoning Code and Historic Downtown Specific Plan both promote sustainable development patterns to promote energy conservation.
• Green standards. The building industry offers programs to improve the energy efficiency and sustainability of housing. The BIA sponsors a voluntary program called Green Builder. The U.S. Green Building Council (USGBC) sponsors a building certification program called Leadership in Energy and

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-48 Environmental Design (LEED). The USGBC reviews projects for conformance based on efficiency, sustainability, materials quality, and design factors, and issues certifications based on the points achieved for sustainable practices. The Kohl’s at the Colonies and the Wells Fargo building are recent projects that received LEED Silver certification.
• Retrofits of residential buildings. Older residential buildings built before energy conservation standards provide the greatest opportunity to make a measurable difference in energy usage. To that end, the City’s Housing Improvement Program provides residential rehabilitation loans that can be used to purchase more energy-efficient upgrades to windows, insulation, and other home items.

Moreover, local utility companies also offer a wide range of incentive programs to trade in energy- inefficient appliances and receive a rebate to purchase energy-efficient models.

C. Permitting Process
The City of Upland has the responsibility to ensure that residential developments are of lasting quality, that housing opportunities are available, and that the public health and welfare are maintained. To that end, the Upland Municipal Code establishes standard procedures for processing applications for the development, maintenance, and improvement of housing. These processes are described in the following section.

Requests to Develop at Lower Densities
The decision on what residential densities to build to are largely mar ket-driven as private developers strive to produce the most marketable housing. The General Plan establishes minimum densities for each of the multi- family and mixed-use residential categories and development in Upland generally falls at 75% of the maximum allowable density or above. In addition, City staff and decisionmakers, increasingly aware of the need to increase housing choice within the City, encourage applicants to propose development near the upper limits of the allowable density range.

Permit Requirements by Residential Project Type
Chapters 17.43 and 17.44 of the Zoning Ordinance establish development review procedures that balance the need for efficient and timely processing, while also recognizing that the final product should reflect quality workmanship and design.

Once a development application is deemed complete, the case planner reviews the project for conformance with applicable development codes, land use regulations, architectural drawings, site design, landscaping plan, design standards, and other requirements. The City provides an application and checklist that can be used to ensure that all relevant requirements and materials are submitted to the City. This ensures a timely submittal so that the project can proceed to the next step. Project review generally requires approximately one month to complete, assuming a well-prepared application.

Permit requirements are briefly described below and in Table H-18. • Single-family residential. Single-family dwellings are reviewed through plan check by the Development Services Director or designee. Total time to process permits for new single-family dwellings is typically 30 to 60 days. This assumes that the project is proposed in a zone that allows the use by-right and that the project meets the minimum development and site standards in the municipal code. No specific findings or public hearing is required.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-49 • Multiple-family residential. Multi-family projects have three levels of review, depending on the zone in which the project is located and the associated permit required (i.e., P, AUP, CUP). Projects permitted by-right or an administrative use permit are reviewed by the Development Services Director or designee. For AUPs, the director may solicit technical expertise and/or convene staff from affected departments in the review of projects. If an AUP or CUP is required, the findings for approval are as described below. Total time to process AUP permits is typically 30 to 90 days. For multi-family projects requiring a CUP, the Development Services Director or his/her designee performs the initial screening and makes a recommendation to the Planning Commission for final action on the application. Required findings for approval are as described below. Total time to process a CUP for a new project is typically 3 to 6 months.

Although the current AUP and CUP requirements for multi-family development do not appear to have been an unreasonable constraint to development in the past, Program 7 is included in the Housing Plan to eliminate use permit requirements for conforming multi-family developments, thereby minimizing permit processing time and improving development certainty.

Table H-18 Permit Process and Time Frame for Housing Projects Criteria
Application Review
Single-family Multi-family (AUP) Multi-family (CUP)
Application Completeness 1 month 1 month 1 month
Project Review Committee 1 month to review project
design
1 month to review project
design
1 month to review project
design
Decision-maker Regarding Project Development Services
Director
Development Services
Director
Planning Commission
Planning Commission Public Hearing N/A unless project appealed N/A unless project appealed 3 months City Council Public Hearing N/A None unless appealed None unless appealed Environmental Review and Clearance In accordance with CEQA requirements Plan Check 60 days 60 days 60 days
Total Time from Start to Building Permit 30–60 days 4–6 months 4-6 months (up to 9 with EIR)
Source: City of Upland, 2021
Environmental Review
Environmental clearance is required by the California Environmental Quality Act (CEQA). CEQA is quite prescriptive regarding the most appropriate form of clearance and the timelines for noticing, circulation, and public review. The vast majority of projects will qualify as infill and are exempt from CEQA, or the projects can be cleared through a Negative Declaration or Mitigated Negative Declaration. The time frames for this step vary widely and can typically take about 90 days. This step is often taken concurrent with permit processing.

However, if an EIR is required, it may add six months or more to the project schedule.

Public Review
Projects that are permitted by-right or through an AUP are not required to be noticed to the public or subject to a public hearing. Projects over 15 du/ac currently require a CUP due to the possibility for unintended impacts on surrounding homes and neighborhoods require a public hearing before a decision can made. Hearings must be scheduled within 45 days of the filing of the application. Notices are mailed to affected local agencies and landowners within 300 feet of the proposed project so that the public can attend or submit comments on the proposed project. The entire process takes approximately three months unless an appeal is filed, which would add approximately 3.5 months.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-50 Once prior stages are complete, the application for residential development moves forward to the building permit stage. The time from entitlement approval to submittal of a building permit application can vary widely depending on the type and size of the project and other issues beyond the City’s control, such as project financing or real estate market factors. The process is relatively straightforward and requires filing an application, paying required fees, and commencing work. Overall, the time frame for obtaining permission to build residential projects in Upland is relatively short and therefore not considered an undue constraint for the vast majority of developers proposing projects in Upland. However, in order to minimize permit processing time and improve development certainty Program 7 is included in the Housing Plan to eliminate use permit requirements for multi-family development. Table H-18 summarizes current time frames for project review in Upland.

Residential Design Standards and Guidelines
Section 17.04.050 of the Zoning Ordinance establishes residential design standards and guidelines for single- and multi-family developments, which provide an added level of definition for the intended character within single and multi-family developments and establish minimum criteria for achieving a high-quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments in the residential zones.

Some of the more pertinent requirements are:
• Neighborhood context. Single- and multi-family developments shall be compatible and coordinated with adjacent properties in terms of height, massing, setback, and design character. New development shall contribute to the visual quality and cohesiveness of its setting. • Site design. Single-family developments shall vary the front yard setbacks from unit to unit to avoid long repetitious development patterns. Garages shall also be set back to not dominate the front façade of the residence. For multi-family developments, buildings shall be located as close as possible to the front setback line. Where buildings are set back, enhanced landscaping shall be provided within the setback.
• Building design. Single-family homes shall avoid large, box-like structures by employing techniques such as recessed porches, bay windows, dormers, varying planes or setbacks, and varying roof forms.

The design should minimize views of garages. For multi-family projects, building massing shall be varied through techniques such as recessed porches, bay windows, dormers, varying planes or setbacks, and varying roof forms. Large masses shall be broken down to give individuality to units to be legible as individual residences or small groups of units.
• Outdoor living space. In multi-family projects, private open space shall be at the same level as and immediately accessible from within the unit. Outdoor living space for the shared use of residents should include lawns, courtyards, community gardens, roof gardens, pools, and play areas. Shared spaces should be accessible to all residents, provide seating areas, be lighted, relatively flat and usable, and designed to encourage social activity. When included, such public space should be provided where high levels of pedestrian and/or community activity can be expected.

In 2014, the City streamlined its design review process by repealing provisions requiring separate review by a Design Review Board. The director or designee will review the project as part of the overall development review process and solicits technical advice from other departments as appropriate before making recommendations to the Planning Commission. No separate fees are charged for design review as well. Coupled with user-friendly

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-51 design guidelines, projects can be approved in a timely manner. Therefore, design review is not considered a potential constraint to residential development. However, in order to minimize potential constraints, Program 7 includes a commitment to establish objective development and design standards for qualifying residential projects.

Development Plan Review
Development Plan review is required for all new construction prior to issuance of a building permit. The Development Services Director or designee is the approving authority on all development plan review applications unless the Director refers the application to the Planning Commission. No public hearing is required for Director approval.

Required findings for approval are as follows:

1. The design and layout of the proposed project will not interfere with the use and enjoyment of existing and future neighboring properties and structures.

2. The proposed architectural design makes use of appropriate materials, texture, and color, and will remain aesthetically appealing and appropriately maintained.

3. The proposed landscaping design, including color, location, size, texture, type, and coverage of plant materials, as well as provisions for irrigation, maintenance, and protection of landscaping elements, will complement structures and provide an attractive environment.

4. The proposed design will not be materially detrimental to the public health, safety, or welfare, or be injurious to the property or improvements in the vicinity of the proposed project.

Use Permit/Administrative Use Permit
Historically, the Upland Development Code required developers of multiple-family projects to secure a conditional use permit prior to project approval. In 2015 the Development Code was reconfigured to provide more clear guidance for developers, City staff, policy makers, and residents. The Code now only requires an administrative use permit for projects with a density of 15 du/ac or less. The purpose is to provide an appropriate review of land uses and their associated operational characteristics in a particular zoning district, whose effects on a site and surroundings cannot be determined before being proposed for a specific site.

An application for an administrative use permit shall be filed and reviewed in compliance with Chapter 17.42 of the Code. The application shall include the information and materials specified in the Development Services Department handout for an administrative use permit application, together with all required application fees.

It is the responsibility of the applicant to provide evidence in support of the required findings.

The Development Services Director or designee shall approve, conditionally approve, or deny administrative use permit applications upon the recommendations of technical staff. However, in certain cases, the Development Services Director or designee may choose to refer any administrative use permit application to the Planning Commission for review and final decision. Unlike most discretionary approvals, no public notice and hearing is required for an administrative use permit application.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-52 The decision-making authority may approve an application for an administrative use permit only if the proposed project complies with applicable standards in the zoning code, other City ordinances, the General Plan, and any other applicable community or specific plans, and as supported by all of the following findings:
• The location, size, design, and operating characteristics of the proposed use will be compatible with the existing and future land uses in the vicinity of the subject property. • The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities.
• The proposed use will not be detrimental to the public health, safety, and welfare of the persons residing or working in the neighborhood of the proposed use.

The administrative use permit is not considered to be a constraint. Indeed, prior to the update, the City conditionally permitted six apartment and condominium projects, providing nearly a thousand affordable housing units. The AUP is intended to streamline the development review process and avoid unnecessary and additional reviews of projects that meet all the applicable standards in the City’s general plan and municipal codes. However, to further reduce potential constraints and improve development certainty, Program 7 is included in the Housing Plan to eliminate use permit requirements for conforming multi-family developments.

D. Environmental and Infrastructure Constraints
This section analyzes potential environmental conditions and infrastructure availability that could limit housing development during the 2021-2029 planning period.

Environmental Hazards
Potential environmental issues that could constrain development include wildland fire hazards, flood hazard zones and geological conditions.
• Wildland Fire Hazards. A small portion of the city is located within the Very High Fire Hazard Severity Zone as designated by Cal Fire (Figure H-21). These areas are along the City’s western edge and northeast area and do not contain a substantial portion of the City’s potential sites for future housing. Housing developments that may be located within fire hazard zones must comply with certain regulations designed to mitigate risk from wildland fires, which could increase development costs, although these requirements would not prevent the City from accommodating its share of regional housing needs.
• Flood Hazard Zones. Upland is located on the southerly side of the San Gabriel Mountains and small areas of the city are within washes that include designated flood hazard zones. None of the sites identified to accommodate the City’s housing needs for the planning period are with these flood hazard areas.
• Geological Conditions. A mapped Alquist-Priolo fault zone crosses the northern portion of the city. In such areas, housing developments must comply with certain regulations designed to mitigate risk from earthquakes and other geological hazards, which could increase development costs, although these requirements would not prevent the City from accommodating its share of regional housing needs.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-53 Water Availability
The 2015 General Plan Update EIR analyzed water needs for the entire City. That analysis concluded that water supply is projected to be sufficient to accommodate housing needs through 2035.

Sewer Availability
The capacity of sewer lines and treatment facilities is projected to be sufficient to accommodate the City’s housing needs through 2029.

Dry Utilities
Dry utilities such as electric, telephone, cable and internet are provided by private companies and are expanded to meet demand as development occurs and are not a significant constraint to housing development during the 2021-2029 planning period.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-54 Figure H-21 Very High Fire Hazard Severity Zone - Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-55

4. HOUSING RESOURCES
This chapter describes the land, financial, and administrative resources available to assist Upland in addressing its housing needs.

A. Land to Accommodate New Housing Needs
To facilitate new housing production and address the community’s housing needs, cities must ensure that sufficient land with appropriate zoning is available to accommodate the amount of additional housing need as determined through the Regional Housing Needs Assessment (RHNA). The City’s land use plans and development regulations are discussed in Section 3 – Constraints. A detailed analysis of how the RHNA allocation for the 2021-2029 planning period can be accommodated is provided in Appendix B, including a parcel-specific inventory of potential housing sites.

B. Financial and Administrative Resources
Upland has access to local, state, and federal financial administrative resources to fund the construction, improvement, and maintenance of housing or the administration of programs. Some of the primary funding sources and organizations are described below.

Financial Resources
Financial resources to provide housing assistance are summarized below. • Community development block grants. CDBG is the largest federal housing-related program for affordable housing. Cities with populations of over 50,000 receive CDBG funds directly from HUD, while smaller cities usually use County-administered CDBG funds. HUD makes allocations based on a formula that takes population, poverty, and housing distress into account. CDBG funds are used for eligible activities aimed at reducing costs for private development (helping fund site acquisition, improvement, and other soft costs); housing acquisition and rehabilitation through short and long-term loans, grants or loan guarantees; direct payment of rent or mortgage and housing counseling services; and fair housing activities.

Upland receives $675,000 annually in CDBG funds.
• State and Federal HOME. HOME is a formula-based grant that must be spent for the acquisition, construction, and rehabilitation of affordable rental and home ownership. HOME requires local governments to provide matching funds, though the matching ratio depends on the specific uses to which HOME funds are to be put. Upland does not qualify for entitlement HOME funds but rather applies to the State HCD for them. In addition, the City also periodically applies to the state for CalHome funds to support its affordable housing programs. The City uses State HOME and CalHome program income funds to support its First Time Homebuyers and HOME Improvement Programs. Before Upland can apply for additional HOME dollars, staff must expend the $1.25 million of program income the City has on hand.

CalHome funds for these programs are no longer available from the State. However, the City has $550,000 of reuse funds available for the same programs.
• Rental housing choice vouchers (formerly Section 8). The federal housing choice voucher program is rental assistance provided to lower income households that allows a household to afford to rent a unit. The voucher amount equals the difference between what a household can afford to pay (up to 30% of monthly

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-56 income) and the fair market rent. The vouchers are typically granted to individuals who can use the voucher at any apartment project where the property owner accepts the voucher. Although this long -standing federal assistance program is not expected to increase in size, it remains an important affordable housing program. The housing choice voucher program in Upland is administered by the Upland Housing Authority, managed by the Housing Authority of San Bernadino County, which receives approximately $6.2 million annually to administer the housing voucher program. • Tax exempt multi-family revenue bonds. The construction, acquisition, and rehabilitation of multi- family rental housing developments can be funded by tax exempt bonds which provide a lower interest rate than is available through conventional financing. Projects financed through these bonds are required to set aside 20% of the units for occupancy by very-low-income households or 40% of the units to be set aside for households at 60% of the area median income. Tax exempt bonds for multi-family housing may also be issued to refinance existing tax-exempt debts, which are referred to as a refunding bond issue. The City has several bond-funded affordable housing projects in the community. • Housing fund. Upland owns three multiple-family housing projects funded through mortgage revenue bonds and former redevelopment funds. Due to the low cost of bond refinancing completed in 2007, these apartment projects provide net positive revenues after all operating and long-term expenses on the apartment projects are paid. These projects include Sunset Ridge, Village Apartments, and Magnolia Colony, which provide approximately $2.4 million net annually. The funding is used to support monitoring, implementation and preservation of existing affordable housing units. Although these projects provide a sizable amount for operating the City’s housing programs, the long-term viability of this source is uncertain. • Enforceable obligations. The City of Upland historically set aside $1.26 million in redevelopment tax increment financing to provide funding for the Coy D. Estes senior project. Upon dissolution of the Redevelopment Agency, the City petitioned that these funds should be deemed to be an enforceable obligation. The Department of Finance concurred, and the RDA tax increment funds were granted for this project. It is important to note that these are one-time funds and cannot be used for purposes other than the Coy D. Estes project. Upon the use of funds, the City will not have additional redevelopment tax increment funds that can be used to fund the development of new affordable housing.

Administrative Resources
The following agencies and organizations assist the City of Upland in implementing a variety of housing programs and activities.
• Upland Development Services. The Development Services Department facilitates the orderly physical and economic development of the City. Following closure of RDA, the department assumed their responsibilities. The Development Services Department administers advance planning, current planning, building permitting, and building inspection programs in compliance with local, state, and federal requirements. The Building Division provides reasonable controls for construction, occupancy, and maintenance of buildings and structures throughout the community. The department also implements programs that promote economic and housing development projects, emphasizing those that produce jobs, build infrastructure, expand the City's tax base, and/or provide housing. • Nonprofit Housing Developers. The City of Upland works with nonprofit partners to assist in administering programs or furthering housing goals. The City has partnered with Upland Community Housing to develop 72 affordable assisted living units for the elderly in Downtown and to develop the 131-

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-57 unit Coy D. Estes Senior Apartments project. The City works with the Foothill Family Shelter to provide emergency shelter, transitional housing, and services to homeless residents. The City also assisted the shelter with the acquisition and rehabilitation of 44 units of permanent affordable housing in the Magnolia Colony project. Nonprofit affordable housing developers are a key asset for any community. • Upland Housing Authority. The Upland Housing Authority (UHA) is responsible for management of a public housing development of 97 units and administration of the City's rental assistance program (Section 8 Housing Choice Vouchers). This program encompasses more than 619 housing choice vouchers at an annual value of $6.2 million. The housing authority also manages the Public Housing Modernization Program. Coupled with the City’s publicly assisted multiple-family projects, these two efforts are the largest providers of affordable housing for residents. Given the demise of redevelopment, many cities are considering options for enhancing cooperation with housing authorities for implementing or managing affordable housing programs for residents.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-58

5. HOUSING PLAN
This chapter describes the goals, policies, programs and objectives to address the City’s housing needs for the 2021-2029 planning period. The Plan addresses the issues of new housing production, rehabilitation, conservation, and assistance for current and future Upland residents.

A. Goals and Policies
The three goals around which the Housing Plan is organized are:
• Goal 1: Upland’s Neighborhoods. Strong and healthy neighborhoods with well-maintained housing, ample public services, open space, and infrastructure that provide a quality place to live. • Goal 2: Upland’s Housing Supply. A diverse supply of housing that is designed, built, and located in a manner that is consistent with the City’s land use, zoning, circulation, and open space goals. • Goal 3: Housing Assistance. Opportunities for lower- and moderate- income residents and households with special needs to rent, purchase, or maintain adequate housing in the community.

Issue #1: Housing and Neighborhood Quality
Upland residents are drawn to the community for its quality housing and the unique character of neighborhoods. Upland offers a blend of neighborhoods, ranging from traditional to more urban living experiences. Whether it is the hillside ambience of northern Upland, traditional neighborhoods of central Upland, or a more historic neighborhood setting in the Historic Downtown area, each neighborhood offers a unique lifestyle for residents. Strengthening and creating quality neighborhoods while preserving and promoting community character are essential priorities for the community. The following goal and policies further the livability of Upland’s neighborhoods.

Goal HE-1 Strong and healthy neighborhoods with well-maintained housing, ample public services, open space, and infrastructure that provide a quality place to live.

Policy HE-1.1 Housing Quality. Promote the repair, improvement, and rehabilitation of single- family housing, multiple-family housing, and mobile homes to enhance the quality of life and improve and maintain property values.

Policy HE-1.2 Historic Character. Support the maintenance and preservation of the City’s historic districts, historic homes, buffers, and other neighborhood features of local significance that lend identity to the community.

Policy HE-1.3 Neighborhood Improvement. Encourage maintenance, and upgrading of neighborhoods through property maintenance codes, graffiti abatement, high quality infill housing, and replacement of deteriorated infrastructure.

Policy HE-1.4 Neighborhood Amenities. Maintain a variety of distinctive amenities in Upland (landscape, trees, urban design, parks, etc.) that provide and enhance the beauty, identity, and form of the City’s districts and residential neighborhoods.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-59 Policy HE-1.5 Neighborhood Preservation. Maintain lower-density residential designations in established low-density residential areas, unless conversion to another use is encouraged by the General Plan land use plan and policies.

Issue #2: Housing Opportunities
Upland is committed to addressing the housing needs of its residents and meeting its State-mandated responsibilities. Addressing these needs requires a multifaceted strategy. Housing needs and preferences differ for families, young and working-age adults, college students, seniors, and other groups. Therefore, the City’s housing strategy includes facilitating a wide range of quality housing products—including single-family homes, townhomes, apartments, and mixed-use residential developments where appropriate.

The City is strategically accommodating growth to address several objectives. These include preserving residential neighborhoods, supporting economic development, and managing traffic and safety concerns.

Adopted specific plans propose residential and mixed-use developments while incentives are in place to revitalize corridors and other neighborhood areas of Upland. The following goal and policies further these objectives.

Goal HE-2 A diverse supply of housing that is designed, built, and located in a manner that is consistent with land use, zoning, circulation, and open space goals of the City.

Policy HE-2.1 Housing Growth. Direct new housing growth into strategic locations that strengthen the City’s economy, maximize existing and planned infrastructure, and foster the use and development of transit and multimodal transportation. These areas include Historic Downtown, Foothill Boulevard, Southeast Quadrant, and College Heights.

Policy HE-2.2 Housing Diversity: Provide high-quality housing in a range of types, densities, and unit sizes that meet the housing needs of residents of all income levels and household types. This includes single- and multiple-family housing, senior developments, mixed- use projects, and transit-oriented developments.

Policy HE-2.3 Housing Design. Require adherence to design standards with respect to site planning, materials and colors, building treatments, landscaping, open space, parking, and environmentally sustainable design practices that adhere to standards set in general plan and design guidelines.

Policy HE-2.4: Housing Incentives. Facilitate the development of a mix of prices, types, and affordability of housing products through the implementation of flexible standards, efficient permitting process, and other assistance.

Policy HE-2.5: Natural Environment. In meeting housing needs, preserve important natural features of Upland’s environment, including hillsides and viewsheds, historic resources, habitat, landscaped amenities, and other distinctive features.

Issue #3: Housing Assistance
Upland residents exhibit a diversity of housing needs. Some Upland residents wish to purchase a new home, while others may wish to downsize to housing that is age-appropriate, such as senior housing. Younger residents may be seeking their first independent apartment. Within its resource limitations, Upland seeks to improve the

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-60 ability of residents to secure and maintain adequate housing. The following goal and policies serve as a guide in providing housing assistance.

Goal HE-3 Opportunities for lower- and moderate-income residents and households with special needs to rent, purchase, or maintain adequate housing in the community.

Policy HE-3.1 Rental Assistance. Continue to support the Upland Housing Authority’s efforts to provide rental assistance for individuals and families earning lower incomes and the modernization and maintenance of existing affordable housing.

Policy HE-3.2 Homebuyer Assistance. Support and increase opportunities for residents and Upland employees to achieve homeownership through the provision of financial or regulatory assistance where feasible.

Policy HE-3.3 Special Needs. Address the special housing needs of seniors, families with children, disabled people, homeless people, and others with special needs through proactive strategies aimed at housing production and assistance.

Policy HE-3.4 Collaborative Partners. Work collaboratively with nonprofit, for-profit, and faith- based organizations in the community to address the housing and supportive services of residents and those with special housing needs.

Policy HE-3.5 Affordable Housing Preservation. Support the maintenance, rehabilitation, and continued long-term preservation of publicly subsidized rental housing affordable to lower-income and special needs households.

Policy HE-3.6 Mobile Homes. Preserve the long-term affordability, condition, quality, and viability of mobile home parks in the community through rent stabilization and proactive maintenance and repair of units.

Policy HE-3.7 Fair Housing. Promote equal and fair housing opportunities for residents from all walks of life to allow for adequate choice to purchase or rent a home or live in a neighborhood that is best suited to their individual needs.

B. Housing Programs
Programs for Housing and Neighborhood Quality
Program 1: Code Enforcement
The Code Enforcement program is intended to ensure compliance with municipal codes to maintain the value and safety of property and structures. The program addresses hazardous vegetation, substandard buildings, accumulation of debris and vehicles, yard sales, graffiti, stormwater drainage, green pools, construction without a permit, land use violations, and various other health and safety codes. The City’s code enforcement officers work with residents and the business community to remedy code violati ons in a timely manner. The code enforcement program also includes graffiti removal. This program is essential to maintaining and improving the safety, livability, and value of properties in the City of Upland.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-61 Objective(s):
• Continue to implement code enforcement activities throughout the planning period to ensure full compliance with City ordinances. Inspect up to 4,300 units annually. • Develop abatement process by October 2022 for buildings where the property owner does not remedy substandard housing conditions; utilize the Administrative Citations Ordinance to obtain code compliance.
• Refer property owners to assistance programs (e.g., Program 2) Responsible Agency: City Housing Division
Funding Source(s): CDBG Funds; General Funds
Time Frame: Ongoing
Program 2: HOME Improvement
The HOME Improvement Program provides loans of up to $90,000 to lower income households for repair work to single-family owner-occupied homes. Funds must be used to correct code deficiencies in the structure.

Eligible improvements include electrical, plumbing, kitchen and bathroom improvements, furnace and hot water heater replacement, home painting, structural upgrading, roofing, foundation and drainage improvements, disabled access, windows, doors and frames, rodent and pest extermination and repairs, fence improvements, and energy conservation. Loans are deferred at 0% or 3% interest and are due upon sale or transfer of property, 30 years or no longer occupied as a primary residence, which ever is less. The City will promote the availability of the HOME Improvement Program through the City website, word of mouth and articles in City newsletter on a yearly basis.

Objective(s):
• Provide up to 4 HIP loans annually to qualified low- and moderate-income (1 VL, 3 Low) homeowners earning less than 80% of CMFI.
• Annual outreach to developers
Responsible Agency: City Housing Division
Funding Source(s): CalHome; HOME; Housing Rent Revenues Time Frame: Ongoing; annual promotion in the City newsletter Program 3: Emergency Repairs for Homeowners
• The Emergency Repairs Program for Upland Homeowners Program provides a grant of up to $10,000 for emergency repairs. The grant is eligible for very-low-income homeowners of single-family homes, condominiums, and mobile homes. The grant can be increased to $12,000 for homeowners wishing to provide a dollar-for-dollar match above the $4,000 emergency grant limit. Qualifying home repairs include structural, mechanical, plumbing, electrical, and code violations, as well as weather-proofing, installation of low-flow toilets and smoke detectors, HVAC repairs, and accessibility improvements. This program works in tandem with the code enforcement program where income qualified homeowners who have housing units with code violations can be referred to seek grants to make necessary repairs. The City will promote the availability of the HOME Improvement Program through the City website, word of mouth and articles in City newsletter on a yearly basis.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-62 Objective(s):
• Provide grants to up to 25 (VL) qualified homeowners annually to address emergency repairs; disseminate information to property owners; and seek additional funding for the program to ensure its long-term viability.
• Annual outreach to developers
Responsible Agency: City Housing Division
Funding Source(s): CDBG Funds; Housing Rent Revenues
Time Frame: Ongoing and Annual Basis
Program 4. Rental Acquisition and Rehabilitation
The Rental Acquisition and Rehabilitation Program (RARP) is designed to assist lower income tenants (whose combined family income does not exceed 80% of the County median income) by providing Upland landlords with loans to acquire multi-family units and rehabilitate their multi-family properties. The program offers zero interest deferred loans of up to $30,000 per dwelling unit for rehabilitation expenses. Eligible improvements include structural, roofing, insulation, plumbing, electrical, lead paint abatement, accessibility improvements, foundation work, habitability, health and safety, etc. Code violations take precedent. The minimum affordability covenant may be 5, 10, 15 and up to 55 years depending on the project, the loan amount, and the funding source used for the rehabilitation loan. The City will reach out to existing RARP participants annually to extend loans and affordability provisions to the extent funding is available.

Objective(s):
• Continue to provide RARP grants to up to 4 units annually to address properties with substantial rehabilitation or maintenance needs.
• Work to pursue and purchase properties defaulting on local taxes to remove substandard housing.

Responsible Agency: City Housing Division
Funding Source(s): Home Funds; Housing Rent Revenues
Time Frame: Ongoing and Annual Basis
Programs to Improve Housing Opportunities
Program 5: Adequate Sites to Accommodate Regional Housing Needs The sites analysis presented in Appendix B indicates that relatively little vacant land suitable for residential development remains in Upland; therefore, most future residential development – especially higher-density housing to facilitate affordable housing – will occur on properties that have previously been used for non- residential purposes but are now underutilized and ripe for residential redevelopment.

The Regional Housing Needs Assessment (RHNA) for the 2021-2029 planning period assigned Upland a new housing need of 5,686 units, of which 2,543 (45%) are in the lower-income categories. To address the current shortfall in capacity for potential housing development the City will process zoning amendments for sites totaling at least 42.9 acres with allowable densities of 30 units/acre during 2022-2024 to fully accommodate the City’s remaining housing need. Rezoned sites will be selected from the candidate sites listed in Appendix B and will comply with the requirements of Government Code §65583.2(h) and (i).

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-63 • permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower income households. By-right means local government review must not require a CUP, planned unit development permit, or other discretionary review or approval. • accommodate a minimum of 16 units per site;
• require a minimum density of 20 units per acre; and
• at least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low- income housing need, if those sites:
o allow 100 percent residential use, and
o require residential use occupy 50 percent of the total floor area of a mixed-use project.

To address AFFH goals (see Appendix C) and improve access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed-use and flexible residential uses are allowed. (see also Program 19)
The adequate sites rezoning program will include a provision that on any non-vacant sites identified in Appendix B that were listed in a previous Housing Element sites inventory, or vacant sites that were listed in two previous consecutive inventories, residential development will be allowed by-right when a housing project provides at least 20 percent of the units affordable to lower-income households in compliance with Government Code Sec. 65583.2(c),
Development on any site listed in Appendix B that proposes to demolish existing housing units shall be subject to a policy requiring the replacement of affordable units as a condition of any development on the site pursuant to Government Code Sec. 65583.2(g)(3). Replacement requirements shall be consistent with those set forth in Section 65915(c)(3).

To facilitate housing development, zoning regulations, development standards and fees will continue to be posted on the City website and updated annually, and the City will establish written procedures for streamlined review consistent with Government Code Section 65913.4 (SB 35) by December 2022.

Objectives:
• Process amendments to the General Plan and zoning regulations to make adequate sites available to accommodate the City’s RHNA allocation for the 2021-2029 planning period. • Seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed-use and flexible residential uses are currently allowed. • Post zoning, development standards and fees on the City website annually throughout the planning period
• Establish procedures for streamlined permit review by October 2022 • Monitor progress annually through Annual Progress Reports

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-64 Responsible Agency: City Planning Division
Funding Source(s): State grants; General Fund
Time Frame(s): General Plan and zoning amendments by October 2022; annual progress reports and website updates
Program 6: Specific Plans
Upland has developed specific plans to guide development of key areas in the community according to smart growth principles. These include the creation and restoration of diverse, walkable, compact, vibrant, mixed-use communities composed of the same program components as conventional development, but assembled in a more integrated fashion. These contain housing, workplaces, shops, entertainment, schools, parks, and civic facilities essential to the daily lives of the residents, all within easy walking distance. The intent is to design complete neighborhoods that are coherent, visually attractive, and integrated. Specific plans with remaining development capacity include the Enclave, Villa Serena and Sycamore Hills.

The Historic Downtown Upland Specific Plan was adopted in 2012. This specific plan covers the City’s historic core and contains a transit station, civic center, parks, schools, housing, and commercial uses. The specific plan denotes nine districts, each with a defined purpose and mix of land uses. To facilitate the production of multiple-family housing, especially affordable housing, the Plan allows for more than 1,000 new housing units, with multiple-family and mixed uses allowed by-right at densities of up to 55 units per acre. The City is working with developers to build affordable senior housing, townhomes, and mixed-use projects. The City will continue to manage the implementation of this plan, which includes strategies and priorities to increase housing opportunities within the district.

Objective(s):
• Continue to implement specific plans throughout the planning period to facilitate the development of high-quality infill residential development in Upland.
• Process amendments needed to encourage the production of housing for all income levels, in particular for lower- and moderate-income households concurrent with zoning amendments described in Program 5.

Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame(s): Ongoing
Program 7: Reduce Potential Constraints to Housing Development Housing cost is affected by the time required for review and approval as well as the perception of development approval certainty. While the development review process in Upland is not considered to create unreasonable constraints to new housing, the City will process an amendment to the Zoning Ordinance to eliminate use permit (AUP or CUP) requirements on residential development and establish objective development and design standards for projects that are eligible for ministerial review. In addition, the garage requirement will be eliminated for multi-family development.

Objective(s):
• Reduce the time and cost of development
• Process a Code amendment by December 2022.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-65 Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame(s): Code amendment by December 2022
Program 8: Accessory Dwelling Units
The Upland Municipal Code allows accessory dwelling units (ADUs) in all residential zones. ADUs provide additional income for the homeowner, while also providing affordable housing opportunities for family members, students, caretakers, seniors, and other individuals seeking housing in Upland.

In 2021 the City received approval for a State SB 2 grant to prepare an ADU Assessment, Workbook and Website. Encouraging the development of ADUs is one of several ways to increase housing production in the City. This activity will include conducting an assessment that will be looking at ADU capacity within th e City, preparation of pre-approved ADU plans to reduce the cost to property owners. This activity will provide sample floor plans, useful videos, a list of local regulations, and a cost calculator to assist homeowners in developing ADUs. These tools will encourage and assist in developing ADUs in Upland.

To ensure that City regulations remain consistent with State laws, the City will review ADU regulations each year and process Code amendments as necessary to incorporate any changes. The City will continue to monitor the extent of ADU production to ensure that the ordinance is being successful and that the Housing Element goals and RHNA production can be met.

Objective(s):
• Encourage ADU production through preparation of an ADU assessment, workbook and website with pre-approved plans.
• Review State ADU law annually and process amendments to local regulations as necessary to ensure conformance with current law.
• Track the number of ADUs produced annually by type and residential covenants issued during the planning period. The City will review ADU production annually and if permits fall short of projections, additional incentives and strategies will be implemented to further encourage ADU construction.

Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame: Code amendment by December 2022 and as necessary thereafter on an annual basis Program 9. Water Priority System
The City Public Works Department, San Antonio Water Company, West End Consolidated Water Company, and MWD provide water to Upland residents. The Inland Empire Utilities Agency (IEUA) provides sewer services. Senate Bill 1087 (2005) requires all local governments to transmit a copy of the Housing Element to water and sewer service providers that serve their community. It also requires water and sewer providers to have a policy that gives priority for service allocations to proposed projects with housing units affordable to lower-income households if a shortfall in supply occurs. Because the City is a majority owner in two water utilities (except for MWD), the City will actively encourage these entities to draft and adopt a water priority system. The City will also notify IEUA of their responsibility under state law upon adoption of the Housing Element.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-66 Objective(s):
• Notify water and sewer providers of requirements for a water and sewer priority system by December 2022.

Responsible Agency: Public Works Department
Funding Source(s): General Funds
Time Frame: December 2022 and Ongoing
Program 10. Neighborhood Improvements
Having adequate public facilities is essential for a complete community. These services provide a high quality of life for residents and workforce, improve property values, and increase City revenu es that are available to fund and expand City services. This includes the improvement and maintenance of libraries, sewer system, school services, drainage and water system, police and fire, parks and recreational facilities, private recreation facilities required for new residential development, and other services. The City prepares a capital improvement program on an annual basis to identify and prioritize the improvements needed. Certain services are tied more directly to specific plan areas, others to private developments, and others to the entire community. The City of Upland will review neighborhood improvement needs on an annual basis and continue to make such infrastructure and service improvements that further the vision of the City Council through the annual budget process.

Objective(s):
• Continue monitoring, planning, and programming for public improvements that serve the community on an annual basis.

Responsible Agency: City Planning Division, Public Works Funding Source(s): General Funds, Measure I, CDBG
Time Frame: Annual review and budgeting
Programs for Housing Assistance
Program 11. Homeownership Assistance
The Housing Division provides low-interest FTHB loans, as funds are available, to help individuals and families who wish to purchase a home, but are unable to qualify and/or do not have the necessary down payment. This program is designed to help persons who would not otherwise achieve the American dream of owning their own home. A program loan is a silent second mortgage; a 0% to 3% simple interest loan (interest free after 20 years) with all payments deferred until the first occurrence of sale, refinancing, full payment of the first mortgage, or 30 years. As of 2021, the maximum assistance is 30% of the purchase price and the home price cannot exceed $669,750. Because the program is dependent on State HOME funding, and due to loss of RDA funds, it is necessary to seek additional grants to continue and expand the program.

Objective(s):
• Continue to provide up to 2 FTHB loans annually to qualified low-income homebuyers and advertise program availability.
• Annually evaluate the City's funding capacity and as needed, pursue additional HOME/CalHOME funds from HCD.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-67 Responsible Agency: City Housing Division
Funding Source(s): HOME, CalHOME, and Housing rental revenues Time Frame: Ongoing and Annual Basis
Program 12: Rental Housing Assistance
On behalf of the Upland Housing Authority, the Housing Authority of San Bernardino County is responsible for implementing the Section 8 rental assistance program. Under this program, the Housing Authority extends rental subsidies to very-low-income households who spend more than 30% of their gross income on housing.

Rental assistance not only addresses housing affordability but also overcrowding, by allowing families that “double up” to afford their own unit. The Upland Housing Authority is also responsible for managing public housing in Upland, the public housing modernization program, and partnering with the City on various affordable housing programs and outreach.

Objective(s):
• Continue to participate in the federal housing choice voucher program and family self-sufficiency program.

Responsible Agency: Upland Housing Authority
Funding Source(s): HUD housing choice vouchers
Time Frame: Ongoing
Program 13. Housing Incentives
Upland implements a toolkit of incentives to facilitate the construction of affordable and market rate housing.

These include a density bonus ordinance, a minor modification and variance process, lot consolidation efforts, etc. Lot consolidation is encouraged when developers initially approach the City with preliminary applications and will be facilitated through expedited processing and fee waivers when affordable units are provided. The density bonus ordinance (Municipal Code Chapter 17.17) allows the development of additional units and the provision of regulatory/financial incentives for projects providing affordable units. Both the minor modification and variance processes facilitate infill development. Financial assistance may also be provided subject to availability.

Objective(s):
• Update the Density Bonus Ordinance by October 2022
• Continue to permit and encourage density bonuses, lot consolidations, and other means to build market-rate and affordable housing. Advertise the availability of incentives at the planning public counter and through the development review process.

Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame: Code amendment by October 2022; Ongoing
Program 14: Mobile Home Rent Stabilization
The City’s Mobile Home Rent Ordinance is intended to protect occupants of from unreasonable rent increases while still recognizing the need for park owners to receive a reasonable return on investment and increase rents at a rate sufficient for covering the costs of repairs, maintenance, insurance, upkeep, and amenities. Under the Mobile Home Rent Ordinance, the annual rent increase is indexed to the consumer price index. The Ordinance

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-68 covers six mobile home parks: Mountain View Estates, Oasis Mobile Estates, Upland Cascade, Upland Eldorado, Upland Meadows Mobile Estates, and Upland View Terrace. The City had been updating the Rent Review ordinance in response to community concerns, but the process is on hold while the courts decide the legality of rent stabilization laws.

Objective(s):
• Continue to enforce the Mobile Home Rent Ordinance to preserve mobile home affordability throughout the planning period consistent with State law.

Responsible Agency: City Housing Division
Funding Sources: General funds
Time Frame: Dependent on litigation; Ongoing
Program 15: Affordable Housing at Risk of Conversion to Market Rate The City periodically monitors its affordable housing projects to determine properties at risk of conversion. A total of 176 lower-income rental units are at risk of conversion by 2031. In 2022 and each year thereafter City staff will contact property owners to discuss options for extending affordability covenants for units at risk of conversion and will also notify qualified entities if a project is proposed for conversion. Notification will incorporate State preservation notice law (Government Code section 65863,10, 65863.11, and 65863.13) to inform the property owners of their responsibilities to tenants beginning three years before the property’s potential conversion to market-rate.

Objective(s):
• Monitor publicly assisted low-income rental units at risk of conversion; support efforts to preserve the units through grants, tax credits, bonds, and transfer of ownership to entities willing to keep the units affordable.
• Inform tenants and property owners of their rights and responsibilities to provide adequate notice and other procedures if an affordable project is proposed for conversion to market rate housing.

Responsible Agency: City Housing Division
Funding Source(s): General Fund, Housing Rent Revenue Fund Time Frame: Annual review and outreach
Program 16: Homeless Services and Facilities
The City of Upland seeks to proactively address the needs of the homeless population by encouraging production of emergency shelters, transitional housing, supportive housing, and single-room-occupancy units.

Transitional housing and supportive housing must be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone (Gov. Code, § 65583(a)(5)). In 2018 AB 2162 amended State law to require that supportive housing also be a use by-right in zones where multi-family and mixed uses are permitted, including non- residential zones permitting multi-family uses, if the proposed housing development meets specified criteria.

Regulations and management standards for emergency shelters must be objective and encourage and facilitate the development of, or conversion to, emergency shelters, and are subject to the same development and management standards applicable to residential or commercial development within the same zone except for those standards prescribed by Government Code section 65583 (a)(4)(A). AB 139 (2019) modified the allowable parking standards for emergency shelters. AB 101 (2019) added the requirement that low barrier navigation centers meeting specified standards be allowed by-right in areas zoned for mixed use and in non-residential zones

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-69 permitting multi-family uses pursuant to Government Code §65660 et seq. The City will review current development standards for these facilities and process a Code amendment to ensure that regulations regarding emergency shelters, transitional housing, supportive housing and low barrier navigation centers are consistent with State law.

Objective(s):
• Amend City regulations regarding emergency shelters, transitional housing, supportive housing and low barrier navigation centers consistent with State law.

Responsible Agency: Development Services Department,
Funding Sources: General Fund, Housing Rent Revenue Fund Time Frame: Code amendment by December 2022
Program 17: Administrative Capacity
The dissolution of redevelopment agencies and loss of funding has required many cities to look for ways to activate the nonprofit sector and seek to collaborate and leverage resources to address community needs. The City has many active nonprofit organizations to address local needs. As the City continues to realign resources, augmenting its administrative capacity is a key concern. The City will leverage available resources through annual outreach and coordination with local non-profit organizations to maximize the benefits to lower-income households and persons with special needs.

Objective(s):

Utilize faith-based organizations, other non-profits, San Bernardino County Housing Authority, County, and other stakeholders and create a network of community and mainstream resources. The City will develop and implement a Homeless Services Plan that addresses:
• Community Outreach, Engagement, and Education Initiatives • Treatment and Permanent Supportive Housing Initiatives • Housing First/Rapid Re-housing Initiatives
• Chronic Homelessness
• Enforcement
Responsible Agency: Police Department
Funding Sources: General Fund, PLHA, CDBG and Housing Fund Time Frame: Annual outreach and coordination with local non-profit organizations Program 18: Housing for People with Disabilities or other Special Needs The City of Upland encourages the provision of housing to serve the needs of persons with disabilities or other special needs, including residential care facilities, senior housing, transitional housing and supportive housing, and employee housing. The City will monitor changes to State law and process amendments to the Municipal Code annually as necessary to ensure that City regulations are consistent with State requirements. The City of Upland also has many organizations that serve persons with disabilities, including those with developmental disabilities. This includes OPARC Center, Easter Seals Development Center, Salem Christian Homes, and other organizations.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-70 Objective(s):
• Monitor changes in State law and process amendments annually to the Municipal Code as necessary to ensure that City regulations are consistent with State requirements. Support agencies in seeking funding, as available, for the provision of housing and services for people with disabilities, including developmental disabilities. Reach out to potential developers or service agencies as part of the annual Action Plan solicitation for CDBG.
• Create reasonable accommodation process and procedure by December 2022 to allow flexibility in land use, building, and development standards to accommodate people with disabilities. • Amend use standards and parking regulations for small residential care facilities by December 2022 to be the same as for other residential uses of the same type in the same zone consistent with State law. • Review and amend regulations and parking standards for large (7+) residential care facilities by December 2022 to replace or modify the CUP requirement to provide greater objectivity and development certainty for residential care facilities serving 7 or more persons in all residential zones. • Amend regulations for employee housing consistent with the Employee Housing Act by December 2022.
• Amend the Zoning Code by December 2022 to either remove the definition of family or to revise the definition removing detailed descriptions that may not be needed for zoning purposes • Assist in the development of housing for persons with special needs, including 792 extremely-low- income households, throughout the planning period through priority processing, granting fee waivers or deferrals, modified development standards, concessions and incentives for housing developments that include units affordable to extremely-low-income households; assisting and supporting funding applications; and annual outreach and coordination with affordable housing developers.

Responsible Agency: City Housing Division; Development Services Department Funding Sources: General fund
Time Frame: Code amendments by December 2022; Annual monitoring, outreach and coordination
Program 19: Affirmatively Furthering Fair Housing
Upland implements programs to promote fair housing opportunities for all persons, regardless of protected status. As an entitlement jurisdiction, Upland prepares an Analysis of Impediments to Fair Housing Choice (AI) to periodically identify constraints or obstacles to fair housing opportunity. The City also contracts with the Inland Fair Housing and Mediation Board (IHFMB) to provide fair housing services that affirmatively further fair housing. Services include landlord and tenant education, community outreach and advocacy, and enforcement of fair housing laws. IFHMB also implements the policies and recommendations, where applicable, articulated in Upland’s AI.

Objective(s):
• Promote fair housing practices through contract with IFHMB. Comply with all State and federal fair housing requirements when implementing housing programs or delivering housing-related services. • Continue to prepare the Analysis of Impediments to Fair Housing Choice as required under federal law; implement the recommendations to improve fair housing as contained therein. • Disseminate fair housing outreach materials at the library, website, and counter so that residents and landlords are aware of their rights, responsibilities, and opportunities for resolving fair housing concerns.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-71 • Monitor residential and commercial developments that may impact ridership potential for expanded fixed route service north of the 210 Freeway and if any new developments in this area have the potential to generate ridership, the City will share this information with Omnitrans for consideration in future transit planning.
• The Upland Development Services Department and IFHMB will continue providing educational opportunities for property owners, property managers, and residents in Upland concerning the law as it pertains to reasonable accommodations and reasonable modifications. The City will contract with IFHMB to provide two workshops per year in the City, with one workshop per year serving as a general introduction to fair housing laws and possible discrimination, and one workshop each year being specifically focused on housing issues faced by persons with disabilities and the reasonable accommodation and modification processes. The City will also contract with IFHMB at least once during the planning period to fund matched pair testing in Upland to address issues of possible discrimination based on disability as well as race, familial status, national origin, disability and other protected categories.
• To foster development of a balanced community that provides access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi- family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed use and flexible residential uses are currently allowable. (see also Program 5) • Encourage continuing stakeholder involvement in local housing issues through ongoing, proactive outreach to engage members of all socio-economic groups and recruit members of underrepresented groups to participate in City meetings.

Responsible Agency: City and Inland Fair Housing and Mediation Board Funding Sources: CDBG Funds
Time Frame: Ongoing and Annual Basis

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-72 Quantified Objectives
Subject to availability of funding, Table H-19 summarizes the City’s quantified objectives for the 2021-2029 planning period.

Table H-19 Housing Element Quantified Objectives
Housing Program Area
Households Assisted by Income Level
Ext. Low Very Low Low Moderate Above Mod
New Construction1 792 792 959 1,013 2,130
Housing Rehabilitation2 50 100 89 - N/A
Housing Preservation3 - - 176 - N/A
Rental Assistance4 416 165 29 N/A N/A
Homebuyer Assistance5 - - 10 - N/A
Mobile Home Rent Stabilization6 806 N/A
Code Enforcement Case Resolution7 20,000 N/A
Source: City of Upland, 2021.

Note: Quantified objectives dependent on continued funding. 1 Housing construction goals refer to the provision of sites to address the 2021–2029 RHNA allocation. 2 Housing rehabilitation goals include the Housing Improvement, Emergency Repairs for Homeowners, and Rental Acquisition and Rehabilitation programs.
3 Housing preservation goals refer to the preservation of publicly subsidized units at risk of conversion to market rate. 4 Rental assistance goals refers to the annual number of housing choice vouchers issued by the Upland Housing Authority. 5 Homeownership goals refer to the City’s homeownership assistance program. 6 Mobile home rent stabilization goals refer to all units under the program, regardless of income level. 7 Code enforcement refers to units inspected citywide and in focus areas.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-73 Appendix A Evaluation of the Prior
Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the previous Housing Element; the appropriateness of goals, objectives, and policies; and the progress in implementing programs for the previous planning period.

Table A1 summarizes the City’s accomplishments in implementing the programs for the previous planning period. In addition, a cumulative evaluation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female headed households, farmworkers and persons experiencing homelessness) is described below.

The City of Upland implemented various programs as part of its previous cycle of the Housing Element in an effort to maintain its existing housing stock, conserve and improve existing affordable housing, increase housing production, provide assistance to households in need, create equal opportunity to housing, and comply with State law and code amendments.

A number of the City’s programs addressed the housing needs of special needs populations during the previous cycle. Special needs populations include seniors, large families, single-parent households, people who are homeless, and people with disabilities. The City addressed the housing needs of special populations through the following programs:
• The Emergency Repair Program (ERP) - provides a grant for emergency repairs to single-family homes, condominiums, and mobile homes of very-low-income families. The grant is available to income eligible homeowners who live within Upland’s city limits. Funding for this program is provided by Community Development Block Grant (CDBG) and/or local City funds and grants up to $ 15,000 are available for emergency repairs and/or code violations corrections on a first come, first served basis subject to type of emergency and annual appropriation caps.
• First Time Home Buyer Program – The Housing Division of the Development Services Department provides low-interest loans for First Time Home Buyers (FTHB) through HOME and Cal HOME funds.

When funds are available, this program helps individuals and families to purchase a home if they are unable to qualify and/or raise the necessary down payment without financial assistance. This program is designed to help persons who would not otherwise achieve the American Dream of owning their own home. Loan are structured as a second mortgage at 3% simple interest- with all payments deferred until the first occurrence of sale, refinancing, or full payment of the first mortgage.
• The Home Improvement Program is funded by HOME and CalHOME funds and provides 30-year deferred, zero or 3% interest loan up to $90,000 for qualifying repairs. This program targets lower-income homeowners who cannot secure conventional funding for repairs. • Affordable Housing – There are currently 10 affordable rental housing complexes in the City that offer a total of 732 affordable units at the following sites: Coy D. Estes Senior Housing, Los Olivos Housing Authority of the County of San Bernardino, The Village Apartments, Sunset Ridge Apartments, Magnolia

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-74 Colony Apartments, Northwoods Apartments, Arbor Park Apartments, Alpine Woods, Mountain Springs Apartments and Ninth Street Terrace Apartments.
• Families and Individuals in Need of Emergency Shelter / Homelessness – The City of Upland is actively engaged in supporting residents experiencing homelessness by providing direct Outreach Services through the U-HOPE program implemented by the Upland Police Department. Homelessness occurs for a variety of reasons and requires different resources and services for each homeless individual, serving the needs of this population is complex. The City aims to provide a system that coordinates and focuses resources to those most in need and least able to advocate for themselves. People experiencing homelessness in Upland can be connected to Emergency Shelters, Substance Abuse Programs, and the County Coordinated Entry System (2-1-1). Available services include clothing, food, childcare, health care, government resources, transportation, local libraries and afterschool programs, donation information and volunteer information. Service locations include the following:

Abundant Living Family Church
Hours: Tuesday & Thursday, 4 p.m.-7 p.m. Saturday 10 a.m.-1 p.m. 9269 Uticia Ave. #125 Rancho Cucamonga, CA 91730
(909) 987-7110

Citylink—Food Bank Only
Hours: Tuesday and Thursdays 2: p.m. - 6 p.m.
16779 Spring St. Fontana, CA
(909) 803-1059

Foothill Family Shelter
Hours: Tuesday-Friday, 9:00a.m.-5 p.m.
1501 W. 9th Street, Ste D Upland, CA 91786
(909) 920-0453

St. Joseph’s Church—Food Bank His Hands Ministry (Upland only) Hours: Monday-Thursday, 9 a.m.-11 a.m. Saturday 7:00 a.m. - 2 p.m. 937 N. Campus Ave. Upland, CA 91786
(909) 981-8110

Salvation Army
Hours: Monday-Friday, 9 a.m.-10:30 a.m.
412 S. Euclid Ave., #408 Ontario, CA 91762
Food Bank (909) 986-6748 Shelter (909) 888-4880

GAP—Food Bank
Thursdays only 4 p.m. - 6 p.m
8768 Helms Ave Rancho Cucamonga, CA 91730
(909) 945-1020

Para Los Niños
Family Services Hours: Tuesday-Friday, 9 a.m.-1 p.m.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-75 1205 N. Baker Ave
Ontario, CA 91764
(213) 413-1466

Inland Valley Hope Partners
Hours: Monday-Thursday, 8:00 a.m.-6 p.m.
1753 Park Avenue.

Ontario, CA 91762
(909) 622-3806

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-76 Table A1. Program Accomplishments, 2013–2021 Housing Element Name of Program Objective Timeframe in H.E Status of Program Implementation Code Enforcement Ensure compliance with municipal codes and maintain value and safety of property and
structures.

Ongoing The City has continued to provide code enforcement services. This program is successful and should be continued.

Home Improvement Provide Home Improvement loans to qualified low and moderate income homeowners earning
less than the 80% Area median Income.

Ongoing Due to the decrease of the State after rehabilitation value limits to $285,000 and the long-awaited approval to increase said value limits, staff has struggled to provide assistance to any potential qualified applicants. This program should be continued.

Emergency Repair
Program
Provide grants to qualified homeowners to
address emergency repairs.

Ongoing This program continued to provide grants to qualified homeowners to address emergency repairs. During 2014-2020 92 households were assisted through the Emergency Repair Program. This program helps to avoid deterioration and should be continued.

Rental Acquisition and
Rehabilitation
Continue to provide grants to address properties
with substantial rehabilitation or maintenance
needs.

Ongoing No units were assisted during 2014-2020 due to dissolution of the Redevelopment Agency. This program helps to avoid deterioration and should be continued if funding is available.

Historic Preservation Continue to support the preservation of historic properties through a variety of planning,
zoning, rehabilitation, and other incentives.

Discontinued The Historic Home Rehabilitation Program has been defunded, however, if there is an opportunity to preserve a Historic Home for affordability purposes, the city will assist in that activity.

Five Star Rental
Recognition
The objective is to continue this program and
disseminate information to landlords to
encourage their participation in the Five Star
Rental Recognition Program.

Discontinued This program was discontinued in 2016.

Specific Plans Continue to implement remaining specific plans to facilitate the development of high quality infill
residential development in Upland.

Ongoing The City continued to implement the remaining specific plans in order to facilitate the development of high quality infill residential development in Upland. This program is an important strategy for effective land use planning and should be continued.

Historic Downtown
Specific Plan
Continue to implement the Historic Downtown
Specific Plan to facilitate the development of
high quality infill residential development in
Upland.

Ongoing The City continued to implement the Downtown specific plan. This program is an important strategy for effective land use planning and should be continued.

Secondary Units The City will continue to support the
production of second units and guest
quarters that meet the requirements in the
municipal code.

Ongoing The City continued to support the production of accessory units and in 2021 the ADU Ordinance was updated consistent with State law. This program is an important component of the City’s overall housing strategy and should be continued.

Green Valley Initiative Participate in the Green Valley Initiative's regional meetings and outreach efforts to
promote a healthy economic and
environmental future. Continue
implementation of the City's other green
Ongoing The City continued to participate in this collaborative effort. As of 2021 the City participates in 4 open PACE programs. This program supports energy conservation and should be continued.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-77 Name of Program Objective Timeframe in H.E Status of Program Implementation initiatives, including waste management,
water conservation and use, and CalGreen
programs.

Water Priority System Encourage water and sewer providers to have a water and sewer priority system in place in
compliance with state housing law.

Ongoing The City actively participated in the establishment of a water and sewer priority system. This program supports infrastructure for new housing and should be continued.

Neighborhood
Improvements
Continue monitoring, planning, and
programming for public improvements that
serve the community.

Ongoing The City continued to make such infrastructure and service improvements to further the vision of the City Council. This program supports infrastructure for new housing and should be continued.

Homeownership
Assistance Continue to provide up to 2 FTHB loans
annually to qualified low income homeowners
and advertise program availability. Annually
evaluate the City's funding capacity and as
needed pursue additional HOME / CAL HOME
funds.

Ongoing During 2014-2020 there were 2 FTHB loans granted. This program supports home ownership for low-income households and should be continued.

Rental Housing
Assistance
Continue to participate in the federal housing
choice voucher program and family self-
sufficiency program allocating.

Ongoing According to the Housing Authority of the County of San Bernardino, the Upland Housing Authority served vouchers to 619 families. This program supports rental housing affordability and should be continued.

Housing Incentives Continue to permit and encourage density bonuses, lot consolidations, and other means to
build market rate and affordable housing.

Amend the Zoning Code to allow half covered/
uncovered spaces for studio and 1-bedroom
units in projects outside the downtown and
mixed use corridors provided the project
qualifies for a density bonus or is deed
restricted as affordable. Advertise the
availability of incentives at the planning public
counter and through the development review
process.

Ongoing The Development Code Update was adopted on September 28, 2015. The update provided modifications to the Development Code that were recommended in the Housing Element. These included providing for residential care facilities (7 or fewer) by right in all residential zones. New provisions were also provided for Supportive and Transitional Housing, Emergency Shelters, Child Care/Day Care, SROs, and efficiency units. This program supports production of new housing, including affordable units, and should be continued.

Mobile Home Rent
Stabilization
Continue to enforce the Mobile Home Rent
Ordinance; complete review and revisions to
the Rent Ordinance after the courts complete
proceedings on the legality of rent stabilization
Ongoing The City has placed the proposed revisions to the existing ordinance on hold until the court proceedings have been completed.

Housing at Risk of
Conversion Monitor publicly assisted multiple units at risk of conversion; support efforts to preserve the
units through grants, tax credits, bonds, and
transfer of ownership to entities willing to keep
Ongoing The City continued to monitor affordable housing projects to determine properties at risk for conversion. This program is an important strategy for preserving existing affordable housing and should be continued.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-78 Name of Program Objective Timeframe in H.E Status of Program Implementation the units affordable. Inform tenants and
property owners of their rights and
responsibilities to provide adequate notice and
other procedures if an affordable project is
proposed for conversion to market rate
housing.

Low Income Housing
Assistance Offer expedited permit processing, contact
developers annually about potential sites, and
support applications of developers to build
affordable housing that targets extremely low
income households in Upland. Assist in the
development of housing for lower- income
households by outreaching to affordable
housing developers, exploring available funding
options, and supporting grant applications for
housing.

Ongoing This program is duplicative and should be combined with other programs that have similar purposes.

Homeless Services Define shelters, transitional housing, and permanent supportive housing consistent with
state law, permit shelters with a ministerial
permit in the Industrial zone; and establish
objective standards as allowed by state law. In
all zones allowing residential uses, permit
transitional and supportive housing as a
residential use and only subject to those
restrictions that apply to other residential uses
of the same type in the same zone.

Ongoing The City continued to provide funding support to agencies that serve the homeless and at- risk homeless through the CDBG Program process and the City's Housing Fund. In 2013, a Homeless Shelter Stakeholders Group was formed to assist the implementation of this goal. The Development Code Update was adopted in the summer of 2015. In December 2019, the City hired a Homeless Coordinator to conduct and assist with homeless prevention activities. During CY2020, the City applied for and received a new affordable housing grant from the State that will provide funding to the Homeless Prevention Program for the next 3 years. Also, during CY2020, the City applied and received CARES CV1 and CV3 to provide additional funds to assist homeless prevention activity. This program is an important strategy for addressing the special needs of the homeless and should be continued.

Administrative Capacity Utilize the Service Council to coordinate the City, faith-based organizations, other non-
profits, Upland Housing Authority, County, and
other stakeholders and create a network of
community and mainstream resources. The
Service Council will develop and implement a
Homeless Services Plan that addresses:
-Community Outreach, Engagement, and
Education Initiatives
-Treatment and Permanent Supportive Housing
Initiatives
-Housing First/Rapid Re-housing initiatives
Ongoing The City has continued to work with the various organizations in San Bernardino County to create a Homeless Service Plan. The stakeholders team is comprised of individuals and organizations that have a desire to help the community and seek a positive change in the city, specifically, as it relates to those affected by homelessness. The team meets monthly in order to maintain an active effort to address the homeless issues. In December 2019, the City hired a Homeless Coordinator to assist with all homeless activities. During CY2020, the City applied for the Permanent Local Housing Allocation to assist the Homeless Coordinator with additional funds for the City's Homeless Prevention Program. Also, during CY2020, the City applied and received CARES CV1 and CV3 to provide additional funds to assist homeless prevention activity. This program is an important strategy for leveraging housing resources and should be continued.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-79 Name of Program Objective Timeframe in H.E Status of Program Implementation - Chronic Homelessness
-Enforcement
Housing for People with
Disabilities
Amend the Zoning Code to define and allow
residential care facilities serving six or fewer
residents as a by-right use in all residential
zones; remove or amend the definition of a
family in the Zoning Code. Permit larger
facilities with a CUP in two additional mixed-
use zones.

Support agencies in seeking funding, as
available, for the provision of housing and
services for people with disabilities, including
developmental disabilities. Reach out to
potential developers or service agencies as
part of the annual Action Plan solicitation for
CDBG.

Create reasonable accommodation process
and procedure as part of the Zoning Code
Update to a low flexibility in land use, building,
and development standards to accommodate
people with disabilities.
2015 The Development Code Update was adopted on September 28, 2015. The update provided modifications to the Development Code that were recommended in the Housing Element. These included providing for residential care facilities by right in all residential zones (for those serving 6 or fewer residents), Supportive and Transitional Housing, Second Dwelling Units, Emergency Housing and Single Room Occupancy (SRO) in Mixed Use Zones and Efficiency Units. This program is an important strategy for addressing the special housing of persons with disabilities and should be continued.

Fair Housing Promote fair housing practices through contract with IFHMB. Comply with all state and federal
fair housing requirements when implementing
housing programs or delivering housing- related
services. Continue to prepare the Analysis of
Impediments to Fair Housing Choice as required
under federal law; implement the
recommendations to improve fair housing as
contained therein. Disseminate fair housing
outreach materials at the library, website, and
counter so that residents and landlords are
aware of their rights, responsibilities, and
opportunities for resolving fair housing concerns.

Ongoing The City continues to promote fair housing practices and provide educational information to the public. This program is an important strategy for affirmatively furthering fair housing and should be continued.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-80 Appendix B Sites Inventory
This appendix contains a parcel-specific inventory of potential sites that are suitable for housing development during the 2021-2029 planning period. Table B2 lists approved projects expected to be built during the planning period while Table B3 lists vacant sites zoned for residential development. Table B4 includes non-vacant “underutilized” sites with potential for additional residential development. Tables B5 and B6 list candidate sites to be considered for “upzoning” (increasing the allowable residential density from the current maximum to 30 units/acre) or “rezoning” (changing the allowable use from non-residential to multi-family residential/30 units/acre) to accommodate the current shortfall of potential housing capacity compared to the City’s RHNA allocation. The locations of sites are shown in Figures B1 through B4.

Table B1. Sites Inventory Summary
Lower Moderate Above
Moderate Total
Table B.3 Approved Projects 2 352 567 921
Table B.5 Vacant Sites 394 77 10 482
Table B.6 Underutilized Sites 711 863 5 1,579
Table B.7 Candidate Sites (upzoning) 4 615 8 627
Table B.8 Candidate Sites (rezoning) - 285 26 311
ADUs 145 87 20 252
Total Potential Capacity 1,256 2,279 636 4,171
RHNA (2021-2029) 2,543 1,013 2,130 5,686
Adequate Sites? (shortfall) (1,287) 1,266 (1,494) (1,515) Candidate Sites (upzoning net increase) 828 - - 828
Candidate Sites (rezoning net increase) 1,316 - - 1,316 Candidate Sites (total net increase) 2,144 - - 2,144

To facilitate new housing production and address the community’s housing needs, cities must ensure that sufficient land with appropriate zoning is available to accommodate the amount of additional housing need as determined through the Regional Housing Needs Assessment (RHNA). The City’s land use plans and development regulations are discussed in Section 3 – Constraints. This section describes how the RHNA allocation for the 2021-2029 planning period will be accommodated, as summarized in Table B1. Provided below is a parcel-specific analysis of potential housing sites.

Approved Projects
New housing units approved and expected to be completed during the RHNA period are credited toward the City’s new housing need based on the estimated income category of these units as shown in Table B3. Rental units were assigned to the moderate-income category while for-sale units were assigned to the above-moderate category unless affordability requirements have been established.

Potential Development on Vacant Sites
Upland is a mature community with only a small amount of vacant land suitable for housing development.

Potential sites for housing development include sites zoned exclusively for residential use as well as sites where

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-81 zoning allows either residential or non-residential development. The realistic potential for housing on residentially-zoned sites has been estimated based on densities of recently approved multi-family and condo projects (Table B3). Project densities on sites allowing only residential use have ranged from 61% to 108% of the allowable maximum.

Potential Development on Sites Zones for Non-Residential or Mixed Use. In recent years several projects have been developed with a residential component despite non-residential also being allowed in the zoning district. One example is a 78-unit live-work project located at the corner of Central Avenue and 11th Street.

Each unit is 3 stories with the upper two stories used as living space while the first story includes parking and a work area. At the time it was approved, this project was located in the Highway Commercial zone; however, the property has since been rezoned to Commercial Industrial Mixed Use (C/I-MU) consistent with the new General Plan. This zoning district is intended to accommodate a variety of industrial, regional retail, and support commercial activities to satisfy a range of shopping needs for residents and maximize the potential for job generation. This zone is situated at an important gateway to the City at the west end of Foothill Boulevard and along portions of Central and Benson avenues. Development in this zone is intended to include pedestrian- friendly sidewalks and landscaping to facilitate the transformation of this area into an attractive , welcoming gateway into Upland. This zone supports residential uses in the form of live/work developments. The maximum permitted non-residential FAR is 1.0, which facilitates residential development.

Another example of a successful residential project within the Commercial Residential Mixed-Use Zone (C/R- MU) is GFR Homes, a 37-unit townhome style condominium development. The C/R-MU Zone is intended to support the development of compact, walkable, and pedestrian-oriented districts with a combination of retail, local-serving commercial and medium-density multi-family developments. The preference for land uses consists of integrated, vertical mixed uses that facilitate an active street front by bringing buildings and building entrances to the street edge and providing pedestrian-friendly sidewalks, trees, landscaping and public plazas.

The maximum permitted non-residential FAR is 1.0 with a maximum permitted residential density of 20 dwelling units per net acre, exclusive of City and state density bonuses. This zone provides opportunities for a mix of medium- to large-scale integrated mixed-use developments while ensuring a sensitive scaled transition to adjacent buildings and uses.

A recent 6-unit apartment development on San Antonio Avenue is located within the Business Residential Mixed-Use Zone (B/R-MU). This zoning district is intended for areas in which business and/or light industrial uses are compatible with residential or live/work units. The B/R-MU Zone provides an environment where residents can enjoy the convenience of living and working in close proximity. The intended development pattern consists of horizontal mixed uses that provide adequate buffering and transitions between residential and non-residential land uses. This zone supports residential units adjacent to non-residential uses such as: light manufacturing, assembly and offices. The maximum permitted non-residential FAR is 0.5 with a maximum permitted residential density of 20 dwelling units per acre. This zone provides opportunities for preservation of small- to medium-scale development and an authentic mix of building typologies and uses. The site was developed with 6 units (15 units/acre) with the retention of an existing single-family home.

In 2018 the Planning Commission approved a 203-unit apartment complex on a 4.5-acre site (46.9 dwelling units per acre) within the Colonies Specific Plan, Planning Area 4, which is a Mixed-Use Zone. The purpose of the mixed-use designation is to encourage development of higher-density housing with neighborhood commercial and restaurant uses.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-82 Table B2 summarizes densities of recent residential developments in zones allowing commercial or mixed-use.

For housing developments on sites where non-residential and mixed uses are allowed, densities of approved projects have ranged from 67% to 93% of the allowable maximum.

Table B2. Residential Developments in Mixed Use and Non-Residential Zones Project Project Type Zoning District
Non-
residential
uses allowed?
Allowable
Density
(du/ac)
Project Density
(% of max)
# of
units
6 Unit Apartments
(San Antonio)
Apartments B/R-MU Yes 20 15
(75%)
6 Alta Apartments Apartments PA-4 of Colonies SP Yes 62 46.9 (76%)
203
11th & Central Mixed Use Live-Work C/I-MU Yes 20 17.5
(88%)
78 Mt. Fuji (GFR) Condominiums C/R-MU Yes 20 14.4
(72%)
37 Source: City of Upland, 9/2022
Other approved projects and property owner inquiries indicate strong interest high-density multi-family residential development in Upland. Examples include the following:
• This 4-story condominium development was approved at a density of 45 units/acre in The Colonies Planning Area 4. The zoning for this site is Specific Plan/Mixed Use, which allowed mixed-use or commercial development.

• Immediately adjacent to the 4-story condominium development in The Colonies Planning Area 4 is this approved 7-story apartment project at a density of 47 units/acre. The zoning for this site is Specific Plan/Mixed Use, which allowed mixed-use or commercial development.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-83

• A 4-story 111-unit apartment project was approved at a density of 48 units/acre in the Historic Downtown Upland Specific Plan near the Metrolink Station. The site was created through the consolidation of 9 separate parcels totaling 2.3 acres. The project density is 88% of the maximum 55 units/acre allowed in this district. Zoning allowed commercial use on this site. • Preliminary discussions regarding affordable and permanent supportive housing developments at a density of approximately 70 units/acre in the Historic Downtown Upland Specific Plan. • Preliminary discussions regarding a 4-story 141-unit apartment project at a density of 55 units/acre (100% of maximum) in the Historic Downtown Upland Specific Plan. The property is currently occupied with older commercial buildings.
• Preliminary discussions regarding a 199-unit expansion of a senior apartment project at a density of 32 units/acre.

Based on these development trends, the realistic capacity of sites zoned for residential use only (i.e., where non- residential or mixed uses are not allowed) was conservatively estimated as 80% of the allowable density, while the capacity of sites permitting non-residential use was estimated at only 50% of the allowable density.

A parcel-specific list of vacant sites with potential for housing development is provided in Table B5. Potential new housing units on vacant sites are assigned to income categories based on allowable density and parcel size.

Sites allowing a density of less than 15 units/acre are assigned to the above-moderate income category, while sites allowing a density of 15 to 29 units/acre are assigned to either the moderate or above-moderate income category. Sites that are at least ½ acre in size and where a density of 30+ units/acre is allowed may be assigned to any income category based on the “default density” specified in State law. Small sites less than ½ acre are assigned to either the moderate or above-moderate category.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-84 Potential Development on Underutilized Sites
As with most of the older cities of Southern California where little vacant land remains, a significant portion of new residential development in Upland is expected to occur on underutilized non-vacant properties where additional housing units can be built or the existing uses can be replaced with higher-value development. In 2015, the City updated its General Plan and Municipal Code to incorporate mixed-use zones that allow additional opportunity for residential development in commercial areas. The purposes of the Mixed-Use zones are to:

1. Foster developments that provide a mix of related land uses close to one another, either within a single building, on the same parcel, or on adjacent parcels, in order to reduce reliance on the automobile, create pedestrian-oriented environments, and support social interaction by allowing residents to work or shop within walking distance to where they live;

2. Promote infill development, intensification, and reuse of currently underused sites consistent with the General Plan;

3. Establish design standards that improve the visual quality of development and create unified, distinctive, and attractive mixed-use corridors and centers;

4. Provide appropriate buffers and transition standards between commercial, industrial and residential uses to preserve non-residential and mixed-use feasibility and residential quality; and

5. Provide incentives for mixed-use (horizontal and vertical) development along main corridors and nodes to promote varied uses within a pedestrian-oriented environment.

To estimate the realistic capacity of development on non-vacant sites the City evaluated recent development trends including project applications and interest from local developers (Table B4). Although the zoning on several of these sites also allows non-residential uses, all of these projects are 100% residential at densities ranging up to 55 units/acre.

Pursuant to Government Code Sec. 65583.2(g)(2) when a city is relying on non-vacant sites to accommodate 50% or more of its lower-income housing need, the methodology used to determine additional development potential shall demonstrate that the existing use does not constitute an impediment to additional residential development during the period covered by the housing element. An existing use shall be presumed to impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period.

These examples show that existing uses on nonvacant properties do not constitute an impediment to redevelopment. The City is not aware of any leases on underutilized sites that would prevent housing development during the planning period.

Underutilized sites designated for residential or mixed-use development are listed in Table B6. The City’s assumptions regarding the income categories and realistic capacity for underutilized sites are the same as for vacant sites described above. Most of these underutilized properties are in the Downtown or the Focus Areas identified in the General Plan Land Use Element and discussed previously in Section 3 - Constraints. As land and housing values have increased and the supply of buildable vacant land has been nearly exhausted, redevelopment of these areas has become financially feasible.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-85 Sites Smaller than 0.5 acre or larger than 10 acres. Pursuant to Government Code 65583.2(c) sites smaller than 0.5 acre are assigned to the moderate- or above-moderate categories. No sites larger than 10 acres are included in the inventory of lower-income sites.

Accessory Dwelling Units
Under State law, two accessory dwelling units (ADUs) – one ADU and one “junior ADU” – may be permitted on most single-family residential lots. ADUs represent a significant source of new affordable housing that can be created within the fabric of existing residential neighborhoods.

In December 2020, SCAG published a study of ADU affordability in Southern California4 and concluded that a significant portion of ADUs built recently have been affordable to low- and moderate-income households.

SCAG determined that the following affordability assumptions are appropriate for San Bernardino County:

Very Low Low Moderate Above Moderate
23% 35% 35% 8%
Source: SCAG 2020

ADU permits have steadily increased during the 2018-2021 period in Upland as follows:
• 2018: none
• 2019: 14 units
• 2020: 41 units
• 2021: 71 units
This 4-year trend shows that interest in ADU construction has increased significantly as homeowners have become familiar with the new regulations and the options provided for ADUs. Based on this trend and SCAG’s analysis, it is assumed that an average of 31.5 ADUs per year (total of 252 during the 8-year planning period) will be produced in the income categories shown in Table B1 above.

Candidate Sites for Upzoning or Rezoning
As seen in Table B1, the current capacity for additional housing based on current zoning is insufficient to accommodate the RHNA allocation in all income categories. As required by Government Code Sec. 65583(c)(1) candidate sites have been identified for either “upzoning” (i.e., increasing the allowable density of residential uses) or “rezoning” (i.e., changing the zoning designation from a non-residential designation to a residential or mixed-use designation). Table B7 and Table B8 show candidate sites to be considered for upzoning or rezoning as described in Program 6 in Chapter 5 - Housing Plan. The selection of candidate sites is based on the following factors:
• Residential development interest expressed by property owners or developers • Site conditions indicating a property is suitable for development or redevelopment during the planning period, such as vacant buildings, for sale/for lease signs, low improvements-to-land (I/L) value ratio, buildings more than 30 years old, signs of deferred maintenance or deterioration, or low site utilization (i.e., current building floor area compared to market potential)

4 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-86 • Proximity to public transportation, employment and educational opportunities, and urban services such as shopping, medical facilities and parks
• No incompatible uses or adverse development conditions such as high noise levels, heavy truck traffic, sensitive biological habitat, flood hazards or wildland fire hazards The additional potential capacity of these sites is estimated at 80% of allowable density for sites proposed for residential zoning and 50% of allowable density for sites proposed for mixed-use zoning.

Environmental Hazards and Availability of Infrastructure As part of the sites analysis process the City reviewed environmental hazards and the availability of infrastructure to determine whether these issues could prevent the City from achieving the assigned housing need.

Environmental Hazards
None of the potential housing sites identified for the Regional Housing Needs Allocation are known to have environmental constraints that would preclude the development of housing. As reflected in each of the individual specific plan EIRs, none of the sites is on a fault, in an Alquist-Priolo zone, or in a 100-year flood plain. None of the sites is located on prime farmland or currently used for agricultural purposes. Several sites may be located on ground suitable for mining, but the sites are no longer used for active mining. Seismic and fire hazards require various mitigation features in residential construction to protect public safety, and are incorporated into the building code. These code requirements add to the cost of housing but are necessary to protect public safety.

Water Availability
The 2015 General Plan Update EIR projects water needs for the whole City (including development in the four specific plan areas with the housing inventory sites). In 2030, the City will need 23,141 acre-feet per year of water, according to the 2020 Upland Urban Water Management Plan. The dry-year scenario projects a supply of 24,662 AFY in 2030 and 25,689 AFY in 2035. Based on that analysis, the City is expected to have enough water to serve projected housing needs during the planning period.

Sewer Availability
The 2015 General Plan Update EIR analyzed the capacity of sewer lines and treatment facilities based on residential and non-residential build-out estimates would only require additional sewerage flow of 1.32 mgd over existing conditions or an annual increase of approximately 0.066 mgd per year over 20 years. The EIR concluded that no significant impact to sewer facilities associate with General Plan build-out is anticipated, as demands on the local sewer system can be mitigated. The EIR indicated a need to upgrade certain local lateral sewer lines on a case-by-case basis, but no costly force mains, main trunk lines, or similar infrastructure are necessary. Upgrades to laterals are financed through the payment of sewer impact fees, which is common for any new apartment project.

Dry Utilities
Dry utilities such as electric, telephone, cable and internet are provided by private companies and are expanded to meet demand as development occurs. No known limitations on these services would preclude development of the sites listed in the inventory (Appendix B) during the 2021-2029 planning period.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-87 Table B3. Approved Projects
Project Product Type
Zoning
District
Non-residential
allowed?
Vacant or Non-
vacant
Site?
Allowable
Density
(du/ac)
Project Density
(% of max) Lower Moderate
Above
Moderate
Total
Units
ATI Packing House
Apts
Apartments Historic Downtown
Upland SP (Citrus Trans.

District)
Yes Vacant 55 51.4 (93%) 111 111
Sage At 9th Phase 2 Townhomes RM-20 No Vacant 20 16.4 (82%) 26 26 Sage At 9th Phase 1 Townhomes RM-20 No Vacant 20 15.2 (76%) 28 28 Enclave SP 76 Townhomes
116 SFR
Enclave Specific Plan No Vacant 20 12.2 (61%) 192 192 Mesa Court Apts Apartments RM-30 No Vacant 30 21.6 (72%) 54 54 7th Street Apts (KIVA) Apartments RM-20 No Vacant 20 20.1 (108%) 64 64 San Antonio Apts
(Mario Sosa)
Apartments B-R/MU Yes Non-Vacant 20 13.3 (67%) 6 6
Sycamore Hills PA3 83 Townhomes
93 SFR
Park View Specific Plan
(Planning Area 3)
No Vacant (Under
Construction)

13.4 10.6 (79%) 176 176
Crestwood Homes SFD RS-20 No Vacant 0-4 N/A 4 4
Individual SFD SFR+ADU+JADU Various No N/A 1 1 1 3
Individual SFD SFR+ADU Various No N/A 1 1 2
Villa Serena SFR Villa Serena SP No Vacant 10.6 65 65 Colonies PA4 Condo Colonies SP (PA 4-
Mixed Use Zone)
Yes Vacant 62 46.9 (76%) 60 60
Alta Apts Apartments Colonies SP (PA 4-
Mixed Use Zone)
Yes Vacant 62 46.9 (76%) 106 106
A Street Apts Apartments RM-20 No Vacant 20 20.0 (100%) 4 4 Colonies - Watt Townhome Colonies SP No Vacant 24 15.7 (65%) 12 12 Individual SFD SFD Various Yes Vacant 0-4 N/A 2 2
11th Ave Apts Apartments RM-20 No Vacant 20 14.6 (73%) 6 6 Totals 2 352 567 921
Source: City of Upland, 9/2022
Notes:

1. Income categories based on expected sales prices or rents

2. All projects have approval entitlements and are expected to be built within the planning period.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-88 Table B4. Development Trends on Underutilized Sites
Source: City of Upland, 9/2022

Project/Address
(APN) Project Type No. of
Units Density Zoning
Previous Use
Current Status Year
Built FAR I/L
Ratio Description
401 A Street
(0146-582-13 to 20) Apartments 111 48.3 Citrus Transportation District, Historic Downtown Upland SP 1960s 0.00 na Parking Lot Approved Entitlement
708 Mesa Court
(1046-102-13) Apartments 60 15.8 RM-30 1961-
1963 0.23 1.95 Apartments (6 units demolished) Approved Construction Plans
1332, 1336, and 1344
E. 9th Street
(1046-501-07, 08, 09)
Townhomes 26 16.4 RM-20 1940 -
1978 0.25 0.63 Three SFRs, Boat Repair Facility Under construction 1252 .E 7th Street
(1047-181-02) Apartments 66 20.8 RM-20 1969 0.15 0.02 Industrial Building Approved Entitlement
1400 E. Arrow Rte (1046-
481-14) Condominiums 64 13.1 Proposed Zone Change from
Light Industrial to SP 1956 0.11 2.93 Lumber Yard Applications under review
167 S. Sultana Avenue
(1046-604-03 to 08) Apartments 141 54.9 Citrus Transportation District, Historic Downtown Upland SP
1947-
1957 0.32 0.03 2 Industrial Warehouses and Residential
(Fourplex, Duplex, and two SFRs) Preliminary Review
105 N. 1st Street
Apartments with
5 Low Income
Units
29 29.3
Old Town District (1st Avenue
Overlay), Historic Downtown
Upland SP
1908 0.05 City-
owned Commercial Building Developer Inquiry

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-89 Table B5. Vacant Sites
Site APN General Plan Zoning District Acres Max
Density Lower Mod Above
Mod Total
Identified in 2
Prior Planning
Periods?
30 104658201 SP HDU/Citrus Transportation 2.18 55 96 96 Yes Subtotal 2.18 55 96 0 0 96
31 104658101 SP HDU/Citrus Transportation 1.81 Yes 104658108 SP HDU/Citrus Transportation 0.11
Subtotal 1.92 55 84 84
35 104659108 SP HDU/Old Town/1st St. Overlay 0.21 Yes 104659109 SP HDU/Old Town/1st St. Overlay 0.18 Yes 104659110 SP HDU/Old Town/1st St. Overlay 0.2 Yes 104659111 SP HDU/Old Town/1st St. Overlay 0.15 Yes 104659112 SP HDU/Old Town/1st St. Overlay 0.13 Yes 104659113 SP HDU/Old Town/1st St. Overlay 0.13
Subtotal 1.00 55 44 44
36 104660105 SP HDU/Euclid 0.17 40 5 5 Yes
104660112 SP HDU/Citrus Transportation 0.17 55 7 7 104660113 SP HDU/Citrus Transportation 0.17 55 7 7 104660114 SP HDU/Citrus Transportation 0.33 55 15 15 104660101 SP HDU/Euclid 0.03 40 1 1
104660102 SP HDU/Euclid 0.11 40 4 4
104660103 SP HDU/Euclid 0.05 40 2 2
104660104 SP HDU/Euclid 0.11 40 4 4
104660106 SP HDU/Euclid 0.15 40 5 5
104660107 SP HDU/Euclid 0.17 40 5 5
104660115 SP HDU/Euclid 0.17 40 5 5
104660108 SP HDU/Euclid 0.33 40 11 11
Subtotal 1.96 71 71
41 104660501 SP HDU/Citrus Transportation 1.13 Yes Subtotal 1.13 55 50 50
42 104660503 SP HDU/Citrus Transportation 1.00 55 44 Yes 104660503 SP HDU/Euclid 0.14 40 4 Yes
104660502 SP HDU/Citrus Transportation 0.02 55 1 Subtotal 1.16 49 49
44 104643325 SP HDU/MF Senior Housing 0.48 25 10 10 Subtotal 0.48 25 10 10
50 104325122 SFR-L RS-20 1.00 2 2
Subtotal 1.00 2 2

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-90 Site APN General Plan Zoning District Acres Max
Density Lower Mod Above
Mod Total
Identified in 2
Prior Planning
Periods?
52 100704107 SP Enclave Specific Plan 3.39 20 54 54 Subtotal 3.39 54 54
54 104707206 SFR-M RS-7.5 0.16 10 1 1
Subtotal 0.16 1 1
55 104627105 SFR-M RS-7.5 0.14 10 1 1
Subtotal 0.14 1 1
56 104606184 C/R-MU C/R-MU 0.21 20 2 2
104606188 C/R-MU C/R-MU 0.2 20 2 2
104606183 C/R-MU C/R-MU 0.41 20 4 4
104606187 C/R-MU C/R-MU 0.15 20 2 2
Subtotal 0.97 10 10
57 104611101 C/O-MU C/O-MU 0.38 20 4 4
Subtotal 0.38 4 4
58 104303234 SFR-L RS-20 0.55 4 1 1
Subtotal 0.55 1 1
59 104303230 SFR-L RS-20 0.51 4 1 1
Subtotal 0.51 1 1
60 104303232 SFR-L RS-20 0.51 4 1 1
Subtotal 0.51 1 1
61 104403219 SFR-L RS-15 0.35 4 1 1
Subtotal 0.35 1 1
63 104722125 SFR-M RS-7.5 0.07 4 1 1
Subtotal 0.07 1 1
65 104704107 SFR-M RS-7.5 0.17 4 1 1
Subtotal 0.17 1 1
TOTALS 394 77 10 482
Notes:

Capacity for residential zones based on 80% of allowable density Capacity for mixed-use zones based on 50% of allowable density

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-91 Table B6. Underutilized Sites
Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
21 104638309 SP HDU/Arrow Hwy public parking lot 0 0.13 Yes 104638310 SP HDU/Arrow Hwy public parking lot 0 0.21 Yes Subtotal 0.34 15 4 4
22 104625301 SP HDU/Arrow Hwy Auto Repair 2.3 0.17 Yes 104625315 SP HDU/Arrow Hwy Auto Repair 0.9 0.34 Yes Subtotal 0.51 15 6 6
23 104639203 SP HDU/Old Town public parking lot 0 0.19 Yes 104639202 SP HDU/Old Town public parking lot 0 0.16 Yes 104639201 SP HDU/Old Town public parking lot 0 0.18 Yes Subtotal 0.53 35 15 15
24 104641154 SP HDU/MF Senior Housing Landscaping 0.0 1.03 25 21 Subtotal 1.03 25 21 21
25 104640208 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 55 6 Yes
104640207 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.16 55 7 Yes
104640206 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.13 55 6 Yes
104640205 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.13 55 6 Yes
104640204 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.13 55 6 Yes
104640203 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 55 6 Yes
104640202 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 55 6 Yes
Subtotal 0.97 55 43 43
26 104640312 SP HDU/Old Town public parking lot 0 0.05 Yes 104640313 SP HDU/Old Town public parking lot 0 0.17 Yes 104640314 SP HDU/Old Town public parking lot 0 0.03 Yes 104640315 SP HDU/Old Town public parking lot 0 0.12 Yes 104640316 SP HDU/Old Town public parking lot 0 0.12 Yes 104640317 SP HDU/Old Town public parking lot 0 0.12 Yes 104640318 SP HDU/Old Town public parking lot 0 0.14 Yes

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-92 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
Subtotal 0.75 35 21 21
27 104656201 SP HDU/Citrus Transportation Industrial 0.0 0.23 55 10 Yes 104656203 SP HDU/Citrus Transportation Industrial 0.0 0.23 55 10 Yes 104656202 SP HDU/Citrus Transportation Industrial 0.0 0.23 55 10 Yes 104656204 SP HDU/Citrus Transportation Industrial 1.0 0.28 55 12 Yes 104656212 SP HDU/Citrus Transportation Industrial 2.7 0.46 55 20 104656213 SP HDU/Citrus Transportation Industrial 2.0 0.51 55 22 Subtotal 1.94 55 85 85
28 104657101 SP HDU/Residential Transit
Structures on site are partially burned
down; currently being used for auto and
RV storage

0.0 0.71
Yes
104657115 SP HDU/Residential Transit Storage 1.2 3.75 Yes 104657116 SP HDU/Residential Transit Storage 2.5 0.71 Yes Subtotal 5.17 55 227 227
29 104658212 SP HDU/Citrus Transportation City Water Facility na 0.2 55 9 Yes Subtotal 0.2 55 9 9
32 104659324 SP HDU/Old Town public parking lot 0 0.16 Yes 104659318 SP HDU/Old Town public parking lot 0 0.36 Yes Subtotal 0.52 35 15 15
33 104659224 SP HDU/Old Town/ Historic
Core public parking lot 0 0.17 Yes
Subtotal 0.17 25 3 3
34 104659204 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.14 Yes
104659205 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.21 Yes
104659206 SP HDU/Old Town/1st St.

Overlay public parking lot 0 0.21 Yes
Subtotal 0.56 55 25 25
37 104660207 SP HDU/Citrus Transportation Vacant lumber yard and parking with single owner 0.0 0.32 Yes
104660208 SP HDU/Citrus Transportation Vacant lumber yard and parking with single owner 0.1 0.32 Yes
104660206 SP HDU/Citrus Transportation Vacant 0.0 0.16
104660205 SP HDU/Citrus Transportation Vacant 1.1 0.16

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-93 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
Subtotal 0.96 55 42 42
38 104660209 SP HDU/Citrus Transportation public parking lot 0 0.11 Yes 104660210 SP HDU/Citrus Transportation public parking lot 0 0.12 Yes 104660211 SP HDU/Citrus Transportation public parking lot 0 0.37 Yes Subtotal 0.6 55 26 26
39 104660308 SP HDU/Citrus Transportation SFR 0.7 0.11 55 5 Yes 104660307 SP HDU/Citrus Transportation single-family residential 0.0 0.16 55 7 104660310 SP HDU/Citrus Transportation single-family residential 0.6 0.16 55 7 Yes 104660311 SP HDU/Citrus Transportation Commercial Building 2.8 0.49 55 22 104660309 SP HDU/Citrus Transportation single-family residential 2.7 0.05 55 2 Subtotal 0.97 55 43 43
40 104660408 SP HDU/Citrus Transportation vacant industrial 0.4 1.29 Yes 104660403 SP HDU/Citrus Transportation single-family residential 1.0 0.16 104660404 SP HDU/Citrus Transportation single-family residential 1.0 0.16 104660405 SP HDU/Citrus Transportation Multi-family 1.3 0.16 104660406 SP HDU/Citrus Transportation vacant industrial 1.0 0.16 104660407 SP HDU/Citrus Transportation Industrial 1.1 0.64 Subtotal 2.57 55 113 113
43 104657106 SP HDU/Olivedale 1 SFR/Storage Yard 1.0 0.81 20 13 104657107 SP HDU/Olivedale SFR 2.8 0.21 3
104657108 SP HDU/Olivedale 4 units 1.9 0.65 10 104657109 SP HDU/Olivedale 4 units 5.0 0.51 8
104657110 SP HDU/Olivedale 4 units 3.3 0.51 8
104657111 SP HDU/Olivedale SFR 3.0 0.51 8
104657113 SP HDU/Olivedale SFR 1.8 0.17 3
104657112 SP HDU/Olivedale SFR 0.5 0.41 7
Subtotal 3.78 20 60 60
45 104718103 MFR-L RM-20 National Guard Center 0 3.6 20 58 Subtotal 3.6 25 72 72
46 104718107 MFR-L RM-20 Industrial Building 1.8 4.48 20 72 104718108 MFR-L RM-20 Vacant 0.1 2.57 20 41
Subtotal 7.05 20 113 113
47 104610214 MFR-L RM-30 Vacant 1.5 30 36
Subtotal 1.5 30 36 36
48 104650160 C/R-MU C/R-MU Contractor Yard 0.9 0.37 20 4

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-94 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
104650159 C/R-MU C/R-MU Commercial 1.4 0.37 20 4 104650128 C/R-MU C/R-MU 1 SFR 0.0 0.7 20 7
Subtotal 1.44 20 14 14
49 104405104 SFR-L RS-20 SFR 3.0 3.22 0-4 du 3
Subtotal 3.22 3 3
51 100706108 C/I-MU C/I-MU Restaurant/Vacant (Buffalo Inn) 5.5 3.74 20 37 100706123 C/I-MU C/I-MU Restaurant/Vacant (Buffalo Inn) 0.0 0.83 20 8 Subtotal 4.57 20 46 46
53 100709108 C/I-MU C/I-MU Car Rental/Vacant 0.1 1.82 20 18 100709109 C/I-MU C/I-MU Commercial Building/Abandoned
SFR/vacant 0.0 0.92 20 9

100709110 C/I-MU C/I-MU vacant 0.5 0.95 20 10
100709116 C/I-MU C/I-MU Industrial Building/yard 1.3 1.76 20 18 100709107 C/I-MU C/I-MU Industrial Building/yard 1.1 1.35 20 14 Subtotal 6.8 20 68 68
62 100728123 MFR-M RM-30 1SFR 0.7 0.85 30 20
Subtotal 0.85 20 20
64 104601101 C/R-MU C/R-MU Commercial/Office Building 0.0 0.97 20 10 104601102 C/R-MU C/R-MU Commercial/Office Building 0.6 1.47 20 15 Subtotal 2.44 24 24
66 104558137 C/R-MU C/R-MU Auto Dealership 1.0 5.21 20 52 Subtotal 5.21 52 52
67 104555123 C/R-MU C/R-MU Commercial/Office Building 1.3 0.94 20 9 104555124 C/R-MU C/R-MU Commercial/Office Building 1.1 0.96 20 10 104555125 C/R-MU C/R-MU Commercial/Office Building 0.2 0.59 20 6 Subtotal 2.49 25 25
68 104608144 C/R-MU C/R-MU Auto Sales 1.4 0.73 20 7 104608103 C/R-MU C/R-MU Vacant Commercial 0.7 0.19 20 2 104608104 C/R-MU C/R-MU Vacant Commercial 1.5 0.35 20 4 Subtotal 1.27 13 13
69 100756104 B/R-MU B/R-MU Commercial/Industrial Building 0.4 1.04 20 1 100755112 B/R-MU B/R-MU Commercial/Industrial Building 4.5 1.04 20 10 100755107 B/R-MU B/R-MU Commercial/Industrial Building 4.7 1.05 20 11 100755106 B/R-MU B/R-MU Commercial/Industrial Building 3.2 1.05 20 11 100755105 B/R-MU B/R-MU Commercial/Industrial Building 4.2 1.05 20 11

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-95 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
100755104 B/R-MU B/R-MU Commercial/Industrial Building 3.0 1.04 20 10 100756121 B/R-MU B/R-MU Commercial/Industrial Building 2.0 0.15 20 2 100755103 B/R-MU B/R-MU Commercial/Industrial Building 3.8 1.05 20 11 100755102 B/R-MU B/R-MU Commercial/Industrial Building 3.6 1.04 20 10 100755101 B/R-MU B/R-MU Commercial/Industrial Building 3.8 1.12 20 11 100756112 B/R-MU B/R-MU Commercial/Industrial Building 3.7 1.08 20 11 100756120 B/R-MU B/R-MU Commercial/Industrial Building 5.2 0.15 20 2 100756123 B/R-MU B/R-MU Commercial/Industrial Building 0.26 20 3 100756119 B/R-MU B/R-MU Commercial/Industrial Building 3.4 0.28 20 3 100756118 B/R-MU B/R-MU Commercial/Industrial Building 4.4 0.27 20 3 100756115 B/R-MU B/R-MU Commercial/Industrial Building 2.1 0.51 20 5 100756110 B/R-MU B/R-MU Commercial/Industrial Building 3.7 2.08 20 21 100756122 B/R-MU B/R-MU Commercial/Industrial Building 3.9 0.46 20 5 100756109 B/R-MU B/R-MU Commercial/Industrial Building 5.0 2.08 20 21 100756108 B/R-MU B/R-MU Commercial/Industrial Building 5.5 1.1 20 11 100756107 B/R-MU B/R-MU Commercial/Industrial Building 2.6 1.04 20 10 100756106 B/R-MU B/R-MU Commercial/Industrial Building 2.2 1.04 20 10 100756105 B/R-MU B/R-MU Commercial/Industrial Building 2.2 1.04 20 10 104665152 B/R-MU B/R-MU Commercial/Industrial Building 6.4 0.16 20 2 100755117 B/R-MU B/R-MU Commercial/Industrial Building 3.2 0.17 20 2 104665126 B/R-MU B/R-MU Commercial/Industrial Building 6.7 1.05 20 11 104665151 B/R-MU B/R-MU Commercial/Industrial Building 1.6 0.24 20 2 100755118 B/R-MU B/R-MU Commercial/Industrial Building 0.37 20 4 100755116 B/R-MU B/R-MU Commercial/Industrial Building 3.5 0.18 20 2 100755115 B/R-MU B/R-MU Commercial/Industrial Building 4.0 0.21 20 2 104665150 B/R-MU B/R-MU Commercial/Industrial Building 4.5 0.46 20 5 100755114 B/R-MU B/R-MU Commercial/Industrial Building 5.1 0.3 20 3 Subtotal 24.16 232 232
70 104553214 SFR-M RS-4 1 SFR 1.2 0.64 1
Subtotal 0.64 2 2
71 104605117 C/R-MU C/R-MU Office 3.2 1.94 20 19
Subtotal 1.94 19 19
72 104646206 RM-20 RM-20 SFR 1.9 0.31 20 5
Subtotal 0.31 5 5
73 104634103 MFR-L RM-20 SFR 1.9 0.66 20 11

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-96 Site APN General
Plan Zoning District Existing Use I/L
Ratio Acres Max
Density Lower Mod Above
Mod Total
Identified
in a Prior
Planning
Period?
104634102 MFR-L RM-20 SFR 1.9 0.85 20 14
104634101 MFR-L RM-20 SFR 1.8 0.85 20 14
Subtotal 2.36 20 38 38
74 104649310 MFR-L RM-20 SFR 2.2 0.29 20 5
104649311 MFR-L RM-20 Vacant 0.0 0.29 20 5
Subtotal 0.58 9 9
75 104548222 C/O-MU C/O-MU Hotel 2.0 2.85 20 29
Subtotal 2.85 29 29
TOTALS 711 863 5 1,579
Notes:

Capacity for residential zones based on 80% of allowable density Capacity for mixed-use zones based on 50% of allowable density

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-97 Table B7. Candidate Sites (Upzoning)
Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30
76 104646112 MFR-L RM-20 MFR-M RM-30 Contractors Yard 1.9 0.56 20 9 13 104646113 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.14 20 2 3 104646104 MFR-L RM-20 MFR-M RM-30 Auto Trim 1.2 0.29 20 5 7 104646105 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.4 0.33 20 5 8 104646107 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.4 0.29 20 5 7 104645108 MFR-L RM-20 MFR-M RM-30 Contractors Yard 0.3 0.28 20 4 7 104646109 MFR-L RM-20 MFR-M RM-30 Contractors Yard 4.0 0.55 20 9 13 104646110 MFR-L RM-20 MFR-M RM-30 Termite Company 0.29 20 5 7 104646111 MFR-L RM-20 MFR-M RM-30 Termite Company 1.2 0.29 20 5 7 Subtotal 0.56 20 48 48 72 77 104646217 MFR-L RM-20 MFR-M RM-30 2-units 1.0 0.6 20 10 14 Subtotal 0.6 10 10 14 78 104646220 MFR-L RM-20 MFR-M RM-30 Contractor office/yard 1.0 0.34 20 5 8 104646209 MFR-L RM-20 MFR-M RM-30 Contractor office/yard 1.9 0.35 20 6 8 Subtotal 0.69 20 11 11 45 79 104617101 MFR-L RM-20 MFR-M RM-30 Vacant 1.88 20 30 45 104617107 MFR-L RM-20 MFR-M RM-30 Vacant 0.21 20 3 5 104617102 MFR-L RM-20 MFR-M RM-30 Vacant 0.1 1.2 20 19 29 104617103 MFR-L RM-20 MFR-M RM-30 Commercial Fueling 3.4 2.57 20 41 62 Subtotal 5.86 20 94 94 141 80 104609124 MFR-L RM-20 MFR-M RM-30 1 SFR 1.9 0.21 20 3 5 104609123 MFR-L RM-20 MFR-M RM-30 1 SFR 2.0 0.22 20 4 5 104609122 MFR-L RM-20 MFR-M RM-30 Vacant 0.85 20 14 20 Subtotal 1.28 20 20 20 31 81 104551123 MFR-L RM-1 MFR-M RM-30 Housing Authority 2.38 10 19 19 57 104550101 MFR-L RM-1 MFR-M RM-30 Housing Authority 10.21 10 82 82 245 12.59 97 4 4 302 205 82 100736215 SFR-M RS-7.5 MFR-L RM-20 SFR 2.7 0.1 4-10 DU 1 2 100736214 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.11 4-10 DU 1 3 100736208 SFR-M RS-7.5 MFR-L RM-20 Vacant 0.0 0.06 4-10 DU 0 1 100736205 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 7.1 0.23 4-10 DU 0 6 100736207 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 0.9 0.69 4-10 DU 4 17 100736203 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 1.9 0.14 4-10 DU 1 3 100736202 SFR-M RS-7.5 MFR-L RM-20 Vacant 0.0 0.37 4-10 DU 2 9 100736201 SFR-M RS-7.5 MFR-L RM-20 SFR/Vacant 3.7 1.09 4-10 DU 7 26 100736213 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.08 4-10 DU 0 2 100736210 SFR-M RS-7.5 MFR-L RM-20 SFR 0.03 4-10 DU 0 1 100736212 SFR-M RS-7.5 MFR-L RM-20 SFR 1.8 0.17 4-10 DU 1 4 100736211 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.17 4-10 DU 1 4 100736209 SFR-M RS-7.5 MFR-L RM-20 SFR 2.9 0.05 4-10 DU 0 1 100736206 SFR-M RS-7.5 MFR-L RM-20 SFR 5.4 0.13 4-10 DU 1 3 100736204 SFR-M RS-7.5 MFR-L RM-20 SFR 1.9 0.22 4-10 DU 1 5 Subtotal 3.64 13 8 8 87

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-98 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30
83 100743106 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 1.9 0.47 20 5 7 100746130 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

1.9 0.15 20 2 2
100746119 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

0.0 0.21 20 2 3
100746102 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

0.0 0.38 20 4 6
100746131 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.17 20 2 3 100765401 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 0.5 0.2 20 2 3 100765402 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.29 20 3 4 100765403 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.3 20 3 5 100765404 B/R-MU B/R-MU B/R-MU B/R-MU SFR 6.9 0.37 20 4 6 100765405 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.34 20 3 5 100765201 B/R-MU B/R-MU B/R-MU B/R-MU SFR 0.5 0.32 20 3 5 100765202 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 1.2 0.38 20 4 6 100743211 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.4 0.07 20 1 1 100746101 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Yard (Tree Service)

0.0 0.58 20 6 9
100743214 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.19 20 2 3 100743210 B/R-MU B/R-MU B/R-MU B/R-MU Garage 0.0 0.15 20 2 2 100743209 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.4 0.26 20 3 4 100743206 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 3.2 0.51 20 5 8 100743208 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.18 20 2 3 100743213 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.15 20 2 2 100743212 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.3 0.15 20 2 2 100743207 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.18 20 2 3 100743201 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.17 20 2 3 100743202 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.23 20 2 3 100743203 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.8 0.24 20 2 4 100743204 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.6 0.48 20 5 7 100743112 B/R-MU B/R-MU B/R-MU B/R-MU Storage 0.2 0.2 20 2 3 100743110 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.23 20 2 3 100743109 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.23 20 2 3 100743111 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.16 20 2 2 100743108 B/R-MU B/R-MU B/R-MU B/R-MU Contractor storage yard 0.0 0.44 20 4 7 100746220 B/R-MU B/R-MU B/R-MU B/R-MU Office/Landscaper storage 0.8 0.93 20 9 14 100746126 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.5 0.08 20 1 1 100746127 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.6 0.09 20 1 1 100746128 B/R-MU B/R-MU B/R-MU B/R-MU SFR 7.6 0.09 20 1 1 100746214 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.56 20 6 8 100746215 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.19 20 2 3 100746216 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.1 0.17 20 2 3 100746217 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.5 0.17 20 2 3 100746120 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.09 20 1 1 100746121 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.05 20 1 1 100746111 B/R-MU B/R-MU B/R-MU B/R-MU SFR - Mixed Use 1.8 0.41 20 4 6

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-99 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30 100746122 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.09 20 1 1 100746112 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 2.8 0.5 20 5 8 100746110 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.27 20 3 4 100746109 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.6 0.32 20 3 5 100746108 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.59 20 6 9 100746201 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.17 20 2 3 100746123 B/R-MU B/R-MU B/R-MU B/R-MU SFR 12.7 0.4 20 4 6 100746133 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 2.1 0.46 20 5 7 100746113 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.1 0.2 20 2 3 100746115 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.2 20 2 3 100746107 B/R-MU B/R-MU B/R-MU B/R-MU SFR 0.2 0.89 20 9 13 100746106 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.42 20 4 6 100746116 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.0 0.2 20 2 3 100746117 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.2 20 2 3 100746132 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 3.8 0.76 20 8 11 100746105 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.4 20 4 6 100746204 B/R-MU B/R-MU B/R-MU B/R-MU Tow Yard 1.1 1.2 20 12 18 100746203 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 1.1 1.1 20 11 17 100746218 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.22 20 2 3 100765305 B/R-MU B/R-MU B/R-MU B/R-MU Office 0.2 0.46 20 5 7 100765304 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.45 20 5 7 100764202 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.4 0.81 20 8 12 100764203 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.19 20 2 3 100764201 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.19 20 2 3 100765509 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/yard 10.6 0.29 20 3 4 100765510 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.1 1.24 20 12 19 100764204 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.2 0.6 20 6 9 100765508 B/R-MU B/R-MU B/R-MU B/R-MU SFR 8.3 0.29 20 3 4 100765507 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.18 20 2 3 100765506 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.45 20 5 7 100765505 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.43 20 4 6 100765501 B/R-MU B/R-MU B/R-MU B/R-MU Tow Yard 0.4 0.64 20 6 10 100765502 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.8 0.39 20 4 6 100765504 B/R-MU B/R-MU B/R-MU B/R-MU Auto Repar 0.7 0.36 20 4 5 100765503 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body/Paint 2.8 0.49 20 5 7 100765308 B/R-MU B/R-MU B/R-MU B/R-MU 3 Residential Units 8.3 0.31 20 3 5 100765307 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.31 20 3 5 100765306 B/R-MU B/R-MU B/R-MU B/R-MU Office 1.9 0.31 20 3 5 100764310 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.8 0.69 20 7 10 100764301 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.6 0.31 20 3 5 100764302 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.4 0.3 20 3 5 100764303 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 1.7 0.3 20 3 5 100764304 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Industrial building 0.4 0.3 20 3 5 100764219 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Park 11.6 2.74 20 27 41 100764305 B/R-MU B/R-MU B/R-MU B/R-MU Indutrial Building 1.2 0.3 20 3 5 100764325 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Contractor Yard 0.7 0.44 20 4 7

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-100 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30 100764309 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.21 20 2 3 100764308 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Industrial building 0.4 0.31 20 3 5 100764215 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Auto Storage 1.1 0.2 20 2 3 100764214 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.18 20 2 3 100764212 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/Storage 1.9 0.63 20 6 9 100764211 B/R-MU B/R-MU B/R-MU B/R-MU Contractor office/Storage 0.2 0.57 20 6 9 100764213 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.24 20 2 4 100764209 B/R-MU B/R-MU B/R-MU B/R-MU Auto Storage Yard 0.5 0.59 20 6 9 100764218 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Auto Storage 0.5 0.75 20 8 11 100764207 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.9 0.4 20 4 6 100764206 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 0.6 0.49 20 5 7 100764205 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.8 0.47 20 5 7 Subtotal 38.61 20 55 331 331 579 84 104656318 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 0.0 0.6 20 6 9 104656401 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body Shop 6.6 0.18 20 2 3 104656403 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body Shop 0.0 0.14 20 1 2 104656402 B/R-MU B/R-MU B/R-MU B/R-MU Auto Body Shop 0.0 0.14 20 1 2 104656425 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 2.1 0.25 20 3 4 104656424 B/R-MU B/R-MU B/R-MU B/R-MU Industrial Building 11.3 0.29 20 3 4 104656419 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.6 0.14 20 1 2 104656404 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656405 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656418 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656429 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.01 20 0 0 104656417 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.14 20 1 2 104656406 B/R-MU B/R-MU B/R-MU B/R-MU SFR 0.0 0.14 20 1 2 104656407 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.6 0.14 20 1 2 104656430 B/R-MU B/R-MU B/R-MU B/R-MU SFR 6.5 0.14 20 1 2 104656415 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.14 20 1 2 104656408 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.5 0.14 20 1 2 104656319 B/R-MU B/R-MU B/R-MU B/R-MU Industrial 4.1 1.75 20 18 26 Subtotal 4.76 20 11 37 37 71 85 104654122 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 0.5 1.05 20 11 16 104654121 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 1.4 1.07 20 11 16 104654120 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 1.4 0.36 20 4 5 104654119 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 8.4 0.36 20 4 5 104654118 B/R-MU B/R-MU B/R-MU B/R-MU Contractor Storage 1.0 0.36 20 4 5 Subtotal 3.2 20 32 32 48 86 104654201 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 2.0 0.34 20 3 5 104654202 B/R-MU B/R-MU B/R-MU B/R-MU SFR 3.8 0.2 20 2 3 104654204 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.1 0.38 20 4 6 104654246 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 1.2 0.3 20 3 5 104654208 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.1 0.15 20 2 2 104654206 B/R-MU B/R-MU B/R-MU B/R-MU SFR/Storage Yard 1.0 0.5 20 5 8 104654243 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.2 0.26 20 3 4 104654242 B/R-MU B/R-MU B/R-MU B/R-MU SFR 5.7 0.14 20 1 2

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-101 Site APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density
Existing
Units Lower Mod Above
Mod
Current
Realistic
Capacity
Potential
Capacity
RM-30
Potential
Capacity
MU-30 104654244 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.15 20 2 2 104654245 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.13 20 1 2 104654241 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 2.6 0.15 20 2 2 104654238 B/R-MU B/R-MU B/R-MU B/R-MU SFR 2.3 0.21 20 2 3 104654240 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.9 0.16 20 2 2 104654239 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 1.9 0.18 20 2 3 104654229 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.8 0.38 20 4 6 104654226 B/R-MU B/R-MU B/R-MU B/R-MU SFR 1.7 0.17 20 2 3 104654227 B/R-MU B/R-MU B/R-MU B/R-MU Vacant 0.0 0.01 20 0 0 104654228 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard/building 1.8 0.13 20 1 2 104654230 B/R-MU B/R-MU B/R-MU B/R-MU Storage Yard 0.0 0.31 20 3 5 Subtotal 4.25 10 33 33 64 TOTALS 186 4 615 8 627 693 762 Notes:

Current capacity for residential zones based on 80% of allowable density Current capacity for mixed-use zones based on 50% of allowable density Potential capacity for residential zones based on 24 du/ac (80% of 30 du/ac) Potential capacity for mixed-use zones based on 15 du/ac (50% of 30 du/ac) B/R-MU designation proposed to be amended to increase the maximum density from 20 du/ac to 30 du/ac

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-102 Table B8. Candidate Sites (Rezoning)
Sit
e APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density Lower Mod Above
Mod
Current
Capacity
Potential
Capacity
89 104518103 P-OS PB-L MFR-M RM-30 Nursery 0.3 5.4 NA 0 130 104518102 P-OS PB-L MFR-M RM-30 Nursery/ Easement 0 0.23 NA 0 6 Subtotal 5.63 0 135 90 104553213 PB-L PB MRF-L RM-20 Well Site 0 1.39 NA 0 0 33 104553209 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 104553210 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 104553211 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 104553212 SFR-M RS-7.5 MRF-L RM-20 Well Site 0 0.19 10 1 1 5 2.15 4 4 52 91 100744104 C/R-MU C/R-MU MRF-L RM-20 Vacant 0.0 0.45 20 5 5 11 100744116 C/R-MU C/R-MU MRF-L RM-20 Vacant 0.0 0.27 20 3 3 6 100744115 C/R-MU C/R-MU MRF-L RM-20 SFR 1.9 0.27 20 3 3 6 100744114 C/R-MU C/R-MU MRF-L RM-20 SFR 2.1 0.22 20 2 2 5 100744117 C/R-MU C/R-MU MRF-L RM-20 SFR 5.0 0.36 20 4 4 9 100744101 C/R-MU C/R-MU MRF-L RM-20 Vacant 0.0 1.2 20 12 12 29 100744102 C/R-MU C/R-MU MRF-L RM-20 Storage 0.6 0.27 20 3 3 6 100744103 C/R-MU C/R-MU MRF-L RM-20 Storage 0.7 0.27 20 3 3 6 100744112 C/R-MU C/R-MU MRF-L RM-20 SFR 5.9 0.25 20 3 3 6 100744111 C/R-MU C/R-MU MRF-L RM-20 SFR 6.7 0.25 20 3 3 6 100744110 C/R-MU C/R-MU MRF-L RM-20 SFR 1.8 0.34 20 3 3 8 100744109 C/R-MU C/R-MU MRF-L RM-20 SFR 7.5 0.18 20 2 2 4 100744108 C/R-MU C/R-MU MRF-L RM-20 SFR 0.9 0.2 20 2 2 5 100744107 C/R-MU C/R-MU MRF-L RM-20 SFR 0.8 0.15 20 2 2 4 Subtotal 4.68 47 47 112 92 100718101 I PB MFR-M RM-30 Vacant 0.0 3.51 NA 0 84 104632143 I PB MFR-M RM-30 Vacant 0.0 1.18 NA 0 28 100718102 I PB MFR-M RM-30 Vacant 0.0 0.55 NA 0 13 100718103 I PB MFR-M RM-30 Vacant 1.8 0.46 NA 0 11 100718104 I PB MFR-M RM-30 Vacant 1.3 0.34 NA 0 8 Subtotal 6.04 0 145 93 104633322 B/R-MU B/R-MU MRF-L RM-20 SFR 1.6 0.19 20 2 2 5 104633323 B/R-MU B/R-MU MRF-L RM-20 SFR 4.8 0.2 20 2 2 5 104633319 B/R-MU B/R-MU MRF-L RM-20 SFR 1.9 0.19 20 2 2 5 104633324 B/R-MU B/R-MU MRF-L RM-20 SFR 1.9 0.2 20 2 2 5 104633325 B/R-MU B/R-MU MRF-L RM-20 SFR 1.8 0.2 20 2 2 5 104633326 B/R-MU B/R-MU MRF-L RM-20 SFR 1.9 0.2 20 2 2 5 104633318 B/R-MU B/R-MU MRF-L RM-20 SFR 1.2 0.41 20 4 4 10 104633317 B/R-MU B/R-MU MRF-L RM-20 SFR/Contractor Yard 2.5 0.41 20 4 4 10 104633313 B/R-MU B/R-MU MRF-L RM-20 Driveway 0.0 0.64 20 6 6 15 104633308 B/R-MU B/R-MU MRF-L RM-20 SFR 2.1 0.2 20 2 2 5 104633307 B/R-MU B/R-MU MRF-L RM-20 SFR 3.1 0.2 20 2 2 5 104633306 B/R-MU B/R-MU MRF-L RM-20 SFR 1.8 0.4 20 4 4 10 104633309 B/R-MU B/R-MU MRF-L RM-20 SFR 1.9 0.41 20 4 4 10 104633305 B/R-MU B/R-MU MRF-L RM-20 Vacant 0.0 0.4 20 4 4 10

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-103 Sit
e APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density Lower Mod Above
Mod
Current
Capacity
Potential
Capacity 104633310 B/R-MU B/R-MU MRF-L RM-20 Vacant 1.5 0.41 20 4 4 10 104633304 B/R-MU B/R-MU MRF-L RM-20 Storage Yard 0.0 0.41 20 4 4 10 104633301 B/R-MU B/R-MU MRF-L RM-20 Vacant/Storage Yard 0.0 0.64 20 6 6 15 104633327 B/R-MU B/R-MU MRF-L RM-20 Contractor office/Storage yard 1.4 0.41 20 4 4 10 104633329 B/R-MU B/R-MU MRF-L RM-20 Office 2.3 0.2 20 2 2 5 104633316 B/R-MU B/R-MU MRF-L RM-20 Storage Yard 0.0 0.41 20 4 4 10 104633331 B/R-MU B/R-MU MRF-L RM-20 SFR/Business Use 1.5 0.61 20 6 6 15 104633311 B/R-MU B/R-MU MRF-L RM-20 SFR 2.1 0.41 20 4 4 10 104633303 B/R-MU B/R-MU MRF-L RM-20 Contractor storage yard 0.9 0.41 20 4 4 10 104633312 B/R-MU B/R-MU MRF-L RM-20 Contractor storage yard 0.0 0.41 20 4 4 10 104633302 B/R-MU B/R-MU MRF-L RM-20 Contractor storage yard 0.3 0.41 20 4 4 10 Subtotal 8.98 90 90 216 94 104653101 SFR-M RS-7.5 MRF-L RM-20 SFR 1.8 0.21 10 1 1 5 104653102 SFR-M RS-7.5 MRF-L RM-20 SFR/Vacant 1.9 0.55 10 3 3 13 Subtotal 0.76 4 4 18 95 104653107 SFR-M RS-7.5 MRF-L RM-20 SFR/Vacant 1.9 0.5 10 1 1 12 104653108 SFR-M RS-7.5 MRF-L RM-20 2 SFR 1.9 0.5 10 1 1 12 104653109 SFR-M RS-7.5 MRF-L RM-20 SFR/Vacant 1.1 0.41 10 1 1 10 Subtotal 1.41 3 3 34 96 104648114 LI-BP LI MFR-L RM-20 Truss Yard 2.9 4.9 NA 0 118 Subtotal 4.9 0 97 104707205 OP OP SFR-M RS-7.5 Vacant 0 0.16 NA 0 1 Subtotal 0.16 0 1 98 104652101 LI-BP LI MFR-L RS-20 Vacant 0 3 NA 0 72 104651101 LI-BP LI MFR-L RS-20 Vacant 0 0.14 NA 0 3 Subtotal 3.14 0 75 99 104661116 SFR-M RS-7.5 MFR-L RS-20 Vacant 0 1.77 10 10 10 42 104661126 SFR-M RS-7.5 MFR-L RS-20 1 - SFR 2.9 0.47 10 2 2 11 104664102 I PB MFR-L RS-20 Well Site 0 4.11 10 1 1 99 Subtotal 6.35 13 13 152 100 100730107 C/I-MU C/I-MU MFR-L RM-20 Industrial 1.5 0.92 20 9 9 22 100730108 C/I-MU C/I-MU MFR-L RM-20 Vacant 0.0 0.4 20 4 4 10 100730109 C/I-MU C/I-MU MFR-L RM-20 2 SFR 0.4 0.42 20 4 4 10 100730110 C/I-MU C/I-MU MFR-L RM-20 Office 1.0 0.42 20 4 4 10 100730111 C/I-MU C/I-MU MFR-L RM-20 Plant Retail 0.9 0.56 20 6 6 13 Subtotal 2.72 27 27 65 101 104634110 I PB MFR-L RM-20 SFR 1.1 0.85 NA 0 20 0.85 0 20 102 100762105 LI-BP LI MFR-L RM-20 Contractor Yard 0.0 1.94 NA 0 47 100762106 LI-BP LI MFR-L RM-20 Contractor Yard 0.0 1.9 NA 0 46 100760101 LI-BP LI MFR-L RM-20 Contractor Yard 0.0 4.65 NA 0 112 Subtotal 8.49 0 204 103 100729108 C/I-MU C/I-MU MFR-L RM-20 Auto Sales 1.8 0.55 20 6 6 13 100729106 C/I-MU C/I-MU MFR-L RM-20 Flood Control 0.0 3.92 20 39 39 94 100728121 C/I-MU C/I-MU MFR-L RM-20 Flood Control 0.0 2 20 20 20 48 100728122 C/I-MU C/I-MU MFR-L RM-20 Industrial 2.1 0.17 20 2 2 4

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-104 Sit
e APN
Current
General
Plan
Current
Zoning
Proposed
General
Plan
Proposed
Zoning Existing Use I/L
Ratio Acres Current
Density Lower Mod Above
Mod
Current
Capacity
Potential
Capacity 100728146 C/I-MU C/I-MU MFR-L RM-20 Industrial 3.3 0.11 20 1 1 3 100728144 C/I-MU C/I-MU MFR-L RM-20 Industrial 0.7 0.02 20 0 0 0 100728145 C/I-MU C/I-MU MFR-L RM-20 Industrial 0.0 0.03 20 0 0 1 100728118 C/I-MU C/I-MU MFR-L RM-20 Storage 0.2 1.56 20 16 16 37 100728115 C/I-MU C/I-MU MFR-L RM-20 Storage 0.0 0.56 20 6 6 13 100728119 C/I-MU C/I-MU MFR-L RM-20 Storage 1.7 0.2 20 2 2 5 100728117 C/I-MU C/I-MU MFR-L RM-20 Storage 0.8 0.2 20 2 2 5 100728132 C/I-MU C/I-MU MFR-L RM-20 Storage 0.0 0.41 20 4 4 10 100728134 C/I-MU C/I-MU MFR-L RM-20 Storage 0.7 1.06 20 11 11 25 100728133 C/I-MU C/I-MU MFR-L RM-20 Storage 0.4 0.8 20 8 8 19 11.59 116 116 278 104 104658207 SP HDU/Pleasant
View
HDU/Citrus
Trans.

SP Auto Repair 1.6 0.48 10 5 5 12
Subtotal 0.48 55 5 5 12
105 104655108 LI-BP LI MFR-L RM-20 Tow Yard 1.1 1.62 NA 0 39 104655102 LI-BP LI MFR-L RM-20 Storage 1.1 0.26 NA 0 6 104655101 LI-BP LI MFR-L RM-20 Storage 1.5 0.3 NA 0 7 104655107 SFR-M RS-7.5 MFR-L RM-20 SFR 4.4 0.15 10 1 1 4 104655106 SFR-M RS-7.5 MFR-L RM-20 SFR 0.5 0.26 10 1 1 6 104655141 LI-BP LI MFR-L RM-20 Storage 1.9 0.34 NA 0 8 104655103 LI-BP LI MFR-L RM-20 Office 0.0 0.67 NA 0 16 104652104 LI-BP LI MFR-L RM-20 Light Industrial 0.5 0.9 NA 0 22 Subtotal 4.5 2 2 108 TOTALS 0 285 26 311 1,627 Notes:

Current capacity for residential zones based on 80% of allowable density Current capacity for mixed-use zones based on 50% of allowable density Potential capacity based on 24 du/ac (80% of 30 du/ac)

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-105 Figure B1. Site Map – Northern Area

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-106 Figure B2. Site Map – Southeast Area

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-107 Figure B3. Site Map – Southwest Area

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-108 Figure B4. Site Map – East Area

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-109 Appendix C Fair Housing Assessment
Assembly Bill (AB) 686 requires housing elements to contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
To comply with AB 686, the City has completed the following outreach and analysis.

1. Outreach
As discussed in the Public Participation section, early in the Housing Element update process the City developed a list of stakeholders with local expertise in housing issues, including fair housing. The stakeholder list included local service providers, affordable housing developers, and fair housing organizations in an effort to include the interests of lower-income residents and persons with special needs in the community.

Over the course of the Housing Element update process the City conducted a series of public meetings. Public notice of each meeting was posted on the City’s dedicated Housing Element website and was also sent directly to persons and organizations on the stakeholder list. Public meetings were held both online and in person to encourage those with mobility difficulties to participate. Agendas and other information for each meeting was posted on the City website to allow interested stakeholders to access to this information throughout the process.

Interested persons were also encouraged to provide input or ask questions via telephone or email.

In addition to public workshops and hearings, the City also directly contacted housing advocates, housing service providers, and community organizations who serve the interests of lower-income households and special needs groups to solicit comments on housing needs, barriers to fair and affordable housing, and opportunities for development.

To encourage continuing stakeholder involvement in local housing issues throughout the planning period, Program 19 includes a commitment to conduct ongoing, proactive outreach to engage members of all socio -economic groups and recruit members of underrepresented groups to participate in City meetings.

2. Fair Housing Assessment
This section provides an assessment of fair housing issues in Upland including fair housing enforcement and outreach capacity, patterns of integration and segregation, racial or ethnic patterns of concentration, disparities in access to opportunities, and disproportionate housing needs, including displacement risk.

A. Fair Housing Enforcement and Outreach Capacity
The City of Upland has contracted with Inland Fair Housing and Mediation Board (IFHMB) to provide fair housing and related services to residents. Established in 1980, IFHMB is a nonprofit, public benefit corporation that provides information about fair housing rights under the law, comprehensive housing counseling services,

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-110 mediation services for the resolution of disputes, and information concerning shared housing opportunities and needs among senior citizens. IFHMB serves as an intermediary to resolve issues related to housing discrimination, homeownership and housing sustainability, rental complaints, and disputes in court, with the goal of empowering individuals and enriching the communities they serve. IFHMB provides services to over 40,000 individuals annually throughout County of San Bernardino representing a multiplicity of racial, ethnic, age, and income groups.

Funded primarily with Community Development Block Grant (CDBG) funds, IFHMB provides programs and services focused on eliminating housing discrimination, general housing assistance, and education and outreach activities to residents in the County of San Bernardino as well as residents in the City of Indio and Cathedral City in Riverside County, the City of Pomona in Los Angeles County, and the City of El Centro in Imperial County.

The comprehensive Fair Housing Programs includes:
• Community-Based Mediation: IFHMB provides trained mediators to provide education and information regarding rights and responsibilities under the California Landlord-Tenant laws and help to resolve conflicts between landlords and tenants (including mobile homes). IFHMB contracts with San Bernardino County to provide mediation in small claims and unlawful detainer lawsuits in County courts. • Education/Outreach: IFHMB provides education and outreach services to landlords and tenants, Realtors, newspapers, service organizations, schools, persons with Limited English Proficiency, and others interested in learning about fair housing laws. IFHMB also provides HUD-certified counseling to homeowners who are delinquent on FHA loans or seniors interested in reverse equity mortgage loan programs. Fair housing workshops and newsletters are also provided on a quarterly basis. • Senior Services: IFHMB actively and successfully mediates conflicts between seniors and Social Security, Medi-Cal, utility companies, collection agencies, neighbors, and others. IFHMB also provides a Care Referral Service, offers help in filing for HEAP and Homeowner/Renter Assistance, and maintains a list of senior housing and care homes.
• Alternative Dispute Resolution: The California Dispute Resolution Programs Act of 1986 provides the authority for mediation in the court system. Inland Fair Housing and Mediation Board has a contract with the County of San Bernardino to provide mediation in civil, family, probate, small claims, and unlawful detainer lawsuits in all of the courts in San Bernardino County. • Mobile Home Mediation: IFHMBs mediators are trained to handle the specialized problems based on the Mobile Home Residency Law (MRL) that reflects the dual ownership and unique life style of mobile home communities. They provide education and information to residents and parks about the MRL, as well as provide information to both sides when fair housing issues are presented, and when requested serve as neutral third parties to facilitate resolution of conflicts.

IFHMB responds to discrimination inquiries and complaints in an expedient manner, relying on over 30 years of experience in the industry. Determining whether a client is inquiring regarding a fair housing discrimination problem or a non-discrimination landlord/tenant or other problem can be difficult. Often what may appear at first to be a simple landlord/tenant dispute turns out to be a situation where a landlord has violated one or more fair housing laws. While many of the cases IFHMB are presented with no longer involve a discriminatory policy, such as “No Hispanics need apply,” many cases involve a discriminatory application of a facially neutral policy, such as different eviction timelines for minorities.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-111 IFHMB investigates allegations of discrimination based on a person’s status as a member of one of the State or Federal protected categories, which include: Race, Color, Religion, National Origin, Sex, Familial Status, Disability, Marital Status, Sexual Orientation, Ancestry, Age, Source of Income, and Arbitrary Characteristics. Race, Color, Religion, National Origin, Sex, Familial Status, and Disability are the categories protected by the federal Fair Housing Act. The State of California provides protection from discrimination based on all seven of the federal protected categories and has added Marital Status, Sexual Orientation, Ancestry, Age, Source of Income and Arbitrary Characteristics as additional protected classes under state law.

Once a fair housing complaint is received, IFHMB educates the complainant of their rights and responsibilities under the state and federal fair housing laws. Further investigation may then be conducted depending on the nature of the complaint and the suitability of the complaint to investigation.

IFHMB uses government-regulated testing methodologies to enforce, support, and conduct fair housing investigations. A housing discrimination complaint can be investigated through testing, the gathering of witness statements, and through research surveys. Based on the details provided by the complainant, IFHMB will either investigate the complaint or advise the complainant of their other options, which include: conciliation, filing a complaint with the Department of Housing and Urban Development (HUD) or with California’s Department of Fair Employment and Housing (DFEH), hiring a private attorney, or possibly, a referral to such an attorney, or filing a complaint with the Department of Justice (DOJ).

During the five-year period studied, there were 138 discrimination inquiries made to IFHMB by Upland residents, with the primary basis for the inquiry as follows:

Basis Number
Age 1
Ancestry 0
Arbitrary 7
Color 0
Disability 92
Familial Status 8
Marital Status 0
National Origin 6
Race 13
Religion 1
Sex 8
Sexual Orientation 1
Source of Income 1
Total: 138

Review of the data shows that disability is, far and away, the most common category for allegations of discrimination. No other protected category accounts for 10 percent of the total number of discrimination complaints, while disability represents a full two-thirds of all discrimination complaints. Race (9 percent) is the second most common basis for alleged discrimination, with sex and familial status tied for third with 6 percent of all discrimination complaints coming from the City of Upland over the last five years.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-112 This data becomes more enlightening when compared to the data reported in 2013 in the City of Upland’s prior Analysis of Impediments to Fair Housing Choice. For Fiscal Years 2007-2008 through 2011-2012, there were 141 fair housing discrimination complaints during that period. While the total number of discrimination complaints has stayed relatively the same, the nature of those complaints is what is worthy of consideration.

Over that time frame, discrimination based on disability went from 48 percent of all complaints made to IFHMB in the five-year period ending FY 2011-12 to 67 percent of all complaints made to IFHMB in the five-year period ending FY 2017-18. Conversely, allegations of discrimination based on race dropped from 21 percent of all complaints made to IFHMB in the five-year period ending FY 2011-12 to 9 percent of all claims made to IFHMB in the five-year period ending FY 2017-18. No other protected categories saw large shifts in their percentage of the total number of complaints IFHMB has received in the most recent five-year period versus the prior period.

One possible reason for this shift in the nature of discrimination complaints that IFHMB is receiving could be an aging population in the City of Upland. As one member of the community pointed out at one of the community meetings, the neighborhood in which she lived is predominately made up of longer-term residents, many of whom are the first and only owner of the home they live in. As more and more residents of the City of Upland “age in place,” the needs of persons with disabilities will become more pressing.

The Office of Fair Housing and Employment (OFHE) is the federal agency responsible for investigating housing discrimination complaints filed with HUD. HUD annually compiles data on housing discrimination complaints from OFHE and Federal Housing Assistance Programs (FHAP) which are state and local government agencies that enforce fair housing laws. The annual report identifies the types of complaints, any fair housing impediments, OFHE’s progress in addressing the complaints, and HUD’s efforts to promote equal housing choice.

The most recent OFHE report, FHEO Annual Report FY 2017 found a similar percentage of complaints were made based on disability across the nation as was reported in the City of Upland. 59.4 percent of all discrimination complaints made to HUD during the last fiscal year were based on the protected category of disability. Race was second nationally, just as it was in the City of Upland, but the percentage of total complaints was higher nationally than in the City of Upland, 26 percent versus 9 percent respectively.

The Constraints section of this Housing Element describes ways that the City works to address potential impediments to fair housing choice. As noted in Program 19 of the Housing Plan, the City intends to continue to contract with the IFHMB to implement fair housing goals.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-113 B. Patterns of Integration and Segregation
1) Race and Ethnicity
As seen in Figure C1, the percentage of non-white population in Upland is highest in the southern portion of the city and is similar to the adjacent areas in Montclair and Ontario, while the northern portion of the city has a lower non-white proportion similar to the adjacent areas of Claremont and Rancho Cucamonga. 2) Persons with Disabilities
As shown on Figure C2, the proportion of Upland residents with a disability is similar to adjacent cities and is less than 20% of the population in all areas. There appears to be no significant geographic difference in disability rates.

Additional data regarding the number of people with disabilities by disability type in Upland is provided in Figure H-16 in Chapter 2: Housing Needs. Some individuals may experience more than one type of disability, and some disability types are not recorded for children below a certain age. The California Department of Developmental Services (DDS) estimates that there are approximately 1,547 persons with developmental disabilities within the City of Upland.

The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. The City of Upland facilitates housing for persons with disabilities through its Reasonable Accommodation procedures and regulations to encourage production of supportive housing.
3) Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.

Single-parent households are also protected by fair housing law. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. As discussed in the Housing Needs Assessment, 13.9% of Upland households are female-headed, 6.3% are female-headed and with children, and 0.6% are female-headed and with children under 6. 0 shows the percentage of children living in married couple households in Upland. 4) Income
Income is an important aspect in understanding patterns of segregation. Figure C4 shows that median incomes in Upland are lowest in the southern portions of the city. Lower incomes also appear to correlate with housing problems such as overcrowding and overpayment.

To address the housing challenges faced by Upland’s lower-income residents, the Housing Plan includes several programs that provide financial assistance, encourage construction of new affordable housing, and address issues of discrimination.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-114 Figure C1. Racial Demographics - Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-115 Figure C2. Population with a Disability – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-116 Figure C3. Percentage of Children in Married Couple Households – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-117 Figure C4. Median Income – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-118 C. Racially/Ethnically Concentrated Areas
1) Racially/Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty. As shown in Figure C5, there are no designated R/ECAP areas in Upland. The nearest R/ECAP areas are in the City of Ontario approximately 1 mile to the south of Upland.

Racially/Concentrated Areas of Affluence
According to the Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined. While HCD does not provide a standard definition for RCAAs and the HCD Data Viewer does not currently provide RCAA maps, available data regarding the percentage White population and median household income can provide insight into racially concentrated areas of affluence.

Table C2 compares the median household incomes of White/non-Hispanic residents in Upland and San Bernardino County as a whole to the median incomes for the total population of the city and county. This table shows that in Upland, the median income for non-Hispanic White households is about 29% higher than for the city’s population as a whole. Countywide, the median income for non-Hispanic White households is about 13% higher than for the population as a whole. These data suggest that there is more racial concentration of affluence in Upland that in San Bernardino County as a whole.

Table C2. : Median Household Income by Race – Upland and San Bernardino County
Median Household Income Upland San Bernardino County
White Alone (not Hispanic)
All Households $93,808
$72,782
$71,910
$63,362
Source: U.S. Census ACS 2015-2019
B19013 (all)
B19013H (white alone, not Hispanic)

D. Disparities in Access to Opportunity
1) Overview
California housing law requires cities to analyze disparities in access to opportunity as part of the fair housing assessment. The California Tax Allocation Committee (TCAC) and the California Department of Housing and Community Development (HCD) have developed maps showing access to various types of opportunities such as education, economic, transportation, and environmental indicators. 2) Educational Opportunity
Educational opportunity scores for Upland are shown in Figure C6. As shown in this map, TCAC educational opportunity scores are highest in the northern areas of the city and lowest in the south-central portion of the city.
3) Economic Opportunity
Figure C7 shows economic opportunity areas in Upland as determined by TCAC. As seen in this map, the majority of the city is identified as having high economic opportunity scores.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-119 Figure C5. Racially/Ethnically Concentrated Areas of Poverty – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-120 Figure C6. TCAC Educational Opportunity Areas – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-121 Figure C7. TCAC Economic Opportunity – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-122 4) Transportation Opportunities
According to the City’s AI, Upland residents enjoy superior access to transportation infrastructure, which includes the Burlington Northern/Santa Fe Railroad and the Upland Metrolink Station; the location of both a local airport (Cable Airport) and an International airport (Ontario Airport); and the traversing of the two major freeways through its boundaries (Interstates 10 and 210). 5) Environmental Opportunity
According to HUD, “The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level.” The Index combines standardized EPA estimates of air quality carcinogenic, respiratory and neurological hazards with indexing census tracts.

Values are inverted and then percentile ranked nationally. Values range from 0 to 100: the higher the index value, the less exposure to toxins harmful to human health; or, put differently, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census tract.

The EPA standardizes its estimates of air quality hazards using the National Air Toxics Assessment (NATA), which is EPA's ongoing review of air toxics in the United States. EPA developed NATA as a screening tool for state, local and tribal air agencies. NATA’s results help these local agencies identify which pollutants, emission sources and places they may wish to study further to better understand any possible risks to public health from air toxics. EPA suggests that local communities use NATA to “prioritize pollutants and emission source types; identify places of interest for further study; get a starting point for local assessments; focus community efforts; inform monitoring programs.” According to EPA, communities have found that using NATA helps “inform and empower citizens to make local decisions about their community’s health. Local projects often improve air quality faster than federal regulations alone.” Although EPA characterizes NATA results as “a snapshot of outdoor air quality with respect to emissions of air toxics,” it nonetheless suggests long-term risks to human health if air toxics emissions are steady over time, including estimates of the cancer risks from breathing air toxics over many years. It also estimates non-cancer health effects for some pollutants, including diesel particulate matter (PM). It is important to note that NATA only includes outdoor sources of pollutants, and its estimates of risk “assume a person breathes these emissions each year over a lifetime (or approximately 70 years). NATA only considers health effects from breathing these air toxics. It ignores indoor hazards, contacting or ingesting toxics, and any other ways people might be exposed.” ( http://www.epa.gov/national-airtoxics-assessment/nata-overviewepa.gov) The Upland AI5 analyzed Environmental Health Index values for various groups within Upland and within the region at large. Across every category, including those results reported for communities below the federal poverty level, Upland scores are significantly lower than those for the region. These lower scores are an indication of significantly greater exposure to cancer risks for City residents and of the potential for elevated non-cancer health effects from pollutants such as diesel particulate matter.

While Whites in Upland score the highest on the Index, at 35.55, their score is 35.92 percent lower than the score for Whites in the region, at 55.48. For Blacks the differential is -37.68 percent (27.56 vs. 44.22); For Hispanics, -33.15 percent (28.33 vs. 42.38). For Asians, the score within the jurisdiction is 17.07 percent lower than that for the region (35.07 vs. 42.29), and Native Americans within the City score 45.70 percent lower (30.54 vs. 56.24). For communities living under the federal poverty level, the jurisdiction compares similarly

5 City of Upland, Analysis of Impediments to Fair Housing Choice 2019-2023, p. II-37

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-123 unfavorably to the region: 32.37 vs. 56.84 for Whites; 20.44 vs. 44.86 for Blacks; 24.12 vs. 42.23 for Hispanics;

31.99 vs. 39.74 for Asians; and 25.67 vs. 50.63 for Native Americans.

The lowest scoring census tracts in Upland are located south of Foothill Boulevard and nearer in proximity to Interstate 10, the rail line, industrial uses and Ontario International Airport. 6) Disadvantaged Communities
Senate Bill 1000 (SB 1000) requires cities with designated disadvantaged communities to include environmental justice goals and policies in the General Plan. Per SB 1000, the California EPA uses CalEnviroScreen, a mapping tool to identify disadvantaged communities. CalEnviroScreen examines various indicators to characterize pollution and socioeconomic factors. As seen in Figure C8 below, the southern portion of the city is classified as a disadvantaged community.

Figure C8. Disadvantaged Communities – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-124 E. Disproportionate Housing Needs and Displacement Risk The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines “disproportionate housing needs” as “a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing. In addition, this analysis examines homelessness and displacement risk. 1) Cost Burden (Overpayment)
A household is considered cost-burdened if it spends more than 30 percent of its income in housing costs, including utilities. Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes.

Overpayment is a problem for many Upland residents, particularly for lower-income households. According to recent HUD estimates (Table C3) approximately 6,265 renter households (52% of all renters) and 4,325 owner households (29% of all owners) were paying more than 30% of income for housing. The highest rates of overpayment occur among very-low-income and extremely-low-income households. The impact of housing overpayment on lower income households is particularly significant for special needs populations – seniors, persons with disabilities, and female-headed households with children.

Table C3. Cost Burden by Tenure and Income Category - Upland

As shown in Figure C9, overpayment among renters is most prevalent in the southern portions of the city.

Overpayment among Upland homeowners is highest in the central and southern portions of the city (Figure C10).

The problems of overpayment are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-125 Figure C9. Renters Overpaying for Housing - Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-126 Figure C10. Homeowners Overpaying for Housing – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-127 2) Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units without proper maintenance can deteriorate over time. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.

Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs. Additionally, older units may not be built to current building standards for fire and earthquake safety.

The age of housing units in Upland compared to the SCAG region as a whole is shown in Figure C11.

Approximately 60% of Upland’s housing units were constructed prior to 1980 and are now more than 40 years old. These findings suggest that there may be a substantial need for maintenance and rehabilitation, including remediation of lead-based paint. Based upon field observations of City building inspectors and code enforcement staff, it is estimated there may be 9,000 housing units currently in the City that are in need of substantial rehabilitation. Housing programs to assist lower-income households with needed repairs are described in Chapter 4.

Figure C11. : Age of Housing Units – Upland vs. SCAG Region

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

In Upland, the highest rates of overcrowding occur in the southern portion of the city (Figure C12), which are also the areas with higher percentages of minority residents.

The problems of overcrowding are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing and also through financial assistance such as Section 8 vouchers.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-128 Figure C12. Overcrowded Households – Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-129 4) Homelessness
Persons threatened with homelessness are often those with incomes at 30% of area median income or below who are paying more than 30% of their income for rent. Homeless persons are defined as those who lack a fixed and adequate residence. Homelessness is a pressing issue for many communities, and the varied dimensions involved have implications for housing programs. People who are homeless may be chronically homeless (perhaps due to substance abuse) or situationally homeless resulting from job loss, family strife, incarceration, or violence. Homeless people face critical housing challenges due to their very low incomes and other problems.

Counting the homeless population is problematic due to its transient nature. According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report6 there were 44 unsheltered and no sheltered homeless persons in Upland at the time of the survey.

Housing accommodations for homeless people include emergency shelters, navigation centers, transitional housing, and permanent supportive housing. Facilities serving Upland residents are described in Chapter 2:

Housing Needs.
5) Displacement Risk
Displacement refers to any involuntary household move caused by landlord action or market changes.

Displacement can be caused by rising housing costs, insufficient affordable housing opportunities, expiration of affordability covenants, evictions, housing discrimination, or the physical demolition of existing housing to make way for new development.

The Urban Displacement Project at UC Berkeley identifies that are areas vulnerable to displacement. As shown in Figure C13, portions of Upland south of Foothill Boulevard are considered vulnerable to displacement.

Displacement mitigation strategies include tenant protections, physical maintenance and conservation of the existing affordable housing stock, preservation of existing deed-restricted affordable units at-risk of conversion to market-rate, acquisition and rehabilitation of existing housing units, requiring the replacement of existing affordable units demolished as part of redevelopment, and facilitating construction of additional affordable housing. The Housing Plan (Chapter 5) includes programs to implement all of these strategies.

6 https://wp.sbcounty.gov/dbh/sbchp/wp-content/uploads/sites/2/2020/04/2020-SBC-Homeless-Count-Report.pdf

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-130 Figure C13. Vulnerability to Displacement - Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-131

3. Sites Inventory Analysis
The City’s inventory of sites for potential housing is presented in Appendix B. As summarized in Table B -1, the inventory is comprised of approved projects, vacant sites, non-vacant underutilized sites and future ADUs.

The sites analysis shows that as with most cities in the urbanized areas of Southern California, vacant developable land is very rare and underutilized sites provide the majority of future housing capacity.

As illustrated in Figures B-1 through B-4 in Appendix B, the majority of potential sites for housing development are on redevelopment of underutilized sites in the southern portions of the city and the Historic Downtown near the Metrolink rail station. Most of these sites are within areas designated by the TCAC/HCD opportunity maps as Moderate or High Resource (see Figure C14 below).

Because the northern portions of the city are almost completely built-out and are stable neighborhoods, future residential development in those areas during the 2021-2029 planning period is expected to focus on ADUs.

4. Contributing Factors
The Housing Element must include an identification and prioritization of significant contributing factors to segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. “Fair housing contributing factor” means a factor that creates, contributes to, perpetuates, or increases the severity of one or more fair housing issues. Contributing factors should be based on all the prior efforts and analyses: outreach, assessment of fair housing, and site inventory. Contributing factors must also be prioritized in terms of needed impact on fair housing choice and strongly connect to goals and actions.

Through the participation of stakeholders, fair housing advocates, and the assessment of fair housing issues described in this appendix, the City has identified fair housing issues and contributing factors as well as meaningful actions to address those issues as described in Table C4: Fair Housing Issues, Contributing Factors and Meaningful Actions.

5. Goals, Policies and Actions
Based upon the analysis presented above, the City has identified fair housing issues, contributing factors, and meaningful actions that will be taken to address those issues during the planning period. These actions are consistent with the Upland 2019-2023 Analysis of Impediments to Fair Housing Choice.

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-132 Figure C14. TCAC Opportunity Areas Composite Score - Upland

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-133 Table C4. Fair Housing Issues, Contributing Factors and Meaningful Actions Fair Housing Issue Contributing Factor Priority Meaningful Action

1. Transit Access Transit provides elderly residents, low-income residents, youth, and others access to jobs, medical facilities, parks, housing, and public services. Omnitrans, the City’s transit provider, has adopted service standards to ensure an equitable distribution of services. For instance, all areas having a minimum residential density of 3.5 dwelling units per acre or employment density of 10 jobs per acre, as measured over an area of 25 acres, should be provided with a transit service that places 90 percent of residences and jobs within one-half mile of a bus stop. The Omnitrans Short-Range Transit Plan indicated that all
neighborhoods and employment nodes in Upland are well-served.

Closer analysis of Upland’s development patterns in the 2013- 2018 A.I. revealed a then-underserved area. At that time, Omnitrans did not have any bus routes connecting the new Colonies Crossroads commercial development within the Colonies San Antonio Specific Plan area, more specifically the commercial area that includes the Home Depot, LA Fitness, Nordstrom Rack, etc. Omnitrans Route 83 was subsequently modified and now connects with the commercial area. However, there is no fixed route service in the City of Upland north of the 210 Freeway.

High The City will monitor residential and commercial developments that may impact ridership potential for expanded fixed route service north of the 210 Freeway and if any new developments in this area have the potential to generate ridership, the City will share this information with Omnitrans for consideration in future transit planning. (Housing Element Program 19)

2. Discrimination against
Persons with Disabilities
Approximately two-thirds of discrimination complaints in Upland over the last five years were on the basis of physical or mental disability. The high proportion of disability complaints to IFHMB in Upland is consistent with other communities in the area and is also consistent with data at the state and federal level.

Fair housing discrimination on the basis of disability
demonstrates a lack of understanding in the housing industry of the housing rights of persons with disabilities. Disabled persons are particularly experiencing difficulties when requesting reasonable accommodations or modifications from their housing provides. In particular, persons with cognitive disabilities experience significantly more problems with these
accommodations.

This impediment was addressed in the past through fair housing outreach and education; however, given that two-thirds of all fair housing complaints received locally are on the basis of disability, this impediment remains a priority.

High The Upland Development Services Department and IFHMB will continue providing educational opportunities for property owners, property managers, and residents in Upland concerning the law as it pertains to reasonable accommodations and reasonable modifications. The City will contract with IFHMB to provide two workshops per year in the City, with one workshop per year serving as a general introduction to fair housing laws and possible discrimination, and one workshop each year being specifically focused on housing issues faced by persons with disabilities and the reasonable accommodation and modification processes. The City will also contract with IFHMB at least once during the planning period to fund matched pair testing in Upland to address issues of possible discrimination based on disability as well as race, familial status, national origin, disability and other protected categories. (Housing Element Program 19)

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-134 Fair Housing Issue Contributing Factor Priority Meaningful Action

3. Lack of Rental Housing
Opportunities in
Northern Upland
Examination of the General Plan Land Use Map and Zoning Map and comparison to Affirmatively Furthering Fair Housing Data and Mapping Tool (AFFH-T) maps illustrating the tenure of occupied housing units geographically reveals that tenure is consistent with land use and zoning in Upland. In the Census Tracts north of Foothill Boulevard, between 68.4 and 81.43 percent of housing units are owner-occupied. In the Census Tracts north of Baseline Avenue, between 81.43 and 100 percent of housing units are owner occupied. South of Foothill Boulevard, only 33.51 percent of the housing units are owner-occupied in most Census Tracts.

HUD AFFH data suggests that northern Upland is characterized by higher performing schools and relatively less exposure to poverty.

Therefore, the limited rental housing opportunities in the northern portion of the city is a contributing factor and an impediment to fair housing.

High To foster development of a balanced community that provides access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed use and flexible residential uses are currently allowable. (Housing Element Programs 5 and 19)

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-135 Appendix D Public Comments

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-136

This page intentionally left blank

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-137

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-138

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-139

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-140

Revised Draft | October 2022
City of Upland General Plan | Housing Element Page H-141

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov

November 22, 2021

Robert Dalquest, Director
Development Services Department
City of Upland
460 N. Euclid Ave
Upland, CA 91786

Dear Robert Dalquest:

RE: City of Upland’s 6th Cycle (2021-2029) Draft Housing Element

Thank you for submitting the City of Upland’s (City) draft housing element received for review on September 24, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on November 10, 2021 with you, City Associate Planner, Josh Winter and the City’s consultant, John Douglas.

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of this statutory deadline, then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element