May 2024
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 a 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).
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
11.1 Project Characteristics V w
Affordable Project Expiration Date
otal Units Units I Unit Size Funding 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 2&3 BR HOME, RDA 2058 36 Moderate
Coy D. Estes Senior 130 110 LI 1 &2 BR LIHTC, HUD, 2051 20 Moderate CalHFA
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 MRB:Mortgage Revenue Bonds
LI: Low income LIHTC:Low Income Housing Tax Credit HUD2:Dept.of Housing and Urban Development RDA:Upland Redevelopment Agency HOME:Federal Home Investment Partnership Funds Section 8:Federal Housing Voucher program 1Projects owned by the City of Upland
City of Upland General Plan Housing Element Page H-29
May 2024
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.
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 3 https://www.hcd.ca.gov/community-development/public-lands-for-affordable-housing-development.shtml City of Upland General Plan Housing Element Page H-30
May 2024
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.
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 .
Table H-9 _ Upland Regional Housing Needs Allocation, 2021-2029 RHNA Allocation
Income Category Definition _ Number of Units Percentage Extremely Low* 130%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.
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May 2024
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.
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 12 in Section 5-Housing Plan).
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May 2024
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.
The City of Upland provides a fee schedule for development impact fees. Impact fees are updated each fiscal year and were last updated on October 16, 2023. Development impact fees add to the cost of residential development;however,they can be a cost-effective mechanism for financing the new infrastructure(e.g.,water, sewer, roads) required to support new development. The fees allow for the consolidation of infrastructure projects when it is more cost-effective to do so and,by law,must be linked to the actual impact of the specific project.
Table H-10 Development Fees, City of Upland
Fee Cate•o Fee Amount
Planning Fees
Site Plan: Project Review $4,680
Design Review-Administrative Determination/ $800
Minor
Design Review-Architectural Plans $1,310
Administrative Use Permit-New Development $8,580(Deposit) Administrative Use Permit-Complex $3,630
Administrative Use Permit-Minor $810
Conditional Use Permit $4,860
Tentative Tract Map $8,770 plus$25 per lot
Tentative Parcel Map $7,180
Tentative Parcel Map-SB 9 Urban Lot Split $1,420 General Plan amendment $6,340
Specific plan $10,230
Variance—General (First Request) $4,830
Variance—Zone Change $6,620
Building Permit Fees $4,911—$23,297
CEQA Review
Environmental Exemption $870
Negative Declaration $3,290
Environmental Impact Report $10,000(Initial
Deposit)
Source:City of Upland,2023
The City of Upland imposes a number of development impact fees, including for parks, sewer connection,drainage,police,water,and general government.Typically,and in the case of Upland, fees per unit for high-density residential are lower than fees per unit for low density residential.
Table H-11 Development Impact Fees, City of Upland
Development Impact Fees Single Family u
General government $993 $853
Parks $10,700 $9,182
Water $3,768 $2,900
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May 2024
Police $902 $774
Drainage $2,856 $2,315
City Sewer Connection $5,978 $918
Total Impact Fees $25,197 $16,942
Notes:
1. Based on a total development cost of$750,000 for single-family and$500,000 for multi-family Since some fees are based on project valuation and some are charged on per unit or per square foot basis,it is difficult to generalize the total fees which apply to residential projects. Therefore,Table H-12 provides a comparison of the applicable fees for a single family development (0 - 1,500 Sq.
Ft.) and a multifamily development project (73,000 sq. ft. with 87 units).These assumptions were established as an average from several recent developments (see Table B6). Fees may represent a barrier to the construction of housing as they increase the minimum cost of development for a dwelling unit and may be passed onto the purchaser or renter. However, the City's fees are not excessive and do not constitute unreasonable constraints on the production of multifamily housing.
Table H-12 Fee Comparison for Single-Family and Multifamily Development Single Family Multifamily
(1,500 sq.ft.home in (87-unit multi-family
new residential area) complex)
Total Square Footage 1,500 73,000(average 840 sq.ft. per unit)
Construction Cost per Square Foot $200 $150 Total Construction Costs $300,000 $10,950,000($126,000 per unit)
Land Costs(vacant land) $56,000(3,500 sq.ft.lot) $1,400,000($16,091 per unit)
Estimated Fees per unit:
Building $4,911 $297 per unit
Planning $4,680(Site Plan: Project $13,260(Site Plan and review only) Administrative use Permit)
Public Works(grading,public and private $16,432 $188 per unit improvement)
Impact Fees $25,197 $16,942 per unit
Total Fees/Unit $51,220 $30,687
Fees as a%of Total Costs 12.5% 17.8%
Total Costs $407,220 $15,019,769
Development Cost per Unit $407,220 $172,778
Notes:
1. Based on an average square footage of approved single family and multifamily development projects.
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 City of Upland General Plan Housing Element Page H-34
May 2024
various areas of the city. Under State law, the general plan elements must be internally consistent, and zoning 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-13 describes the primary General Plan land use designations allowing housing, the intensity and density of uses allowed,and primary residential uses.
Table H-13 Land Use Designations Allowing Housing
General Plan De4gnation Permitted Density Prima
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) 20 units max Areas in which business and/or light industrial uses are Business/Residential Mixed-Use 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-14.
Table H-14 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.
City of Upland General Plan Housing Element Page H-35
May 2024
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-15. • 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-15 Permitted Uses in Zones Allowing Residential Uses Zones Allowing Residential Uses
RM10
RS RM20
Type of Unit Zones RS-MH RM30 CIR MU B/R MU CIO MU CuI 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 P P P CUP CUP Housing(6 or fewer)
+Supportive and Transitional CUP CUP CUP
Housing(7 or more) _
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.
City of Upland General Plan Housing Element Page H-36
May 2024
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.
City of Upland General Plan Housing Element Page H-37
May 2024
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-16 summarizes allowable uses in the three mixed-use zones that allow residential use.
Table H-16 Permitted Uses in Mixed Use Zones
100%Residen 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.
City of Upland General Plan Housing Element Page H-38
May 2024
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 20 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 '/a 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 City of Upland General Plan Housing Element Page H-39
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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.
City of Upland General Plan Housing Element Page H-40
May 2024
• 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 20 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
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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 20 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 20 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."There are no constraints on unrelated persons or number of persons in the definition.
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 City of Upland General Plan Housing Element Page H-42
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than the landlord or property manager. This definition may cause a constraint on those living together under separate leases.
The City will remove the definition of single housekeeping unit as a part of Program 20 so that the definition of family is inclusive and compliant with all fair housing laws.
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 20 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-17 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.
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Table H-17 Residential Development Standards
Maximum Setbacks Lot Coverage Regulations
Zoning Density Building Minimum Lot
District (dui) Height Front Side Rear Lot Coverage 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- 4,000 SF family
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 City of Upland General Plan Housing Element Page H-44
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adopted, and Program 15 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-18 provides a summary of parking requirements.
Table H-18 Residential Parking Standards
Types of Residential Development
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
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Types of Residential Development I Parking Requirement 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— 2 per dwelling
small(6 or fewer in a dwelling unit)
Supportive&Transitional Housing— 1 per 3 beds plus 1 per 300 sq.ft.of office and other non-residential areas large(7 or more in a dwelling unit)
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 20 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-19).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-19 Multiple-Family Parking Standards
Location of Development
Housing Characteristics 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'A space per unit to 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 1/4 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.
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• 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 8).
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.
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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 City of Upland General Plan Housing Element Page H-48
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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.
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 market-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-20. • 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.
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• 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 8 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-20 Permit Process and Time Frame for Housing Projects Application Review
Criteria , single-famil Multi-family(AUP). Multi-family(CUP1111 Application Completeness 1 month 1 month 1 month _ Project Review Committee 1 month to review project 1 month to review project 1 month to review project design design design
Decision-maker Regarding Project Development Services Development Services Planning Commission Director Director
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.
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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 8 is included in the Housing Plan to eliminate use permit requirements for multi-family development.Table H-20 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. As part of development review plan process the City provides design feedback to applicants administratively and uses the Residential Design Guidelines as guidance during the review process.The design review process is described in detail below.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 and there is no design review board or review committee. Coupled City staff receive comments from multiple departments and work with applicant to address all comments comprehensively.
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 facade 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.
• Architectural Style. Building design should not be limited to any particular style,be compatible with surrounding residential development,and multi-family residential should have varied design elements. • Private and 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 City of Upland General Plan Housing Element Page H-51
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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.
Design Review Process
The design review process is the same for ministerial and non-ministerial projects, excepting a public hearing requirement for non-ministerial projects. The set of design review standards are the same for ministerial and non-ministerial review.A review of recent projects found that no projects have been denied on the basis of the design review guidelines. Furthermore Program 8 is included to eliminate use permit requirements for conforming multi-family developments as well as adopt a set of purely objective development standards. This will further expedite the permitting process.
Residential construction involving individual single-family homes on an existing lot, mobile homes, and two units are approved at a staff level (ministerial review). Multiple family projects with three-units or more are approved by staff with an administrative use permit, except multiple family projects that are for-sale, such as townhomes and condominiums,which require a Tentative Tract Map and must be approved by the Planning Commission.These projects require a non-ministerial level review.
All projects are evaluated relative to zoning and building code standards and receive approvals within two to four weeks of application. The City's plan check policy is to complete first submittal plan checks within 30 business days and resubmittal plan checks within 10 business days.
The City offers a"Preliminary Review" service where plans may be submitted for review and comment by all relevant City departments prior to formal application. This provides the customer with a quick due diligence process to obtain City comments and requirements. Alternatively, City staff will meet with customers and developers at their request if they want to individually speak with representatives from Planning, Building& Safety,Public Works,and Engineering to receive guidance and obtain standards for development.
The design review process below is applicable for non-ministerial projects. Residential construction involving tracts and larger multi-family projects utilize the following processing schedule.
For projects not requiring legislative actions the entitlement process can take as little as 100 calendar days (approximately)if a CEQA Initial Study is not required under the California Environmental Quality Act. Steps are:
(1) Submission of complete application,
(2) Development Review(Technical Review Committee) (40 days), (3) Planning Commission (45 days).
During this formal application phase,the applicant submits eight(8)sets of plans,appropriate application forms and all required fees. Completeness review by Planning staff and committee review by the Technical Review Committee occurs within the first 40 days following a complete application submittal. The applicant then provides additional information and prepares plan revisions (if needed) based on the Technical Review Committee comments/corrections. Conditions of approval are prepared, and any final issues are addressed City of Upland General Plan Housing Element Page H-52
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before the project moves on to Planning Commission review. A public hearing before the Planning Commission is only required if the project includes a Tentative Tract Map.
The Planning Commission's review or public hearing, proposed projects must be included on an agenda in advance. Staff prepares and presents reports on each project. The applicant and members of the public have the opportunity to comment. As for multi-family development (3 or more attached units), the Zoning Ordinance allows projects of 15 du/ac or less to be approved by the Development Services Director with an administrative use permit. In this case, there is not a requirement for a public hearing, including for non- ministerial projects. The Development Services Director on a case-by-case basis may choose to refer any administrative use permit application to the Planning Commission for review and approval. The multi-family projects that are generally referred are those that require a CEQA Initial Study. For multiple family projects that are for-sale,such as townhomes or condominiums,a Tentative Tract Map is required and must be approved by the Planning Commission.
If the project is subject to CEQA, then an Initial Study must be prepared by the City's environmental consultant(s) and typically requires an additional 90 to 120 days including a 20-day public comment period on the environmental document (e.g., a Mitigated Negative Declaration). Consideration of the project's environmental document is part of a public hearing on the entire project and has not been a factor in inhibiting affordable housing in the past.
For non-ministerial projects (General Plan Amendment, Zone Change, Development Agreement, etc.) processing takes approximately 120 calendar days, plus any CEQA environmental review processing requirements.The steps are the same as above plus No. 4 City Council (40 days). • Once the entitlements are granted developers prepare the final engineering and complete the final map (as well as finalized home designs),which is the same process as other communities. • During the same time as the above final map process, the developer and his engineer and architect prepare the development plans for plan check review submittal. The plan check review timelines are mentioned in the first paragraph above.
• Note:With implementation of SB 330 provisions through at least January 1,2025,the evaluation and approval of multifamily residential dwelling units now occur simultaneous with the individual project's DPR and/or AUP entitlement process.
The development review process is not different for residential projects included as part of a mixed-use project.
The City of Upland's permit processing times are in line and/or faster than other communities in the area.
Upland's development review process does not represent a constraint that is significant, although additional staff resources would enable staff to process projects more quickly. Since 2016, the City has retained contract staff to supplement City staff to maintain efficient entitlement processing, and also makes use of contractors for planning entitlements and building& Safety plan check. Regulations to include additional environmental assessment,requirements of SB 18 and/or AB 52,and water quality management plan requirements (all federal, state, and regional requirements), etc. have added to the processing time and cost of development in all cities, not just in Upland.These additional requirements are not generally reflected in the timelines above because this information and requirements are required at time of application submittal and determination of completeness.
City of Upland General Plan Housing Element Page H-53
May 2024
Developers may face delays in obtaining building permits after entitlements due to the need to create more detailed plan sets after entitlement approval. Plans for land use entitlement are often conceptual. After entitlement approval applicants will prepare detailed construction plan sets for building permit review. Those plans on average take one or more months to prepare and submit for plan check review. Most discretionary applications are generally ready to proceed to plan check within a short period of time upon Planning Commission and/or City Council review.However,the City accepts plan checks"at risk"and some developers take advantage of this option to expedite the permitting process. This process allows the developer to submit their project for plan check review prior to entitlement approval.The plan check is"at risk"as the project may be modified prior to entitlement,but the ability to initiate the plan check process early can result in developers obtaining building permits shortly after the conclusion of the entitlement and/or an appeal period.
Detailed plan sets for building permit issuance is universal across the State and Upland's implementation of the California Building Code does not result in a burden or constraint beyond that experienced in other jurisdictions.Because the City allows for conceptual plans during the entitlement process developers can reserve funds and limit risk by initiating detailed construction plans after entitlement approval.Developers who do not wish to wait and are accepting of risk are permitted to submit detailed plans at-risk to reduce time between approval and permit. Ultimately, the amount of time between approval and permit application is at the discretion of the developer and does not constitute a constraint or hinderance on meeting the RHNA.
A review of recent projects found that no projects have been denied on the basis of the design review guidelines.
Furthermore Program 8 is included to eliminate use permit requirements for conforming multi-family developments as well as adopt a set of purely objective development standards. This will further expedite the permitting process.
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 design guidelines,projects can be approved in a timely manner. Note that the set of design guidelines are the same for ministerial and non-ministerial review.A review of recent projects found that no projects have been denied on the basis of the design review guidelines. The design review process for both ministerial and non- ministerial process does not add time to the permitting process, as documented in the timelines above. The City works with applicants throughout the permitting process to ensure that design guidelines do not serve as a constraint to the development process,both in cost and time. Therefore, design review is not considered a potential constraint to residential development.
In order to minimize potential constraints, Program 8 includes a commitment to establish objective development and design standards for qualifying residential projects as well as remove the use permit requirements for conforming multi-family developments. This program will serve to expedite the permitting process for multi-family developments.
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.
City of Upland General Plan Housing Element Page H-54
May 2024
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.
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.
City of Upland General Plan Housing Element Page H-55
May 2024
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 8 is included in the Housing Plan to eliminate use permit requirements for conforming multi-family developments.
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. There are four sites that have a capacity of 216 moderate income units that fall within the Very High Fire Hazard Severity Zones as well as three pending projects, therefore, the location of the RHNA sites within the Fire Hazard Severity Zone would not preclude or impact the development of these sites.
• 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.
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.
City of Upland General Plan Housing Element Page H-56
May 2024
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.
City of Upland General Plan 1 Housing Element Page H-57
May 2024
Figure H-21 Very High Fire Hazard Severity Zone - Upland Es REF` Upland
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City of Upland General Plan 1 Housing Element Page H-58
May 2024
4. HOUSING RESOURCES
This chapter describes the land, financial,and administrative resources available to assist Upland in addressing its housing needs.
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.
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 City of Upland General Plan 1 Housing Element Page H-59
May 2024
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 Housing Authority of San Bernardino 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- City of Upland General Plan Housing Element Page H-60
May 2024
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. • San Bernardino County Housing Authority. The San Bernardino County Housing Authority 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.
City of Upland General Plan Housing Element Page H-61
May 2024
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.
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.
City of Upland General Plan Housing Element Page H-62
May 2024
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 City of Upland General Plan Housing Element Page H-63
May 2024
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 San Bernardino County 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.
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 violations 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.
City of Upland General Plan Housing Element Page H-64
May 2024
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 2024 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, whichever 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 Geographic Target: At least 50%of assistance to households south of Foothill Boulevard.
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.
City of Upland General Plan Housing Element Page H-65
May 2024
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. Geographic target of 50%of assistance south of Foothill Boulevard. • Annual outreach to developers
Responsible Agency: City Housing Division
Funding Source(s): CDBG Funds;Housing Rent Revenues Time Frame: Ongoing and Annual Basis
Geographic Target: At least 50%of assistance to households south of Foothill Boulevard.
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. Geographic target of 50% of assistance south of Foothill Boulevard.
• 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
Geographic Target: At least 50%of assistance to households south of Foothill Boulevard.
Program 5. Multi-Family Rental Rehabilitation Program The Multi-Family Rental Rehabilitation Program(MFRRP)is designed to assist low to moderate income (LMI) tenants (i.e.,tenant's whose combined family income does not exceed 80% of the County median adjusted by family size,as promulgated by the U.S.Department of Housing and Urban Development[HUD])by providing Upland landlords of multi-family apartments (8-units or less) with grants to make energy efficiency improvements to units occupied by LMI tenants in the City of Upland. Energy improvements will include energy star rated dual-pane vinyl windows, attic insulation, cool roofs, HVAC improvements, LED lighting, low-flow toilets and water fixtures. The amount available for rehabilitation financed under this Program will be $25,000 and will be dependent on a 50%match contribution from the property owner. As such, for every one-dollar($1.00) of grant funds provided by the City,the property owner will be required to make a fifty-cent ($0.50) match used towards making other living condition improvements to the units.
City of Upland General Plan Housing Element Page H-66
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Objective(s):
• Provide up to 5 grants annually to qualified multiple family rental properties. • Increase affordable housing stock by requiring affordable covenants to be recorded on each property receiving the grant.
Responsible Agency: City Housing Division
Funding Source(s): Housing Fund balance,and Housing rental revenues Geographic Target: At least 65%of funds to areas south of Foothill Boulevard Time Frame: Ongoing and Annual Basis
Programs to Improve Housing Opportunities
Program 6. 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 to fully accommodate the City's remaining housing need. Rezoned sites will comply with the requirements of Government Code §65583.2(h) and (i).
• 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.
The rezone program will consist of the following,as shown in Figure H-22:
• Rezone or upzone 132 parcels totaling 63.8 acres to allow residential uses from 20 to 40 du/acre (including parcels to be in the Transit Overlay Zone) (projected for 544 very low, 376 low, 414 moderate,and 385 above moderate,totaling 1,719 units).
• Rezone one 0.48 acre-parcel to the Citrus Transportation District,allowing up to 55 du/acre(projected for 11 moderate and 10 above moderate units,totaling 21 units). • Rezone or upzone 42 parcels totaling 12.21 acres to allow mixed-use residential up to 30 du/acre (projected for 46 very low,30 low, 64 moderate,and 49 above moderate units,totaling 189 units).
City of Upland General Plan Housing Element Page H-67
May 2024
• Rezone or upzone 8 parcels totaling 10.66 acres to RM-20 (projected for 163 very low, 109 low, 18 moderate,and 16 above moderate units,totaling 306 units). • Rezone or upzone 60 parcels totaling 41.14 acres to RM-30, allowing residential densities from 20-30 du/acre (projected for 487 very low, 327 low, 131 moderate, and 116 above moderate, totaling 1,061 units).
• Rezone two parcels totaling 15.5 acres to RS-4, allowing densities up to 10 units per acre (projected for 85 moderate and 84 above moderate units,totaling 169 units).
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Upland Rezone and Upzone Areas 0 0.5 1Mies A 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 23)
Reused Sites: 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 City of Upland General Plan 1 Housing Element Page H-68
May 2024
housing project provides at least 20 percent of the units affordable to lower-income households in compliance with Government Code Sec. 65583.2(c),
Replacement Policy: 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).RHNA sites with existing residential uses will be subject to a replacement housing policy. The replacement housing policy will comply with all provisions of Government Code section 65915,subdivision (c) (3).
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 2024.
The City will continue to facilitate development and monitor approvals of all pending projects that are used to meet the RHNA. Currently, City staff coordinates with applicants, supports and assists with funding applications, and expedites approvals of projects as possible. The City will continue to provide technical assistance to ensure that projects counted towards the RHNA are built during the planning period. The City will monitor the status of these projects,including units and income levels.
The City will conduct a mid-cycle review of units built and capacity to meet the RHNA in 2026.If the entitled projects are not anticipated to be completed during the 6th Cycle at this time,the City will identify additional sites and/or programs,such as upzoning or rezoning of additional parcels,to adequately meet the RHNA.The City will identify sites or initiate any necessary programs within six months of the identified net loss.
City-Owned Sites:
There are 18 City-owned parcels in the sites inventory with a projected capacity 96 lower and moderate income units.They are all public parking lots.The City will declare these sites surplus with the intent to develop housing.
The sites will be developed in compliance with the Surplus Land Act.The City will issue a request for proposal after the development of a downtown parking garage.The City will outreach with developers by Q3 2025 for the development of the site. To ensure the development of the sites, the City will monitor developer interest and status of the development of the parking garage as well as incentivize the development of the sites, once they are declared surplus. Actions to develop the sites may include, but are not limited to priority processing, flexibility in development standards,and financial assistance as possible.
The parking structure design will be approved in the first quarter of 2025. Construction will be completed toward the end of 2026.Development of the 18 parcels in the RHNA inventory will follow.
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.The following outlines the rezone program:
• Rezone or upzone 132 parcels totaling 63.8 acres to allow residential uses from 20 to 40 du/acre (including parcels to be in the Transit Overlay Zone) (projected for 544 very low, 376 low, 414 moderate,and 385 above moderate,totaling 1,719 units).
• Rezone one 0.48 acre-parcel to the Citrus Transportation District,allowing up to 55 du/acre(projected for 11 moderate and 10 above moderate units,totaling 21 units).
City of Upland General Plan Housing Element Page H-69
May 2024
• Rezone or upzone 42 parcels totaling 12.21 acres to allow mixed-use residential up to 30 du/acre (projected for 46 very low,30 low, 64 moderate,and 49 above moderate units,totaling 189 units) • Rezone or upzone 8 parcels totaling 10.66 acres to RM-20 (projected for 163 very low, 109 low, 18 moderate,and 16 above moderate units,totaling 306 units). • Rezone or upzone 60 parcels totaling 41.14 acres to RM-30, allowing residential densities from 20-30 du/acre (projected for 487 very low, 327 low, 131 moderate, and 116 above moderate,totaling 1,061 units).
• Rezone two parcels totaling 15.5 acres to RS-4, allowing densities up to 10 units per acre (projected for 85 moderate and 84 above moderate units,totaling 169 units). • 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 and will be allowed through rezoning.
• Post zoning, development standards and fees on the City website annually throughout the planning period
• Establish procedures for streamlined permit review by October 2024 • Monitor progress annually through Annual Progress Reports • No net loss of units below the RHNA.
• Development of 96 units on 18 city-owned parking lots within the planning period.
Responsible Agency: City Planning Division
Funding Source(s): State grants;General Fund
Time Frame(s): General Plan and zoning amendments by Q2 2025 begin zoning process in May 2024, CEQA process 2024,hearings in early 2025;annual progress reports and website updates.Mid-cycle review by Q2 2026. Completion of 96 units on 18 city-owned parking lots by end of planning period, reach out to developers by Q3 2025.
Program 7. 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 outreach annually to developers, including affordable housing developers, to advertise and discuss opportunities for housing development in the City, including in specific plan areas. This could be done through a roundtable, City of Upland General Plan Housing Element Page H-70
May 2024
virtual meetings,or other outreach efforts. 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 6.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame(s): Ongoing implementation of plan. Track developments as applications are received.
Outreach to developers annually.
Program 8. 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 2024.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame(s): Code amendment by December 2024
Program 9. 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. The City has seen significant increase of ADU development in recent years,and is currently averaging 45 ADUs per year.
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 the 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 for low-income households.These tools will encourage and assist in developing ADUs in Upland.
Additionally,the City participated in an ADU Education Workshop in December 2023 held by Chaffey Federal Credit Union. This workshop provided information on financing options for ADUs including Home Equity Line of Credit and Reverse Mortgages Line of Credit as well as answered questions on the process of building City of Upland General Plan Housing Element Page H-71
May 2024
an ADU in Upland.As a part of outreach to encourage ADUs,the City will actively continue participation in education events with local credit unions and other partners working to develop ADUs in the area. The City will participate in at least one such outreach,workshop or ADU educational event annually.
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.
If annual production and affordability rates do not match the estimates included in the Housing Element,the City will update the ADU strategy to ensure that the City continues to maintain adequate capacity for all income levels.In the event of an ADU shortfall that results in a net loss of units below the RHNA,the City will adopt another ADU program such as adopting fee waivers, seek state grant funding to incentivize ADU production to reimburse pre-development costs, additional promotion of ADU opportunities through outreach such as surveys and workshops,or will identify additional sites within six months of the identified shortfall.
Objective(s):
• Encourage ADU production through preparation of an ADU assessment,workbook and website with pre-approved plans.The efforts are intended to help encourage ADU construction and affordability. • 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 identified to further encourage ADU construction within six months.
• Development of 45 ADUs annually,with a geographic target of 50%of ADUs in north Upland. • Continue outreach with local credit unions and ADU partners, with participation in at least one outreach event annually.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Geographic Target: At least 50%of affordable ADUs north of Foothill Boulevard Time Frame: Code amendment by December 2024 and as necessary thereafter on an annual basis.
Review of ADU production annually and additional incentives adopted within six months of any identified shortfall.
Program 10.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.
City of Upland General Plan Housing Element Page H-72
May 2024
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 11. 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 revenues 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 12. 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.
City of Upland General Plan Housing Element Page H-73
May 2024
Responsible Agency: City Housing Division
Funding Source(s): HOME, Ca1HOME,and Housing rental revenues Time Frame: Ongoing and Annual Basis
Program 13. Rental Housing Assistance
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 San Bernardino County 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: San Bernardino County Housing Authority Funding Source(s): HUD housing choice vouchers
Time Frame: Ongoing
Program 14. Acquisition of Existing Units for Affordable Housing The Housing Division oversees the management of 255 City-owned dwelling units which are generally contained within three apartment complexes: Magnolia Colony, Sunset Ridge and The Village. A majority of the 255 units are designated for up to Low-Income households. Magnolia Colony was constructed in 1960 and consists of thirty-seven(37) fourplexes on individual lots.The City owns eighteen (18) of the fourplexes which were purchased in the early 2000's with Low- and Moderate-Income Housing Funds (LMIHF) and are restricted to up to Low-Income households. Seven (7) of the fourplexes are owned by a private non-profit which provides transitional housing and eleven (11) are individually owned by private parties and are market rate properties.This program entails the City to proactively acquire the remaining eleven(11) fourplexes to add to the City's affordable housing portfolio.The City is currently in escrow on one of the eleven (11) fourplexes.
Objective(s):
• Pursue the acquisition of the remaining eleven (11) privately-owned fourplexes in Magnolia Colony and covenant for affordable housing up to the Low-Income level. Acquire at least one fourplex every two years.
• Annually evaluate the City's Housing Fund for funding capacity and pursue additional grant opportunities to augment the financial capacity to purchase the remaining eleven (11) fourplexes at Magnolia Colony.
Responsible Agency: City Housing Division
Funding Source(s): Housing Fund balance,Housing rental revenues,and Affordable Housing Grants Geographic Target: Existing fourplexes in Magnolia Colony,Sunset Ridge,and The Village Time Frame: Ongoing and Annual Basis,as fourplexes are available for purchase City of Upland General Plan Housing Element Page H-74
May 2024
Program 15. 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.
The current lot consolidation process consists of completing the Lot Merger application. The application is a simple,ministerial process and consists of submitting four sets of plans,two copies of the legal description of the lots,two copies of the tide report,and a notarized letter from the lender and property owner,if applicable.
The City will provide a number of incentives for the consolidation of small lots including:
• Expedite processing of lot consolidation so that it is completed within 30 days. • Provide fee waivers for lot consolidation projects that have affordable units or housing for special needs households.
• Proactive outreach to developers and applicants regarding opportunities for lot consolidation.The City will outreach to developers on an annual basis regarding opportunities for development in the City. • Assisting developers in identification of parcels with lot consolidation potential. • Provide technical assistance with the lot consolidation process. • Continue to utilize a ministerial process for lot mergers.
Objective(s):
• Update the Density Bonus Ordinance by October 2025 • 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.
• Facilitation of development on small lots.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame: Code amendment by October 2022;Ongoing; Outreach to developers annually.
Program 16. 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 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 looking to update the Rent Review ordinance,but due to pending court cases regarding the constitutionality of Rent Stabilization City of Upland General Plan Housing Element Page H-75
May 2024
laws,the process was placed on hold pending the outcome from the courts. Staff has been given the go ahead to begin implementing the existing ordinance and review the ordinance for any updates to current State 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
Geographic Target: Mobile Home Parks
Time Frame: Ordinance review and updates by Q2 2026;Ongoing Program 17. 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 18. 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). Key development standards that would be revised include separation/distance requirements, parking requirements, waiting and intake area requirements, and operational requirements. AB 139 (2019) modified the allowable parking standards for emergency shelters. AB 101 (2019) added the requirement that low barrier navigation centers meeting specified City of Upland General Plan Housing Element Page H-76
May 2024
standards be allowed by-right in areas zoned for mixed use and in non-residential zones permitting multi-family uses pursuant to Government Code 565660 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 2025
Program 19. 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 20. 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.
City of Upland General Plan Housing Element Page H-77
May 2024
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 2025 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 2025 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 2023 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. • Remove the definition of"single housekeeping unit". • Amend regulations for employee housing consistent with the Employee Housing Act by December 2023.
• 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 2025; Annual monitoring, outreach and coordination
Program 21. 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. • 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.
City of Upland General Plan Housing Element Page H-78
May 2024
• 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 7) • 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
Program 22. Housing Outreach and Information
The City shall provide information about housing assistance, fair housing, housing resources, and housing programs through a wide variety of outreach methods.
Objective(s):
• 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.Provide information to 100 households annually. • 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.
Responsible Agency: City and Inland Fair Housing and Mediation Board Funding Sources: General fund
Time Frame: Ongoing and Annual Basis. Two workshops per year. Matched pair testing once in the planning period.
Program 23. Housing Mobility
The City will strive to increase opportunities and promote housing mobility, specifically,the City will strive to improve housing mobility and options north of Foothill Boulevard.To promote housing mobility in relatively higher income and lower density areas,the City will employ a variety of strategies to achieve the development of 150 units (such as ADUs,JADUs,and SB 9 units) throughout the entirety of the planning period.
The City will create and implement an ADU Bonus Program. The City amend its zoning ordinance to allow one additional ADU,beyond state law,on lots in the RS-10,RS-15,and RS-20 zones with a single family home that are larger than 15,000 square feet.The program will allow additional one additional ADU on eligible single- City of Upland General Plan Housing Element Page H-79
May 2024
family lots given that the bonus ADUs are deed restricted as affordable to lower-income households for a certain, shortened period of time (ex. 10 years).The program is applicable to an estimated 1,940 lots.
Objective(s):
• ADU Bonus Program:Increase affordable housing opportunity north of Foothill Boulevard through allowing more than one ADU per lot on eligible single-family parcels. Goal of at least 50% of ADUs developed in north Upland.Creation of 20 bonus,affordable ADUs annually once program is in place. • Encourage 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 Programs 5 and 6). Use of Specific Plans can incentivize higher density housing in these areas. • Develop of ADUs (Program 9). Development of 45 ADUs annually,with a geographic target of 50% of ADUs in north Upland
• Rezone to allow additional housing opportunities throughout the City, including an assumed 273 lower-income units north of Foothill(Program 6)
• Increase Housing Choice Voucher use in north Upland As part of these efforts,the City will conduct a mid-cycle evaluation in 2026 to review the effectiveness of the above strategies and consider additional programs as necessary, including but not limited to higher density opportunities on religious,institutional and quasi-institutional lands,missing middle zoning in addition to SB 9 such as adaptive reuse,acquiring and adding affordability to existing structures,and upzoning.
Responsible Agency: City Housing Division;Development Services Department Funding Sources: General fund,CDBG Funds
Time Frame: Ongoing and Annual Basis. Creation of Bonus ADU program by Q1 2025.
Promotion of ADU program in 2025 and beyond. Mid-cycle review in 2026.
Geographic Target: Comparatively higher income and resource areas of the City,including the RCAA area in northern Upland.
Program 24. Place-Based Improvements in South Upland
Develop and continue programs and strategies to create place-based improvements through investments in the public right of way. The City will continue to prioritize CDBG funding in south Upland, communities south of Foothill Boulevard, and low-resource areas of the City as well as annually work with the City Council to prioritize other funding sources in these areas. This will serve to continue to improve communities through neighborhood improvements such as enhanced streetscapes,multi-modal and active transportation,pedestrian safety improvements, safe routes to schools, community facilities, park improvements, and other community amenities.
Objective(s):
• Business Attraction Assistance Program(BAAP).This program provides up to$75,000 via a forgivable loan to sales tax producing businesses in locate in Downtown Upland in exchange for creating full time equivalent jobs for low to moderate income persons. Since its inception,the program has provided 15 business loans,ranging from$25,000 to $75,000.
• Historic Downtown Revitalization Program(Commercial Rehabilitation Program,CRP).This program provides a grant to businesses located in downtown Upland of up to $30,000 for eligible facade improvements and an additional $15,000 for mitigation of asbestos or lead-based paint hazards. The City of Upland General Plan Housing Element Page H-80
May 2024
City has provided 15 grants through this program. Eligible improvements include ADA entry improvements,exterior lighting,doors and windows,facade reconfiguration,and signage. • Capital Improvements in south Upland. The City will continue to complete Capital Improvement Projects in south Upland.Recent and ongoing projects south of Foothill include o ARPA Alley Rehabilitation Phase I ($465,490, 50%of project south of Foothill) o Civic Center Paving and ADA Improvements ($247,626)Pavement maintenance on Euclid Ave ($436,749,60%of project south of Foothill)
o Street and Alley Program from 2018-2020, ($732,414) o Complete rehabilitation (street, sidewalk,curb,gutter,ADA,pedestrian improvements,water and sewer infrastructure) of Arrow Highway($11,490,592). • Multiple Family Rental Rehabilitation Program (Program 5) provides targeted funding to improve affordable existing affordable housing stock,including a target of 50%of funding going to properties south of Foothill.
• The City will continue to seek grant funding for improving and encouraging redevelopment in south Upland.
Responsible Agency: City Housing Division;Development Services Department Funding Sources: General fund,CDBG Funds, CIP,Housing Fund balance,Housing rental revenues Time Frame: BAAP and CRP are ongoing. CIP projects per CIP schedule. Seek grant funding annually or as available.
Geographic Target: Southern Upland,and areas with comparatively lower income and resources.
City of Upland General Plan Housing Element Page H-81
May 2024
Quantified Objectives
Subject to availability of funding,Table H-21 summarizes the City's quantified objectives for the 2021-2029 planning period.
Table H-21 Housing Element Quantified Objectives
Households Assisted by Income Level
dill Housing Program Area d, 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 Resolution? 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 San Bernardino County 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.
City of Upland General Plan Housing Element Page H-82
May 2024
Appendix A Evaluation of the Prior
Housing F lement
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 Al 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(N'1'HB)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 Colony Apartments, Northwoods Apartments, Arbor Park Apartments, Alpine Woods, Mountain Springs Apartments and Ninth Street Terrace Apartments.
City of Upland General Plan Housing Element Page H-83
May 2024
• 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 Salvation Army
Hours: Tuesday & Thursday, 4 p.m.-7 p.m. Hours:Monday-Friday, 9 a.m.-10:30 a.m.
Saturday 10 a.m.-1 p.m. 412 S.Euclid Ave.,#408 Ontario,CA 91762 9269 Uticia Ave. #125 Rancho Cucamonga, CA Food Bank (909) 986-6748 Shelter (909) 888- 91730 4880
(909) 987-7110
GAP—Food Bank
Citylink—Food Bank Only Thursdays only 4 p.m. - 6 p.m.
Hours:Tuesday and Thursdays 2:p.m. - 6 p.m. 8768 Helms Ave Rancho Cucamonga,CA 91730 16779 Spring St. Fontana,CA (909) 945-1020
(909) 803-1059
Para Los Niiios
Foothill Family Shelter Family Services Hours: Tuesday-Friday, 9 a.m.-1 Hours:Tuesday-Friday,9:00a.m.-5 p.m. p.m.
1501 W. 9th Street,Ste D Upland,CA 91786 1205 N. Baker Ave (909) 920-0453 Ontario,CA 91764
(213) 413-1466
St. Joseph's Church—Food Bank His Hands
Ministry(Upland only) Inland Valley Hope Partners Hours: Monday-Thursday, 9 a.m.-11 a.m. Saturday Hours:Monday-Thursday, 8:00 a.m.-6 p.m. 7:00 a.m. -2 p.m. 1753 Park Avenue.
937 N. Campus Ave. Upland,CA 91786 Ontario,CA 91762 (909) 981-8110 (909) 622-3806
City of Upland General Plan Housing Element Page H-84
May 2024
Table Al. Program Accomplishments, 2013-2021 Housing Element Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
Code Enforcement Ensure compliance with municipal codes Ongoing The City has continued to provide code enforcement services. Program 1 and maintain value and safety of This program is successful and should be continued. Modify to property and structures. include clear objectives on number of inspected units per year and timeframe for the abatement process.
Home Improvement Provide Home Improvement loans to Ongoing Due to the decrease of the State after rehabilitation value limits Program 2 qualified low and moderate income to$285,000 and the long-awaited approval to increase said homeowners earning less than the 80% value limits,staff has struggled to provide assistance to any Area median Income. potential qualified applicants.This program should be continued. Modify to include clear objectives on number of HIP loans provided per year.
Emergency Repair Program Provide grants to qualified homeowners Ongoing This program continued to provide grants to qualified Program 3 to address emergency repairs. 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. Modify to include clear objectives on number of grants provided for homeowners per year.
Rental Acquisition and Continue to provide grants to address Ongoing No units were assisted during 2014-2020 due to dissolution of Program 4 Rehabilitation properties with substantial rehabilitation the Redevelopment Agency.This program helps to avoid or maintenance needs. deterioration and should be continued if funding is available.
Modify to include clear objectives on number of RARP grants provided per year.
Historic Preservation Continue to support the preservation of Discontinued The Historic Home Rehabilitation Program has been defunded, N/A historic properties through a variety of however,if there is an opportunity to preserve a Historic Home planning,zoning,rehabilitation,and for affordability purposes,the city will assist in that activity. other incentives.
Five Star Rental Recognition The objective is to continue this program Discontinued This program was discontinued in 2016. N/A and disseminate information to landlords
to encourage their participation in the
Five Star Rental Recognition Program.
Specific Plans Continue to implement remaining Ongoing The City continued to implement the remaining specific plans Program 7 specific plans to facilitate the in order to facilitate the development of high quality infill development of high quality infill residential development in Upland.This program is an residential development in Upland. important strategy for effective land use planning and should be continued. Modify to include clear objectives to process specific plan amendments to encourage the production of housing for all income levels, in particular for lower-and City of Upland General Plan Housing Element Page H-85
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
moderate-income households concurrent with zoning
amendments described in Program 6.
Historic Downtown Specific Plan Continue to implement the Historic Ongoing The City continued to implement the Downtown specific plan. Program 7 Downtown Specific Plan to facilitate the This program is an important strategy for effective land use development of high quality infill planning and should be continued. Modify to include clear residential development in Upland. objectives to facilitate the production of multi-family housing at 55 units per acre in the Historic Downtown Specific Plan.
Secondary Units The City will continue to support the Ongoing The City continued to support the production of accessory units Program 9 production of second units and guest and in 2021 the ADU Ordinance was updated consistent with quarters that meet the requirements State law.This program is an important component of the City's in the municipal code. overall housing strategy and should be continued. Modify to include clear objectives on number of ADUs developed per year.
Green Valley Initiative Participate in the Green Valley Ongoing The City continued to participate in this collaborative effort.As N/A Initiative's regional meetings and of 2021 the City participates in 4 open PACE programs.This outreach efforts to promote a healthy program supports energy conservation and should be economic and environmental future. continued.
Continue implementation of the City's
other green initiatives,including waste
management,water conservation and
use,and CalGreen programs. _
Water Priority System Encourage water and sewer providers to Ongoing The City actively participated in the establishment of a Program 10 have a water and sewer priority system water and sewer priority system.This program supports in place in compliance with state infrastructure for new housing and should be continued. housing law. Modify to include clear objectives on program time frame.
Neighborhood Improvements Continue monitoring,planning,and Ongoing The City continued to make such infrastructure and Program 11 programming for public improvements service improvements to further the vision of the City that serve the community. Council.This program supports infrastructure for new housing and should be continued.
Homeownership Assistance Continue to provide up to 2 FTHB Ongoing During 2014-2020 there were 2 FTHB loans granted. Program 12 loans annually to qualified low income This program supports home ownership for low- homeowners and advertise program income households and should be continued. Modify availability.Annually evaluate the to include clear objectives on number of FTHB loans City's funding capacity and as needed provided per year as well as a commitment to pursue additional HOME/CAL HOME evaluate the City's funding capacity annually. funds.
Rental Housing Assistance Continue to participate in the federal Ongoing According to the Housing Authority of the County of San Program 12 City of Upland General Plan Housing Element Page H-86
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
housing choice voucher program and Bernardino,the Upland Housing Authority served vouchers to family self-sufficiency program 619 families.This program supports rental housing affordability allocating. and should be continued. Modify to include clear objectives on the time frame and continuance of program.
Housing Incentives Continue to permit and encourage Ongoing The Development Code Update was adopted on September Program 15 density bonuses,lot consolidations,and 28,2015.The update provided modifications to the other means to build market rate and Development Code that were recommended in the Housing affordable housing.Amend the Zoning Element.These included providing for residential care Code to allow half covered/uncovered facilities(7 or fewer)by right in all residential zones.New spaces for studio and 1-bedroom units provisions were also provided for Supportive and in projects outside the downtown and Transitional Housing,Emergency Shelters,Child Care/Day mixed use corridors provided the project Care,SROs,and efficiency units.This program supports qualifies for a density bonus or is deed production of new housing,including affordable units,and restricted as affordable.Advertise the should be continued. Modify to include clear objectives on availability of incentives at the planning the time frame for the Density Bonus code amendments to public counter and through the be completed.
development review process.
Continue to enforce the Mobile Home Ongoing The City was advised to place a hold on proposed revisions to Program 16 Rent Ordinance;complete review and the existing ordinance pending litigation challenging the Mobile Home Rent Stabilization revisions to the Rent Ordinance after constitutionality of Rent Stabilization law until the outcome of the courts complete proceedings on the court proceedings Modify to include a clear timeline. legality of rent stabilization
Housing at Risk of Conversion Monitor publicly assisted multiple units Ongoing The City continued to monitor affordable housing projects to Program 17 at risk of conversion;support efforts to determine properties at risk for conversion.This program is an preserve the units through grants,tax important strategy for preserving existing affordable housing credits,bonds,and transfer of and should be continued. Modify to include clear objectives on ownership to entities willing to keep the commitments regarding the annual monitoring and outreach of units affordable.Inform tenants and affordable housing projects. 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, Ongoing This program is duplicative and should be combined with other Program 15 contact developers annually about programs that have similar purposes. potential sites,and support applications
of developers to build affordable
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May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
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.
Homeless Services Define shelters,transitional housing, Ongoing The City continued to provide funding support to agencies that Program 18 and permanent supportive housing serve the homeless and at-risk homeless through the CDBG consistent with state law,permit Program process and the City's Housing Fund.In 2013,a shelters with a ministerial permit in the Homeless Shelter Stakeholders Group was formed to assist the Industrial zone;and establish objective implementation of this goal.The Development Code Update standards as allowed by state law. In was adopted in the summer of 2015. In December 2019,the all zones allowing residential uses, City hired a Homeless Coordinator to conduct and assist with permit transitional and supportive homeless prevention activities.During CY2020,the City housing as a residential use and only applied for and received a new affordable housing grant from subject to those restrictions that apply the State that will provide funding to the Homeless Prevention to other residential uses of the same Program for the next 3 years. Also,during CY2020,the City type in the same zone. 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. Modify to include clear objectives and time frame to amend City
regulations regarding emergency shelters,transitional housing, supportive housing and low barrier navigation centers
consistent with State law.
Administrative Capacity Utilize the Service Council to coordinate Ongoing The City has continued to work with the various organizations Program 19 the City,faith-based organizations,other in San Bernardino County to create a Homeless Service Plan. non-profits,Upland Housing Authority, The stakeholders team is comprised of individuals and County,and other stakeholders and organizations that have a desire to help the community and create a network of community and seek a positive change in the city,specifically,as it relates to mainstream resources.The Service those affected by homelessness.The team meets monthly in Council will develop and implement a order to maintain an active effort to address the homeless Homeless Services Plan that addresses: issues.In December 2019,the City hired a Homeless -Community Outreach,Engagement, Coordinator to assist with all homeless activities.During and Education Initiatives CY2020,the City applied for the Permanent Local Housing -Treatment and Permanent Supportive Allocation to assist the Homeless Coordinator with additional City of Upland General Plan Housing Element Page H-88
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
Housing Initiatives funds for the City's Homeless Prevention Program.Also,during -Housing First/Rapid Re-housing CY2020,the City applied and received CARES CV1 and CV3 initiatives to provide additional funds to assist homeless prevention -Chronic Homelessness activity.This program is an important strategy for leveraging -Enforcement housing resources and should be continued. Modify to include clear objectives of the Homeless Services Plan and the City's outreach and coordination responsibilities.
Housing for People with Amend the Zoning Code to define and 2015 The Development Code Update was adopted on September Program 20 Disabilities allow residential care facilities serving 28,2015.The update provided modifications to the six or fewer residents as a by-right Development Code that were recommended in the Housing use in all residential zones;remove or Element.These included providing for residential care amend the definition of a family in the facilities by right in all residential zones(for those serving 6 Zoning Code.Permit larger facilities or fewer residents),Supportive and Transitional Housing, with a CUP in two additional mixed- Second Dwelling Units,Emergency Housing and Single use zones. Room Occupancy(SRO)in Mixed Use Zones and Efficiency Support agencies in seeking funding, Units.This program is an important strategy for addressing as available,for the provision of the special housing of persons with disabilities and should housing and services for people with be continued. Modify to include clear objectives and time disabilities, including developmental frame of the code amendments as well as the City's disabilities. Reach out to potential commitment to annually monitor State law,conduct developers or service agencies as outreach,and coordination with affordable housing part of the annual Action Plan developers.
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. _
Fair Housing Promote fair housing practices through Ongoing The City continues to promote fair housing practices and Program 21 contract with IFHM B.Comply with all provide educational information to the public.This program state and federal fair housing is an important strategy for affirmatively furthering fair requirements when implementing housing and should be continued. Modify to include clear housing programs or delivering housing- objectives. related services.Continue to prepare the
Analysis of Impediments to Fair Housing
Choice as required under federal law;
implement the recommendations to
City of Upland General Plan Housing Element Page H-89
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
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.
City of Upland General Plan Housing Element Page H-90
May 2024
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.
Housing Allocation
California General Plan law requires that a community plan for an adequate number of sites to allow for and facilitate production of its share of the regional housing need. Each jurisdiction must identify"adequate sites" to determine whether that jurisdiction has sufficient land to accommodate its share of regional housing needs for each income level.As defined under California Government Code Section 655839(c)(1),adequate sites are those with appropriate zoning and development standards, and with services and facilities to encourage and provide for the development of a variety of housing for all income levels. As shown in the table below, the RHNA for the 2021-2029 (6th Cycle) planning period is 5,686 units. Broken down by income level, the allocation is 1,584 very low-,959 low-, 1,013 moderate-,and 2,130 above-moderate units.
Table B1. RHNA Allocation
Very Low Moderate Above Total
Moderate
RHNA 1,584 959 1,013 2,130 5,686 No Net Loss Buffer
Recent changes to State law,including Senate Bill 166,require cities to continually maintain adequate capacity in their sites inventories to meet their RHNA for all income levels. In the event that a site is developed below the density or at a different income than projected in the Housing Element,the City must have adequate sites available to accommodate the remaining balance of the RHNA.If the City does not have any additional capacity within the existing zoning it must identify and rezone for new sites that can accommodate the remaining need.
For these reasons, the City is including an additional buffer of 15 percent above the unmet RHNA in each category.Table B-2 below identifies the total target capacity based on the RHNA plus 15 percent of any unmet RHNA.As shown,the pipeline projects (Row B)and projected ADUs (Row C) are subtracted from the RHNA (Row A) to determine the unmet RHNA (Row D). The unmet RHNA is then multiplied by 15 percent (Row E).Row F sums the RHNA(Row A) and the 15 percent of the unmet RHNA(Row E) to show the total target sites capacity.
Table B2. Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA) Very Low Moderate Above
Type Income Low Income Income Moderate
Income
A RHNA 1,584 959 1,013 2,130 5,686 City of Upland General Plan Housing Element Page H-91
May 2024
Very Low Moderate Above
Income Low Income Income Moderate Total
_ . Income
Completed,
B Approved,and 240 19 - 1,331 1,590
Proposed
Projects
C ADUs 82 125 125 28 360
D Unmet RCH)NA 1,262 815 888 771 3,736 Target Buffer
E (15%of Unmet 190 123 134 116 563 RHNA)
Unmet RHNA+
F Target Buffer 1,452 940 1,022 885 4,299 (D+E)
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 B3 below. The City is relying on a combination of completed, approved, and proposed projects, ADUs, vacant, and non- vacant sites to meet the RHNA.
Table B3. Ability to Meet the RHNA
illM
Very Low Moderate Above
Type Income Low Income Income Moderate Total
a • - Income
RHNA
A 1,584 959 1,013 2,130 5,686 Assessment
Completed,
B Approved,and 240 19 - 1,331 1,590
Proposed
Projects
C ADUs 82 125 125 28 360
D Unmet RHNA 1,262 815 888 771 3,736 (A-B-C)
Vacant
E Opportunity Site 199 133 135 133 600 Capacity
Non-Vacant
F Opportunity Site 1,312 858 935 822 3,927 Capacity
G Opportunity Site 1,511 991 1,070 955 4,527 Capacity(E+F)
H Total Capacity 1,833 1,135 1,195 2,314 6,477 (B+C+ G)
Surplus of units
J beyond RHNA+ 59 53 48 68 228
buffer
City of Upland General Plan 1 Housing Element Page H-92
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Realistic Capacity
State law requires that a jurisdiction project realistic estimates for housing capacity on its RHNA sites. The realistic capacity of sites may be calculated using recent project history,a minimum density,or other methods.
As a majority of growth is expected to take the form of multifamily housing,recently constructed multifamily projects were reviewed to understand and establish historical trends for multifamily housing development in the City.The realistic capacity calculation also takes into account recent inquiries and permits for uses in zones that allow mixed-use or stand-alone commercial uses.
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 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.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 City of Upland General Plan Housing Element Page H-93
May 2024
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.
Table B4 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 B4. Residential Developments in Mixed Use and Non-Residential Zones Non- Allowable Project Density #of
Project Project Type Zoning District residential Density (%of max) units uses allowed? (du/ac)
6 Unit Apartments Apartments B/R-MU Yes 20 15 6 (San Antonio) (75%)
Alta Apartments Apartments PA-4 of Colonies SP Yes 62 46.9 203 (76%)
11th&Central Mixed Use Live-Work C/I-MU Yes 20 17.5 78 (88%)
Mt.Fuji(GFR) Condominiums C/R-MU Yes 20 14.4 37 (72%)
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.
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City of Upland General Plan 1 Housing Element Page H-94
May 2024
• 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.
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• 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. • A 32-unit attached townhome development within four 3-story buildings was approved at a density of 32 units/acre in the Historic Downtown Upland Specific Plan near the Metrolink Station. The site involves the consolidation of 6 separate parcels totaling approximately 1 acre. • The City has received 2 applications for 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.
City of Upland General Plan 1 Housing Element Page H-95
May 2024
A parcel-specific list of vacant sites with potential for housing development is provided in Table B10.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 1/2 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 1/2 acre are assigned to either the moderate or above-moderate category.
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 B8). 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.
Size
No sites larger than 10 acres are included in the inventory of lower-income sites.
Sites Smaller than 0.5 acres.Pursuant to Government Code 65583.2(c) sites smaller than 0.5 acre are assigned to the moderate- or above-moderate categories,with the exception of two groups of contiguous parcels. For both groups of parcels, the total acreage of each group of sites is over 0.5 acres, and they are functionally developable as one parcel.
City of Upland General Plan Housing Element Page H-96
May 2024
For parcel group one, all of the parcels have the same owner, are currently vacant, and are contiguous in a normal,rectangular shape.Parcel group two is much larger and contains 13 parcels in a contiguous,rectangular block. Two parcels are larger than 0.5 acres,nine parcels are each 0.4 acres, and two parcels are 0.2 acres. Of the thirteen parcels,seven have a singular owner(3.33 acres).Two parcels are owned by a singular owner(0.81 acres), and the other four parcels have separate owners. The group of 13 parcels could be developed as a singular or multiple projects,and the size of the parcels will not preclude their development.
To assist in lot consolidation, the City is included Program 15,which includes expedited process, fee waivers for lot consolidation projects for affordable or special needs households, proactive outreach regarding lot consolidation opportunities,and technical assistance with lot consolidation.
Table B5. Small Sites
ID qpN Total #of #of Assumed
Acreage Owners Parcels Capacity
104660105, 104660112, 104660113, 104660114,
1 104660101, 104660102, 104660103, 104660104, 1.63 One 11 60 104660106, 104660107, 104660115
104633313, 104633308, 104633307, 104633306,
2 104633309, 104633305, 104633310, 104633304, 5.35 Six 13 133 104633301, 104633311,
104633303, 104633312, 104633302
Additionally,the City has seen a trend of interest in residential development on small lots that are consolidated.
There have been multiple, recent projects where a singular owner purchased multiple, contiguous parcels for the purpose of developing multifamily residential uses.This includes both vacant and non-vacant lots and lots with one and multiple owners.This also includes both market rate and affordable housing.Recent inquiries and applications include the following:
• An application for the development of 19 multi-family units,including 2 affordable units,on 0.64 total acres,and the consolidation of 3 lots with two separate owners. • Consolidation of four lots,including one lot smaller than 0.5 acres,for development of residential units on 5.86 total acres
• Interest on consolidating twelve parcels totaling 1.96 acres for the development of approximately 61 units.
• Five separate owners of nine contiguous properties totaling 3 acres are seeking to sell the land to a single developer for multi-family residential development. • Consolidation of four, non-vacant lots all smaller than 0.5 acres into one for the development of 84 multi-family units, including 12 affordable units. Uses on these lots include a contractor office and storage and are similar to the uses in parcel cluster 3. The parcels total 1.37 acres. These small sites were formerly on the RHNA sites inventory list and are now a pending project.
The RHNA sites inventory also includes 18 City-owned parcels in the RHNA inventory, totaling 2.94 acres.
The lots are all smaller than 0.5 acres;however, they are in clusters that can be consolidated and all owned by the City.The City is planning on declaring the parcels surplus with the intent of developing affordable housing on them during the planning period. Parcels that are adjacent to each other are already functioning as one use.
City of Upland General Plan Housing Element Page H-97
May 2024
Each lot has several parcels that can be consolidated and considered as one site for the purposes of the RHNA and thus are appropriate for lower-income housing. There is a total of 96 units (44 lower, 52 moderate) projected on the parking lots for the purposes of meeting the RHNA. Each parking lot is larger than 0.5 acres after consolidation with the exception of Lots E and F. All lots are entirely contiguous. Program 6 details the timeline and goals for the development of the City-owned parking lots. • Parking Lot A:A 0.6-acre site consisting of three parcels total • Parking Lot B:A 0.52-acre site consisting of two parcels • Parking Lot C:A 0.56-acre site consisting of three parcels • Parking Lot D:A 0.75-acre site consisting of nine parcels • Parking Lot E:A 0.33-acre site consisting of two parcels. • Parking Lot F:A 0.17-acre parcel that is diagonal from Lot C,and may be consolidated with Lot C for the purposes of development.
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.There are four sites that have a capacity of 216 moderate income units that fall within the Very High Fire Hazard Severity Zones as well as three pending projects,therefore,the location of the RHNA sites within the Fire Hazard Severity Zone would not preclude or impact the development of these sites.
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.
City of Upland General Plan Housing Element Page H-98
May 2024
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.
Ability to Meet the RHNA
Approved Projects
Per the HCD Sites Inventory Guidebook,the City may credit sites that have been proposed,approved,or given a certificate of occupancy since the beginning of the RHNA projection period.4 The City is including 1,590 units towards the RHNA,240 very low income units, 19 low income units,and 1,331 above moderate income units.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 B6.The City works closely with applicants, owners, and developers to monitor progress and updates on pending projects.In October 2023,staff contacted each applicant to discuss progress and ensure that each project would be completed during the planning period; all projects are anticipated to be completed during the planning period.A status update for each project is provided in Table B6.
All units are anticipated to be completed in the planning period. The City will monitor the actual units constructed and income/affordability when the projects are developed.If the projects are not developed or are developed with fewer RHNA units than anticipated, the City will identify additional RHNA sites needed to make up the loss (see Program 6)
There are 259 lower-income units counted towards the RHNA.The units are listed below.All units will all be deed restricted to maintain their affordability.
• Twelve lower income units in an 84-unit proposed project utilizing state density bonus law. The project developer is utilizing a density bonus to achieve the desired density of 60 du/ac,and to overcome some development standards. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for 55 years. 4 HCD Sites Inventory Guidebook https://www.hcd.ca.gov/community-development/housing- element/docs/sites_inventory_memo_fina106102020.pdf
City of Upland General Plan Housing Element Page H-99
May 2024
• Four very-low income units in a 24-units project.The project developer is utilizing a density bonus to achieve the desired density of 25 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years. • Five very-low income units as a part of a 32-unit project.Five very-low income,for sale,units as a part of a 32-unit project. The project site was owned by the City of Upland and was declared surplus property in 2022. The property was subsequently sold to a developer with the requirement that 15% of the project units (5 total) be affordable.
• Ninety-three very low income units on SANBAG owned property.The project developer is utilizing a density bonus to achieve the desired density of 82 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
• Eighty-one very low income units developed on SANBAG owned property. The project developer is utilizing a density bonus to achieve the desired density of 69 du/acre. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
• Sixty-two very low income units as a part of a 251-unit project. The project developer is utilizing a density bonus to achieve the desired density of 43 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
• Two low income units as a part of a 19-unit density bonus project.The project developer is utilizing a density bonus to achieve the desired density of 23 du/ac. This results in a density bonus agreement, conditions of approval and deed restriction to ensure the units remain at the affordable level for at least 55 years.
City of Upland General Plan Housing Element Page H-100
May 2024
Table B6. Approved Projects
Project
Non- Vacant or Allowable Density Status Zoning residential Non-vacant Density (%of Above Total Project Product Type District allowed? Site? (du/ac) max) Lower Moderate Moderate Units ATI Packing Apartments Historic Downtown Yes Vacant 55 51.4 111 111 Currently project is in building plan check, House Apts Upland SP(Citrus (93%) Development Services Staff waiting on resubmittal.
Trans.District)
Sage At 9th Townhomes RM-20 No Vacant 20 16.4 26 26 Project Completed 1.29.24 Phase 2 (82%)
Sage At 9th Townhomes RM-20 No Vacant 20 15.2 28 28 Completed September 2021.
Phase 1 (76%)
Enclave SP 76 Townhomes Enclave Specific No Vacant 20 12.2 192 192 Completion anticipated in 4th quarter,2023. 116 SFR Plan (61%)
Mesa Court Apartments RM-30 No Vacant 30 21.6 54 54 This project is currently in Plan Check,with some Apts (72%) permits approved,including numerous building permits,parcel map and grading plans as of 2022.
Applicant intends to start construction in late 2024 or early 2025.Email Received from applicant with
anticipated timeline.
7th Street Apartments RM-20 No Vacant 20 20.1 64 64 1st quarter,2025.Project Currently in Plan Check.
Apts(KIVA) (108%) Applicant currently preparing resubmittal plans and working to complete a site clean-up plan with DTSE.
Applicant intends to start construction 1st quarter 2025.
Applicant provided email with timeline.
San Antonio Apartments B-R/MU Yes Non-Vacant 20 13.3 6 6 Completed August 2022.
Apts(Mario (67%)
Sosa)
Sycamore 83 Townhomes Park View Specific No Vacant(Under 13.4 10.6 176 176 All units completed by February 2022.
Hills PA3 93 SFR Plan(Planning Construction) (79%) Area 3)
Crestwood SFD RS-20 No Vacant 0-4 N/A 4 4 Completed December to November 2021.
Homes
Individual SFR+ADU+JADU Various No N/A 3 3 Plans Under Review.Staff expects to issue permits SFD towards the end of 2023,early 2024.
Individual SFR+ADU Various No N/A 2 2 Plans in plan check.Staff expects applicants to pull SFD permits in 1st Q 2024.
Villa Serena SFR Villa Serena SP No Vacant 10.6 65 65 Entitlements are expected to be approved 4th Quarter of 2024,with construction starting shortly after.Many
of the plans have been reviewed and are ready for
approval,including the grading plans,utility plans,and
construction is expected to begin within 6 months after entitlement approval.Applicant timeline received.
City of Upland General Plan 1 Housing Element Page H-101
May 2024
MP Project
Non- Vacant or Allowable Density Status Zoning residential Non-vacant Density (%of Above Total Project Product Type District allowed? Site? (du/ac) max) Lower Moderate Moderate Units Colonies PA4 Condo Colonies SP(PA 4- Yes Vacant 62 46.9 60 60 Applicant contacted Development Services Director.
Mixed Use Zone) (76%) Application anticipates construction starting in 2025, and completion in 2026 or 2027.
Alta Apts Apartments Colonies SP(PA 4- Yes Vacant 62 46.9 106 106 Completed August 2021.
Mixed Use Zone) (76%)
A Street Apts Apartments RM-20 No Vacant 20 20.0 4 4 4th quarter,2024.Permits are nearly ready for (100%) Issuance.Plans have been reviewed,and Building staff is waiting for minor corrections.
Colonies- Townhome Colonies SP No Vacant 24 15.7 12 12 Completed Aug-Sep 2021.
Watt (65%)
Individual SFD Various Yes Vacant 0-4 N/A 2 2 Completed.July 2022.
SFD
11th Ave Apts Apartments RM-20 No Vacant 20 14.6 6 Under Construction.Anticipated completion July 2024. (73%)
Lennar SFR Upland Crossing No Non-vacant 12-20 15 12 Completed August 2021.
Remainder
Units
Individual SFR RS-7.5 No Non-Vacant 4—10 1 1 Completed April 2023 SFD
MFR Citrus Yes Non-Vacant 55 69 93 93 3rd quarter,2025.staff is currently reviewing Transportation (127%) entitlements,which are expected to be approved by SBCTA the end of 2023,or 1st quarter 2024.Applicant Property anticipates starting construction in Q1 2025,and completion in Q3 2026.applicant provided email for
timeline.
MFR Citrus Yes Non-Vacant 55 70 81 81 3rd quarter,2025.staff is currently reviewing Transportation (127%) entitlements,which are expected to be approved by SBCTA the end of 2023,or 1st quarter 2024. Applicant Property 2 anticipates starting construction in Q1 2025,and completion in Q3 2026.applicant provided email for
timeline.
104659108 Townhomes Old Townlst Street Yes Non-Vacant 55 32(58%) 5 27 32 The Planning Commission approved entitlements on 104659109 Overlay October 25,2023,Applicant intends to start 104659110 construction in June 2024,and complete the project 104659111 within 18 months,completing the project in Q4 2025. 104659112
104659113
104634102 Apartments RM-20 No Non-Vacant 20 24 4 20 24 3rd Quarter,2025. (141%)
City of Upland General Plan 1 Housing Element Page H-102
May 2024
MP Project
Non- Vacant or Allowable Density Status Zoning residential Non-vacant Density (%of Above Total Project Product Type District allowed? Site? (du/ac) max) Lower Moderate Moderate Units Townhomes Multi-Family Senior No Vacant 25 17(66%) 8 8 1st Quarter,2026.Staff is in discussions to sell the 104643325 Housing property to Crestwood Communities for the development of 8 units.The PSA is currently being
prepared.
100718101 Apartments PB Yes Vacant 40* 42 62 189 251 2nd Quarter,2027.Staff will be making Zone changes 104632143 in 2025 as required by the Housing Element which will 100718102 allow for this project.The applicant is expected to 100718103 submit for entitlements in 2024,with approval in 2025. 100718104 This results in a reasonable construction time of 1.5 to 2 years.
SFR LI Yes Non-Vacant 15 13(87%) 64 4th quarter,2024.Staff has issued permits for the 104648114 project and construction has begun as of October 2023.Applicant anticipates completing the project
within 1 to 1.5 years
100746121 MFR B/R-MU Yes Non-vacant 40** 29(72%) 2 17 19 Staff has received an application on 10/25/23 for the 100746122 development of 19 multi-family units,and the 100746112 consolidation of 3 lots.
100743106 MFR,Affordable B/R-MU Yes Non-vacant 40** 61 12 72 84 Single property owner has merged all four lots,and 100743110 Housing (153%) has provided preliminary plans for an 84-unit project 100743109 including approximately 12 affordable units.Application 100743108 received 11/20/23.
Totals 257 - 1,333 1,590
Source:City of Upland,12/18/2023
*City to create new RM-40 Residential Multi-Family High zone on this site and others. **B/R-MU parcels in this area will be subject to a high density transit overlay,allowing densities up to 40 du/acre City of Upland General Plan 1 Housing Element Page I1-103
May 2024
Accessory Dwelling Units
Under State law,two accessory dwelling units (ADUs) —one ADU and one `junior ADU"—may be permitted on most single-family residential lots. ADUs represent a significant source of new affordable housing that can be created within the fabric of existing residential neighborhoods.
In December 2020,SCAG published a study of ADU affordability in Southern California5 and concluded that a significant portion of ADUs built recently have been affordable to low- and moderate-income households. SCAG determined that the following affordability assumptions are appropriate for San Bernardino County:
Table B7. ADU Income Distribution
_Very Low _ Low 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
• 2022: 95 units
• 2023 (through December): 48 units
This 6-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 45 ADUs per year (total of 360 during the 8-year planning period) will be produced in the income categories shown in Table B7 above.
Vacant Sites
As part of the sites inventory analysis,vacant residential land was identified throughout the City.A portion of the RHNA will be met on vacant land that is zoned for residential use. Per HCD's Housing Element Sites Inventory Guidebook, a vacant site is one "without any houses, offices, buildings, or other significant improvements [...] or structures on a property that are permanent and add significantly to the value of the property." The estimated capacity of vacant sites is based on the densities allowed in the City's General Plan and zoning regulations and have been adjusted to account for development that may be proposed at lower than the maximum allowable densities based on market conditions. As noted above, the potential yield is assumed to be 80% of the allowable density for residential zones and 50%of the maximum density for mixed-use zones.These assumed densities are intended to portray the typical density of residential development,accounting for development standards such as lot coverage requirements, parking, setbacks,open space,infrastructure,and public facilities.
The City is including 600 total units on vacant sites, 199 very low, 133 low, 135 moderate, and 133 above moderate income units.
https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdfl1606868527 City of Upland General Plan Housing Element Page H-104
May 2024
Non-Vacant Sites
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. The City is relying on non-vacant sites to meet 1,745 of the 2,543 lower-income RHNA units (68%).
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).
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.
The following analysis of non-vacant sites compares the sites directly to recent development trends in the City,illustrating that, based on substantial evidence, the existing uses of the sites do not impede additional residential development on these sites.
Non-Vacant Trend Sites
To understand development trends and aid in the non-vacant site selection process, recently developed sites, pipeline projects,and sites with developer/property owner interest in residential development were reviewed.Ten recent projects were reviewed. Table B8 provides a summary of these sites, including their zoning, year built, previous use, floor area ratio, and land-improvement ratio. These ten non-vacant trend sites concretely demonstrate that there is a market for housing in Upland,illustrate the market trends and site characteristics of recent residential projects in Upland,and provide examples upon which to compare the non-vacant sites in the RHNA inventory.
A review of these non-vacant trend sites shows a set of characteristics that the sites have in common.Understanding the commonalities between recently developed sites helps establish a set of characteristics that can be used to establish thresholds for the non-vacant sites in the inventory.The recently developed sites share the following characteristics:
• A building age over 40 years old.
• A wide range of LIRs,from 0.34 to 50.
• Similar non-vacant uses among projects.Most of the trend sites included similar residential, and light industrial uses. Uses include parking lots, residential, both single and multi-family, and commercial buildings. Light industrial uses include boat repair,industrial buildings,warehouses,contractor storage,and lumberyards.
City of Upland General Plan Housing Element Page H-105
May 2024
Table B8. Development Trends on Underutilized Sites
Project/Address No. Previous Use Current # Project Type of Density Zoning Year (APN) Units Built FAR LIR Description Status 1 401 A Street Apartments 111 48.3 Citrus Transportation District, 1960s 0.00 N/A Parking Lot Approved (0146-582-13 to 20) Historic Downtown Upland SP Entitlement 708 Mesa Court 1961 Apartments(6 units Approved 2 (1046 102 13) Apartments 60 15.8 RM-30 1963 0.23 0.51 demolished) Construction Plans
1332,1336,and 1344 1940 Three SFRs,Boat Repair 3 E.9th Street Townhomes 26 16.4 RM-20 -1978 0.25 1.59 Facility Completed (1046-501-07,08,09)
4 1252.E 7th Street Apartments 66 20.8 RM-20 1969 0.15 50 Industrial Building Approved (1047-181-02) _ Entitlement
5 1400 E.Arrow Rte(1046-481-14) Condominiums 64 13.1 Proposed Zone Change from 1956 0.11 0.34 Lumber Yard Applications Light Industrial to SP under review
167 S.Sultana Avenue(1046-604-03 Citrus Transportation District, 1947 2 Industrial Warehouses and Preliminary 6 to 08) Apartments 141 54.9 Historic Downtown Upland SP 1957 0.32 31.5 Residential(Fourplex,Duplex, Review and two SFRs)
Apartments with 5 Old Town District(1st Avenue Approved 7 105 N. 1stStreet Low Income Units 32 29.3 Overlay),Historic Downtown 1908 0.05 City-owned Commercial Building Entitlement _ Upland SP
Former lumber and hardware
Citrus Transportation District, 1948 store and former smudge pot 8 SANBAG Affordable Housing Affordable Housing 174 69 Historic Downtown Upland SP 1959 N/A N/A factory;industrial buildings Under Review removed between 2012-2014
and 2018-2020.
9 104634102/649 W.Vernon Drive Apartments 24 50 RM-20 1940s 0.04 0.54 Single family residential and Under Review related structures
10 1910 Huntington Drive Apartments, 84 1.37 B/R-MU 1940s 0.06 0.99 Industrial structure and storage Under Review Affordable Housing yard
City of Upland General Plan 1 Housing Element Page H-106
May 2024
Non-Vacant Site Selection Criteria
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.
Based on the trends of redevelopment of non-vacant sites in Upland outlined above, a set of criteria was used for evaluating the redevelopment potential of sites and selecting RHNA sites.Criteria include building age,LIR,and a similar type of non-vacant use. Note that not every trend site meets all characteristics identified, but that all sites included are appropriate for redevelopment.All sites have similar uses to recent projects that were developed in the City,and can be directly compared to these trends.
In addition to the trends identified from the ten non-vacant site examples, other considerations were made in selecting the RHNA sites,as follows:
• 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 land-to-improvement(LIR)value ratio,buildings more than 40 years old, signs of deferred maintenance or deterioration, or low site utilization (i.e., current building floor area compared to market potential).
• Proximity to public transportation, employment and educational opportunities, and urban services such as shopping, medical facilities and parks. The City considered if a site was within 1/2 mile of a high quality transit stop.
• 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 City has reviewed the properties and is not aware of any leases on underutilized sites that would prevent housing development during the planning period.
The following section provides further detail on each of the non-vacant sites identified in the inventory.The non-vacant sites were selected based on their existing uses,capacity for residential redevelopment,and their high potential for short- term redevelopment.The non-vacant sites are described in geographic clusters;however,all of the clusters have the same set of similar uses,single family residential,light industrial including automotive,storage,and contractor uses,and limited office uses. Each of the clusters of sites have at least four of the five characteristics on aggregate that suggest suitability and favorable conditions for redevelopment within the planning period.
An evaluation of each of the 291 non-vacant sites is provided in Table B9. Each site is evaluated against the five criteria listed below.All 291 of the sites meet a majority,at least three of the five,criteria. 270 sites meet at least four of the five criteria. 110 of the sites meet all five of the five criteria. The table shows the value for each of the criteria and if the site meets the threshold the cell has been filled in green.
The criteria used to illustrate the strong redevelopment potential for the non-vacant sites are as follows:
City of Upland General Plan Housing Element Page H-107
May 2024
A. Significantly Underdeveloped. (LIR> 0.44).Land-improvement ratios were calculated and considered in site selection. Typically, a newly improved site will have a ratio of well under 0.2, or where the improvements are valued at five times the value of the land.For the identified clusters of sites,the average LIR is greater than 0.44.
This threshold is based on a review of the ten trend sites. The trends sites had a wide range LIRs from 0.34 to
50. Four of the ten sites had LIRs under 1. Of the 291 non-vacant sites,243 of them have an LIR greater than
0.44. B. Building Age. The majority of structures are older than 40 years. This threshold was determined by reviewing the ten trend sites.All of the trend sites had structures that were at least 40 years old.
C. Similar Types of Non-Vacant Uses. The non-vacant sites existing uses are similar to those in the identified trend sites. Trend sites had a wide variety of residential,industrial, and commercial uses. Some sites included a mix of uses on a single site. Four of the ten sites included residential uses included single and multi-family uses.
Six of the ten trends sites included an industrial use, such as lumber yards, boat repair facilities, a smudge pot factory, and industrial yards. Two sites had commercial uses,including a hardware store. One former use was a parking lot. Sites in the inventory were reviewed for their existing use. A similar use to trend sites includes residential (single or 2-3 units),industrial uses (storage yards, automotive or boating facilities), commercial, and parking lots.In Table B9,the currently use of the parcel is shown.The general category is given and more specific use follows. If a site has a use of"Other"is it not considered to be similar to the trend sites;there are only two sites that have this use. One is the National Guard Center that the federal government has noticed will be disposed (described in detail below). The other is landscaping, and has no buildings. If it is a similar use to the trend sites,it is shown in green. Of the 291 sites,289 of the sites have similar uses to the trend sites.Many of the trend sites are redevelopment in areas that are identified in the sites inventory(as seen in the geographic clusters outlined below) and as such,have similar uses.
D. Adjacent to Services.Sites were reviewed for their location within one mile of services such as daycares,grocery stores,medical centers, and schools. If a site is within one mile of any of these services,it is shown as green in Table B9. All of the non-vacant sites are within one mile of at least two of the listed services (daycares, stores, medical centers,schools).
E. Within 1/2 Mile of High Quality Transit.The analysis identifies whether a site is within 1/2 mile of a Metrolink Station. There are two Metrolink Stations that are either in or within 1/2 mile of Upland. The Montclair Transcenter(Metrolink station) is just to the southwest of the City.Two of the clusters,the Western Cluster and Mixed-Use Cluster,have sites that are within 1/2 mile of the Montclair Transcenter.The Upland Metrolink station is located in the Historic Downtown Specific Plan Area. Sites in the Historic Downtown Specific Plan and East of Downtown clusters have sites that are within 1 mile of the Metrolink Station. A total of 148 of the sites are located within 1/2 mile of either of the Metrolink Stations.
SITE CLUSTER D
Use) (Services) (Transit)
Western Cluster ✓ ✓ J J ✓*
Mix-Use Cluster ✓ J J
San Antonio and 9th ✓ ✓ J J
Historic Downtown Specific Plan ✓ J J J
East of Downtown ✓ ✓ J J J*
City of Upland General Plan Housing Element Page H-108
May 2024
SITE CLUSTER A B C D E
(LIR) (Age) Use) (Services) (Transit)
Other:Single Family ✓ J J J
Other: Light Industrial and ✓ ✓ ✓ ✓ J* Commercial
*Some but not all of the parcels are within 1/2 mile of a Metrolink Station.
Interest in Development on RHNA Sites
In addition to the similarities to recent projects as noted above,the City has received interest in developing on a number of sites included in the RHNA inventory.This further demonstrates the feasibility of the sites in the RHNA inventory.This includes the following:
• Staff has received an application on 10/25/23 for the development of 19 multi-family units on 0.64 acres,and the consolidation of 3 vacant lots previously include in the sites inventory. • Staff has met with one potential developer who has made an offer on a RHNA site that is for sale,and is aiming to purchase three adjacent RHNA sites to consolidate the lots for a multi-family residential project.
Three parcels are vacant and the fourth is currently used for commercial fueling. • Staff have met with owners of two adjacent sites regarding the development of senior housing on two sites totaling 5.6 acres.The site is currently a plant nursery.The owners have expressed support for 40 du/ac on the site to staff in meetings and at public hearings.
• Interest on consolidating twelve parcels totaling 1.96 acres for the development of approximately 61 units. • Five separate owners of nine contiguous properties totaling 3 acres are seeking to sell the land to a single developer for multi-family residential development. Staff has received support for increased density on the parcels.The land currently has industrial uses including a termite company,contractor's yard,and automotive uses.
• Consolidation of four,non-vacant lots all smaller than 0.5 acres into one for the development of 84 multi- family units,including 12 affordable units. Uses on these lots include a contractor office and storage and are similar to the uses in parcel cluster 3.The parcels total 1.37 acres and were previously included in the RHNA inventory.
• Request from a property owner to include their 2.86 acre site in the inventory and rezone to allow high density so that multi-family housing can be developed on the site.
City of Upland General Plan Housing Element Page H-109
May 2024
Non-Vacant Site Descriptions
Western Cluster
The western cluster consists of 15 contiguous parcels, 13 of r i_ which are non-vacant. The City is upzoning the 3.64 acreE__ 7111. 4 ' ! !Vs cluster of to have a maximum of 30 units - - — —'�*`• �► itio, ." " r r W
parcelsdensity per *acre. The cluster has a projected realistic capacity for 89 total i .1 1 f ' is ' - * �y AA units, including 11 on the vacant parcels. The non-vacant # �_ - parcels are single-family parcels. The capacity is a mixture of • I income levels including 43 lower-income units, 25 moderateA . . _ 1 F r`" �,.f'�co ry.ral� 1
units, and 21 above moderate units. The sites could beAnsi developed together or individually. The single-family homes • - . . - ,�� �oti � 1111 4110101 I
were built prior to 1938. Upzoning this aging single-family �� /i 'i■ ! housing stock provide increased opportunity for housing -� Br hard P . tm adjacent to the College Campus that could be utilized by faculty !44 - . r' it ' i L' 1
and staff. The cluster is adjacent to El Barrio Park and are r '"' copege approximately 1/2 mile from the Claremont McKenna College -l L' �'� • 1111110 Campus. The land improvement ratio for the non-vacant parcels averages 0.46, indicating the land is considerably underdeveloped.The non-vacant uses of single-family homes are similar to the follow recent projects:
• A project currently in plan check that demolished six existing units to develop 60 units. • Developed 26 townhomes on a site that included three single family residences and a boat repair facility.
Developed 141 apartments on a site that included a fourplex, duplex, and two single family residences.
Mixed-Use Cluster
The mixed-use cluster incudes 101 total a . r .1 , ., parcels, 9 of which are vacant and 92 of ,.- I , which are non-vacant.The capacity for the 'jai, x ' ' ' . _ w+ 11.,"vacant sites is 29 lower, 30 moderate, and P .1 • `• M* ' : '�'. '� 1 1
1.:4
1. 27 above moderate income units. The k ,, ..ii� �. �� a, , 1 I - assumed realistic capacity for the non- ,c 1 J ; - -i.1 1. -1,i __III ._ .- . vacant sites is 552 lower income, 331 1 . • r. S" -, I ��.r�'� �aiin,in[..�,., I � 1
...,
moderate, and 312 above moderate units. i_ ,me_µ_ nt,nrF^"flit-�, 1� --' i,'.x ra- Ei I The mixed-use cluster includes 93 parcels *.. ' * M1 > �, ,-, ��, f � E z I y . �- p, '.'yea m�a
(36.6 acres) zoned B/R MU which will be tee: - upzoned to allow at least 40 du/acre and 8 r 1 it t� v 7,1 parcels zoned C/R-MU (3.3 acres north of 0 ,,,,� s, ..• . 3 '' �7 -' - ;' Huntington Drive) which will be upzoned L ' .('-11 a••• w` 1 -NIL I to allow up to 30 du/acre. This area ~.' Ili ri*1 1 5 "- 4' a, � - , ilit _ '� �' ..
consists of many small parcels with the +■�■gi 1. ..� • potential for consolidation and potential to i
fimii
create larger scale development. Although {- - 'F.' �, -- - -Mil -f illE ` . many of the recent development projects
include consolidation of multiple parcels and existing uses, the City is including Program 15 to encourage and facilitate the consolidation of lots and development of residential and mixed-uses on these consolidated,smaller parcels.
City of Upland General Plan 1 Housing Element Page H-110
May 2024
There are residential uses on 57 of the parcels,including 56 single family homes and one parcel with three unit residential, which have an average LIR of 0.77.The other 39 parcels consist of a mix of light industrial and office uses and have an average LIR of 2.0. These LIR demonstrate a significant underdevelopment and strong incentive and opportunity for redevelopment.
Light industrial uses consist of three parcels with auto-oriented uses,seven parcels with contractor offices,22 parcels with storage uses, one garage, three industrial buildings, and three offices. The existing uses are generally low intensity with significant opportunity for redevelopment of higher intensity uses. The City has received interest and inquiries in developing high density residential uses on a number of these sites. Additionally, the cluster is approximately 0.5 miles from the Montclair Transcenter and Metrolink station providing access to transportation. The majority of the buildings were constructed between 1948 and 1985.
This area of the City was annexed in the early 2000s. There are a number of existing, non-conforming uses including junkyards and contractor storage yards.This area will be subject to the new transit overlay district which will continue to allow mixed uses and encourage redevelopment of the area. The City has received two recent applications for the development of housing in this area,that are noted in crosshatch on the aerial above.The two projects care:
• Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.
The uses and potential in the mixed-use cluster are similar to recent projects in the City,including:
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Developed 141 apartments on a site that included a fourplex,duplex,and two single family residences as well as two industrial warehouses.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • A developer inquiry for 29 units on a site that contains a commercial building City of Upland General Plan Housing Element Page H-111
May 2024
San Antonio and 9th
The San Antonio and 9th cluster consists • .,:- .;•-•:; 0\•,. M I " - r"' of 25 parcels in the B/R-MU zone, r , -#" �' A4 -_ is, , comprising 8.98 acres. They will be • ' - upzoned to allow density up to 40 •••""P'1_ 'r't '."` 11_. -!tk �' ". --�J[ • y,1 17 du acre. Two of theparcels are vacant _ � _ . ` , , i ` 1 and have an assumed alistic capacity of i-' 4 —I k ' 'a� '' 13 lower income units each.The 23 non '
vacant parcels have a capacity for 145 ;• '' lower, 56 moderate and 59 above o ' . s;'n Antbni a_i ilit'-"^I ull
1.F� *' • [ L 7�
moderate units. Uses in this cluster are a i r i mix of light industrial and residential and
nt I ;-:a -1- 'art '1, +�
include six contractor offices and related - �I " office uses, 14 single family residential = ,.z_. — _- . ti t3 _ i `
units, and three storage yards. The
410. !ilk
average LIR in the cluster is a strong 0.74. ■ '►
j '
NE
The City has seen interest in residential
development in this area,and there is a recently completed project that developed 6 units on the corner of N.San Antonio and 9th,not included in the RHNA. Redevelopment of the area could be pursued individually on each lot or on a larger scale basis. Seven of these parcels have the same owner. The buildings are older, and were constructed largely between 1949 and 1985. It is within one mile of Upland High School and Baldy Dog Park.
The uses and potential in the mixed-use cluster are similar to recent projects in the City,including:
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • A developer inquiry for 29 units on a site that contains a commercial building • A project currently in plan check that demolished six existing units to develop 60 units. • Developed 26 townhomes on a site that included three single family residences and a boat repair facility. • Developed 141 apartments on a site that included a fourplex,duplex,and two single family residences. • Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.
City of Upland General Plan 1 Housing Element Page H-112
May 2024
Historic Downtown Specific Plan
The cluster of sites in the Historic _
Downtown Specific •Plan zone : 7.7.-Tijrat consists of 64 total parcels (18.9 • • w - -- acres), 14 of which are vacant and 50 = - ' as 4-. _-- Tz, -y WE 9t.h St rn E 9th
of which are non-vacant. The p ,�
projected realistic capacity for the 16 ` tr. �i3]44 2 vacant parcels is 53 lower, 16 i;4tle 1 LV„'". moderate and 13 above moderate "r''r` 'T°` �' '.4 _, _ z Pt
income units for a total of 89 units. _ _. .:_ ; ••1 :' ..- .: ,_�� The realistic capacity for the 50 non- I ' �. ` -+�°' /�StiiwelLSt+ '�``- is; j r1I -y
Orchard Dr
vacant parcels is 303 lower, 180 . I i . t }: - 111
moderate and 118 above moderate _ _ r", ` 1 '111 ' �, income units, for a total of 601 units. , ' '1 �MilrYe tIsu ar 1 -l�'• , .
;4
��rrrrrr�;�• 7 . .;.. ram, ..r iiw r,_iE'
These parcels will not be rezoned or -..11 I • I e�:9 + w'•�' tr_ � E Bth ytrr
upzoned, with the exception of one rn rn ; ; �'. r !`t
parcel that will be rezoned to the ', , g R,i �}.� J.:• Citrus Transportation District.
The 50 non-vacant parcels have a variety of existing uses,including 15 with existing residential.There are 17 parcels with warehouse, automotive, commercial, and industrial uses, including four parcels that have vacant industrial uses. The parcels have an average LIR of 9.5.The Downtown parcels also have direct access to the Metrolink Station.
The remaining 18 parcels included are public parking lots.The City is planning on acquiring funding to create a parking structure downtown that will make the existing surface parking lots available for redevelopment. As of May 2024, the City had sent out a Request for Proposals and received three proposals from parking structure consultants,and is currently in the process of selecting a firm to design the parking structure and preliminary engineering.The contract is tentatively scheduled to be approved by the City Council in June 2024.The City also is currently seeking funding and has contracted with two lobbyists in Washington DC,with one of their priorities being to seek federal funding for the parking structure.
In addition, staff is pursuing a public/private partnership with two potential developers that would entail developing several parking lots in conjunction with assisting in the funding to develop a parking structure. The City is receiving$1.6 million from the San Bernardino County Transit Authority from their sale of two surplus parcels along the Metrolink right-of-way in Upland which is currently planned for Upland's Parking Structure construction. Once the parking structure is designed and built, the remaining parking lots will be redeveloped. The City plans to declare the 18 parcels surplus land with the intent to develop housing on them.This is anticipated to be completed during the planning period.
The location where the parking structure is to be located is not included in the RHNA.The remaining parking lots that will be redeveloped are included in the sites inventory.There are no lease agreements or other regulatory agreements that would inhibit the development of housing on these lots during the planning period. The Parking Structure design will be approved in the first quarter of 2025. Construction would be completed toward the end of 2026.Development of the 18 parcels in the RHNA inventory will follow.
The City is seeing increasing development in the Historic Downtown area and has included the parcels that are most likely develop in the short term.The recent development includes a number of affordable or mixed-income projects.The development trends in the Historic Downtown support the conversion of these non-vacant uses and increased redevelopment. Note that there is additional capacity in the Historic Downtown Zone that is not included to meet the City of Upland General Plan Housing Element Page H-113
May 2024
RHNA. As shown in the aerial image, there are multiple recent, pending, and approved projects in the Historic Downtown,depicted with crosshatches.These projects include:
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex,duplex,and two single family residences. • Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.
East of Downtown
The cluster of sites that are east of t
• Vdashingtnn F,I,L1 +Y�' S
downtown include 67 total + i l, �i 1.' : ' ,r f �, parcels (23.2 acres), three vacant � ,. - _:Lam"�y � 4 * 1 I - ! y ;i1 T
•�. s
and 64 non-vacant sites. The are - p �, '�-. two moderate and one above ` F '. n lw t 1,- ',a= lü! in
�nr ,
moderate units on vacant parcels. _ n - E „h s t The non-vacant parcels include z + rb . .. r 3. . • ' - -- �y� ,; r :r„T :�r. _ tom.
347 lower,126 moderate,and 1051. mar ►xi, may.' ,N; above moderate income units. '"` ''� =x'" .# ,-- • ;�II :. 1 .I ..
The sites currently allow densities �s + - * �"`-`-:a�' 6 .1 up to 20 units per acre and will be ' .7' W ut,`t'041N fi": •—' . • 4" rezoned or upzoned to allow 30 ; . �, -�#_� .r,". .. ,I 1 4., ''yr,�r'" du/acre. The sites east of .! •, 41,..... ��, ' —_ AL • • Sth Street f �'� �{
downtown are generally included - . _, i "; `09Reservoir ' . - Mir ";•` r --. "4
as groups of developable blocks i - r" • ,� , , .. i `�- • r , or parcels. r: uw�. t"• -
N ,.4 . , r '•, s
Current uses include 29 parcels . - PI _ -- • „ 'F--' -` . t d•.' IIII
with existing single family or two-
units. Existing non-residential uses include four parcels with automotive uses, 23 contractors or other types of storage yards or contractor offices,five light industrial or industrial buildings and one office.
The average LIR for the non-vacant parcels is 1.2.The majority of sites have access to a grocery store within 1/2 mile,as well as access to the downtown Metrolink station. The majority of the structures are over 40 years old. Each of these characteristics individually and collectively demonstrate the feasibility and potential for redevelopment in the planning period.
City of Upland General Plan 1 Housing Element Page H-114
May 2024
These uses and projects are similar to inquiries and recently developed projects including:
• A project directly adjacent to a RHNA site east of downtown developing six units on a vacant parcel. • Development of 64 units on a construction yard that included multiple industrial buildings, storage, and active industrial uses.
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex,duplex,and two single family residences. • Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building • Application received in November for an 84-unit project including approximately 12 affordable units on a four parcels that included a light industrial structure and contractor yard. • An application for the development of 19 multi-family units on 0.64 total acres, and the consolidation of 3 lots with two separate owners.The lots are currently used for industrial storage.
Other Non-Vacant Sites
The remainder of the non-vacant parcels are not in a geographic cluster. They consist of 49 parcels spread throughout the City.The 49 parcels have realistic capacity for 981 lower,213 moderate and 213 above moderate units, for a total of 1,709 total units. They can be divided into two main use types, single family residential and light industrial uses. Any parcels that do not fit into one of these two typologies is described on its own below.
Other: Single Family
There are eleven other single family residential parcels being included in the inventory,with a total assumed capacity of 191 units, 21 lower 81 moderate, and 90 above moderate. The average LIR for the parcels is 1.5, indicating high land value and potential for redevelopment and more intensive use.A large portion, 109,of the units come from one site that is a 10 acre single family parcel. One other large single family lot is included in the inventory for 10 additional above moderate units.These two large parcels are in existing,developed communities. The majority of the structures are over 40 years old.
The remaining nine single family units are in areas with mixed residential and industrial uses that are strong candidates for redevelopment. These are spread throughout the City. The parcels all have increased, unused capacity for net new units and redevelopment on the whole,or a portion of,the site.
Examples of recent redevelopment of single family parcels include:
• A project currently in plan check that demolished six existing units to develop 60 units. • Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex,duplex,and two single family residences.
City of Upland General Plan Housing Element Page H-115
May 2024
Other: Light Industrial and Commercial Uses
The remaining 35 parcels have largely industrial or commercial uses. This includes three parcels with automotive uses, seven parcels that are single-story commercial and their associated parking lots, eleven parcels that are contractors yard and storage, seven parcels that are light industrial uses, three parcels that are plant nursery and associated nursery retail, two parcels that are a vacant restraint, and two parcels that are offices. The majority of the structures are over 40 years old.
Note that these uses are similar to those in the geographic clusters, largely a mix of light industrial, storage, and some commercial buildings. They have realistic capacity for 774 lower, 128 moderate and 121 above moderate income units.
The average LIR of the sites is 9.2,indicating significant underutilization and potential for redevelopment.
These sites were selected not only for their increased potential and capacity, but also for their similarity in to recently developed projects,including:
• Development of 174 affordable units on three parcels owned by SANBAG.This site had former industrial uses, including a smudge pot factory. One building was removed between 2012 and 2014 and the other between 2018 and 2020.
• Development of 64 units on a construction yard that included multiple industrial buildings, storage, and active industrial uses.
• Development of 32 units,including 5 low-income units,on six small parcels totaling 1 acre. Five of the parcels are vacant and one contains a commercial building.
• Development of 26 townhomes on a site that included three single family residences and a boat repair facility. • Development of 141 apartments on a site that included a fourplex, duplex, and two single family residences as well as two industrial warehouses.
• Development of 111 units on a paved parking and portion of a lot with an industrial warehouse. • Development of 66 apartments on a parcel that contained and industrial building.
City of Upland General Plan Housing Element Page H-116
May 2024
Other: Federally Owned Property
One property included is currently owned by federal government and is currently `' '; 7th St a United States Army Reserve Center.However,the City has received notice that 1 1 "4 the United Stated Federal Government plans to dispose of the property in 2028; . t ;MP- •
the intent to dispose of the property is provided in Appendix E.Thrall Hall ARC I; gm
is an overutilized 1963 vintage facility consisting of a 24,073-square foot training , t building and 4,217-square foot vehicle maintenance shop.The 3.8-acre property ,; l will be upzoned to allow housing up to 30 du/acre, and the City anticipates housing to be developed on the Site during the planning period once the current ..-- •- MI use is discontinued. The City has spoken with developers regarding interest to •.!.i 1012 . e
redevelop the property to multi-family housing. • -i+i4 v P
The realistic capacity for the site is 86 lower income units. Since the parcel is ' .' _ R
currently federally owned, there is no assessed value for it. There is currently ' . a i housing being developed on the parcel directly adjacent to the property,showing market demand in the area.
Other: San Bernardino Housing Authority Property
[ I The San Bernardino Housing Authority owns two properties,10.21 �' and 2.39 acres,in the City.There is currently 98 lower density affordable housing units on the site, Los Olivos. The housing is ' lila
IL older stock and was constructed in the 1950s.There is capacity for ' km considerably more affordable housing on the properties. The City It '} - ..w ,i . r has been in contact with the San Bernardino Housing authority ` •
- � regarding the redevelopment of these sites with higher density low - is income housing. The City is upzoning the parcels to allow density 41 �,;T�, pp up to 40 du/acre.
a1 . cori , The San Bernardino Housing Authority has redeveloped two other r low density housing properties in Redlands and San Bernardino that `°ii , * _1k. a were nearly identical to the site in Uplands. The former Lugonia Public Housing site was redeveloped from 115 units to a total of {a n Ys id�Eala r-- r 238 units,for an increase of 113 units. Similarly in San Bernardino, , F Jr A ,
the former Waterman Gardens was redeveloped to increase from ` Allit 270 units to 411 units, an increase of 141 total units. There is the potential for a similar project on these parcels.
* _ The realistic capacity for the site is 100 net additional new lower WI. - ; - income units, though there is actual capacity for over 400 net new units.
City of Upland General Plan 1 Housing Element Page H-117
May 2024
Table B9. Non-Vacant Site Evaluation
Key: Meets the threshold for the criteria determined by Does not meet the threshold for the criteria determined trend projects by trend projects
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
104645108 Industrial(Contractors Yard) 0.21 1938 Yes medical center,school, Yes grocery store
104646104 Industrial-Automotive(Auto 0.87 1948 Yes-medical center,school, No Trim) grocery store
104646105 Industrial(Contractors Yard) 2.23 2002 Yes medical center,school, No grocery store
104646107 Industrial(Contractors Yard) 2.78 1948 Yes medical center,school, No grocery store
104646109 Industrial(Contractors Yard) 0.25 1959 Yes medical center,school, No grocery store
104646110 Industrial(paved) N/A 1959 Yes medical center,school, No grocery store
104646111 Industrial(Small building- 0.82 1959 Yes-medical center,school, No Termite Company) grocery store
104646112 Industrial(Contractors Yard) 0.53 1959 Yes medical center,school, No grocery store
104646113 Industrial(Contractors Yard) N/A N/A no Yes medical center,school, No structure grocery store
104646206 Residential-one unit 0.54 1959 Yes medical center,school, No grocery store
104646209 Industrial(Contractor 0.52 1938 Yes-medical center,school, No office/yard) grocery store
100706108 Commercial(Vacant building) 67.88 1948 Yes medical center,school, No grocery store
100706123 Commercial(Vacant building) 25.88 N/A no Yes medical center,school, No structure grocery store
100709107 Industrial Building/yard 0.90 1978 Yes medical center,school, No grocery store
Industrial-Automotive(Car Yes-medical center,school, 100709108 RentalNacant) 9.00 1964 grocery store No 100709109 Industrial(Paved lot) N/A N/A no Yes medical center,school, No structure grocery store
100736215 Residential-one unit 0.37 1938 Yes school,grocery store, Yes medical center
100736214 Residential-one unit 0.54 2005 Yes school,grocery store, Yes medical center
100736205 Residential-one unit 0.14 1948 Yes school,grocery store, Yes medical center
100736207 Residential-one unit 1.10 1959 Yes school,grocery store, Yes medical center
100736203 Residential-one unit 0.53 1948 Yes school,grocery store, Yes medical center
100736201 Residential-one unit 0.27 1938 Yes school,grocery store, Yes medical center
100736213 Residential-one unit 0.44 1938 Yes school,grocery store, Yes medical center
City of Upland General Plan 1 Housing Element Page H-118
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
100736210 Residential-one unit N/A N/A no Yes school,grocery store, Yes structure medical center
100736212 Residential-one unit 0.56 1938 Yes school,grocery store, Yes medical center
100736211 Residential-one unit 0.54 1997 Yes school,grocery store, Yes medical center
100736209 Residential-one unit 0.34 1959 Yes school,grocery store, Yes medical center
100736206 Residential-one unit 0.19 1972 Yes school,grocery store, Yes medical center
100736204 Residential-one unit 0.54 1972 Yes school,grocery store, Yes medical center
104646217 Residential-two units 1.00 1938 Yes medical center,school, No grocery store
104652104 Industrial 1.94 1978 Yes medical center,school, No grocery store
104653101 Residential-one unit 0.55 1959 Yes medical center,school, No grocery store
104653102 Residential-one unit 0.54 1938 Yes medical center,school, No grocery store
104653107 Residential-one unit 0.54 1959 Yes medical center,school, No grocery store
104653108 Residential-two units 0.51 1959 Yes medical center,school, No grocery store
104653109 Residential-one unit 0.89 1959 Yes medical center,school, No grocery store
Industrial(Contractor Storage Yes-medical center,school, 104654118 Yard) 0.98 1959 grocery store No 104654119 Industrial(Contractor Storage 0.12 1959 Yes-medical center,school, No Yard) grocery store
104654120 Industrial(Contractor Storage 0.71 1959 Yes-medical center,school, No Yard) grocery store
104654121 Industrial(Contractor Storage 0.71 1948 Yes-medical center,school, No Yard) grocery store
104654122 Industrial(Contractor Storage 2.13 1978 Yes-medical center,school, No Yard) grocery store
104654201 Industrial(Storage 0.49 1980 Yes-medical center,school, No Yard/building) grocery store
104654202 Residential-one unit 0.27 1959 Yes medical center,school, No grocery store
104654204 Industrial(Storage Yard) 7.67 1959 Yes medical center,school, No grocery store
Residential and Industrial(one Yes-medical center,school, 104654206 unit and storage yard) 1.00 1959 grocery store No 104654226 Residential-one unit 0.61 1938 Yes medical center,school, No grocery store
104654228 Industrial(Storage 0.56 1959 Yes-medical center,school, No Yard/building) grocery store
104654229 Residential-one unit 0.54 1938 Yes medical center,school, No grocery store
Industrial(Storage N/A-no Yes-medical center,school, 104654230 Yard/building) N/A structure grocery store No City of Upland General Plan 1 Housing Element Page H-119
May 2024
Within 1/2
APN LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
__Milk_
Transit
104654238 Residential-one unit 0.43 1980 Yes medical center,school, No grocery store
104654239 Industrial(Storage 0.54 1959 Yes-medical center,school, No Yard/building) grocery store
104654240 Residential-one unit 0.54 1959 Yes medical center,school, No grocery store
104654241 Industrial(Storage 0.38 1959 Yes-medical center,school, No Yard/building) grocery store
104654242 Residential-one unit 0.18 1978 Yes medical center,school, No grocery store
104654243 Residential-one unit 0.85 1948 Yes medical center,school, No grocery store
104654244 Residential-one unit 0.55 1959 Yes medical center,school, No grocery store
104654245 Residential-one unit 0.54 1959 Yes medical center,school, No grocery store
104654246 Industrial(Storage Yard) 0.57 1959 Yes medical center,school, No grocery store
104655101 Industrial(Storage) 0.69 1948 Yes medical center,school, No grocery store
104655102 Industrial(Storage) 0.88 1948 Yes medical center,school, No grocery store
104655103 Industrial(Office) N/A 1966 Yes medical center,school, No grocery store
104655106 Residential-one unit 2.00 1938 Yes medical center,school, No 1 grocery store
104655107 Residential-one unit 0.23 I 1966 Yes-medical center,school, No grocery store
104655108 Industrial(Tow Yard) 5.67 2002 Yes-medical center,school, No grocery store
Yes-medical center,school,
104655141 Industrial(Storage) 0.53 1978 No grocery store
104656318 Industrial Building N/A 1985 Yes medical center,school, Yes grocery store
104656319 Industrial 0.25 1985 Yes medical center,school, Yes grocery store
Industrial-Automotive(Auto Yes-medical center,school, 104656401 Body Shop) 0.15 1980 grocery store Yes 100709116 Industrial Building/yard 0.75 1978 Yes medical center,school, No grocery store
100728115 Industrial(Storage) N/A NIA no Yes grocery store,medical No structure center,school
100728117 Industrial(Storage) 1.25 1959 Yes grocery store,medical Yes center,school
100728118 Industrial(Storage) 4.74 1959 Yes grocery store,medical Yes center,school
100728119 Industrial(Storage) 0.60 1959 Yes grocery store,medical Yes center,school
100743111 Industrial (Contractor yard) N/A N/A no Yes grocery store,elementary Yes structure school,medical center
100743112 Residential-one unit 6.16 1938 Yes grocery store,elementary Yes school,medical center
City of Upland General Plan 1 Housing Element Page H-120
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
100743201 Industrial(Storage Yard) N/A 1959 Yes grocery store,elementary Yes school,medical center
100743202 Industrial(Storage Yard) N/A 1938 Yes grocery store,elementary Yes school,medical center
Residential and Industrial(one Yes-grocery store,elementary 100743203 unit and storage yard) 1.21 1938 school,medical center Yes 104633322 Residential-one unit 0.62 1959 Yes grocery store, medical No center,school
104633323 Residential-one unit 0.21 1959 Yes grocery store,medical No center,school
104633319 Residential-one unit 0.53 1938 Yes grocery store,medical No center,school
104633324 Residential-one unit 0.55 1959 Yes grocery store,medical No center,school
104633325 Residential-one unit 0.55 1959 Yes grocery store,medical No center,school
104633326 Residential-one unit 0.54 1959 Yes grocery store,medical No center,school
104633318 Residential-one unit 0.80 1959 Yes grocery store, medical No center,school
104633317 Residential and Industrial(one 0.54 1959 Yes-grocery store,medical No unit and contractor yard) center,school
104633313 Industrial(Paved) N/A N/A-no Yes-grocery store,medical No structure center,school
104633308 Residential-one unit 0.48 1959 Yes grocery store,medical No I center,school
104633307 Residential-one unit 0.33 1959 Yes-grocery store,medical No center,school
104633306 Residential-one unit 0.54 1959 Yes grocery store,medical No center,school
104633309 Residential-one unit 0.53 1959 Yes grocery store,medical No center,school
Industrial(Storage N/A-no Yes-grocery store,medical 104633304 Yard/building) N/A structure center,school No 104633301 Industrial(Vacant/Storage N/A N/A-no Yes-grocery store,medical No Yard) structure center,school
104633327 Industrial(Contractor 0.72 1964 Yes-grocery store,medical No office/yard) center,school
104633329 Industrial(Office) 0.43 1964 Yes grocery store,medical No center,school
Industrial(Storage N/A-no Yes-grocery store,medical 104633316 Yard/building) N/A structure center,school No 104633331 Residential and Industrial(one 0.67 1964 Yes-grocery store,medical No unit and industrial office use) center,school
104633311 Residential-one unit 0.48 1948 Yes grocery store,medical No center,school
104633303 Industrial(Contractor yard) 1.10 1972 Yes grocery store,medical No center,school
104633312 Industrial(Contractor yard) N/A N/A no Yes grocery store,medical No structure center,school
104633302 Industrial(Contractor yard) 3.67 N/A no Yes grocery store,medical No structure center,school
City of Upland General Plan 1 Housing Element Page H-121
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
Industrial-Automotive(Auto Yes-medical center,school, 104656402 Body Shop) N/A 1980 grocery store Yes Industrial-Automotive(Auto Yes-medical center,school, 104656403 Body Shop) N/A 1980 grocery store Yes 104656404 Residential-one unit 0.54 1938 Yes medical center,school, Yes grocery store
104656405 Residential-one unit 0.53 1948 Yes medical center,school, Yes grocery store
104656406 Residential-one unit N/A 1994 Yes medical center,school, Yes grocery store
100728122 Industrial 0.48 1948 Yes grocery store,medical Yes center,school
100728123 Residential-one unit 1.38 1938 Yes grocery store,medical Yes center,school
100728132 Industrial (Storage) N/A N/A no Yes grocery store,medical Yes structure center,school
100728133 Industrial (Storage) 1.49 1938 Yes grocery store,medical Yes center,school
100728134 Industrial(Storage) 1.42 1978 Yes grocery store,medical No center,school
100728144 Industrial N/A 1948 Yes grocery store,medical Yes center,school
100728145 Industrial N/A 1948 Yes grocery store,medical Yes center,school
100728146 Industrial 0.31 1948 Yes grocery store,medical Yes center,school
100729108 Industrial-Automotive(Auto 0.56 1995 Yes-grocery store,medical No Sales) center,school
100730109 Residential-two units 2.66 1959 Yes grocery store,medical Yes center,school
100730110 Industrial(Office) 1.00 1959 Yes grocery store,medical Yes center,school
100730111 Commercial(Plant Retail) 1.11 1959 Yes grocery store,medical Yes center,school
100760101 Industrial(Contractors Yard) 4.84 1964 Yes medical center,grocery No store,school
100762105 Industrial(Contractors Yard) 50.00 1959 Yes medical center,grocery No store,school
100762106 Industrial(Contractors Yard) 49.00 1959 Yes medical center,grocery No store,school
104349102 Residential one unit and horse 7.10 1966 Yes-grocery store,school No facility
104405104 Residential-one unit 0.64 1938 Yes-grocery store,school No 104518102 Commercial(Plant Nursery) N/A 1994 Yes grocery store,medical No center,school
104658207 Industrial-Automotive(Auto 0.50 1959 Yes-medical center,school, Yes Repair) grocery store
104656407 Residential-one unit 0.62 1938 Yes medical center,school, Yes grocery store
104656408 Residential-one unit 0.29 1938 Yes medical center,school, Yes grocery store
City of Upland General Plan 1 Housing Element Page H-122
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
104656415 Residential-one unit 0.56 1959 Yes medical center,school, Yes grocery store
104656417 Residential-one unit 0.52 1959 Yes medical center,school, Yes grocery store
104656418 Residential-one unit 0.54 1948 Yes medical center,school, Yes grocery store
104656419 Residential-one unit 0.39 1948 Yes medical center,school, Yes grocery store
104656424 Industrial Building 0.09 1978 Yes medical center,school, Yes grocery store
104656425 Industrial Building 0.47 1978 Yes medical center,school, Yes grocery store
Residential and Industrial(one Yes-grocery store,elementary 100743204 unit and storage yard) 0.62 1938 school,medical center Yes 100743206 Residential and Industrial (one 0.54 1978 Yes-grocery store,elementary yes unit and storage yard) school,medical center
100743209 Residential-one unit 0.29 1978 Yes grocery store,elementary Yes school,medical center
100743210 Residential-one unit N/A 1978 Yes grocery store,elementary Yes school,medical center
100743211 Industrial(Contractor yard) 2.67 1964 Yes grocery store,elementary Yes school,medical center
100743212 Residential-one unit 0.43 1948 Yes grocery store,elementary Yes school,medical center
100743213 Residential-one unit 0.56 1985 Yes grocery store,elementary Yes school, medical center
100743214 Residential-one unit 0.54 1978 Yes-grocery store,elementary Yes school,medical center
100744102 Residential-one unit 1.67 1938 Yes-grocery store,elementary Yes school,medical center
100744103 Residential-one unit 1.33 1938 Yes grocery store,elementary Yes school,medical center
100744114 Residential-one unit 0.47 1948 Yes grocery store,elementary Yes school,medical center
100744115 Residential-one unit 0.53 1938 Yes-grocery store,elementary Yes school,medical center
100744117 Residential-one unit 0.20 1948 Yes grocery store,elementary Yes school,medical center
100746101 Industrial(Contractors Yard) N/A 1948 Yes grocery store,elementary Yes school,medical center
100746102 Industrial(Contractors Yard) N/A 1948 Yes grocery store,elementary Yes school,medical center
100746106 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary Yes structure school,medical center
100746107 Residential-one unit 4.68 1959 Yes grocery store,elementary No school,medical center
Residential and Industrial(one Yes-grocery store,elementary 100746108 unit and storage yard) 0.54 1972 school,medical center No Residential and Industrial(one Yes-grocery store,elementary 100746109 unit and storage yard) 0.62 1948 school,medical center No Residential and Industrial(one Yes-grocery store,elementary 100746110 unit and storage yard) 0.54 1948 school,medical center No City of Upland General Plan 1 Housing Element Page H-123
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
100746111 Residential-one unit 0.31 1948 Yes grocery store,elementary No school,medical center _
100746113 Industrial(Storage Yard) 8.01 N/A no Yes grocery store,elementary No structure school,medical center
100746115 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary Yes structure school,medical center
100746116 Residential-one unit 1.00 1972 Yes-grocery store,elementary Yes school,medical center
100746119 Industrial(Contractors Yard) N/A N/A no Yes grocery store,elementary Yes structure school,medical center
100746123 Residential-one unit 0.08 1959 Yes grocery store,elementary Yes school,medical center
100746126 Residential-one unit 0.29 1948 Yes grocery store,elementary Yes school,medical center
100746127 Residential-one unit 0.27 1972 Yes grocery store,elementary Yes school,medical center
100746128 Residential-one unit 0.13 1959 Yes grocery store,elementary Yes school,medical center
100746130 Industrial(Contractors Yard) 0.53 1972 Yes grocery store,elementary Yes school,medical center
100746131 Residential-one unit 0.55 1972 Yes grocery store,elementary Yes school,medical center
100746132 Residential and Industrial(one 0.26 1948 Yes-grocery store,elementary yes unit and storage yard) school,medical center
Residential and Industrial(one Yes-grocery store,elementary 100746133 unit and storage yard) 0.48 1959 school, medical center No 100746201 Residential-one unit 0.53 1964 Yes-grocery store,elementary No school,medical center
100746203 Industrial(Contractor 0.89 1938 Yes-grocery store,elementary No office/yard) school,medical center
100746204 Industrial(Tow Yard) 0.45 1948 Yes grocery store,elementary No school,medical center
Residential and Industrial(one Yes-grocery store,elementary 100746214 unit and storage yard) 0.54 1948 school,medical center No 100746215 Residential-one unit 0.54 1964 Yes-grocery store,elementary No school,medical center
100746216 Residential-one unit 0.32 1972 Yes grocery store,elementary No school,medical center
100746217 Residential-one unit 0.40 1978 Yes grocery store,elementary No school,medical center
100746218 Residential-one unit 0.54 1978 Yes grocery store,elementary No school,medical center
100746220 Industrial(Office/Landscaper 1.25 1964 Yes-grocery store,elementary No storage yard) school,medical center
100764201 Residential-one unit 0.53 1948 Yes grocery store,elementary Yes school,medical center
100764202 Residential and Industrial(one 1.25 1938 Yes-grocery store,elementary yes unit and storage yard) school,medical center
100764203 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary Yes structure school,medical center
100764204 Residential-one unit 0.86 1938 Yes grocery store,elementary Yes school,medical center
City of Upland General Plan 1 Housing Element Page H-124