May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
Residential and Industrial (one Yes-grocery store,elementary 100764205 unit and storage yard) 0.54 1948 school, medical center No Residential and Industrial(one Yes-grocery store,elementary 100764206 unit and storage yard) 1.78 1948 school, medical center No Residential and Industrial(one Yes-grocery store,elementary 100764207 unit and storage yard) 0.53 1948 school, medical center No Industrial-Automotive(Auto Yes-grocery store,elementary 100764209 Body Shop) 2.18 1948 school, medical center No 100764211 Industrial(Contractor 4.77 1959 Yes-grocery store,elementary No office/yard) school, medical center
100764212 Industrial(Contractor 0.54 1948 Yes-grocery store,elementary No office/yard) school, medical center
100764213 Residential-one unit 0.54 1948 Yes grocery store,elementary No school, medical center
100764214 Industrial(Storage Yard) N/A N/A no Yes grocery store,elementary No structure school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100764215 unit and storage yard) 0.94 1959 school, medical center No Residential and Industrial(one Yes-grocery store,elementary 100764218 unit and storage yard) 1.88 1959 school, medical center No 100764219 Industrial(Building) 0.09 1959 Yes grocery store,elementary No school, medical center
100764301 Residential-one unit 0.64 1959 Yes grocery store,elementary No school, medical center
Residential and Industrial(one Yes-grocery store,elementary 100764302 unit and storage yard) 1.09 1959 school, medical center No 100764303 Industrial Building 0.60 1972 Yes grocery store,elementary No school, medical center
100764304 Residential and Industrial(one 2.73 1959 Yes-grocery store,elementary No unit and industrial building) school, medical center 100764305 Industrial(Building) 0.83 1964 Yes grocery store,elementary No school, medical center
100764308 Residential and Industrial(one 2.67 1938 Yes-grocery store,elementary No unit and industrial building) school, medical center Residential and Industrial(one Yes-grocery store,elementary 100764310 unit and storage yard) 1.31 1959 school, medical center No 100764325 Residential and Industrial(one 1.36 1959 Yes-grocery store,elementary No unit and contractor yard) school, medical center
100765201 Residential-one unit 0.54 1938 Yes grocery store,elementary No school, medical center
100765202 Industrial(Contractor 0.42 1938 Yes-grocery store,elementary No office/yard) school, medical center
100765304 Residential-one unit 0.54 1938 Yes grocery store,elementary No school, medical center
100765305 Industrial(Office) 6.03 1938 Yes grocery store,elementary Yes school, medical center
100765306 Industrial(Office) 0.54 1938 Yes grocery store,elementary yes school, medical center
100765307 Residential-one unit 0.54 1938 Yes grocery store,elementary Yes school, medical center
100765308 Residential-thee units 0.12 1959 Yes grocery store,elementary Yes school, medical center
City of Upland General Plan 1 Housing Element Page H-125
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
100765401 Industrial(Contractor 1.94 1959 Yes-grocery store,elementary Yes office/yard) school,medical center _
100765402 Residential-one unit 0.54 1964 Yes grocery store,elementary Yes school,medical center
100765403 Residential-one unit 0.54 1938 Yes grocery store,elementary yes school,medical center
100765404 Residential-one unit 0.14 1959 Yes-grocery store,elementary Yes school,medical center
100765405 Residential-one unit 0.54 1938 Yes grocery store,elementary Yes school,medical center
100765501 Industrial(Tow Yard) 2.33 1978 Yes grocery store,elementary Yes school,medical center
Residential and Industrial(one Yes-grocery store,elementary 100765502 unit and storage yard) 0.56 1938 school,medical center Yes 100765503 Industrial-Automotive(Auto 0.35 1938 Yes-grocery store,elementary Yes Storage) school,medical center
100765504 Industrial-Automotive(Auto 1.35 1948 Yes-grocery store,elementary Yes Repair) school,medical center
Residential and Industrial(one Yes-grocery store,elementary 100765505 unit and storage yard) 0.54 1959 school,medical center Yes Residential and Industrial(one Yes-grocery store,elementary 100765506 unit and storage yard) 0.82 1959 school,medical center Yes 100765507 Residential-one unit 0.47 1959 Yes grocery store,elementary Yes school,medical center
100765508 Residential-one unit 0.54 1959 Yes grocery store,elementary Yes school, medical center
100765509 Industrial(Contractor 0.09 1948 Yes-grocery store,elementary Yes office/yard) school,medical center
100765510 Industrial(Storage Yard) 6.87 1959 Yes grocery store,elementary Yes school,medical center
104638309 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104638310 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104625301 Industrial-Automotive(Auto 0.43 1959 Yes-medical center,school, Yes Repair) grocery store
104625315 Industrial-Automotive(Auto 1.08 1959 Yes-medical center,school, Yes Repair) grocery store
Other(Landscaping/City to N/A-no Yes-medical center,school, 104641154 acquire parcel and pursue N/A Yes structure grocery store
housing on)
104640312 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104640313 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104640314 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104640315 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104640316 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
City of Upland General Plan 1 Housing Element Page H-126
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
104640317 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104640318 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
Yes-medical center,school,
104656201 Industrial N/A 1966 grocery store Yes 104656203 Industrial N/A 1966 Yes medical center,school, Yes grocery store
104656202 Industrial N/A 1966 Yes medical center,school, Yes grocery store
104656204 Industrial 1.00 1966 Yes medical center,school, Yes grocery store
104656212 Industrial 0.38 1966 Yes medical center,school, Yes grocery store
104656213 Industrial 0.51 1966 Yes medical center,school, Yes grocery store
104658101 Industrial(Warehouse) 0.29 1938 Yes medical center,school, Yes grocery store
104659324 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104659318 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104659224 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104659204 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104659205 Parking Lot N/A I N/A-no Yes-medical center,school, Yes structure grocery store
104659206 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104660207 Industrial(Vacant lumber yard 33.60 1959 Yes-medical center,school, Yes and parking) grocery store
104660208 Industrial(Vacant lumber yard 17.62 1959 Yes-medical center,school, Yes and parking) grocery store
104660209 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104660210 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104660211 Parking Lot N/A N/A-no Yes-medical center,school, Yes structure grocery store
104660308 Residential-one unit 1.50 1938 Yes medical center,school, Yes grocery store
104660307 Residential-one unit N/A 1938 Yes medical center,school, Yes grocery store
104660310 Residential-one unit 1.71 1938 Yes medical center,school, Yes grocery store
104660311 Commercial(Fueling) 0.36 1938 Yes medical center,school, Yes grocery store
104660309 Residential-one unit 0.37 1938 Yes medical center,school, Yes grocery store
104660408 Industrial(vacant) 31.50 1978 Yes medical center,school, Yes grocery store
City of Upland General Plan 1 Housing Element Page H-127
May 2024
Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
AIL 1 Transit
104660403 Residential-one unit 31.50 1948 Yes medical center,school, Yes grocery store
104660404 Residential-one unit 31.50 1948 Yes medical center,school, Yes grocery store
104660405 Residential(Multi-family) 31.50 1959 Yes medical center,school, Yes grocery store
104660406 Industrial(vacant) 31.50 1959 Yes medical center,school, Yes grocery store
104660407 Industrial 31.50 1959 Yes medical center,school, Yes grocery store
Residential-one unit and Yes-medical center,school, 104657106 storage yard 1.39 1959 grocery store Yes 104657107 Residential-one unit 0.35 1948 Yes medical center,school, Yes grocery store
104657108 Residential-4 units 0.54 1948 Yes medical center,school, Yes grocery store
104657109 Residential-4 units 0.81 1959 Yes medical center,school, Yes grocery store
104657110 Residential-4 units 1.14 1959 Yes medical center,school, Yes grocery store
104657111 Residential-one unit 0.33 1948 Yes medical center,school, Yes grocery store
104657113 Residential-one unit 0.54 1948 Yes medical center,school, Yes grocery store
104657112 Residential-one unit 2.00 1959 Yes medical center,school, Yes grocery store
104518103 Commercial(Plant Nursery) 3.44 1994 Yes-grocery store,medical No center,school
104550101 Residential(Housing Authority) N/A 1948 Yes grocery store,medical No center,school
104551123 Residential(Housing Authority) N/A 1948 Yes grocery store,medical No center,school
104553214 Residential-one unit 0.87 1938 Yes grocery store,medical No center,school
104558137 Industrial-Automotive(Auto 0.99 1966 Yes-medical center,school, No Sales) grocery store
104605117 Industrial(Office) N/A 1959 Yes medical center,school, No grocery store
104606183 Commercial(building and 1.08 1980 Yes-grocery store,medical No parking) center,school
104606184 Commercial(parking) N/A N/A no Yes grocery store,medical No structure center,school
104606187 Commercial(building and 0.51 1959 Yes-grocery store,medical No parking) center,school
104606188 Commercial(parking) N/A N/A no Yes grocery store,medical No structure center,school
104609123 Residential-one unit 0.50 1938 Yes grocery store,medical No center,school
104609124 Residential-one unit 0.52 1948 Yes grocery store, medical No center,school
104617103 Commercial(Fueling) 0.29 1959 Yes grocery store,medical No center,school
City of Upland General Plan 1 Housing Element Page H-128
May 2024
IMMPI Within 1/2
APN Use LIR Year Adjacent to Mile of High Built Services(1 mile) Quality
Transit
104634101 Residential-one unit 0.57 1938 Yes medical center,school, No grocery store
104634103 Residential-one unit 0.54 1959 Yes medical center,school, No grocery store
104649310 Residential-one unit 0.45 1959 Yes medical center,school, No grocery store
104650128 Residential-one unit N/A 1948 Yes grocery store,medical No center,school
104650159 Commercial 0.72 1959 Yes grocery store,medical No center,school
104656430 Residential-one unit 0.15 1959 Yes medical center,school, Yes grocery store
104650160 Industrial(Contractors Yard) N/A 1959 Yes grocery store,medical No center,school
104718103 Other-National Guard Center N/A 1966 Yes grocery store,medical No center,school
104718107 Industrial Building 0.55 1959 Yes medical center,school, No grocery store
City of Upland General Plan 1 Housing Element Page H-129
May 2024
Table B10A. Site Inventory
Vacant/ Current Rezon Assume Tota 4th 5th General Rezone/ a Max Income Very Above I Infrastructur Publicly Address Non- Type Zoning District Consolidate Existing Use Max d Max Low Moderate Cycl Cycl Vacant PlanUpzone To? Density Densit Density Category Low Moderate Unit a Owned? e Mill 111111. A.
y s
104646112 1315 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.56 Contractors Yard 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
104646113 0 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.14 Contractors Yard 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant
104646104 1307 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Auto Trim 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104646105 1301 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.33 Contractors Yard 20 30 30 Mixed 0 0 4 4 8 Yes No No No Vacant
104646107 1293 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Contractors Yard 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104645108 756 E WASHINGTON BLVD Non- Upzone MFR-L RM-20 RM-30 0.28 Contractors Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104646109 1279 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.55 Contractors Yard 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
104646110 1253 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Termite Company 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104646111 1213 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.29 Termite Company 20 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104646217 298 N 11TH AVE Non- Upzone MFR-L RM-20 RM-30 0.6 2-units 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
Nn-
104646108 1179 E 9TH ST Vaoant Upzone MFR-L RM-20 RM-30 0.34 Contractor office/yard 20 30 30 Mixed 0 0 4 4 8 Yes I No No No 104646209 1179 E 9TH ST Non- Upzone MFR-L RM-20 RM-30 0.35 Contractor office/yard 20 30 30 Mixed 0 0 5 4 9 Yes No No No Vacant
104617101 1320 SAN BRDERNARDINO Vacant Upzone MFR-L RM-20 RM-30 1.88 Vacant 20 40 40 Lower 36 24 0 0 60 Yes No No No 104617107 147 E ARROW Vacant Upzone MFR-L RM-20 RM-30 0.21 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 104617102 1471 E ARROW Vacant Upzone MFR-L RM-20 RM-30 1.2 Vacant 20 40 40 Lower 23 15 0 0 38 Yes No No No 104617103 1401 ARROW HWY Non- Upzone MFR-L RM-20 RM-30 2.57 Commercial Fueling 20 30 30 Lower 37 25 0 0 62 Yes No No No Vacant
104609124 847 N CAMPUS AVE Non- Upzone MFR-L RM-20 RM-30 0.21 1 SFR 20 30 30 Mixed 0 0 3 2 5 Yes No No No Vacant
104609123 855 N CAMPUS AVE Non- Upzone MFR-L RM-20 RM-30 0.22 1 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104609122 N CAMPUS AVE,WEST OF Vacant Upzone MFR-L RM-20 RM-30 0.85 Vacant 20 30 30 Lower 13 8 0 0 21 Yes No No No 847 AND 851
104551123 N CAMPUS AVE and E 13th Non- Upzone MFR-L RM-1 40 du ac 2.38 Housing Authority 10 40 40 Lower 18 12 0 0 30 Yes No No No STREET Vacant
104550101 N CAMPUS AVE and WEST Non- Upzone MFR-L RM-1 40 du ac 10.21 Housing Authority 10 40 40 Lower 42 28 0 70 Yes No No No ST. Vacant
100736215 2571 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.1 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
100736214 2579 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.11 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
100736208 2587 BLANCHARD PL Vacant Upzone SFR-M RS-7.5 I RM-30 0.06 Vacant 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No 100736205 2561 BLANCHARD PL Non Upzone SFR-M RS-7.5 RM-30 0.23 SFR/Vacant 4-10 DU 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
100736207 2585 E BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.69 SFR/Vacant 4-10 DU 30 30 Lower 10 7 0 0 17 Yes No No No Vacant
100736203 300 CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 0.14 I SFR/Vacant 4-10 DU 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant
100736202 NORTH of 290 N Vacant Upzone SFR-M RS-7.5 RM-30 0.37 Vacant 4-10 DU 30 30 Mixed 0 0 5 4 9 Yes No No No
CLAREMONET BLVD
100736201 350 CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 1.09 SFR/Vacant 4-10 DU 30 30 Lower 16 10 0 0 26 Yes No No No Vacant
100736213 2581 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.08 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No 1 Vacant
City of Upland General Plan 1 Housing Element Page H-130
May 2024
Vacant/ Current Rezon Assume Iota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type plan Zoning District Upzone To? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned. ycl Vacant A. Density Density - e y s
100736210 NORTH of 2581 Non- Upzone SFR-M RS-7.5 RM-30 0.03 SFR 4-10 DU 30 30 Mixed 0 0 1 0 1 Yes No No No BLANCHARD PL Vacant
100736212 2595 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.17 SFR 4-10 DU 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant
100736211 2597 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.17 SFR 4-10 DU 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant
100736209 2583 BLANCHARD PL Non- Upzone SFR-M RS-7.5 RM-30 0.05 SFR 4-10 DU 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant
100736206 270 CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 0.13 SFR 4-10 DU 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant
100736204 290 N CLAREMONT BLVD Non- Upzone SFR-M RS-7.5 RM-30 0.22 SFR 4-10 DU 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104656318 141 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.6 Industrial Building 20 30 30 Lower 5 4 0 0 9 Yes No No No Vacant 30
104656401 114 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.18 Auto Body Shop 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104656403 114 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 Auto Body Shop 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656402 114 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 Auto Body Shop 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30 _
104656425 0 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.25 Industrial Building 20 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant 30
104656424 101 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.29 Industrial Building 20 30 30 Mixed 0 0 3 2 5 Yes No No No Vacant 30
104656419 135 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656404 128 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656405 138 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656418 139 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656429 153 N 9th Ave Vacant Upzone B/R-MU B/R-MU Mixe30 Use 0.01 Vacant 20 30 30 Mixed 0 0 0 0 0 Yes No No No 104656417 153 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656406 0 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656407 156 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656430 159 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656415 165 N 9TH AVE Non- Upzone B/R-MU B/R-MU Mixed Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656408 164 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104656319 145 N 8TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 1.75 Industrial 20 30 30 Lower 16 11 0 0 27 Yes No No No Vacant 30
104654122 145 10TH AVE Non Upzone B/R-MU B/R-MU Mixed Use 1.05 Contractor Storage Yard 20 30 30 Lower 10 6 0 0 16 Yes No No No Vacant 30
104654121 147 N 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 1.07 Contractor Storage Yard 20 30 30 Lower 10 6 0 0 16 Yes No No No Vacant 30
104654120 153 N TENTH AVE Non Upzone B/R-MU B/R-MU Mixed Use 0.36 Contractor Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30
104654119 159 N 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.36 Contractor Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30
104654118 167 N 10TH AVE Non Upzone B/R-MU B/R-MU Mixed Use 0.36 Contractor Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30
104654201 1091 EAST Non- Upzone B/R-MU B/R-MU Mixed-Use 0.34 Storage Yard/building 20 30 30 Mixed 0 0 3 2 5 Yes No No No Vacant 30
City of Upland General Plan 1 Housing Element Page H-131
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type Zoning District d Max Plan Upzone To? Consolidate Existing Use Max Densit Category Low Low Moderate Moderate Unit e Owned.Illk ycl Vacant pA.
Density y Density g ry- dab I
s e
104654202 106 N 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.2 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654204 112 N 10TH AVE Non Upzone B/R-MU B/R-MU Mixed Use 0.38 Storage Yard 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30
104654246 112 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.3 Storage Yard 20 30 30 Mixed 0 0 3 2 5 Yes No No No Vacant 30
104654208 142 N 10TH AVE Vacant Upzone B/R-MU B/R-MU Mixe30 Use 0.15 Vacant 20 30 30 Mixed 0 0 2 1 3 Yes No No No 104654206 136 N 10TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.5 SFR/Storage Yard 20 30 30 Lower 5 3 0 0 8 Yes No No No Vacant 30
104654243 109 N 12TH AVE Non Upzone B/R-MU B/R-MU Mixed Use 0.26 SFR 20 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant 30
104654242 119 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.14 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104654244 1127 EAST Non- Upzone B/R-MU B/R-MU Mixed-Use 0.15 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654245 1117 EAST Non- Upzone B/R-MU B/R-MU Mixed-Use 0.13 SFR 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104654241 125 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.15 Storage Yard/building 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654238 127 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.21 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654240 123 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.16 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654239 127 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.18 Storage Yard/building 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654229 169 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.38 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant 30
104654226 177 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.17 SFR 20 30 30 Mixed 0 0 2 1 3 Yes No No No Vacant 30
104654228 165 N 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.13 Storage Yard/building 20 30 30 Mixed 0 0 1 1 2 Yes No No No Vacant 30
104654230 165 12TH AVE Non- Upzone B/R-MU B/R-MU Mixed-Use 0.31 Storage Yard 20 30 30 Mixed 0 0 3 0 3 Yes No No No Vacant 30
104718103 1284 E SEVENTH ST Non- Upzone MFR-L RM-20 RM-30 3.6 National Guard Center 20 30 30 Lower 52 34 0 0 86 Yes No No No Vacant
104718107 420 S 11TH AVE Non- Upzone MFR-L RM-20 RM-30 4.48 Industrial Building 20 30 30 Lower 64 43 0 0 107 Yes No No No Vacant
104718108 420 5 11TH AVE Vacant Upzone MFR-L RM-20 RM-30 2.57 Vacant 20 30 30 Lower 37 25 0 0 62 Yes No No No 104349102 502 E TWENTYFIRST ST Non- Upzone SFR-L RS-20 RS-7.5 10 1 SFR/Horse Facility 0-4 10 10 Mixed 0 0 55 54 109 Yes No No No Vacant
100402104 0 24TH ST Vacant Upzone SFR-L RS-15 RS-7.5 5.5 Vacant 0-4 10 10 Mixed 0 0 30 30 60 Yes No No No 104518103 1420 N CAMPUS AVE Non- Rezone P-OS PB-L RM-30 5.4 Nursery NA 40 40 Lower 104 69 0 0 173 Yes No No No Vacant
104518102 1420 N CAMPUS AVE Non- Rezone P-OS PB-L RM-30 0.23 Nursery/Easement NA 40 40 Mixed 0 0 4 3 7 Yes No No No Vacant
100744104 378 N CENTRAL AVE Vacant Rezone C/R-MU C/R-MU RM-30 0.45 Vacant 20 30 30 Mixed 0 0 6 5 11 Yes No No No 100744116 391 DRAKE AVE Vacant Rezone 0 C/R-M U RM-30 0.27 Vacant 20 30 30 Mixed 0 0 3 3 6 Yes No No No 100744115 361 N DRAKE AVE Non- Rezone 0 C/R-MU RM-30 0.27 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
100744114 367 DRAKE AVE Non- Rezone 0 C/R-MU RM-30 0.22 SFR 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
100744117 377 DRAKE AVE Non- Rezone 0 C/R-MU RM-30 0.36 SFR 20 30 30 Mixed 0 0 5 4 9 Yes No No No Vacant
100744101 318 N CENTRAL AVE Vacant Rezone 0 C/R-MU RM-30 1.2 Vacant 20 30 30 Lower 17 12 0 0 29 Yes No No No 100744102 360 N CENTRAL AVE Non- Rezone 0 C/R-MU RM-30 0.27 Storage 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-132
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
APN Address Non- Type Zoning District Consolidate Existing Use Max d Max Low Moderate ycl Plan UpzoneTo? Densit Category Low Moderate Unit e Owned.
Vacant A. A Density Density - e y s
100744103 368 N CENTRAL AVE Non- Rezone 0 C/R-MU RM-30 0.27 Storage 20 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104633322 811 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633323 823 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633319 239 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633324 831 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633325 845 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633326 855 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633318 822 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633317 842 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR/Contractor Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633313 842 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.64 Driveway 20 40 40 Lower 13 8 0 0 21 Yes No No No Vacant
104633308 261 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633307 277 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
104633306 309 N SAN ANTONIO AVE Non- Rezone B/R-MU B/R-MU 40 du/ac 0.4 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633309 827 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633305 0 SAN ANTONIO PL Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.4 Vacant 20 40 40 Mixed 0 0 7 6 13 Yes No No No 104633310 843 SAN ANTONIO PL Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.41 Vacant 20 40 40 Mixed 0 0 7 6 13 Yes No No No 104633304 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633301 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.64 Vacant/Storage Yard 20 40 40 Lower 13 8 0 0 21 Yes No No No Vacant
104633327 869 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor office/Storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633329 887 W 9TH ST Non- Rezone B/R-MU B/R-MU I 40 du/ac 0.2 Office 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
Non-
104633316 869 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.41 Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No 104633331 891 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.61 SFR/Business Use 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
104633311 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633303 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633312 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104633302 869 SAN ANTONIO PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 Contractor storage yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
104653101 102 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.21 SFR 4-10 DU 20 20 Mixed 0 0 2 1 3 Yes No No No Vacant
104653102 106 N 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.55 SFR/Vacant 4-10 DU 20 20 Mixed 0 0 5 4 9 Yes No No No Vacant
104653107 144 N 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.5 SFR/Vacant 4-10 DU 20 20 Mixed 0 0 4 4 8 Yes No No No Vacant
104653108 152 N 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.5 2 SFR 4-10 DU 20 20 Mixed 0 0 4 4 8 Yes No No No Vacant
104653109 168 12TH AVE Non- Rezone SFR-M RS-7.5 RM-20 0.41 SFR/Vacant 4-10 DU 20 20 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-133
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Address Non- Type Plan Zoning District Upzone To? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Vacant Density L Density I ILy s
104707205 370 S 1ST AVE Vacant Rezone OP OP RM-30 0.16 Vacant NA 30 30 Mixed 0 0 2 2 4 Yes No No No 100730108 735 N CENTRAL AVE 1 Vacant Rezone C/I-MU C/I-MU RM-30 0.4 Vacant 20 30 30 Mixed 0 0 5 5 10 Yes No No No 100730109 705 N CENTRAL AVE Non- Rezone C/I-MU C/I-MU RM-30 0.42 2 SFR 20 30 30 Mixed 0 0 5 5 10 Yes No No No Vacant
100730110 665 N CENTRAL AVE Non- Rezone C/I-MU C/I-MU RM-30 0.42 Office 20 30 30 Mixed 0 0 5 5 10 Yes No No No Vacant
100730111 653 N CENTRAL AVE Non- Rezone C/I-MU C/I-MU RM-30 0.56 Plant Retail 20 30 30 Lower 8 6 0 0 14 Yes No No No Vacant
100762105 1540 W 9TH ST Non- Rezone LI-BP LI RM-20 1.94 Contractor Yard NA 40 40 Lower 37 25 0 0 62 Yes No No No Vacant
100762106 1526 W 9TH ST Non- Rezone LI-BP LI RM-20 1.9 Contractor Yard NA 40 40 Lower 37 24 0 0 61 Yes No No No Vacant
100760101 1500 W 9TH ST Non- Rezone LI-BP LI RM-20 4.65 Contractor Yard NA 40 40 Lower 89 60 0 0 149 Yes No No No Vacant
100729108 1920 W 11TH ST Non- Rezone C/I-MU C/I-MU 40 du/ac 0.55 Auto Sales 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100728122 1915 W ARROW AVE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.17 Industrial 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100728146 1905 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.11 Industrial 20 40 40 Mixed 0 0 2 1 3 Yes No No No Vacant
100728144 1915 W ARROW AVE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.02 Industrial 20 40 40 Mixed 0 0 1 0 1 Yes No No No Vacant
100728145 1915 W ARROW AVE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.03 Industrial 20 40 40 Mixed 0 0 1 0 1 Yes No No No Vacant
100728118 1884 WOODLAWN ST Non- Rezone C/I-MU C/I-MU 40 du/ac 1.56 Storage 20 40 40 Lower 30 20 0 0 50 Yes No No No Vacant
100728115 1882 WOODLAWN ST Non- Rezone C/I-MU C/I-MU 40 du/ac 0.56 Storage 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100728119 1859 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.2 Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100728117 1853 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.2 Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100728132 1851 W ARROW ROUTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.41 Storage 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100728134 1846 WOODLAWN ST Non- Rezone C/I-MU C/I-MU 40 du/ac 1.06 Storage 20 40 40 Lower 20 14 0 0 34 Yes No No No Vacant
100728133 1845 W ARROW RTE Non- Rezone C/I-MU C/I-MU 40 du/ac 0.8 Storage 20 40 40 Lower 16 10 0 0 26 Yes No No No Vacant
Nn- Citrus
104658207 530 E 9TH ST Vaoant Rezone SP Pleasant View Transp. 0.48 I Auto Repair 4-10 du 55 55 Mixed 0 0 11 10 21 Yes No No No 104655108 997 E 8TH ST Non- Rezone LI-BP LI RM-30 1.62 Tow Yard 0 30 30 Lower 23 16 0 0 39 Yes No No No Vacant
104655102 119 GILMORE DR Non- Rezone LI-BP LI RM-30 0.26 Storage 0 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104655101 124 GILMORE DR Non- Rezone LI-BP LI RM-30 0.3 I Storage 0 30 30 Mixed 0 0 4 3 7 Yes No No No Vacant
104655107 1041 E 8TH ST Non- Rezone SFR-M RS-7.5 RM-30 0.15 SFR 4-10 DU 30 30 Mixed 0 0 2 2 4 Yes No No No Vacant
104655106 1017 E 8TH ST Non- Rezone SFR-M RS-7.5 RM-30 0.26 SFR 4-10 DU 30 30 Mixed 0 0 3 3 6 Yes No No No Vacant
104655141 1019 E 8TH ST Non- Rezone LI-BP LI RM-30 0.34 Storage 0 30 30 Mixed 0 0 4 4 8 Yes No No No Vacant
104655103 1059 E 8TH ST Non- Rezone LI-BP LI RM-30 0.67 Office 0 30 30 Lower 10 6 0 0 16 Yes No No No Vacant
104652104 1059 E 8TH ST Non- Rezone LI-BP LI RM-30 0.9 Light Industrial 0 30 30 Lower 13 9 0 0 22 Yes No No No Vacant
100746130 1813 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 Contractor Yard(Tree Service) 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100746119 0 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.21 Contractor Yard(Tree Service) 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-134
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type plan Zoning District Upzone To? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned. ycl Vacant A Density Density - e y s
100746102 1813 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.38 Contractor Yard(Tree Service) 20 40 40 Mixed 0 0 6 6 12 Yes No No No Vacant
100746131 1823 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100765401 1845 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 Contractor office/yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100765402 1861 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.29 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765403 1871 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765404 1885 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.37 SFR 20 40 40 Mixed 0 0 6 6 12 Yes No No No Vacant
100765405 1893 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.34 SFR 20 40 40 Mixed 0 0 6 5 11 Yes No No No Vacant
100765201 1915 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.32 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765202 1937 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.38 Contractor office/yard 20 40 40 Mixed 0 0 6 6 12 Yes No No No Vacant
100743211 0 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.07 Contractor storage yard 20 40 40 Mixed 0 0 1 1 2 Yes No No No Vacant
100746101 202 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.58 Contractor Yard(Tree Service) 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100743214 1822 W HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100743210 1861 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 Garage 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100743209 203 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.26 SFR 20 40 40 Mixed 0 0 4 4 8 Yes No No No Vacant
100743206 229 N LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.51 SFR/Storage Yard 20 40 40 Lower 10 6 0 0 16 Yes No No No Vacant
100743208 1871 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.18 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100743213 1850 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 SFR 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant I
100743212 1860 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.15 SFR 20 40 40 Mixed 0 0 3 2 5 Yes No No No Vacant
100743207 1885 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.18 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100743201 0 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.17 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100743202 230 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.23 Storage Yard 20 40 40 Mixed 0 0 4 3 7 Yes No No No Vacant
100743203 230 VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.24 SFR/Storage Yard 20 40 40 Mixed 0 0 4 4 8 Yes No No No Vacant
100743204 280 VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.48 SFR/Storage Yard 20 40 40 Mixed 0 0 8 7 15 Yes No No No Vacant
100743112 1915 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100743111 N VISTA PL,SOUTH OF Non- Rezone B/R-MU B/R-MU 40 du/ac 0.16 Contractor storage yard 20 40 40 Mixed 0 0 3 2 5 Yes No No No HUNTINGTON DR. Vacant
100746220 1663 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.93 Office/Landscaper storage yard 20 40 40 Lower 18 12 0 0 30 Yes No No No Vacant
100746126 1775 W NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.08 SFR 20 40 40 Mixed 0 0 1 1 2 Yes No No No Vacant
N100746127 1791 W 9TH ST Vaon-
ant Rezone B/R-MU B/R-MU 40 du/ac 0.09 SFR 20 40 40 Mixed 0 0 2 1 3 Yes No No No 100746128 1795 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.09 SFR 20 40 40 Mixed 0 0 2 1 3 Yes No No No Vacant
100746214 1693 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.56 SFR/Storage Yard 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100746215 244 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-135
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type Plan Zoning District UpzoneTo? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned. ycl Vacant A. Density Density - e y s
100746216 256 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746217 270 N SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746120 0 W NINTH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.09 Vacant 20 40 40 Mixed 0 0 2 1 3 Yes No No No 100746111 1703 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.41 SFR-Mixed Use 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100746110 257 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.27 SFR/Storage Yard 20 40 40 Mixed 0 0 5 4 9 Yes No No No Vacant
100746109 275 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.32 SFR/Storage Yard 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100746108 297 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.59 SFR/Storage Yard 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
100746201 282 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.17 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746123 1751 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.4 SFR 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100746133 0 W 9TH ST,EAST OF Non- Rezone B/R-MU B/R-MU 40 du/ac 0.46 SFR/Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No 1775 Vacant
100746113 1751 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746115 1775 NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746107 1760 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.89 SFR 20 40 40 Lower 17 12 0 0 29 Yes No No No Vacant
100746106 0 HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40du/ac 0.42 Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100746116 1791 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100746117 1795 W 9TH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.2 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100746132 0 W 9TH ST EAST OF Non- Rezone B/R-MU B/R-MU 40 du/ac 0.76 SFR/Storage Yard 20 40 40 Lower 14 10 0 0 24 Yes No No No 1813 Vacant
100746105 0 W HUNTINGTON DR Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.4 Vacant 20 40 40 Mixed 0 0 7 6 13 Yes No No No 100746204 1638 W HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 1.2 Tow Yard 20 40 40 Lower 23 15 0 0 38 Yes No No No Vacant
100746203 1659 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 1.1 Contractor office/yard 20 40 40 Lower 21 14 0 0 35 Yes No No No Vacant
100746218 1670 W HUNTINGTON DR Non- Rezone B/R-MU B/R-MU 40 du/ac 0.22 SFR 20 40 40 Mixed 0 0 4 3 7 Yes No No No Vacant
100765305 1948 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.46 Office 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100765304 1956 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.45 SFR 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100764202 108 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.81 SFR/Storage Yard 20 40 40 Lower 16 10 0 0 26 Yes No No No Vacant
100764203 112 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100764201 102 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.19 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100765509 105 LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.29 Contractor office/yard 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
I
100765510 101 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 1.24 Storage Yard 20 40 40 Lower 24 16 0 0 40 Yes No No No Vacant
100764204 1822 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.6 SFR 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
100765508 63 S LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.29 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765507 61 LOMA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.18 SFR 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
City of Upland General Plan 1 Housing Element Page H-136
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type Plan Zoning District UpzoneTo? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned. ycl Vacant A. in Density y Density — 1111 s e
100765506 1860 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.45 SFR/Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100765505 1870 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.43 SFR/Storage Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100765501 34 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.64 Tow Yard 20 40 40 Lower 13 8 0 0 21 Yes No No No Vacant
100765502 28 N VISTA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.39 SFR/Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100765504 1890 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.36 Auto Repair 20 40 40 Mixed 0 0 6 5 11 Yes No No No Vacant
100765503 1894 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.49 Auto Body/Paint 20 40 40 Mixed 0 0 8 8 16 Yes No No No Vacant
100765308 1916 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 3 Residential Units 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765307 1924 W NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100765306 1934 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 Office 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764310 1678 W NINTH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.69 SFR/Storage Yard 20 40 40 Lower 13 9 0 0 22 Yes No No No Vacant
100764301 8793 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 SFR 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764302 108 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 SFR/Storage Yard 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764303 206 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 Industrial Building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764304 202 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 SFR/Industrial building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764219 203 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 2.74 Industrial Park 20 40 40 Lower 53 35 0 0 88 Yes No No No Vacant
100764305 140 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.3 Industrial Building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764325 120 SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.44 SFR/Contractor Yard 20 40 40 Mixed 0 0 7 7 14 Yes No No No Vacant
100764309 0 W NINTH ST Vacant Rezone B/R-MU B/R-MU 40 du/ac 0.21 Vacant 20 40 40 Mixed 0 0 3 3 6 Yes No No No 100764308 1698 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.31 SFR/Industrial building 20 40 40 Mixed 0 0 5 5 10 Yes No No No Vacant
100764215 143 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.2 SFR/Auto Storage 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100764214 0 S SIERRA PL Non- Rezone B/R-MU B/R-MU 40 du/ac 0.18 Storage Yard 20 40 40 Mixed 0 0 3 3 6 Yes No No No Vacant
100764212 1726 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.63 Contractor office/Storage yard 20 40 40 Lower 12 8 0 0 20 Yes No No No Vacant
100764211 1736 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.57 Contractor office/Storage yard 20 40 40 Lower 11 7 0 0 18 Yes No No No Vacant
100764213 1718 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.24 SFR 20 40 40 Mixed 0 0 4 4 8 Yes No No No Vacant
100764209 1752 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.59 Auto Storage Yard 20 40 40 Lower 11 8 0 0 19 Yes No No No Vacant
100764218 1770 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.75 SFR/Auto Storage 20 40 40 Lower 14 10 0 0 24 Yes No No No Vacant
100764207 1784 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.4 SFR/Storage Yard 20 40 40 Mixed 0 0 7 6 13 Yes No No No Vacant
100764206 1794 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.49 SFR/Storage Yard 20 40 40 Mixed 0 0 8 8 16 Yes No No No Vacant
100764205 1806 W 9TH ST Non- Rezone B/R-MU B/R-MU 40 du/ac 0.47 SFR/Storage Yard 20 40 40 Mixed 0 0 8 7 15 Yes No No No Vacant
SOUTHWEST CORNER OF E
104638309 ARROW HWY AND N 3RD Non- Existing SP Arrow Hwy 0.13 Lot E public parking lot 15 N/A 15 Mixed 1 0 1 0 2 Yes Yes Yes Yes AVE Vacant Zoning
City of Upland General Plan 1 Housing Element Page H-137
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public • Address Non- Type plan Zoning District UpzoneTo? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e ned. ycl Vacant A ilMr Density
y Density e
s
SOUTHWEST CORNER OF E
104638310 ARROW HWY AND N 3RD Non Existing SP Arrow Hwy 0.21 Lot E public parking lot 15 N/A 15 Mixed 1 0 1 0 2 Yes Yes Yes Yes AVE Vacant Zoning
104625301 231 E ARROW HWY Non- Existing SP Arrow Hwy 0.17 Auto Repair 15 N/A 15 Mixed 0 0 1 1 2 Yes No Yes Yes Vacant Zoning
104625315 523 3RD AVE Non Existing SP Arrow Hwy 0.34 Auto Repair 15 N/A 15 Mixed 0 0 2 2 4 Yes No Yes Yes Vacant Zoning
104641154 WASHINGTON BLVD AND Non- Existing SP Multi-family Senior 1.03 landscaping 25 N/A 40 Lower 43 29 0 0 72 Yes No No No C STREET Vacant Zoning Housing
104640312 SOUTHWEST CORNER OF Non- Existing SP Old Town 0.05 Lot D public parking lot 35 N/A 35 Mixed 1 0 1 0 2 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104640313 SOUTHWEST CORNER OF Non- Existing Lot D SP Old Town 0.17 public parking lot 35 N/A 35 Mixed 2 0 3 0 5 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104640314 SOUTHWEST CORNER OF Non- Existing SP Old Town 0.03 Lot D public parking lot 35 N/A 35 Mixed 0 0 1 0 1 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104640315 SOUTHWEST CORNER OF Non- Existing SP Old Town 0.12 Lot D public parking lot 35 N/A 35 Mixed 1 0 2 0 3 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104640316 SOUTHWEST CORNER OF Non- Existing SP Old Town 0.12 Lot D public parking lot 35 N/A 35 Mixed 1 0 2 0 3 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104640317 SOUTHWEST CORNER OF Non- Existing Lot D SP Old Town 0.12 public parking lot 35 N/A 35 Mixed 1 0 2 0 3 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104640318 SOUTHWEST CORNER OF Non- Existing SP Old Town 0.14 Lot D public parking lot 35 N/A 35 Mixed 2 0 2 0 4 Yes Yes Yes Yes C ST AND N 3RD AVE Vacant Zoning
104656201 100 N 6TH AVE Non- Existing SP Citrus Transportation 0.23 Industrial 55 N/A 55 Mixed 0 0 5 5 10 Yes No No Yes Vacant Zoning
104656203 100 N 6TH AVE Non- Existing SP Citrus Transportation 0.23 Industrial 55 N/A 55 Mixed 0 0 5 5 10 Yes No No Yes Vacant Zoning
104656202 100 N 6TH AVE Non- Existing SP Citrus Transportation 0.23 Industrial 55 N/A 55 Mixed 0 0 5 5 10 Yes No No Yes Vacant Zoning
104656204 142 N SIXTH AVE Non- Existing SP Citrus Transportation 0.28 Industrial 55 N/A 55 Mixed 0 0 6 6 12 Yes No No Yes Vacant Zoning
104656212 153 N CAMPUS AVE Non- Existing SP Citrus Transportation 0.46 Industrial 55 N/A 55 Mixed 0 0 10 10 20 Yes No No No Vacant Zoning
104656213 125 N CAMPUS AVE Non- Existing SP Citrus Transportation 0.51 Industrial 55 N/A 55 Lower 13 9 0 0 22 Yes No No No Vacant Zoning
104658101 110 N 3RD AVE Non- Existing SP Citrus Transp. 1.81 Warehouse 55 N/A 55 Lower 48 32 0 0 80 Yes No Yes Yes Vacant Zoning
104658108 110 N 3RD AVE Vacant Existing SP Citrus Transp. 0.11 Vacant 55 N/A 55 Mixed 0 0 3 2 5 Yes No No No Zoning
104659324 NORTHWEST CORNER OF Non- Existing SP Old Town 0.16 Lot B public parking lot 35 N/A 35 Mixed 2 0 3 0 5 Yes Yes Yes Yes A ST AND N 3RD AVE Vacant Zoning _ 104659318 NORTHWEST CORNER OF Non- Existing SP Old Town 0.36 Lot B public parking lot 35 N/A 35 Mixed 5 0 5 0 10 Yes Yes Yes Yes A ST AND N 3RD AVE Vacant Zoning
104659224 NORTH OF A ST AND WEST Non- Existing SP Old Town/Historic 0.17 public parking lot 25 N/A 25 Mixed 1 0 2 0 3 Yes Yes Yes Yes OF N 2ND AVE Vacant Zoning Core
N 1ST STREET BETWEEN A Non- Existing Old Town/1st St. 104659204 ST AND E 9TH ST Vacant Zoning SP Overlay 0.14 Lot C public parking lot 55 N/A 55 Mixed 3 0 3 0 6 Yes Yes Yes Yes 104659205 N 1ST STREET BETWEEN A Non- Existing Old Town/1st St.
SP 0.21 Lot C
ST AND E 9TH ST Vacant Zoning Overlay public parking lot 55 N/A 55 Mixed 5 0 5 0 10 Yes Yes Yes Yes 104659206 N 1ST STREET BETWEEN A Non- Existing Old Town/1st St.
SP 0.21 Lot C
ST AND E 9TH ST Vacant Zoning Overlay public parking lot 55 N/A 55 Mixed 5 0 5 0 10 Yes Yes Yes Yes 104660105 178 S EUCLID AVE Vacant Existing SP Euclid 0.17 vacant 40 N/A 40 Lower 4 2 0 0 6 Yes No Yes Yes Zoning
104660112 179 S 1ST AVE Vacant Existing SP Citrus Transp. 0.17 vacant 55 N/A 55 Lower 4 3 0 0 7 Yes No No No Zoning _
104660113 185 S 1ST AVE Vacant Existing SP Citrus Transp. 0.17 vacant 55 N/A 55 Lower 4 3 0 0 7 Yes No No No Zoning
104660114 89 8TH ST Vacant Existing SP Citrus Transp. 0.33 vacant 55 N/A 55 Lower 8 6 0 0 14 Yes No No No Zoning
104660101 0 EIGHTH ST Vacant Existing SP Euclid 0.03 vacant 40 N/A 40 Lower 1 0 0 0 1 Yes No Yes No Zoning
City of Upland General Plan 1 Housing Element Page H-138
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type Plan Zoning District UpzoneTo? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned. ycl Vacant A. Density y Density I s e 104660102 196 S EUCLID AVE Vacant Existing SP Euclid 0.11 vacant 40 N/A 40 Lower 2 1 0 0 3 Yes No No No Zoning
104660103 188 S EUCLID AVE Vacant Existing SP Euclid 0.05 vacant 40 N/A 40 Lower 1 1 0 0 2 Yes No No No Zoning
104660104 188 S EUCLID AVE Vacant Existing SP Euclid 0.11 vacant 40 N/A 40 Lower 2 1 0 0 3 Yes No No No Zoning
104660106 178 S EUCLID AVE Vacant Existing SP Euclid 0.15 vacant 40 N/A 40 Lower 3 2 0 0 5 Yes No No No Zoning
104660107 170 S EUCLID AVE Vacant Existing SP Euclid 0.17 vacant 40 N/A 40 Lower 4 2 0 0 6 Yes No No No Zoning
104660115 188 EUCLID AVE Vacant Existing SP Euclid 0.17 vacant 40 N/A 40 Lower 4 2 0 0 6 Yes No No No Zoning
104660108 150 EUCLID Vacant Existing SP Euclid 0.33 vacant 40 N/A 40 Mixed 0 0 5 5 10 Yes No Yes No Zoning
104660207 166 5 FIRST AVE Non- Existing SP Citrus Transp. 0.32 Vacant lumber yard and parking 55 N/A 55 Mixed 0 0 7 7 14 Yes No Yes Yes Vacant Zoning with single owner
Non- Existing Vacant lumber yard and parking 104660208 140 S 1ST AVE Vacant Zoning SP Citrus Transp. 0.32 with single owner 55 N/A 55 Mixed 0 0 7 7 14 Yes No Yes Yes 104660206 172 S 1ST AVE Vacant Existing SP Citrus Transp. 0.16 Vacant 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Zoning
104660205 172 S 1ST AVE Vacant Existing SP Citrus Transp. 0.16 Vacant 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Zoning
104660209 140 E 2ND ST Non- Existing SP Citrus Transp. 0.11 Lot A public parking lot 55 N/A 55 Mixed 2 0 3 0 5 Yes Yes Yes Yes Vacant Zoning
104660210 140 E 2ND ST Non- Existing SP Citrus Transp. 0.12 Lot A public parking lot 55 N/A 55 Mixed 3 0 3 0 6 Yes Yes Yes Yes Vacant Zoning
104660211 140 E 2ND ST Non- Existing SP Citrus Transp. 0.37 Lot A public parking lot 55 N/A 55 Mixed 8 0 8 0 16 Yes Yes Yes Yes Vacant Zoning
104660308 283 E 8TH ST Non- Existing SP Citrus Transportation 0.11 SFR 55 N/A 55 Mixed 0 0 3 2 5 Yes No Yes Yes Vacant Zoning
104660307 0 THIRD AVE Non- Existing SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
104660310 183 S 3RD AVE Non- Existing SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No Yes Yes Vacant Zoning
104660311 167 S THIRD AVE Non- Existing SP Citrus Transportation 0.49 Commercial Building 55 N/A 55 Mixed 0 0 11 11 22 Yes No No No Vacant Zoning
104660309 251 E 8TH ST Non- Existing SP Citrus Transp. 0.05 single-family residential 55 N/A 55 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
104660408 167 S SULTANA AVE Non- Existing SP Citrus Transp. 1.29 vacant industrial 55 N/A 55 Lower 34 23 0 0 57 Yes No Yes Yes Vacant Zoning
104660403 184 S 3RD AVE Non- Existing SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
104660404 176 S 3RD AVE Non- Existing SP Citrus Transp. 0.16 single-family residential 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
104660405 170 S 3RD AVE Non- Existing SP Citrus Transp. 0.16 Multi-family 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
104660406 164 S 3RD AVE Non- Existing SP Citrus Transp. 0.16 vacant industrial 55 N/A 55 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning _
104660407 140 S THIRD AVE Non Existing SP Citrus Transp. 0.64 Industrial 55 N/A 55 Lower 17 11 0 0 28 Yes No No No Vacant Zoning
104657106 669 E 8TH ST Non- Existing HDUSP Olivedale 0.81 1 SFR/Storage Yard 20 N/A 20 Mixed 0 0 7 6 13 Yes No No No Vacant Zoning
104657107 659 E 8TH ST Non Existing HDUSP Olivedale 0.21 SFR 20 N/A 20 Mixed 0 0 2 1 3 Yes No No No Vacant Zoning
104657108 649 E 8TH ST Non- Existing HDUSP Olivedale 0.65 4 units 20 N/A 20 Mixed 0 0 5 5 10 Yes No No No Vacant Zoning
104657109 635 E 8TH ST Non Existing HDUSP Olivedale 0.51 4 units 20 N/A 20 Mixed 0 0 4 4 8 Yes No No No Vacant Zoning
104657110 623 E 8TH ST Non- Existing HDUSP Olivedale 0.51 4 units 20 N/A 20 Mixed 0 0 4 4 8 Yes No No No Vacant Zoning
City of Upland General Plan 1 Housing Element Page H-139
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type Plan Zoning District UpzoneTo? Consolidate Existing Use Max Densit d Max Category Low Low Moderate Moderate Unit e Owned. ycl Vacant A. Density Density - e y s
104657111 613 E 8TH ST Non- Existing HDUSP Olivedale 0.51 SFR 20 N/A 20 Mixed 0 0 4 4 8 Yes No No No Vacant Zoning
104657113 599 E 8TH ST Non Existing HDUSP Olivedale 0.17 SFR 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
104657112 605 E 8TH ST Non- Existing HDUSP Olivedale 0.41 SFR 20 N/A 20 Mixed 0 0 3 3 6 Yes No No No Vacant Zoning
104610214 867 E 11TH ST Vacant Existing MFR-L RM-30 1.5 Vacant 30 N/A 30 Lower 22 14 0 0 36 Yes No No No Zoning
104650160 85 N GROVE ST Non- Existing C/R-MU C/R-MU 0.37 Contractor Yard 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Vacant Zoning _
104650159 1472 BOWEN ST Non Existing C/R-MU C/R-MU 0.37 Commercial 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Vacant Zoning
104650128 111 N GROVE AVE Non- Existing C/R-MU C/R-MU 0.7 1 SFR 20 N/A 20 Mixed 0 0 4 3 7 Yes No No No Vacant Zoning
104405104 1997 N EUCLID AVE Non- Existing SFR-L RS-20 3.22 SFR 0-4 N/A 4 Above 0 0 0 10 10 Yes No No No Vacant Zoning Moderate
104325122 2224 N SAN ANTONIO AVE Vacant Existing SFR-L RS-20 1 Vacant 1 N/A 1 Above 0 0 0 2 2 Yes No No No Zoning Moderate
100706108 1816 FOOTHILL BLVD Non- Existing C/I-MU C/I-MU 3.74 Restaurant/Vacant(Buffalo Inn) 20 N/A 20 Mixed 0 0 19 19 38 Yes No No No Vacant Zoning _
100706123 1812 FOOTHILL BLVD Non- Existing C/I-MU C/I-MU 0.83 Restaurant/Vacant(Buffalo Inn) 20 N/A 20 Mixed 0 0 5 4 9 Yes No No No Vacant Zoning
100704107 2085 W ELEVENTH ST Vacant Existing Enclave Specific Plan 3.39 Vacant 20 N/A 20 Mixed 0 0 27 27 54 Yes No No No Zoning
100709108 1690 W FOOTHILL BLVD Non- Existing C/I-MU C/I-MU 1.82 Car Rental/Vacant 20 N/A 20 Mixed 0 0 9 9 18 Yes No No No Vacant Zoning
100709109 0 W FOOTHILL BLVD Non- Existing C/I-MU C/I-MU 0.92 Commercial Building/Abandoned 20 N/A 20 Mixed 0 0 5 4 9 Yes No No No Vacant Zoning SFR/vacant
100709110 1656 W FOOTHILL Vacant Existing C/I-MU C/I-MU 0.95 vacant 20 N/A 20 Mixed 0 0 5 5 10 Yes No No No Zoning
100709116 939 N BENSON AVE Non- Existing C/I-MU C/I-MU 1.76 Industrial Building/yard 20 N/A 20 Mixed 0 0 9 9 18 Yes No No No Vacant Zoning
100709107 1700 W FOOTHILL BLVD Non- Existing C/I-MU C/I-MU 1.35 Industrial Building/yard 20 N/A 20 Mixed 0 0 7 7 14 Yes No No No Vacant Zoning
104707206 370 S 1ST AVE Vacant Existing SFR-M RS-7.5 0.16 Vacant 4-10 du N/A 10 Mixed 0 0 1 1 2 Yes No No No Zoning
104627105 0 N EUCLID AVE Vacant Existing SFR-M RS-7.5 0.14 Vacant 4-10 du N/A 10 Mixed 0 0 1 0 1 Yes No No No Zoning
104606184 0 E FOOTHILL BLVD Non- Existing C/R-MU C/R-MU 0.21 Commercial/parking 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
104606188 0 FOOTHILL BLVD Non- Existing C/R-MU C/R-MU 0.2 Commercial/parking 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
104606183 80 E FOOTHILL BLVD Non- Existing C/R-MU C/R-MU 0.41 Commercial/parking 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Vacant Zoning
104606187 60 E FOOTHILL BLVD Non- Existing C/R-MU C/R-MU 0.15 Commercial/parking 20 N/A 20 Mixed 0 0 1 1 2 Yes No No No Vacant Zoning
104611101 920 E FOOTHILL BLVD Vacant Existing C/O-MU C/O-MU 0.38 Vacant 20 N/A 20 Mixed 0 0 2 2 4 Yes No No No Zoning
104303234 0 W 24TH ST Vacant Existing SFR-L RS-20 0.55 Vacant 0-4 N/A 4 Above 0 0 0 2 2 Yes No No No Zoning du/ac Moderate
104303230 0 W 24TH ST Vacant Existing SFR-L RS-20 0.51 Vacant 0-4 N/A 4 Above 0 0 0 2 2 Yes No No No Zoning du/ac Moderate
104303232 0 W 24TH ST Vacant Existing SFR-L RS-20 0.51 Vacant 0-4 N/A 4 Above 0 0 0 2 2 Yes No No No Zoning du/ac Moderate
104403219 1887 LIVEOAK WAY Vacant Existing SFR-L RS-15 0.35 Vacant 0-4 N/A 4 Above 0 0 0 1 1 Yes No No No Zoning du/ac Moderate
100728123 1931 W ARROW Non Existing MFR-M RM-30 0.85 1SFR 30 N/A 30 Lower 13 8 0 0 21 Yes No No No Vacant Zoning
104722125 0 N CAMPUS AVE Vacant Existing SFR-M RS-7.5 0.07 Vacant 4-10 N/A 10 Mixed 0 0 1 0 1 Yes Yes No No Zoning du/ac
City of Upland General Plan 1 Housing Element Page H-140
May 2024
Vacant/ Current Rezon Assume Tota General Rezone/ e Max Income Very Above I Infrastructur Public.
Address Non- Type Plan Zoning District U zoneTo? Consolidate Existing Use Max Densit d Max Cate o Low Low Moderate Moderate Unit e Owned. ycl Vacant p A. Density Density g ry— e y s
104704107 0 EUCLID AVE Vacant Existing SFR-M RS-7.5 0.17 Vacant 4-10 N/A 10 Mixed 0 0 1 1 2 Yes No No No Zoning du/ac
104558137 555 W FOOTHILL BLVD Non Existing C/R-MU C/R-MU 5.21 Auto Dealership 20 N/A 20 Mixed 0 0 26 26 52 Yes No No No Vacant Zoning
104553214 689 E PINE ST Non- Existing SFR-M 4-10 DU 0.64 1 SFR 1 N/A 1 Above 0 0 0 1 1 Yes No No No Vacant Zoning Moderate
104605117 234 W FOOTHILL BLVD Non Existing C/R-MU C/R-MU 1.94 Office 20 N/A 20 Mixed 0 0 10 10 20 Yes No No No Vacant Zoning
104646206 1221 E 9TH ST Non- Existing RM-20 RM-20 0.31 SFR 20 N/A 20 Mixed 0 0 3 2 5 Yes No No No Vacant Zoning
104634103 689 W VERNON DR Non Existing MFR-L RM-20 0.66 SFR 20 N/A 20 Mixed 0 0 5 5 10 Yes No No No Vacant Zoning
104634101 619 W VERNON DR Non- Existing MFR-L RM-20 0.85 SFR 20 N/A 20 Mixed 0 0 7 7 14 Yes No No No Vacant Zoning _
104649310 1371 E 9TH ST Non- Existing MFR-L RM-20 0.29 SFR 20 N/A 20 Mixed 0 0 3 2 5 Yes No No No Vacant Zoning
104649311 1369 E 9TH ST Vacant Existing MFR-L RM-20 0.29 Vacant 20 N/A 20 Mixed 0 0 3 2 5 Yes No No No Zoning
City of Upland General Plan 1 Housing Element Page H-141
May 2024
Figure B1. Site Map
x ill' 7 .
fl i
l I
Aryl,
re E3 j
Ir: El _ "
1M
> j.i m
+ o
Baseline Rd •'4 W 16th St f- o n�_���- l�is�,,r�— 3 - I � rr
+ I Cshle Airport * �i3� ^ a G - -. n k r
L D L _
Y r:r ,? ., ..� Legend
WFo-othttlBlvd ' EptI(1HlCQx
N
j 7. .ice .. -'_ — �. • City Boundary
a9► a rr. I_ Other Jurisdictions �r � •
.s-1 u M Approved and Pending Projects
Jest' W Arrow Rte EIll 'I F y.. W Arrow h.v7 U plarlf: E Arrow Hwy - .,�' RHNA Sites
Income Category
u f e W 9th'St' - E 9th St ~
4.. - - �• i i i— "L .. OM Lower • Ntv
{d':,(;;(" } - °W 8th St •
- E.8th,S Moderate41
:T P • ! — Above Moderate 1_
•f
-
'u�. s .tc�; le '� -t• `-" W 7th St - Mixed- • o li .,
U o 0.75 1
Michael Baker .Niles Upland RHNA Sites and Pending Projects
INTERNATIONAL
City of Upland General Plan 1 Housing Element Page H-142
May 2024
Appendix C Fair Housing Assessment
Assembly Bill (AB) 686 requires a jurisdiction's Housing Element to provide an analysis of barriers that restrict access to opportunity and a commitment to specific meaningful actions and how the identified Regional Housing Needs Allocation (RHNA) sites affirmatively further fair housing. AB 686 requires jurisdictions to identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected segments of the population. In addition,AB 686:
• Requires jurisdictions and public housing authorities to administer their programs and activities related to housing and community development in a way that affirmatively furthers fair housing; • Prohibits the state,cities,counties,and public housing authorities from taking actions materially inconsistent with their Affirmatively Furthering Fair Housing(AFFH) obligation; • Adds an AFFH analysis to the Housing Element (an existing planning process that California cities and counties must complete) for plans that are due beginning in 2021;and • Includes in the Housing Element's AFFH analysis a required examination of issues such as segregation and resident displacement,as well as the required identification of fair housing goals.
The bill added an assessment of fair housing to the Housing Element which includes the following components:
• A summary of fair housing issues and assessment of the City's fair housing enforcement and outreach capacity;
• An analysis of segregation patterns and disparities in access to opportunities, • An assessment of contributing factors,and
• An identification of fair housing goals and actions.
Outreach
As discussed in the Public Participation section, early in the Housing Element update process the City developed a list of stakeholders with local expertise in housing issues, including fair housing. The stakeholder list included local service providers, affordable housing developers, and fair housing organizations in an effort to include the interests of lower-income residents and persons with special needs in the community.
Over the course of the Housing Element update process the City conducted a series of public meetings. Public notice of each meeting was posted on the City's dedicated Housing Element website and was also sent directly to persons and organizations on the stakeholder list. Public meetings were held both online and in person to encourage those with mobility difficulties to participate. Agendas and other information for each meeting was posted on the City website to allow interested stakeholders to access to this information throughout the process.
Interested persons were also encouraged to provide input or ask questions via telephone or email.
In addition to public workshops and hearings,the City also directly contacted housing advocates,housing service providers, and community organizations who serve the interests of lower-income households and special needs groups to solicit comments on housing needs, barriers to fair and affordable housing, and opportunities for development.Translation services were available for all meetings upon request.
City of Upland General Plan Housing Element Page H-143
May 2024
To encourage continuing stakeholder involvement in local housing issues throughout the planning period,Program 21 and Program 22 include a commitment to conduct ongoing,proactive outreach to engage members of all socio- economic groups and recruit members of underrepresented groups to participate in City meetings.
During the month of January and early February, 2024, the City conducted additional, targeted stakeholder outreach focusing on low-moderate income and special needs populations. The City conducted five additional stakeholder interviews with groups who include and represent low-moderate income and special needs populations in Upland.Target populations include extremely low-income persons,those in transitional housing,those in senior housing, mobile home communities, fair housing services, homeowner wraparound services, and disability services. .Interviewees stressed the high cost of construction,importance of housing choices, need for education on fair housing and housing resources,homeownership and repair programs,and importance of ADUs,including educating homeowners on ADU development.The City has included and modified a number of programs in the Housing Element based in part on this feedback. The feedback and where it is addressed in Housing Element Programs is as follows:
• Increased housing mobility and housing options (Program 6,Program 23) • Importance of education,especially regarding fair housing and tenant's rights (Program 21,Program 22) • Importance and opportunity for ADUs (Program 9,Program 23) • Need for additional low-income housing(Program 6,Program 14,Program 15,Program 20) • Home Repair and Assistance Programs (Program 2,Program 3,Program 5) Fair Housing Assessment
This section provides an assessment of fair housing issues in Upland including fair housing enforcement and outreach capacity,patterns of integration and segregation,racial or ethnic patterns of concentration,disparities in access to opportunities,and disproportionate housing needs,including displacement risk.
City Overview
Upland is in the Riverside-San Bernardino-Ontario Metropolitan Statistical Area. The City is located in the southwest corner of San Bernardino County adjacent to Los Angeles County.The City encompasses approximately
15.6 square miles and has no external sphere of influence.
Much of the fair housing analysis is based upon census data provided at the census tract level. Upland has a total of 18 census tracts.Figure C1 displays the census tracts in the City and the RHNA sites within those census tracts; however, some of the census tracts are not solely in Upland and have portions in neighboring jurisdictions. As a result,demographic information for these census tracts reflects neighboring communities,as well as Upland.
Most of the census tracts in Upland contain housing,with the majority of the City being zoned for single-family neighborhoods. 17 of the 18 census tracts that intersect Upland have the majority of their area located inside City limits. Of the 17 tracts mostly in the City,these tracts vary in demographic makeup,with tracts on average having lower incomes and more predominant non-White populations in southern Upland,and tracts in northern Upland have higher incomes and a more predominant White population. While there is much variation in the tracts City of Upland General Plan Housing Element Page H-144
May 2024
surrounding the City,the majority of the surrounding areas follow the opportunity trends in Upland to the north and south.There is significant variation in resource categories within the City,with the northern areas of the City being of highest resource, areas in the central city being high resource and moderate resource, and areas in the south being low resource. This is a relative ranking based on composites of environmental, economic, and education scores.
The Affirmatively Furthering Fair Housing(AFFH) section also considers the effects that the selected RHNA sites may have on fair housing.Selected RHNA sites and entitled projects are relatively distributed throughout the City.
Figure Cl. Census Tracts and RHNA Sites
Or
, 8.04
b• a'
1. h .
8.13 8.14
:i
W 21st St
8.20 '
}.
'.�..;
W 19th St - i 91h St - 19th St
•w�
1�5 8.16
ti, m 8.19 0•
n
Iine,Rtl- - - - ' Baline Rd
_ _-- _ UpEano Hills
- x o - Country Club -e
ytl.. 8.18
,l
+ .Gable Airpor� ii - 8.08
1 — .a- Legend
.$�-y O City Boundary
•
•ar' - _ -= —Other Jurisdi rions
11 - _ ._ 8.24
rb a " 9•07
Census Tracts
w;8�1Rt ;r l I 8.23:WArrow holy U. -'' rot:;'Hwy Hwy W ArrowApproved and Pending Projects
_ wb' RHNA Sites
9.03 st In,t Income Category '
It t- ° .L. �
�'
t11, Lower
••! W 8th'St -
8.25 f 1 8.26 - 8tt —Moderate -
l—I 9.04 Above Moderate
.5..`". -- ..�: �I y • 1 W 7th St - -Mixed Census Tract Boundaries 0 0.5 1Mi,es A City of Upland General Plan 1 Housing Element Page H-145
May 2024
Table C2. Comparison of Fair Housing with Respect to Location %with %of CES 0/0
Above 1 a o F CAC Composite Median Childre R/ECAP Tract RHNA Unit• Disabilit Percentil Non- . Mod. HH Pop. Category Income y n in e White Presen FHH
Census Tracts Mostly Inside Upland
9.03 374 232 469 1,075 17.6% 1,412 1,794 Moderate Resource $57,826 12.5% 14.9% 77.2 76.6% No
8.21 791 507 768 2,066 33.8% 1,976 2,084 Moderate Resource $74,977 9.9% 29.3% 71.3 59.3% No
9.01 217 20 72 309 5.1% 1,948 1,699 Moderate Resource $62,939 14.6% 18.5% 73.0 64.7% No
8.14 0 0 21 21 0.3% 1,248 824 Highest Resource $147,813 11.6% 8.9% 14.3 36.9% No
8.24 4 22 44 70 1.1% 1,866 1,059 Low Resource $64,492 11.3% 15.0% 81.1 41.3% No
8.08 273 4 4 281 4.6% 1,840 1,333 Moderate Resource $85,583 15.2% 14.1% 67.4 61.2% No
8.25 272 0 0 272 4.4% 1,562 2,387 Low Resource $56,649 6.8% 8.6% 81.8 77.8% No
9.04 574 114 167 855 14.0% 1,332 2,603 Low Resource $68,592 9.5% 18.5% 85.4 72.2% No
8.26 0 1 1 2 0.0% 1,445 1,309 Low Resource $74,306 11.0% 14.4% 83.5 50.5% No
8.2 0 55 54 109 1.8% 1,210 1,682 Highest Resource $138,846 11.0% 0.0% 15.7 38.0% No
8.19 0 0 243 243 4.0% 2,085 2,281 High Resource $ 140,893 9.9% 4.0% 36.6 48.7% No
8.13 0 30 30 60 1.0% 1,163 1,798 Highest Resource $91,250 12.8% 19.7% 12.3 40.3% No
8.17 0 0 0 0 0.0% 1,367 1,391 Moderate Resource $78,750 15.3% 8.2% 56.8 54.5% No
8.15 0 0 176 176 2.9% 1,164 1,729 Highest Resource $140,000 10.2% 8.9% 15.0 51.0% No
8.16 0 0 5 5 0.1% 1,479 989 Highest Resource $122,096 10.4% 19.2% 10.3 39.9% No
8.23 212 59 249 520 8.5% 2,404 1,627 Moderate Resource $64,774 13.7% 21.7% 75.6 65.9% No
8.18 0 26 27 53 0.9% 1,885 1,159 High Resource $99,913 14.5% 4.1% 52.7 40.4% No Census Tracts Mostly Outside Upland
8.04 0 0 0 0 0.0% 1,062 2,144 Highest Resource $141,190 11.1% 9.8% 8.3 35.9% No City of Upland General Plan 1 Housing Element Page H-146
May 2024
Fair Housing Enforcement and Outreach Capacity
The City of Upland has contracted with Inland Fair Housing and Mediation Board (IFHMB) to provide fair housing and related services to residents.Established in 1980,IFHMB is a nonprofit,public benefit corporation that provides information about fair housing rights under the law,comprehensive housing counseling services, mediation services for the resolution of disputes, and information concerning shared housing opportunities and needs among senior citizens. IFHMB serves as an intermediary to resolve issues related to housing discrimination, homeownership and housing sustainability, rental complaints, and disputes in court, with the goal of empowering individuals and enriching the communities they serve. IFHMB provides services to over 40,000 individuals annually throughout County of San Bernardino representing a multiplicity of racial, ethnic, age,and income groups.
Funded primarily with Community Development Block Grant(CDBG) funds,IFHMB provides programs and services focused on eliminating housing discrimination,general housing assistance,and education and outreach activities to residents in the County of San Bernardino as well as residents in the City of Indio and Cathedral City in Riverside County, the City of Pomona in Los Angeles County, and the City of El Centro in Imperial County.The comprehensive Fair Housing Programs includes:
• Community-Based Mediation: IFHMB provides trained mediators to provide education and information regarding rights and responsibilities under the California Landlord-Tenant laws and help to resolve conflicts between landlords and tenants (including mobile homes). IFHMB contracts with San Bernardino County to provide mediation in small claims and unlawful detainer lawsuits in County courts.
• Education/Outreach: IFHMB provides education and outreach services to landlords and tenants, Realtors, newspapers, service organizations, schools, persons with Limited English Proficiency, and others interested in learning about fair housing laws. IFHMB also provides HUD-certified counseling to homeowners who are delinquent on FHA loans or seniors interested in reverse equity mortgage loan programs.Fair housing workshops and newsletters are also provided on a quarterly basis. • Senior Services: IFHMB actively and successfully mediates conflicts between seniors and Social Security,Medi-Cal,utility companies,collection agencies,neighbors,and others.IFHMB also provides a Care Referral Service, offers help in filing for HEAP and Homeowner/Renter Assistance, and maintains a list of senior housing and care homes.
• Alternative Dispute Resolution:The California Dispute Resolution Programs Act of 1986 provides the authority for mediation in the court system. Inland Fair Housing and Mediation Board has a contract with the County of San Bernardino to provide mediation in civil, family, probate, small claims, and unlawful detainer lawsuits in all of the courts in San Bernardino County. • Mobile Home Mediation:IFHMBs mediators are trained to handle the specialized problems based on the Mobile Home Residency Law(MRL)that reflects the dual ownership and unique life style of mobile home communities. They provide education and information to residents and parks about the MRL, as well as provide information to both sides when fair housing issues are presented,and when requested serve as neutral third parties to facilitate resolution of conflicts.
City of Upland General Plan Housing Element Page H-147
May 2024
IFHMB responds to discrimination inquiries and complaints in an expedient manner,relying on over 30 years of experience in the industry.Determining whether a client is inquiring regarding a fair housing discrimination problem or a non-discrimination landlord/tenant or other problem can be difficult. Often what may appear at first to be a simple landlord/tenant dispute turns out to be a situation where a landlord has violated one or more fair housing laws.While many of the cases IFHMB are presented with no longer involve a discriminatory policy,such as"No Hispanics need apply,"many cases involve a discriminatory application of a facially neutral policy, such as different eviction timelines for minorities.
IFHMB investigates allegations of discrimination based on a person's status as a member of one of the State or Federal protected categories, which include: Race, Color, Religion, National Origin, Sex, Familial Status, Disability,Marital Status, Sexual Orientation,Ancestry,Age, Source of Income, and Arbitrary Characteristics.
Race, Color,Religion,National Origin, Sex, Familial Status, and Disability are the categories protected by the federal Fair Housing Act. The State of California provides protection from discrimination based on all seven of the federal protected categories and has added Marital Status,Sexual Orientation,Ancestry,Age,Source of Income and Arbitrary Characteristics as additional protected classes under state law.
Once a fair housing complaint is received,IFHMB educates the complainant of their rights and responsibilities under the state and federal fair housing laws. Further investigation may then be conducted depending on the nature of the complaint and the suitability of the complaint to investigation.
IFHMB uses government-regulated testing methodologies to enforce, support, and conduct fair housing investigations.A housing discrimination complaint can be investigated through testing,the gathering of witness statements,and through research surveys.Based on the details provided by the complainant,IFHMB will either investigate the complaint or advise the complainant of their other options,which include: conciliation, filing a complaint with the Department of Housing and Urban Development(HUD) or with California's Department of Fair Employment and Housing(DFEH),hiring a private attorney,or possibly,a referral to such an attorney, or filing a complaint with the Department of Justice (DOJ).
During the five-year period studied, there were 138 discrimination inquiries made to IFHMB by Upland residents,with the primary basis for the inquiry as follows:
Basis Number
Age 1
Ancestry 0
Arbitrary 7
Color 0
Disability 92
Familial Status 8
Marital Status 0
National Origin 6
Race 13
Religion 1
Sex 8
Sexual Orientation 1
Source of Income 1
Total: 138
City of Upland General Plan Housing Element Page H-148
May 2024
Review of the data shows that disability is, far and away, the most common category for allegations of discrimination. No other protected category accounts for 10 percent of the total number of discrimination complaints,while disability represents a full two-thirds of all discrimination complaints.Race (9 percent)is the second most common basis for alleged discrimination,with sex and familial status tied for third with 6 percent of all discrimination complaints coming from the City of Upland over the last five years.
This data becomes more enlightening when compared to the data reported in 2013 in the City of Upland's prior Analysis of Impediments to Fair Housing Choice. For Fiscal Years 2007-2008 through 2011-2012,there were 141 fair housing discrimination complaints during that period. While the total number of discrimination complaints has stayed relatively the same,the nature of those complaints is what is worthy of consideration.
Over that time frame, discrimination based on disability went from 48 percent of all complaints made to IFHMB in the five-year period ending FY 2011-12 to 67 percent of all complaints made to IFHMB in the five- year period ending FY 2017-18. Conversely, allegations of discrimination based on race dropped from 21 percent of all complaints made to IFHMB in the five-year period ending FY 2011-12 to 9 percent of all claims made to IFHMB in the five-year period ending FY 2017-18. No other protected categories saw large shifts in their percentage of the total number of complaints IFHMB has received in the most recent five-year period versus the prior period.
One possible reason for this shift in the nature of discrimination complaints that IFHMB is receiving could be an aging population in the City of Upland. As one member of the community pointed out at one of the community meetings,the neighborhood in which she lived is predominately made up of longer-term residents, many of whom are the first and only owner of the home they live in. As more and more residents of the City of Upland"age in place,"the needs of persons with disabilities will become more pressing.
The Office of Fair Housing and Employment (OFHE) is the federal agency responsible for investigating housing discrimination complaints filed with HUD. HUD annually compiles data on housing discrimination complaints from OFHE and Federal Housing Assistance Programs (FHAP) which are state and local government agencies that enforce fair housing laws. The annual report identifies the types of complaints, any fair housing impediments,OFHE's progress in addressing the complaints,and HUD's efforts to promote equal housing choice.
The most recent OFHE report,FHEO Annual Report FY 2017 found a similar percentage of complaints were made based on disability across the nation as was reported in the City of Upland. 59.4 percent of all discrimination complaints made to HUD during the last fiscal year were based on the protected category of disability.Race was second nationally,just as it was in the City of Upland,but the percentage of total complaints was higher nationally than in the City of Upland,26 percent versus 9 percent respectively.
The Constraints section of this Housing Element describes ways that the City works to address potential impediments to fair housing choice.As noted in Program 21 of the Housing Plan,the City intends to continue to contract with the IFHMB or another comparable and qualified service provider to implement fair housing goals.
The City Attorney has indicated that as of November 29,2023,and after due inquiry with City staff who would have relevant knowledge and information,the City Attorney is not aware of any violation by the City of Upland or its related public entities of any of the civil rights and fair housing laws set forth below,and the City Attorney is unaware of any unresolved or other litigation concerning compliance.
City of Upland General Plan Housing Element Page H-149
May 2024
• California Fair Employment and Housing Act(FEHA) (Part 2.8 (commencing with section 12900) of Division 3 of Title 2);
• California Government Code sections 8899.50, 65008,and 11135; • Civil Code section 51 (the Unruh Civil Rights Act);and • FEHA regulations in California Code of Regulations,title 2,sections 12005-12271 • Density Bonus Law(Gov. Code,§ 65915.)
• Housing Accountability Act(Gov. Code, § 65589.5.)
• No-Net-Loss Law(Gov. Code,§ 65863)Density Bonus Law • Least Cost Zoning Law(Gov. Code, § 65913.1)
• Excessive subdivision standards (Gov. Code, § 65913.2.) • Limits on growth controls (Gov. Code,§ 65302.8.)
• Housing Element Law(Gov. Code,§ 65583,esp. subds. (c)(5), (c)(10).) City of Upland General Plan Housing Element Page H-150
May 2024
Patterns of Integration and Segregation
Race and Ethnicity
Figure C3 shows the racial and ethnic majority by census tract in the City of Upland.As illustrated,the southern areas of the City have a slim( 50%) White majority.These trends extend beyond the City boundaries.The tracts with Hispanic majorities have a larger low- to moderate- income population and less positive TCAC scores than the majority White tracts.
These trends continue beyond the City limits. Upland has comparable racial trends to the County as a whole.
Regionally,there is a common correlation between wealth and race,which may help explain the racial/income concentrations in the City. The City has a smaller Hispanic population (43.5 percent) in comparison to the County (54.6 percent). Upland, however, has a larger Asian/Asian Pacific Islander (API) population (9.2 percent) to the County (7.6 percent), and a significantly larger non-Hispanic White population (32.6 percent) compared to the County(26.6 percent).
As seen in Figure C4,the percentage of non-white population in Upland is highest in the southern portion of the City and is similar to the adjacent areas in Montclair and Ontario,while the northern portion of the City has a lower non-white proportion similar to the adjacent areas of Claremont and Rancho Cucamonga.
The northern portion of Upland abuts the San Gabriel Mountains foothills which contains substantial open space and very few households.The census tract data in this part of Upland may be affected by these factors.
The northern portion of Upland is classified with a White majority, and this demographic data remains the same extending north of the City to unincorporated San Antonio Heights and the foothills. Southern Upland as well as a majority of the cities south of Upland have a Hispanic majority,including the City of Ontario which has a significantly more predominant Hispanic majority.Beyond the southern areas of San Bernardino County, there are a few areas in neighboring jurisdictions with Asian majority populations, including in the Cities of Eastvale and Chino Hills.
The trends in and around Upland have remained similar over time. However,some tracts further to the South which now have more predominant Asian populations were previously predominantly Hispanic or White.
Upland has had a predominant White population in northern areas, and predominant Hispanic population in southern areas at least since census data available in 2010.As of 2021 ACS data,the Hispanic population in the south is becoming more predominant, and there are some areas in central/eastern Upland that are becoming more predominantly Hispanic over time.
City of Upland General Plan Housing Element Page H-151
May 2024
Figure C2. Racial and Ethnic Majority (2010)
Legend
p cmv ea ndary
Other�al,dlrnon:
Predominant Race(ACS
2017-2021)-Tract Level
whitaale„a,,,et klaPamer
,annn
kispanlc or Latlno
Block or Afr[oan American
College - 'alone,net Hispanic er panne " Heights Aslanalone,not enoanic or
Latino
American Indian and Alaska
-Xdnve alone,not Hispanic or
lakno
- Two ar more aces,no[Xlspenic
eland
- e'nve Ha Zrnandother
Pacific Islander alone not
E - k4spanlc or lanno
- Someother rainalone,not
kispanlc or latine
Strength of predominance
13-9]
9]-100
Racial and Ethnic Majority 0 0-5 1Miles A
Source:HCD AFFH Data Viewer
As shown in Figure C4,there is significant variation in the levels of concentration of the non-White population throughout the City.The southern areas of the City have a higher concentration of the non-White population.
The tracts with a larger non-White population also generally have a larger low-to moderate-income population and less positive TCAC scores than the more northern areas of the City.
As of 2021,67.4 percent of the City was non-White,while 73.4 percent of the County was non-White,indicating that the overall distribution of the non-White population is lower in the City than in the region as a whole.
Figure C4 compares the RHNA units with the percentage of the population that is non-White. About 40 percent of the RHNA units are located in areas of the City where 40 to 60 percent of the population is non- White. There are very few sites in areas with relatively very high or relatively very low concentrations of the non-White population.This is a reflection of the trends within the City as a whole,as most of Upland's block groups are 20 to 60 percent non-White.
The City's RHNA strategy reflects the overall composition of Upland, and is not expected to negatively exacerbate segregation conditions related to race or ethnicity.
City of Upland General Plan Housing Element Page H-152
May 2024
Figure C3. Percentage of the Population that is Non-White (2010 and 2018) r
19th St
- m
E
oi
�m ,� � m
-- I 8
,ice
Legend
Q W 0 City Boundary
Other Jurisdictions
ftfilla °° Approved and Pending Projects �j RHNA Sites
MF°°shiu Blvd a Fo°tni Income Category
-Lower
a -Moderate
I- *Above Moderate
7 i 1
Q Cs'ear 00 _ Q Ny - 9 Arrow W Mixed Percent of Total Non-White
UNIDO st _1 J� 1 Population
■ ' I I o-za%
C701DEn �—7 ern-s -
-- -40-60%
-60-80%
C:kaksong7 — 'IMF - Q7iii33 -s0100% Non-White Population and RHNA Sites 0 0.5 ' ,
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-153
May 2024
Figure C4. Percent Non-White Comparison of RHNA Units 60%
50%
U,
c 40%
D
Z
2 4_cc
30%
0 cl▪ic
u
U
v 20%
d
10%
0% 20-40% 40-60% 60-80%
Percent of Population that is NonWhite by Tract
•Lower •Moderate Above Moderate
Dissimilarity Index- Race and Ethnicity
Segregation is defined by the census as the spatial distributions of different groups among units in a metropolitan area. Segregation can be quantified by using the dissimilarity index. The dissimilarity index measures the distribution of two groups in a city and assigns a score between 1 and 100.The level of segregation is determined by assessing what percentage of residents of a census block would have to move for each block to have the exact same population of said group.A score of zero (0) reflects a fully integrated environment; a score of 100 (or 100%) reflects full segregation. Therefore, a higher dissimilarity index indicates higher concentrations of the indicated ethnic groups in areas of the City, when compared to the White population distribution. A lower dissimilarity index implies higher integration, and a more even distribution of each ethnicity when compared to the White population. The formula for this calculation is provided by the HCD AFFH Guidance Document.
The categories for the dissimilarity index on a scale of 1-100 are as follows:
• 60:High Segregation
Ethnic and racial composition of an area is useful in analyzing housing demand and related fair housing concerns,as these factors illustrate the relationship with other characteristics such as household size,locational preferences,and mobility.
City of Upland General Plan 1 Housing Element Page H-154
May 2024
Figure C5 provides the dissimilarity index values in Upland,indicating the level of segregation between White residents and residents who are non-White,Black,Hispanic,or Asian/Pacific Islander. In 2019,there was low segregation between the Non-White and White populations, and moderate segregation between the Hispanic and White,Black and White,and Asian and White populations.A low dissimilarity index of 29.53 in the figure below means that 29.53 percent of Upland's Non-White or White residents would need to move to a different census block to create balanced integration between Non-White and White residents. Levels of segregation have reduced slightly since 2013.
The County has moderate levels of segregation across all racial and ethnic comparisons, indicating that segregation is more prevalent regionally than in the City of Upland.
Figure C5. Racial/Ethnic Dissimilarity Index (2013-2019) 20 10
0 Non-White,non-Hispanic and Hispanic/White,non- Black,non-Hispanic/White, Asian,non-Hispanic/White, Hispanic/White,non- Hispanic non-Hispanic non-Hispanic Hispanic
■2013 ■2019
Source:HUD AFFH Database,2020
Income
The dissimilarity index can also be used to calculate income segregation,using the same scale as above. In the City of Upland, the dissimilarity index for income is 46.4, which indicates moderate segregation. In San Bernardino County as a whole,the dissimilarity index for income is 21.7,which is low income segregation.The patterns of development have led to northern Upland containing newer,more expensive housing stock,which has led to a discrepancy in incomes between north and south Upland. This may explain why the dissimilarity index in Upland is significantly higher than countywide, Identifying low to moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines an LMI area as a Census tract or block group where over 51 percent of the households are LMI (based on HUD income definition of up to 80 percent of the area median income(AMI).
City of Upland General Plan Housing Element Page H-155
May 2024
Figure C6 and Figure C7 show the distribution of RHNA units by low to moderate income population. As shown in Figure C3,the area with the largest low to moderate income population is also the area with a Hispanic majority, and the overall largest non-White population. Compared to the region, Upland has a higher median income and a higher income disparity.
Figure C7 shows the percentage of RHNA units compared to the percent of each block group that is in the low- to moderate-income category.The sites are distributed throughout the various concentrations of the low to moderate income population, with the intention of creating opportunity for low to moderate income residents in higher income areas, and provide new housing opportunities in existing low to moderate income neighborhoods without displacing current residents.
Due to the lack of households,the areas to the north of Upland have been consistently labelled as having lower income households on average. There has been very little median income variation in Upland and in the surrounding cities since 2010. From 2010 to 2021, Ontario remained in the lowest median income range in proximity to Upland. The income distribution in Upland is consistent with surrounding cities, with the exception of Ontario.
About 35 percent of units, fall in areas where 25 to 50 percent of the population is Low to Moderate income.
Figure C6. Low to Moderate Income Population and RHNA Sites (2021)de 4 m
MOWN >
I II ,19 h Sao
2 MIMEO — ItitTliff11113 \ .. m .
..I� ©MC
tO }
Legend
_ 0 City boundary
*lb AOWIA — y , OtherJurisdictions
nApproved and Pending Projects
RHNA Sites
- W-Fookttill Blvd- _. R— ['y '�RJ' rj Income Category
w _ =Lower
I -Moderate
, i ! -Above Moderate
W.Arrow_Rte—.0 Wail7CiD ay - Uplan— QG1nxa-IF gy \ Mixed r — xWI —
Low to Moderate Income
� . r `° °P1 'ICO ' Population(Tract)-(HUD) P m I<zs%
. Vi7Onal I � t-a S.
'
-50%- 5%
- 5%- %
Cat�F7Q • re 7_75%-100%
Low to Moderate Income Population and RHNA Sites 0 0.5 , A Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-156
May 2024
Figure C7. Percent Low-Moderate Income Comparison of RHNA Units 60%
50%
-,
= 40%
cc 30%
4-
0 20%
a
10%
0%
0-25% 25-50% 50-75%
Percent of Population that is Low to Moderate Income by Tract •Lower •Moderate •Above Moderate
Income is an important aspect in understanding patterns of segregation. Figure C8 shows that median incomes in Upland are lowest in the southern portions of the city.Lower incomes also appear to correlate with housing problems such as overcrowding and overpayment.
To address the housing challenges faced by Upland's lower-income residents,the Housing Plan includes several programs that provide financial assistance, encourage construction of new affordable housing, and address issues of discrimination.
Table C3 compares the median household incomes of White/non-Hispanic residents in Upland and San Bernardino County as a whole to the median incomes for the total population of the city and county.This table shows that in Upland, the median income for non-Hispanic White households is about 29% higher than for the city's population as a whole. Countywide,the median income for non-Hispanic White households is about 13% higher than for the population as a whole. These data suggest that there is more racial concentration of affluence in Upland that in San Bernardino County as a whole.
Table C3. Median Household Income by Race — Upland and San Bernardino County Median Household Income Upland San Bernardino County White Alone(not Hispanic) $93,808 $71,910
All Households $72,782 $63,362
Source:U.S.Census ACS 2015-2019
B19013(all)
B19013H(white alone,not Hispanic)
City of Upland General Plan Housing Element Page H-157
May 2024
Figure C8. Median Household Income
--Taloa .
agiallEe
TOMao ? 1 901a53 GiOn Lea
s3
1 gtkix\1111 ,,Itob
i aim
El]
`'Airport ..
ENp ©coo�C '1 Legend
Heights - Q City Boundary
Other lurisdictor s
Median Household Income in
3 C7 G p aarolIng mawQ past months adjusted (inflation- dollars to last year of
5-year range)
-Lessthan$55,000
CD oa aR I 1$ss, -$90,100
IL L01.11WIFZE7
$90,101100-$120,000
$120,000-9175,000
-Greater than$175,000
Median Household Income o 05 , A
Miles
Source:HCD AFFH Data Viewer
Poverty is defined by incomes falling below the annually defined thresholds for family size by the US Census.
Poverty status by tract in Upland is shown in Figure C9. Consistent with the aggregation of LMI areas,tracts with more predominant populations below the poverty level are located in the southern areas of the City,where there is a more predominant non-White population. Since the 2010-2014 ACS, the population of persons experiencing poverty has decreased throughout the City, specifically in the southern portion of the City. In 2014,tracts in the central-southern areas of the City had rates of poverty over 30 percent. In 2019,this region has rates of poverty under 20 percent.
The 2015-2019 map shows lower levels of poverty Citywide and increased geographic parity.The 2015-2019 map also shows that pending projects and proposed Opportunity sites are spread throughout the City with more sites in areas without concentrations of poverty.
City of Upland General Plan 1 Housing Element Page H-158
May 2024
Figure C9. Poverty Status (2010-2014 and 2017-2021) i -
Legend II a— - a
Mr
o d
on, a. Poapaawn
J �ne
Poverty Status,2010-2014 `m,„ j, Poverty Status,2017-2021 `Mies 1, Figure C10 shows housing choice voucher (HCV) recipients by tract in the City. The HCV program is a 100 percent federally funded rental subsidy for low-income households living in privately owned rental units.HCV recipients are most concentrated in the southern area of the City.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 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.
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-159
May 2024
Figure C10. Housing Choice Voucher Recipients by Tract Ba Va
111
- - ,. -
c�vamaQ m Mao
a« ,mleb
alb
rePf4spa
Airport
. ss Heighl W.F-onthiiiO _ 55zoGG OIMOi Legend Q City Boundary
Other Jurisdictions
• Housing Choice Vouchers
-,W.Arrou Rte MagivaX1) (pcOmi al=NM - Tract(HUD,2021) I i so
<_15
/ (:'9 ---man""" -.30
-560
no°
Housing Choice Vouchers 0 0.5 1Miles A
Source:HCD AFFH Data Viewer
Familial Status
Under the Fair Housing Act,housing providers may not discriminate because of familial status. Familial status covers the following: the presence of children under the age of 18, pregnant persons, and any person in the process of securing legal custody of a minor child (including adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family (e.g., through birth, adoption, or custody), or requiring families with children to live on specific floors or in specific buildings or areas. Single-parent households are also protected by fair housing law.
Familial status refers to the presence of children under the age of 18,whether the child is biologically related to the head of household, and the martial status of the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns.
Single-parent households are also protected by fair housing law. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible City of Upland General Plan Housing Element Page H-160
May 2024
day care,health care,and other supportive services.As discussed in the Housing Needs Assessment, 13.9%of Upland households are female-headed,6.3%are female-headed and with children,and 0.6%are female-headed and with children under 6.Figure C11 shows the percentage of children living in married couple households in Upland.
In Upland, the City has had a decrease in female-headed households, and an increase in married-couple households from 2015 to 2021. In the adjacent neighborhoods outside of Upland, the familial demographics of nearby tracts have remained very similar over the same time period.The most notable discrepancies include a significant decrease in female-headed households in Pomona, and increase in La Verne. With the exception of these notable tracts,Upland's demographics are consistent with surrounding tracts and jurisdictions.
As shown in Figure C11 the tracts with the highest concentrations of children living in married-couple households are primarily in northern Upland, which correlates with areas with higher concentrations of the low to moderate income population and non-White population. In Upland, 71.6 percent of households are married-couple households with children present,compared to 67.9 percent countywide. RHNA pending and opportunity sites are distributed throughout the City and are not expected to impact fair housing concerns based on familial status.
Figure C11. Percentage of Children in Married Couple Households (2015 - 2019) 111
W 23rd St
e .0hien
lfo `
111611• 1
�1i.
ABase LneRd Gountrr elub — MinM I
41m,
Mb
n
Cable Airport
Cdlege W Foothill am —- - ©f COal n h n.Blvd ® El . Hdtghts i_.
Legend
Q City Boundary
V Ca=ling -Other lurisdictons
� d� � � RILECI Percent of Children in Married-Couple Households
I
_ I J 20%-4%
� � o% o%
�— 160%-80
— — -60%- 0%
1��1 80%-100%
, i
Percent of Children in Married-Couple Households o o.5 1 A Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-161
May 2024
Consistent with Figure C11,Figure C12 illustrates that more children in the southwestern area of Upland live in single-parent female-headed households compared to the rest of the City. In 2020, 17.5 percent of the total households in Upland were female-headed households,which is similar to the County,at 23.6 percent.
As shown in Figure C13,RHNA sites are distributed throughout the City,without concentration in areas with high levels of female-headed households,and are not expected to impact fair housing concerns based on familial status. For example, about 60percent of RHNA units are located in tracts where 0-20 percent of children are living in female-headed households with no spouse.
Figure C12. Percent of Children in Female-Headed Households and RHNA Sites by Tract (2015-2019)
1,., '
. I
m
W 21stSt m
i
R r
W,9th05 - - Tam —
'N
I
ill e Rd - — W 16th St - kkilill mob
m Calf
ll�la 1{�'n'
Legend
Q City Boundary
IM
Other Jurisdictions
3 °° D Approved and Pending Projects RHNA Sites
-- • —0Feo
IIii Blvd __ Income Category
_ -Lower
y�VS -Moderate
�Above Moderate
'.t
..,W.ArrowGib IMACCe7H'ar Upland EArrowHwv _ \'' Mixed +.' Percent of Children in Female-
A.
:x ©�� ' a 91h St Headed Households rT 1 Less than 20%
W - 1 20%-40%
., W sth 5t Bth-5
i _ -40%-60%
ir
-6096-80%
ib G „,e0 .. 50 ,_., A 1 nth I ME80%-100% --
Percent of Children in Female-Headed Households and RHNA Sites 0 0.5 1 i Miles A.
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-162
May 2024
Figure C13. Female Headed Households Comparison of RHNA Units 70%
60%
C
50%
z 40%
111
+-, 30%
L
a 20%
10%
0%
0-20% 20-40%
Percent of Children in FemaleHeaded Households by Tract •Lower •Moderate •Above Moderate
Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of varying types and degrees.According to the US Census Bureau,a person is considered to have a disability if they have difficulty performing certain functions or difficulty with certain social roles. Affordability of appropriate housing and access,both within the home and to/from the home site,are the primary challenges for persons with disabilities.
Access often requires specially designed dwelling units.Additionally,housing locations near public facilities and public transit are important for these special needs group. The 2021 American Community Survey estimates that 10.3 percent of Upland and 11.4 percent of San Bernardino County has a disability.
The types of disabilities included in the Census are:
• Hearing difficulty: deaf or has serious difficulty hearing • Vision difficulty:blind or has serious difficulty seeing even with glasses • Cognitive difficulty: has serious difficulty concentrating,remembering,or making decisions • Ambulatory difficulty:has serious difficulty walking or climbing stairs • Self-care difficulty:has difficulty dressing or bathing • Independent living difficulty: has difficulty doing errands alone, such as visiting a doctor's office or shopping
As shown on Figure C13 the proportion of Upland residents with a disability is similar to adjacent cities and is less than 20%of the population in all areas.There appears to be no significant geographic difference in disability rates.
City of Upland General Plan Housing Element Page H-163
May 2024
Additional data regarding the number of people with disabilities by disability type in Upland is provided in Figure H-16 in Chapter 2: Housing Needs. Some individuals may experience more than one type of disability, and some disability types are not recorded for children below a certain age. The California Department of Developmental Services (DDS) estimates that there are approximately 1,547 persons with developmental disabilities within the City of Upland.
The housing needs of persons with disabilities vary, but generally include accessible and affordable housing, and access to supportive services. More severely disabled individuals may require a group living environment where supervision is provided, and the most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided.The City of Upland facilitates housing for persons with disabilities through its Reasonable Accommodation procedures and regulations to encourage production of supportive housing.
Figure C14 shows an estimate of the number of Upland residents with disabilities by type of disability and age group.The most prevalent types of disability are hearing and vision difficulties, although the population with each disability type is rather comparable.Note that individuals may have more than one type of disability.
Ambulatory issues are the highest reported disability countywide. A large population with walking difficulty creates a need for single-story housing,elevators,transit access,wheelchair access,larger homes for live-in help, and proximity to health facilities. For many in need of live-in help or living assistance,accessory dwelling units (ADUs)may serve as a caregiver unit.The City is including Program 9 to continue to encourage and incentivize the development of ADUs, especially affordable ADUs,in the City. Furthermore, Program 23 is included to increase affordable housing stock in the northern parts of the City by allowing additional ADUs per lot given that they are subject to an affordability covenant for a certain period of time. This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.
The percent of the population with a disability is relatively similar throughout the region as a whole. There is not a strong correlation or pattern with other fair housing topics in the jurisdictions near Upland. In 2019,the nearest tracts with any level of notable concentration of the disabled population were in the cities of Walnut and Jurupa Valley. Over time, these concentrations have dissipated, and there is only one slightly higher concentration of the disabled population, 15 miles east of Upland near Fontana. There is a medical center in this tract,which may contribute to the higher population percentage.
City of Upland General Plan Housing Element Page H-164
May 2024
Figure C14. Disability Characteristics by Age Group, Upland (2021) 3000
4500
4000
3500
3000
2500
2000
1500
1000
500
0 Hearing Difficulty Vision Dificulty Cognitive Difficulty Ambulatory Self-Care Difficulty Independent Erring Difficulty Difficulty
■ 55
Source:US Census Bureau,ACS16-19(5-year Estimates),Table C18108 Figure C15 shows the population of persons with disabilities by tract in the City.There is no clear correlation to the current areas with higher concentrations of the population with a disability and other demographic distributions.Health care facilities are distributed throughout the City,with a slight concentration I the southern areas of Upland.
Figure C15 and Figure C16 also show pending projects and proposed RHNA Opportunity sites with population of persons with disabilities by tract in the City.As shown in Figure C15,the RHNA sites are mostly distributed in the areas where 10 and 20 percent of the population experiences a disability,which covers a majority of the City. For example, about 55 percent of the RHNA units are located in the area where 10-20 percent of the population has a disability.As such,the sites are not expected to cause fair housing concerns as they relate to residents with a disability.
Figure C15. Population of Persons with Disability by Tract (2015-2019 and 2017- 2021)
MN61 M ..
i ® t'
ensue.. enne.Pdpege �Aa I atom
-
�eaea
aoc, •
RIAPPIA
❑ 9 V Mane.. ��a Legend
-• ' xxm' ■ • xn] r�.nJ Cattl n m
avi wma �
uw�a '".^.,^„� u.aniN Fred)ncsI
(2010 2010 n IU I Men I A-
Population with a Disability ' Mexs A Population with a Disability and RHNA Sites o os 'm�ixs A Source:HCD AFFH Data Viewer
City of Upland General Plan Housing Element Page H-165
May 2024
Figure C16. Population with a Disability Comparison of RHNA Units 60%
50%
E 40%
Z
2 (z 30%
9-
0 c
v
20%
10%
0%
0-10% 10-20%
Percent of Population with a Disability by Tract
•Lower •Moderate •Above Moderate
Findings
Overall,the City of Upland has higher concentrations of non-White and low-to moderate-income residents in the southern part of the City.This area is also where housing choice voucher use primarily occurs. Some tracts in this area saw a reduction over time in households under the federal poverty level,from>30 percent in 2010- 2014 to <20 percent in 2015-2019,while other tracts remained unchanged. The selected RHNA sites are not anticipated to cause displacement or worsen patterns of segregation.
The City's RHNA strategy reflects the overall composition of Upland, and is not expected to negatively exacerbate conditions of segregation.
Racially/Ethnically Concentrated Areas
Racially/Ethnically Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the population identifies as non-White and 40 percent or more of residents are living in poverty. As shown in Figure C17, there are no designated R/ECAP areas in Upland. The nearest R/ECAP areas are in the City of Ontario approximately 1 mile to the south of Upland;the presence of a R/ECAP in the neighboring jurisdiction does not appear to have any effect on Upland. Additionally, as noted above, the City has multiple efforts to increase the quality of housing stock and broader quality of life in south Upland.
Other nearby R/ECAPs are in the Cities of Riverside, San Bernardino,and Los Angeles,all of which are over 20 miles from Upland. The northern portion of Upland abuts the Angeles National Forest foothills which City of Upland General Plan Housing Element Page H-166
May 2024
contains substantial open space, and therefore no R/ECAPs due to the lack of residents. While Ontario contains a R/ECAP, south of Upland, the majority of the area south of Upland is higher opportunity.
Regionally, the presence of a R/ECAP correlates with lower median incomes, a larger non-white population, and lower opportunity-areas.
Due to the lack of households,the areas to the north of Upland have been consistently labelled with low median incomes for several years. There has been very little median income variation in Upland and in surrounding cities since 2010.From 2010 to 2021,Ontario remained in the lowest median income range,and is consistently the closest R/ECAP to Upland. The income distribution in Upland is consistent with surrounding cities,with the exception of Ontario,where the R/ECAP is located.
The area surrounding Upland has had a decrease in the non-White population over time. The majority of the tracts in Riverside County, to the south of Upland,have decreased from the 80-100%non-White category to the 60-80% non-White category. This is consistent with several tracks in San Bernardino County to the east and west of the City. In southern Upland, there has been a slight decrease in the non-White population overtime,while the north has been relatively consistent.The areas that maintained a high non-White population near Upland include the cities of Ontario and San Bernardino,which include the nearest R/ECAPs to the City.
The City is encouraging affordable housing stock and housing mobility in the northern part of the City,in order to create more opportunity for lower income housing further from the nearby R/ECAP in Ontario. Once the program is in place,the City is aiming for the creation of 20 bonus,affordable ADUs annually.The City is also upzoning parcels in north Upland through Program 6.
City of Upland General Plan Housing Element Page H-167
May 2024
Figure C17. Racially/Ethnically Concentrated Areas of Poverty— Upland dSr.
a
a 7 ,
w 22nd St
n
W 21st St m ■ � li - �-
F.Dr w rsrn s:
12101 '2i5en
-
w trim sr
/ .1'dlh 9.1 Z ,
a ro rav
1 s31 ft
D Y
. '_ Upland Hllls
21U o — m Country Club
--
W 1 Sth St
W 14th S t A E•S t - "
[able Airport o
g 83
• Ln
® Legend
- ° i a. > 410'•. ` _(� Q City Boundary W11th St - E11th St
t Other Jurisdictions.
2'0 R/ECAP Area
II
W Arrow Rte W Arrow IF Upland E ArrOw Hwy ' Approved and Pending Projects IN
1WNW �--. ` � RHNA Sites
W 9th St ■ E 9t;5t'i�yt
r� ' ■ P. ,■ �oEY r:' .3 Income Category
p; -Lower
W Sth St ` 8th s Moderate
onus St (♦Above Moderate
- •'I '' • =Mixed
Presence of a R/ECAP and RHNA Sites 0 0.5 ' A
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-168
May 2024
Figure C18. Presenceof a R/ECAP Comparison of RHNA Units 100%
90%
80%
.+.' 70%
c
< 60%
Z
50%
0 c 40%
v
u
L
a 30%
20%
10%
0%
No R/ECAP Present
Presence of a R/ECAP by Tract
•Lower •Moderate •Above Moderate
Racially/Concentrated Areas ofAffluence
According to the Housing and Community Development AFFH Guidance Memo,"segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices."Therefore,both sides of the continuum must be examined. A large portion of the northern area of the City is identified as an RCAA,with the exception of the northwest corner.
The City is encouraging increased housing opportunity in north Upland through Program 23,which aims to increase affordable housing stock in the highest resource and income areas of the City.The program allows an additional,bonus ADU on lots in the RS-10, RS-15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant.The program is applicable to an estimated 1,940 lots,primarily located in the RCAA area.This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA. Once the program is in place, the City is aiming for the creation of 20 bonus,affordable ADUs annually.The City is also upzoning parcels in north Upland through Program 6.
City of Upland General Plan Housing Element Page H-169
May 2024
Figure C19. Racially Concentrated Areas of Affluence
Y
/ j..
/ ' .„ . , -- - ' . . ..— . '
tr
--,--,/ -7 e rr 4," ' r///f ' ,'.... ,. -_ ix." ,„.
1 , , ,, . . .
, , ,,,,: , .
1 , •
, ,
zi
1 / A/. / ,
b ;
W 1Sth Sr
Cable Airport W 14th St €14th St
II Z Fr
W 13th St 1° ry .
3 College 5' -E
❑ Hel hts W Foothill Blvd a n
9 A
W11th St E11th St
f z
F
W Arrow Rte W Arrow Hwy Upland D E Arrow Hwy
W Bth St E 9th St
T Legend
W 8th St
Q City Boundary
Olive St ' —,, -Other jurisdictions
W try St nth Sr RCAA Area
Presence of an RCAA o 0.5 1 A
Miles
Source:HCD AFFH Data Viewer
Findings
The City is also working to improve the quality of housing and broader quality of life in lower resource areas through the following ways:
■ Program 24: Place-Based Improvements in South Upland includes a variety of methods to improve quality of life in south Upland (lower resource areas of the City). The program includes the ongoing Business Attraction Assistance Program, Historic Downtown Revitalization Program, and Capital Improvement projects in lower resource areas.The program also commits the City to continue to seek grant funding for further improvements to south Upland. • Program 3:Emergency Repairs for Homeowners provides a grant of up to$10,000 for emergency repairs.There is a geographic target of 50%of assistance in south Upland for this program. • Program 4: Rental Acquisition and Rehabilitations assists lower income tenants by providing Upland landlords with loans to acquire multi-family units and rehabilitate their multi-family properties.
Properties are then subject to an affordability covenant. There is a geographic target of 50% of assistance in south Upland for this program.
City of Upland General Plan 1 Housing Element Page H-170
May 2024
• Program 5: Multi-Family Rental Rehabilitation Program provides Upland property owners of multi-family apartments (8-units or less) with grants up to $25,000 to make energy efficiency improvements to units occupied by LMI tenants in the City of Upland. There is a geographic target of 65%of assistance in south Upland for this program.
Disparities in Access to Opportunity
Overview
California housing law requires cities to analyze disparities in access to opportunity as part of the fair housing assessment.The California Tax Allocation Committee (TCAC) and the California Department of Housing and Community Development(HCD) have developed maps showing access to various types of opportunities such as education,economic,transportation,and environmental indicators.
California Tax Credit Allocation Committee (TCAC)
One tool that can be used to analyze disparities in access to opportunities is the California Tax Credit Allocation Committee's (TCAC) Opportunity Area scores. These were prepared by a task force commissioned by the TCAC and HCD to identify areas statewide whose economic, educational, and environmental characteristics support positive outcomes for low-income families.The map is updated annually. Opportunity maps are made for three domains:economic,environmental,and education.Each map uses categorical indicators to determine its individual score. A composite score and resource designation combining all three designations is then assigned to each block group.
To determine the final resource category,the top 20 percent of overall scores in a county are labeled as highest resource and the next 20 percent of scores are labeled as High Resource. Then, any area that is considered segregated and that has at least 30 percent of the population living below the federal poverty line is labeled as an area of High Segregation and Poverty.Any remaining uncategorized areas in the County are evenly divided between Moderate Resource and Low Resource areas.The rationale and metric for each indicator is described in more detail in current guidance documents for the California TCAC.Additional information regarding these indicators in Upland are provided on the following pages.
Educational Opportunity
Education indicators include math and reading proficiencies of fourth graders, high school graduation rates, and the student poverty rate. The Upland Unified School District is the district that serves the entirety of the City and consists of 9 elementary schools,2 junior high schools,and 2 high schools.
Greatschools.org is a nonprofit organization that rates schools across the country.The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating,Equity Rating, and Test Score Rating. Ratings at the lower end of the scale (1-4) signal that the school is "below average," 5-6 is "average,"and 7-10 is "above average." The schools in Upland range are primarily above average,with most scores being between 7 and 9.The scores do not show a clear pattern correlating with fair housing trends.
As shown in Figure C20,tracts in Upland have high variation in education opportunity resource scores within the City,with less positive scores in the southern areas,moderate scores in the central areas,and high scores in City of Upland General Plan Housing Element Page H-171
May 2024
the areas in the northern areas of the City.Additionally,the areas with higher poverty rates in the City have a negative effect on TCAC educational scores,as poverty rates are included in this calculation.
Educational opportunity scores for Upland are shown in Figure C20.As shown in this map,TCAC educational opportunity scores are highest in the northern areas of the city and lowest in the south-central portion of the city.
Figure C20. TCAC Opportunity Areas - Education by Tract (2021) /1-- —L211 I
03 autut ell
Rxad1:0 PM i _ _ __-__ _
'2 L\ g
[i Q
i MOD&a t .i
5'
Cam-al3 Airport
allege0. Legend
fi5 - Heights p © �..` / O City Boundary •Other Jurisdictions
TCAC Opportunity Areas
V 2021-Education Score
C7 mall C7GLOM?RV Upland E Arrow'
(Tract]
J ]No Data
/ rL.<0.25(Less Positive Education
__- - - - Outmmesl
AMCeyqV — ©00 al •
I I 0.25-0.50
]0.50-0.75
_0.75-0.99
TCAC Education Score 0 05 1 A
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-172
May 2024
Economic Opportunity
Economic indicators include poverty, adult education, employment, job proximity, and median home value.
TCAC economic scores for the City by tract are presented in Figure C21.The northern areas of the City,where TCAC economic scores are the highest,have the lowest poverty rates and percentage of LMI households.The neighborhoods in the northwestern area of the City with slightly lower economic opportunity have a more predominant Hispanic or non-White population. However, the entire City has generally positive economic opportunity scores.Figure C21 shows economic opportunity areas in Upland as determined by TCAC.As seen in this map,the majority of the city is identified as having high economic opportunity scores.
Figure C21. TCAC Opportunity Areas - Economic Score by Tract (2021) II
g QMOR 510121 Lisa
ii
i
0 Airport
College CUM g
d ©R MOfifi
Legend
Q City Boundary
—Other Jurisdictions
=1 Economic Domain
II
3 Q�Gt� - — C�7�C�7 Upland
Positive Score Economic
Outcomes)
->0.2—0.4
AIGOOMW =r QOm FjI � I'0.4-0.6
->0.6-0.8
>0.8—l(More Positive
-Economic Outcomes)
TCAC Economic Score 0 0.5 1 A
Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-173
May 2024
Environmental Opportunity
According to HUD, "The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level."The Index combines standardized EPA estimates of air quality carcinogenic,respiratory and neurological hazards with indexing census tracts.
Values are inverted and then percentile ranked nationally. Values range from 0 to 100: the higher the index value,the less exposure to toxins harmful to human health;or,put differently,the higher the value,the better the environmental quality of a neighborhood,where a neighborhood is a census tract.
The EPA standardizes its estimates of air quality hazards using the National Air Toxics Assessment (NATA), which is EPA's ongoing review of air toxics in the United States. EPA developed NATA as a screening tool for state, local and tribal air agencies. NATA's results help these local agencies identify which pollutants, emission sources and places they may wish to study further to better understand any possible risks to public health from air toxics. EPA suggests that local communities use NATA to "prioritize pollutants and emission source types; identify places of interest for further study; get a starting point for local assessments; focus community efforts; inform monitoring programs." According to EPA, communities have found that using NATA helps "inform and empower citizens to make local decisions about their community's health. Local projects often improve air quality faster than federal regulations alone." Although EPA characterizes NATA results as "a snapshot of outdoor air quality with respect to emissions of air toxics,"it nonetheless suggests long-term risks to human health if air toxics emissions are steady over time, including estimates of the cancer risks from breathing air toxics over many years. It also estimates non-cancer health effects for some pollutants,including diesel particulate matter(PM).It is important to note that NATA only includes outdoor sources of pollutants,and its estimates of risk"assume a person breathes these emissions each year over a lifetime(or approximately 70 years).NATA only considers health effects from breathing these air toxics. It ignores indoor hazards, contacting or ingesting toxics, and any other ways people might be exposed." ( http://www.epa.gov/national-airtoxics-assessment/nata-overviewepa.gov) The Upland AI6 analyzed Environmental Health Index values for various groups within Upland and within the region at large. Across every category, including those results reported for communities below the federal poverty level, Upland scores are significantly lower than those for the region. These lower scores are an indication of significantly greater exposure to cancer risks for City residents and of the potential for elevated non-cancer health effects from pollutants such as diesel particulate matter.
While Whites in Upland score the highest on the Index, at 35.55, their score is 35.92 percent lower than the score for Whites in the region, at 55.48. For Blacks the differential is -37.68 percent (27.56 vs. 44.22); For Hispanics,-33.15 percent (28.33 vs. 42.38). For Asians,the score within the jurisdiction is 17.07 percent lower than that for the region (35.07 vs. 42.29), and Native Americans within the City score 45.70 percent lower (30.54 vs. 56.24). For communities living under the federal poverty level, the jurisdiction compares similarly unfavorably to the region: 32.37 vs. 56.84 for Whites;20.44 vs.44.86 for Blacks;24.12 vs.42.23 for Hispanics;
31.99 vs.39.74 for Asians;and 25.67 vs.50.63 for Native Americans.The lowest scoring census tracts in Upland are located south of Foothill Boulevard and nearer in proximity to Interstate 10,the rail line,industrial uses and Ontario International Airport.
6 City of Upland,Analysis of Impediments to Fair Housing Choice 2019-2023,p.II-37 City of Upland General Plan Housing Element Page H-174
May 2024
Figure C22. TCAC Opportunity Areas - Environmental Score by Tract (2021) r--____L,
iM
1 a
IL____
F r --- Foothill Fw.y - - ---IN g . 9P17r103 Main a /'
P/i g
J
Q i
Base Li'n ^d= Fgoatugo - I o a- . ofm Airport
NGal lege _ Legend
MI Heights G7f ®C4ra7 ©IR7Cffi� OCityBoundary III Other Jurisdictions
TCAC Opportunity Areas
2021-Environmental
n Score(Tract)
I I No Data
- _ - <0.25(Less Positive
m -Environmental Outcomes)
f 911400atlp COMM — I 1 0.25-0.50
I 10.50-0.75
IIIIIIIII,0.75-0.99
TCAC Environmental Score 0 05 1 A
Miles
Source:HCD AFFH Data Viewer
TCAC Composite Score
The TCAC composite score for the City is shown in Figure C23. There is variation in resource category designations,with the northern part of the City generally having higher resource designations than the southern portions,following the pattern seen throughout the City.
Program 23 is included to increase affordable housing stock in the highest resource areas of the City by allowing an additional,bonus ADU on lots in the RS-10,RS-15,and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.
Figure C24 shows the RHNA units by TCAC opportunity category.Approximately 70 percent of units are in the moderate resource category.These are areas that have the best proximity to the Metrolink transit stops and highest job proximity.
City of Upland General Plan 1 Housing Element Page H-175
May 2024
The City is also working to improve the quality of housing and broader quality of life in lower resource areas through the following ways:
■ Program 24: Place-Based Improvements in South Upland includes a variety of methods to improve quality of life in south Upland (lower resource areas of the City). The program includes the ongoing Business Attraction Assistance Program, Historic Downtown Revitalization Program, and Capital Improvement projects in lower resource areas.The program also commits the City to continue to seek grant funding for further improvements to south Upland. • Program 3:Emergency Repairs for Homeowners provides a grant of up to$10,000 for emergency repairs.There is a geographic target of 50%of assistance in south Upland for this program. • Program 4: Rental Acquisition and Rehabilitations assists lower income tenants by providing Upland landlords with loans to acquire multi-family units and rehabilitate their multi-family properties.
Properties are then subject to an affordability covenant. There is a geographic target of 50% of assistance in south Upland for this program.
• Program 5: Multi-Family Rental Rehabilitation Program provides Upland property owners of multi-family apartments (8-units or less) with grants up to $25,000 to make energy efficiency improvements to units occupied by LMI tenants in the City of Upland. There is a geographic target of 65%of assistance in south Upland for this program.
City of Upland General Plan Housing Element Page H-176
May 2024
Figure C23. TCAC Opportunity Areas Composite Score by Tract (2022) Cue-
ro r (a
�'
a�.
bo
FO
D
W-z1st-sr
, _ I_
= — _
y9ECflao
C�790.'�ER
T x
• a- --.W 16th St af
ommis
n I
Legend
e 0 City Boundary
Other Jurisdictions
3 ,sol i
Approved and Pending Projects
I IIRHNA Sites
L� Income Category
T cyoot—_I1- — 0GfLidaOab
` -Lower
A -Moderate
J - Above Moderate
Mixed
G7arrow-Rtu_. ir °° TCAC Opportunity Map- m -II�� pomp
1 Composite Score-Tract
t woo t, no - — -Highest Resource -Hlgh Resource
II Moderate Resource
1 1 Low Resource
yea f' M : e I 1 High Segregation&Poverty TCAC Opportunity Category and RHNA Sites 0 0.5 1 R Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-177
May 2024
Figure C24. Distribution of RHNA Units by TCAC Category 80%
70%
60%
C
50%
Z
40%
0 c
30%
L
CD
20%
10%
0%
Low Resource Moderate Resource High Resource Highest Resource TCAC Opportunity Category by Tract
•Lower •Moderate ■Above Moderate
Housing Mobility ADU Program
The City is encouraging increased housing opportunity in north Upland through Program 23,which aims to increase affordable housing stock in the highest resource and income areas of the City.The program allows an additional,bonus ADU on lots in the RS-10, RS-15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots.
Figure C25 shows the estimated eligible lots for the additional,affordable ADU program;the lots are primarily located in the northern and central portions of the City.The majority of eligible lots are located in the RCAA area,which correlates with areas that are comparatively higher resource and higher income. This will increase affordable housing stock and opportunity as well as increase housing mobility in the northern part of the City beyond the RHNA. Once the program is in place, the City is aiming for the creation of 20 bonus, affordable ADUs annually.
City of Upland General Plan Housing Element Page H-178
May 2024
Figure C25. Lots Eligible for Additonal ADU
1 I Estimated Eligible Lots
City Boundary
San Antonio
Heights
sM1
,.., :1,-)..,„...:,...-....,,, 00-
,„, .,_
Gy
i .,LD A :• �•
04)
dl
a.. i #?- ryk W,z21st S ,l'.y 3 s lit 11•"' , r� a•Fli _ !;. ., 4
al 5If L ii19th
r V
- _ S.- Fit.Fs. - -
F'
•
• - W 16th St '- Upland Hilts w Ba'
o' Country CIuh 'm
. " • .
,� m
44 AE• ' in a
._
"�' r`.' �' l• ' VId Footh,llFBlv E:F�ih±llBlvd'.'s� l hll l ;kw. s
iz t i'lit Y W'Arrow Hwy Upland' E Arrow Hwy - r w la :,
l l W 9tli St E 9th St _ 9th
, I . ..t .1. •
— .
W 8th St E'8th,1 -_
ift
! tl' W 7th St
... ,;_• -. l. .. ■ -. Y► •Ill.
01 :.- • W 5th Stw,k Y
t, q. III
Z
MOn[clal•r�lr ' .:o W 4th St Ia!m v E 4th St
2. �- il- g.
o �. D
m wr c� D r' m E G St--
" Miles
A 0 0.5 1 Estimated Lots Eligible for Additional,Affordable ADU Program CalEnviroScreen 4.0
CES 4.0 is a tool that identifies communities in California that are disproportionately burdened by pollutants.
Factors used to identify communities include ozone,particulate matter,drinking water contaminants,pesticide City of Upland General Plan 1 Housing Element Page H-179
May 2024
use, lead, diesel particulates, asthma rates, and linguistic isolation. A higher score indicates a higher effect of pollutants for the area.
The California Office of Environmental Health Hazard Assessment (OEHHA) compiles data to help identify California communities that are disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposures,groundwater threats,toxic sites,and hazardous materials exposure) and sensitive receptors (seniors,children,persons with asthma and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include education attainment, linguistic isolation,poverty,and unemployment.
Figure C26 shows the RHNA sites and CES scores and Figure C27 displays the RHNA units by income in each CES percentile group. The majority of RHNA sites are in the 60 — 80 percentile group. These are also the transit-oriented areas where the City is seeing housing growth,high density housing,and increased opportunity and investment.
Program 23 is included to increase affordable housing stock in the northern parts of the City by allowing additional ADUs per lot given that they are subject to an affordability covenant for a shortened period of time.
The program allows an additional, bonus ADU on lots in the RS-10, RS-15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots,primarily located in the RCAA area.This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.
City of Upland General Plan Housing Element Page H-180
May 2024
Figure C26. CES 4.0 Score
' Cucamonga
c, 11 1-1
k �'h
Jet
F
1 st-stAI
_ _ — -
i millinf_—_ W2I
i um
g IMMIIIIA;r h-St fen, ,
Fl
..,,, _.
, 1 %CA OM
p1 Baseline Rd.
Legend
is n 0 City Boundary
Other Jurisdictions
©lib Approved and Pending Projects
y� RHNA Sites
L� IL_ Income Category
Faothid Blvd * [�L7]
. - Lower
Ls
wA �c -Moderate
- Above Moderate
t Mixed
W Arrow Rte - t 1.0
Q 'By U p an.• Q GTmj a'�
y_ CalEnviroScreen 4.0-
:x _ gpp,�p3 — _ - St-st I Percentile Score J� y I I o-z0
L!SI - 1�W.eth_st '
_II 1n 20-40
'
OM
-40-60
=e0-s0
wam-sr e t �so-coo
•
CalEnviroScreen Percentile Score and RHNA Sites 0 0.5 , A Miles
Source:HCD AFFH Data Viewer
City of Upland General Plan 1 Housing Element Page H-181
May 2024
Figure C27. Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile Score 80%
70%
60%
• 50%
z
4-
40%
0 c
u 30%
(T
20%
10%
0%
0-20 20-40 40-60 60-80 80-100
CalEnviroScreen Percentile by Tract
•Lower •Moderate ■Above Moderate
Access to Opportunities Regional Comparison
HUD has developed a series of indices for fair housing analysis to assist cities in identifying disparities in access to opportunity.The following indicators are scored on a scale from zero to 100.7 • Low Poverty Index: The low poverty index captures poverty at the census tract level. The higher the score,the less exposure to poverty.
• School Proficiency Index:The school proficiency index uses the performance of fourth-grade students on state exams to describe which areas have higher and lower performing schools.The higher the score, the higher the school system quality.
• Labor Market Index: The labor market index measures the relative intensity of labor market engagement and human capital. The index is calculated using employment levels, labor force participation, and education attainment.The higher the score,the higher the labor market participation in a neighborhood.
• Transit Index: The transit index is based on estimates of transit trips taken by a three-person, single- parent family with income at 50 percent of the median income for renters for the region.The higher the index,the more likely that the residents use public transit. • Low Transportation Cost Index: The low transportation cost index is calculated based on estimates for a three-person, single-parent family with income at 50 percent of the median income for renters for the region.More specifically,this index considers transportation costs as a percentage of income for this household type.The higher the index,the lower the cost of transportation. 7 HUD Affirmatively Furthering Fair Housing Data and Mapping Tool(AFFH-T) Data Documentation City of Upland General Plan Housing Element Page H-182
May 2024
• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region.Larger employment centers are more heavily weighted.The higher the index,the better access to employment opportunities. • Environmental Health Index: The environmental health index summarizes potential exposure to a variety of toxins that are harmful to human health.The higher the index,the less exposure to toxins.
Table C4 compares the HUD opportunity indicators between upland and the Riverside-San Bernardino- Ontario Region broken down by race and ethnicity. Compared to the region, Upland scores much higher in the proximity to jobs index,and higher scores in transit index,and labor market index.The scores in the school proficiency index and low poverty index are roughly equivalent. However, Upland has lower environmental health index scores,indicating a higher exposure to toxins.
Table C4. Opportunity Indicators
(Upland,CA Low School Labor Transit Low Jobs Environmental CDBG) Poverty Proficiency Market Index Transportation Proximity Health Index Jurisdiction Index Index Index Cost Index Index Upland
White,Non- 58.56 50.74 58.24 67.65 48.70 66.35 33.90 Hispanic
Black,Non- 41.79 36.11 47.58 71.93 59.38 73.85 29.84 Hispanic
Hispanic 42.32 37.26 47.57 71.61 57.97 71.33 30.77 Asian or Pacific 57.21 49.08 56.89 68.80 51.34 67.53 33.35 Islander,Non-
Hispanic
Native American, 46.89 40.52 49.60 70.61 55.76 69.85 31.80 Non-Hispanic
Riverside-San Bernardino-Ontario,CA Region
White,Non- 50.83 46.43 33.94 48.57 42.13 45.92 48.02 Hispanic
Black,Non- 41.38 35.44 26.46 53.65 45.13 45.67 38.89 Hispanic
Hispanic 36.39 33.26 24.37 55.76 46.31 46.90 37.84 Asian or Pacific 58.83 51.51 42.31 55.92 42.65 53.56 35.12 Islander,Non-
Hispanic
Native American, 39.48 35.90 24.58 47.70 43.26 43.36 49.90 Non-Hispanic
Source:Decennial Census;ACS;Great Schools;Common Core of Data;SABINS;LAI;LEHD;NATA City of Upland General Plan 1 Housing Element Page H-183
May 2024
Transportation Opportunities
According to the City's AI, Upland residents enjoy superior access to transportation infrastructure, which includes the Burlington Northern/Santa Fe Railroad and the Upland Metrolink Station; the location of both a local airport(Cable Airport)and an International airport(Ontario Airport);and the traversing of the two major freeways through its boundaries (Interstates 10 and 210).
OmniTrans buses run throughout the San Bernardino Valley connecting the cities of Chino, Chino Hills, Colton,Fontana,Grand Terrace,Highland,Loma Linda,Montclair,Ontario,Redlands,Rialto,San Bernardino, Upland,Rancho Cucamonga,and Yucaipa,and unincorporated communities including Mentone and Muscoy.
Bus services to Upland include Routes 83, 84, and 85. Route 85 provides services between the Chino Transit Center,Montclair,and Chino Civic Center.
Additionally,the Montclair Metrolink station is just west of the City boundary,at the southern side of the City.
Portions of the City are within 1/2 mile of the station,and are served by the Metrolink.As a part of the rezoning efforts included in Program 6, the City is creating a Transit Overlay Zone to allow for high density housing, from 20 — 40 du/acre in the vicinity of the Montclair Metrolink Station. There is also a Metrolink Station downtown, and surrounding areas in the Citrus Transportation District allow housing up to 55 du/acre. The City has prioritized rezoning efforts in areas that are in the vicinity of high quality transit.
The Pacific Electric trail runs east-west through the City and provides transportation access for cyclists and pedestrians.
Figure C28. Transit Routes
® fer c.a Celle. IT31s[Men Centg".
transitcancerVl , -. � t.'
m
il
wr
‘srn rr��11
Vie;,,.... - ® � � � i ��..'- l�l, ""'" I tl111� r.l '"m� rt. €'°' a Ma mix r.[ �`Y,�A�• .mer 107� t Xxa w r m. ?rc b u r W ! � s xr � la
®.,t y
�c -i' Egi
-
.• ter,.
r � 1
-'. L..�._N., I {{ 5,�1 v�q .:.nx... rw eers t • © nil Mer Transfer w!,,�+y, 1 a �% rt• C
Px n SO.F 1 -- ss 3 Retl antlsno a _ ,fm I. ; iu t
r� -earrt 8 © m a el [ oti ' .c.' , ® e o Norne a t: e
mi
Yumv c r,naier sution r e,„ x' O a m.,
O ‘ J I� L m —❑ ( �wm-repo,m \ chino Tans,center ®] W §L wr.. - et r _ - emeren^ov�Iv� Fare Info mmallon ell
F An-mica a coupANT
T a,
;Fomenalransneemer �A - �,=I ,MN m. n,.r�.e www.mmnilrans.oro -..-,,,r°,rnrr ® „,,m,,,n�wme.nm- -;-.:".,ec1e i%r.i.mrn.i nm r,.. r.m ,h,..n•nr.annax ag Ui..nn.nI. .7..,..
City of Upland General Plan 1 Housing Element Page H-184
May 2024
Disadvantaged Communities
Senate Bill 1000(SB 1000)requires cities with designated disadvantaged communities to include environmental justice goals and policies in the General Plan.Per SB 1000,the California EPA uses CalEnviroScreen,a mapping tool to identify disadvantaged communities. CalEnviroScreen examines various indicators to characterize pollution and socioeconomic factors.As seen in Figure C29 below,the southern portion of the city is classified as a disadvantaged community.
Figure C29. Disadvantaged Communities — Upland
11 irdS1 Iii
W 22nd St
w zlst St
rlr-
r W 20rh St
_ ootliill rwv el. ----.- Bl
- -
/�� - 19th St -.
/.- w l eth St -
7\;
z
lays
rssv/r 4.
Upland lulls
W 16th St - o Country Club H.i i('. Ire kll yev
z
W 1Sth St
W 14th St E14th St y
Z
W 13th St Z 1° m
I
/ II Blvd 66
0 ... . , , i,y, /
,- /1
, , r .z
/
/' '' ,/. f/���/vvvy /� ,.::10 Legend / V /r 0 City Boundary
, ' . '- ' A AA
��'., ,,
�Other lurisdilaions
/ /. s SB 535 Disadvantaged
• ��/ ®Communities iOEHHA,2022)
SB 535 Disadvantaged Communities 0 0.5 1Miles A Source:HCD AFFH Data Viewer
Findings
Compared to the region as a whole,Upland has better access to transit,job proximity,and scores higher in the labor market index.The scores in the school proficiency index and low poverty index are roughly equivalent.to the region as a whole; however, Upland has lower environmental health index scores, indicating a higher exposure to toxins.
Within the City,the southern areas of the City have better access to jobs and transit,while the northern areas of the City have more positive environmental scores.The City is encouraging additional housing in both regions City of Upland General Plan 1 Housing Element Page H-185
May 2024
of the City through different means.Program 23 is included to increase affordable housing stock in the highest resource areas of the City by allowing additional ADUs per lot given that they are subject to an affordability covenant for a certain period of time. The program allows an additional,bonus ADU on lots in the RS-10,RS- 15, and RS-20 zones that are larger than 15,000 square feet, given that the ADU is subject to shortened affordability covenant. The program is applicable to an estimated 1,940 lots, primarily located in the RCAA area.This will increase affordable housing stock and opportunity and increase housing mobility in the northern part of the City beyond the RHNA.
The City is also working to improve the quality of housing and broader quality of life in lower resource areas through multiple programs including Program 24,Program 3,Program 4,and Program 5.
The distribution of RHNA sites in these areas is not anticipated to exacerbate conditions,and allows for more housing near transit hubs and job opportunities.
City of Upland General Plan Housing Element Page H-186
May 2024
Disproportionate Housing Needs and Displacement Risk
The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines "disproportionate housing needs" as "a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area." The analysis is completed by assessing cost burden, severe cost burden,overcrowding,and substandard housing. In addition, this analysis examines homelessness and displacement risk.
Substandard Housing
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area(Code of Federal Regulations).The analysis is completed by assessing cost burden, overcrowding, and substandard housing. The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in San Bernardino County.
Disproportionate housing needs are determined by finding trends in housing problems in the population by race,household size,or household age.A housing unit is considered substandard or having a housing problem if it has one or more of the following housing conditions:
• Housing unit lacks complete kitchen facilities
• Housing unit lacks complete plumbing facilities
• Household is cost burdened
• Housing unit is overcrowded
Large and elderly households are often more likely to experience housing problems. A large household is a household with three or more children, but is also often calculated as a household with five or more people.
An elderly household is calculated as any household with a person over 62 years of age.
Renters of all races and demographics experience high rates of housing problems, over 60 percent,while less than 30 percent of White or Black owners experience housing problems. Rates of housing problems are generally lower for owners in the City compared to the County,while rates of housing problems for renters are relatively comparable at the County and City level.
City of Upland General Plan Housing Element Page H-187
May 2024
Figure C30. Housing Problems by Tenure and Race/Elderly/Housing Size 100%
90%
80%
N
70%
S IS
mi
60%
6141
50% kii
kit
4144.141
114
:iI4111 N '14
44 40% kit
Si kii
is
30%
44 20% g S Sk'
I i ° II
44 0% 1.._ t ii ,
, _ ... r.,..
White Black Asian Nat Am Pac Islander Hispanic Elderly Large A •Owner-Occupied •Renter-Occupied 0 San Bernardino County Source:HUD CHAS Data,2019
Cost Burden (Overpayment)
A household is considered cost-burdened if it spends more than 30 percent of its income in housing costs, including utilities.Reducing housing cost burden can also help foster more inclusive communities and increase access to opportunities for persons of color,persons with disabilities,and other protected classes.
Overpayment is a problem for many Upland residents,particularly for lower-income households.According to recent HUD estimates (Table C5) approximately 6,265 renter households (52%of all renters) and 4,325 owner households (29% of all owners) were paying more than 30% of income for housing. The highest rates of overpayment occur among very-low-income and extremely-low-income households. The impact of housing overpayment on lower income households is particularly significant for special needs populations— seniors, persons with disabilities,and female-headed households with children.
Cost burden is when a household spends more than 30 percent of its monthly income on housing costs such as rent,mortgage,or utilities.Large households have more costs to support more people,and may experience cost burden or a lack of excess funds to amend housing problems. Elderly households may be on a fixed income,which affects excess funds necessary for maintenance in an older home bought before retirement.
City of Upland General Plan 1 Housing Element Page H-188
May 2024
Figure C31. Cost Burden by Tenure and Race/Elderly/Housing Size 100%
90% I 80%
70%
'S kik
60%
kik IS
50%
40% IS
si
kki
IIli
30%
20% \
1 1:III 6,,:l
\ S
46 i :144, -
White Black Asian Nat Am Pac Islander Hispanic Elderly Large A •Owner-Occupied •Renter-Occupied 0 San Bernardino County Source:HUD CHAS Data,2019
Table C5. Cost Burden by Tenure and Income Category - Upland Income by Cost Burden(Renters only) Cost bureen Cost bur en Total >30% 50%
Household Income less-than or=30%HAMFI 1,475 1,415 1,960 Household Income>30%to less-than or=50%
HAMFI 1,415 1,125 1,585
Household Income>513%to less-than or=80%
HAMFI 1,695 500 2,000
Household Income>80%to less-than or=100% 84D 55 1,385 HAMFI
Household Income>100%HAMFI 840 55 5,230 Total 6,265 3,150 12,155
Cost burden Cost burden>
Income by Cast Burden(Owners only) 30% 50%
Household Income less-than or=30%HAMFI 535 475 755 Household Income>30%to less-than or=50%
HAMFI 415 365 645
Household Income>50%to less-than or=80% 700 425 1,265 HAMFI
Household Income>80%to less-than or=100%
HAMFI 52D 170 1,010
Household Income>100%HAMFI 2,155 265 11,045 Total 4,325 1,700 14,720
As shown in Figure C33, overpayment among renters is most prevalent in the southern portions of the city.
Overpayment among Upland homeowners is highest in the central and southern portions of the city (Figure City of Upland General Plan 1 Housing Element Page H-189
May 2024
C32).The problems of overpayment are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing.
Overpayment is prevalent regionwide,most notably in the cities of Ontario and San Bernardino.These are also areas with more prevalent non-White populations and households with lower median-incomes. Additionally, these cities also have a R/ECAP present. Overpayment in the surrounding region,including other jurisdictions in San Bernardino County, as well as Riverside County, has shifted in concentration from southwest to east over time within the jurisdictions.This trend regionwide is consistent with the patterns in Upland,as trends of overpayment seen previously in tracts southwest of the City boundary are now apparent in Upland,and within City limits areas of concentration have moved from southwestern tracts are now are seen in tracts to the east.
Overpayment in the City has overall decreased since 2010, but overpayment in the eastern neighborhoods of the City has increased.
Figure C32. Overpayment by Owners (2010-2014 and 2017-2021) h-
- i Can Ns4llgyp.
ma
Legend
— e arwmaeroa - l mm.n a
— e
Legend
m.,.o _ _ uoiaa mo-ivo,M ono�noa - vemR7ern, u Overpayment by Owners,2010-2014 o os �M�ieS A Overpayment by Owners,2017-2021 0 os 'Nees 1< Source:HCD AFFH Data Viewer
City of Upland General Plan Housing Element Page H-190
May 2024
Figure C33. Overpayment by Renters (2010-2014 and 2017-2021) l„ ,
ti g
AJ _tea y
I,nneact Rent
Legend
PI
Q"-�' M1olds wiu monuly
Dose M1nlA ln,ama. _w I 3MLMInmme.
- " :—=lai
L la HI — ~ LJ v
IL
Overpayment by Renters,2010-2014 ', ,Mie, I, Overpayment by Renters,2017-2021 ewes i Source:HCD AFFH Data Viewer
Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units without proper maintenance can deteriorate over time.Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in deteriorated condition.Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.
Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs.Additionally, older units may not be built to current building standards for fire and earthquake safety.
The age of housing units in Upland compared to the SCAG region as a whole is shown in Figure C34.
Approximately 60%of Upland's housing units were constructed prior to 1980 and are now more than 40 years old. These findings suggest that there may be a substantial need for maintenance and rehabilitation,including remediation of lead-based paint. Based upon field observations of City building inspectors and code enforcement staff, it is estimated there may be 9,000 housing units currently in the City that are in need of substantial rehabilitation. Housing programs to assist lower-income households with needed repairs are described in Chapter 4.
City of Upland General Plan 1 Housing Element Page H-191
May 2024
Figure C34. : Age of Housing Units — Upland vs. SCAG Region 30%
• 25%
• 20%
15 15%
O
10%
5%
2014& 2010- 2000- 1990- 1980- 1970E 1960E 1950- 1940- 1939& Later 2013 2009 1999 1989 1979 1969 1959 1949 Earlier Upland(%) 0.7% 19% 8 0% 8 I . 212% 24.7% 16 6% 115% 3 4% 3.8% SCAG(% LO% L5% 10.1% 9.51. 15.0% 16.3% 14.5% 15.9% 6.9% 9.3% ■Upland(%) •SCAG PS)
American Community Surrey 2014-2018 5-year estimates.
Overcrowding
"Overcrowding"is defined as a housing unit occupied by more than 1.01 persons per room(excluding kitchens, porches,and hallways).A unit with more than 1.51 occupants per room is considered"severely overcrowded." The incidence of overcrowded housing is a general measure of whether there is an available supply of adequately sized housing units. Overcrowding is also related to overpayment, because households may not be able to afford a large enough home to accommodate their needs.Overcrowding can lead to a variety of other problems such as lower educational performance among children,psychological stress and adverse health impacts.
Overcrowding can affect public facilities and services,reduce the quality of the physical environment,and create conditions that contribute to the deterioration of the housing stock. Additionally, overcrowding can indicate that a community does not have an adequate supply of affordable housing and/or variety of suitable housing units to meet the needs of the community.
Program 23 is included to increase the affordable housing stock in the highest resource areas of the City by allowing additional ADUs per lot on approximately 1,940 lots, given that they are subject to an affordability covenant for a certain period of time. This will increase the affordable housing stock, so households with multiple families living together to save money may have more housing opportunities.ADUs can also provide additional rooms to aid in alleviating overcrowding.
In Upland,the highest rates of overcrowding occur in the southern portion of the city(Figure C35),which are also the areas with higher percentages of minority residents.
The problems of overcrowding are addressed in the Housing Plan through efforts to facilitate production and preservation of affordable housing and also through financial assistance such as Section 8 vouchers.
City of Upland General Plan Housing Element Page H-192
May 2024
Figure C35. Overcrowded Households by Tract (2017-2021) Banyan St
}ja
CZTiral] 10103 Ma Fla
Q 1
g Don 1111DoG QSOD aro n laal
Airport
Ll - El HeightsQfsCadl Llkt7 - - ©EL7o0G®C9u Foothiii Blvd_ Es Legend
E Arrow HwyCity Boundary
,n Arrow-Rle 110W
Upland— - -
other Jurisdictions
Percent of Overcrowded Units
Lessthar 5%
ql i Q COI aa s%-ia%
i I 1 so%-ss%
I♦as%-zo%
-More than 20%
10 San @e.
Overcrowding o 0 s 1 A
Miles
Source:HCD AFFH Data Viewer
Homelessness
Persons threatened with homelessness are often those with incomes at 30% of area median income or below who are paying more than 30% of their income for rent. Homeless persons are defined as those who lack a fixed and adequate residence. Homelessness is a pressing issue for many communities, and the varied dimensions involved have implications for housing programs. People who are homeless may be chronically homeless (perhaps due to substance abuse) or situationally homeless resulting from job loss, family strife, incarceration, or violence. Homeless people face critical housing challenges due to their very low incomes and other problems.
Counting the homeless population is problematic due to its transient nature. According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report8 there were 44 unsheltered and no sheltered homeless persons in Upland at the time of the survey.
Housing accommodations for homeless people include emergency shelters, navigation centers, transitional housing, and permanent supportive housing. The City helps to support the establishment and operation of 8 https://wp.sbcounty.gov/dbh/sbchp/wp-content/uploads/sites/2/2020/04/2020-SBC-Homeless-Count-Report.pdf City of Upland General Plan Housing Element Page H-193
May 2024
these types of facilities by ensuring that City regulations are consistent with current law (see Program 20:
Housing for People with Disabilities or other Special Needs). Facilities serving the homeless in Upland are briefly summarized below.
• Foothill Family Shelter. Foothill Family Shelter is the primary facility serving Upland's homeless. This facility provides emergency shelter,transitional housing,and permanent housing in one center for homeless individuals and families.It includes 75 emergency beds,7 short-term apartments for homeless families with children, 12 transitional housing apartments,and 8 apartments for affordable permanent housing. • Pacific Lifeline Ministry. Pacific Lifeline Ministry in Upland is a faith-based ministry that empowers women and children facing chronic homelessness to achieve personal and social stability. Pacific Lifeline provides 28 beds for women and their young children at a transitional shelter in Upland. As part of the transitional housing,Pacific lifeline provides services that include case management,individual group and family therapy,tutoring and counseling services,clothes,food,and limited housing services. • Substance abuse. Inland Valley Recovery Services provides a number of programs for the Upland community. The Women and Children Program/Staying Sober provides a support base for recovering parents to restore relationships with children. IVRS also offers residential treatment in a 75-bed treatment center in Upland.
• Service agencies. Inland Valley Hope Partners provides emergency assistance with food, utilities, and educational classes. Other groups, such as OUR Homeless, links local ministries to community service providers and other congregations implementing solutions to ending homelessness on the west end of San Bernardino County.
• Housing Authority.The County Housing Authority(HACSB) has jurisdiction over a number of housing voucher programs, including those for homeless people. The Upland Housing Authority entered into 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).
Table C6. Homeless Population by Jurisdiction
Jurisdiction 2018 2020 2022
Upland 125 44 89
Grand Terrace 1 5 1
Bloomington 7 19 11
Chino 28 31 23
Chino Hills 6 2 4
Colton 42 136 199
Crestline 18 22 13
Fontana 72 116 156
Highland 49 78 82
Loma Linda 46 51 9
Montclair 8 54 37
City of Upland General Plan Housing Element Page H-194
May 2024
Jurisdiction 2018 2020 2022
Ontario 90 102 193
Rancho Cucamonga 64 54 47
Redlands 143 186 184
San Bernardino 646 1,056 1,350
County Total 2,118 3,125 3,333
Source:San Bernardino County Analysis of Impediments to Fair Housing Choice.2020.
Table C7 shows the unsheltered homeless population in Upland by age demographics.Homelessness in Upland is most prevalent in those ages 25 to 54.However,since the homeless population in 2023 that provided data is relatively small, the age distribution is pretty even and low across age levels. In addition to age data, surveys also indicated that almost 90 percent of the homeless population in Upland is male. Additionally, nearly 20 percent have a mental disability or disorder, and almost 40 percent have a physical disability, which limits the ability to live independently.
Table C7. Homeless Population in Upland by Age
Age Number Percent
18to24 0 0%
25to34 5 31.3%
35 to 44 3 18.8%
45to54 4 25.0%
55 to 64 2 12.5%
65+ 2 12.5%
Source:San Bernardino County Point in Time Count.2023.
Table C8 includes data on the homeless population in Upland by race demographics.The most prevalent races in Upland that are experiencing homelessness are the White and Black populations.While the white population is most prevalent overall in Upland's population, there is a relatively small Black population in the City. This indicates that there is a disproportionately large portion of the homeless population that is Black.
Table C8. Homeless Population in Upland by Race
Race Number Percent
American Indian,Alaska Native,or Indigenous 0 0% Asian or Asian American 0 0%
Black,African American,or African 2 12.5%
Native Hawaiian or Pacific Islander 0 0%
White 11 68.8%
Multiple Races 3 18.8%
Source:San Bernardino County Point in Time Count.2023.
City of Upland General Plan Housing Element Page H-195
May 2024
Geographic Concentrations of Substandard Housing and Homelessness To understand the trends of substandard housing and homelessness, the City conducted a geographic review of the concentrations of substandard housing and homelessness in the City. Figure C36 displays the concentrations of both substandard housing and homelessness in Upland. Generally, both are concentrated more in the southern portion of the City. The City is including programs in the Housing Element with geographic targeting to areas in south Upland address these needs. Specifically,this includes:
• Program 2. HOME Improvement 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. This program is targeted for 50%of assistance to households south of Foothill Boulevard. • Program 3. Emergency Repairs for Homeowners targets 50% of assistance to households south of Foothill Boulevard.The program provides a grant of up to $10,000 for emergency repairs to very-low income households.
• Program 4.Rental Acquisition and Rehabilitation includes a target of 50%of assistance to households south of Foothill Boulevard. This program provides a zero interest loan of up to $30,000 for lower- income tenants for improvements such as structural,roofing,insulation,plumbing,electrical,lead paint abatement,accessibility improvements,foundation work,habitability,and health and safety hazards. • Program 5. Multi-Family Rental Rehabilitation Program includes a targeting of 65%of funds to areas south of Foothill Boulevard to improve existing affordable housing stock. The program provides up to $25,000 for housing rehabilitation.
• Program 24. Place-Based Improvements in south Upland includes a number of efforts to improve south Upland. This includes a Business Attraction Assistance Program, Historic Downtown Revitalization Program, and over $13 million in Capital Improvements such as ADA improvements, street and alley improvements,and complete street rehabilitation.
Substandard Housing
Local windshield surveys and review noted that substandard housing is most prevalent in areas with older housing stock and lower median incomes. These households commonly experience overcrowding and substandard conditions at a higher rate regionwide and in Upland. Concentrations of substandard housing are shown in blue in Figure C36. Generally, these areas include older, smaller apartments and homes in need of repair. These apartments generally have lower rental costs and higher rates overcrowding. The locations of these concentrations correlate directly with available data on concentrations of overcrowded households.
Homelessness
As shown in Figure C36, local knowledge determined that there is a higher concentration of the homeless population in downtown Upland,in the southeast area of the City.Within downtown there are no campsites, City of Upland General Plan Housing Element Page H-196
May 2024
but there are congregations of homeless people in the areas around City Hall and the Pacific Electric Trail.
Additional concentrations in downtown Upland include Olivedale Park and Memorial Park.
There are homeless encampments in areas of southwest Upland. These areas include an undeveloped parcel from which the City frequently dismantles campsites,and an area in the nearby shopping centers.There is also significant camping adjacent to the freeway in the Caltrans vacant right-of-way areas.
Figure C36. Concentrations of Substandard Housing and Homelessness opV
W21 Et St A
W 19th 5t • —_
♦
i n -
Wr6th St i
....
1 Y•� --- - _
II
i'_ -
W Foothill Blvtl EFoothill Blvd
w `
Arrow Rte ' W Arrow Hwy Upland E Arrowhwy
Legend „ _
I' W 9ih 5 -L E 9ih
Q City Boundary
y— With St W 9th51 E 8fh.5 Other Jurisdictions r no' < '—
0 Concentration of Substandard Housing
- -- " fit• O Concentration of Homelessness Concentrations of Substandard Housing and Homelessness 0 05 1Miles Source:City of Upland
Displacement Risk
Displacement refers to any involuntary household move caused by landlord action or market changes.
Displacement can be caused by rising housing costs,insufficient affordable housing opportunities, expiration of affordability covenants, evictions,housing discrimination,or the physical demolition of existing housing to make way for new development.
The Urban Displacement Project at the University of California, Berkeley, developed a map of "sensitive communities" where residents may be particularly vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Sensitive communities are defined based on the following set of criteria:
■ The share of very low-income residents is above 20 percent.
City of Upland General Plan Housing Element Page H-197
May 2024
• The census tract must also meet two of the following criteria:
o The share of renters is above 40 percent.
o The share of people of color is above 50 percent.
o The share of very low-income households (50 percent AMI or below) that are severely rent burdened is above the county median.
o The census tract, or areas in close proximity,have been experiencing displacement pressures.
Displacement pressure is defined as:
o The percentage change in rent in a selected census tract, divided by county median rent increases OR
o Median rent in a selected census tract, minus median rent for all surrounding tracts, divided by median rent for all tracts in county(rent gap).
As shown in Figure C37, portions of Upland south of Foothill Boulevard are considered vulnerable to displacement. Displacement mitigation strategies include tenant protections, physical maintenance and conservation of the existing affordable housing stock,preservation of existing deed-restricted affordable units at-risk of conversion to market-rate, acquisition and rehabilitation of existing housing units, requiring the replacement of existing affordable units demolished as part of redevelopment,and facilitating construction of additional affordable housing. The Housing Plan (Chapter 5) includes programs to implement all of these strategies.
The RHNA sites are largely rezoning existing industrial or upzoning mixed-use parcels,minimizing the risk of displacement in south Upland. Additionally, any affordable residential units that are demolished must be replaced(Program 6).As noted in the site chapter,there are few areas of the City in a flood hazard or very high fire severity zone,minimizing the risk of displacement due to disaster.
City of Upland General Plan Housing Element Page H-198
May 2024
Figure C37. Estimated Displacement Risk, 2022
LI
Banyan Si
E3
lPop 1 -:
g VTon@lla 9C6153 Gym
s
1 g
a Dam illlz?,W i THEilli Ea E.2.,„„,,,Irtl •
-( .Ia`--Airport
/ kill16"lherikri — Legend
0 al
1 0 City Boundary
p Heights OM 5 NI=Cexa .Other turisdictions — -- Estimated Displacement
Risk-Overall
II Displacement(UCB,Urban
3 7 Arrow.Rte - - QG a CB=NW Displacement Project 2022)
n I Low Data quality
` I Lower Displacement Risk
VD COI Ea] --,--,-....._ _
I I At Risk of Displacement
-1 Income Group Displacement
I i -2 Income Groups Displacement
_ - —'`'Gan- I
Vulnerability to Displacement 0 0.5 1Miles A HUD CHAS Data,2019
Findings
Overall, renters of all races and demographics experience higher rates of housing problems, over 60 percent, while less than 30 percent of White or Black owners experience housing problems. Rates of housing problems are generally lower for owners in the City compared to the County,while rates of housing problems for renters are relatively comparable at the County and City level.Both overpayment and overcrowding are more prevalent in lower resource areas in southern Upland,where the population is generally more predominantly non-White and has lower median-incomes. The presence of the sites in these areas is not anticipated to exacerbate conditions,and allows for more housing near transit hubs and job opportunities.
Other Contributing Factor- Historic Patterns of Development The City was incorporated in 1906 and at the time,the north side of Foothill contained citrus groves, and the south side of Foothill contained citrus groves and the downtown commercial area,citrus packing industry and the surrounding housing.This resulted in the oldest housing in Upland being primarily south of Foothill,other than more recent infill developments.The Cities first Zoning Code was adopted in 1933,which included multi- family and single-family zoning south of foothill, with the north being primarily agricultural, which further City of Upland General Plan 1 Housing Element Page H-199
May 2024
increased housing south of Foothill.After WWII,the typical suburban development pattern began to develop in the City. South of Foothill, multi-family zones remained and expanded,while developers bought up citrus groves to develop single family residential. Suburban development first started in the south, and then, starting in the 1950's and continuing through the 1990's, developers began to buy and develop citrus groves north of Foothill, resulting in newer housing stock primarily consisting of a larger, single-family homes on lot sizes 10,000 square feet and larger.Today,the City primarily receives infill development housing projects throughout the City,but the neighborhoods north of Foothill continue to primarily consist of low to medium density single- family development,with the oldest housing stock and multi-family development in the neighborhoods south of Foothill.
Fair Housing Issues, Contributing Factors, and Meaningful Actions The City has adopted goals and actions that specifically address the contributing factors identified in the AFFH analysis.While the City views all contributing factors as important,higher priority was given to factors that limit fair housing choice and/or negatively impact fair housing per Government Code section 65583(c)(10)(A)(iv).
Table C9 displays the identified fair housing issue,contributing factor,actions taken to address the contributing factor, and priority level for each issue. Relevant programs are referenced in the action column for each contributing factor.
Table C10 provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively furthering fair housing. The table separates the actions by their identified fair housing issue and priority level. It summarizes the specific commitment, timeline, geographic targeting, and metric for each program.
City of Upland General Plan Housing Element Page H-200
May 2024
Table C9. Contributing Factors
Fair Housing Issue Contributing Factor Priority Meaningful Action Outreach and • Staff Capacity Low • Program 18:Homeless Services and Facilities Enforcement • Lack of widely publicized housing information • Program 19:Administrative Capacity • Source of income disparity • Program 21:Affirmatively Furthering Fair Housing • Program 22:Housing Outreach and Information
Integration and • Patterns of development Moderate • Program 9:Accessory Dwelling Units Segregation • Opportunities for high density housing in higher • Program 12:Homeownership Assistance opportunity areas • Program 15:Housing Incentives • Availability of affordable housing options • Program 23:Housing Mobility Disparities in Access to • Lack of affordable housing stock High • Program 3:Emergency Repairs for Homeowners Opportunities • Quality of older multi-family units • Program 5:Multiple Family Rental Rehabilitation • Patterns of development Program
• Program 9:Accessory Dwelling Units
• Program 12:Homeownership Assistance
• Program 14:Acquisition of Existing Units for Affordable Housing
• Program 23:Housing Mobility
• Program 24:Place-Based Improvements in South
Upland
Disproportionate • Lack of Variety of Housing types High • Program 3:Emergency Repairs for Homeowners Housing Needs • Lack of opportunity for high density housing • Program 4:Rental Acquisition and Rehabilitation • Availability of affordable housing options • Program 5:Multiple Family Rental Rehabilitation • Patterns of development and disparities between north Program and south Upland • Program 9:Accessory Dwelling Units • Program 12:Homeownership Assistance
• Program 23:Housing Mobility
• Program 24:Place-Based Improvements in South
Upland
City of Upland General Plan 1 Housing Element Page H-201
May 2024
Table C10. AFFH Actions Matrix
Program Specific Commitment Timeline Geographic Target' 2021-2029 Metric Outreach and Enforcement
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: Annual outreach and
Program 19:Administrative coordination with local non- N/A Adopted and implemented • Community
Capacity ommunty Outreach, Homeless Services Plan Engagement,and Education profit organizations
Initiatives
• Treatment and
Permanent Supportive Housing
Initiatives
• Housing First/Rapid
Re-housing Initiatives
• Chronic Homelessness
• Enforcement
• Promote fair housing
practices through contract with
IFHMB.Comply with all State
and federal fair housing
requirements when
implementing housing Stakeholder involvement of at Program 21:Affirmatively programs or delivering least 25 households,groups, Furthering Fair Housing housing-related services. Ongoing and Annual Basis N/A landlords,or providers, • Continue to prepare annually.
the Analysis of Impediments to
Fair Housing Choice as
required under federal law;
implement the
recommendations to improve
City of Upland General Plan Housing Element Page H-202
May 2024
Program 11111M1.1ient Timeline Geographic Tar, 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.
• To foster development
of a balanced community that
provides access to a diverse
array of housing opportunities
for all Upland residents
including members of
protected classes,the City will
seek to expand affordable
rental housing opportunities
north of Foothill Boulevard by
encouraging multi-family
affordable rental housing
developments as part of infill
projects or as part of Specific
Plans where mixed use and
flexible residential uses are
currently allowable.(see also
Program 5)
• Encourage continuing
stakeholder involvement in
local housing issues through
ongoing,proactive outreach to
engage members of all socio-
economic groups and recruit
City of Upland General Plan Housing Element Page H-203
May 2024
Program Timeline Geographic Tar
members of underrepresented
groups to participate in City
meetings.
• 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 Provide information to 100 owners,property managers, households annually.
Program 22:Housing and residents in Upland Ongoing,Matched pair testing Outreach and Information concerning the law as it once per planning period. N/A pertains to reasonable Matched pair testing once per accommodations and planning period.
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.
City of Upland General Plan Housing Element Page H-204
May 2024
Program ent Timeline Geographic Tar • 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.
New Opportunities in High Resource Areas
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 Review of ADU production to increase housing production annually and additional
Program 9:Accessory in the City.This activity will incentives adopted within six o Development of 45 ADUs Dwelling Units include conducting an months of any identified 50%of ADUs in north Upland annually,One outreach event assessment that will be lookingannually.
shortfall.One outreach event
at ADU capacity within the City, annually.
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
City of Upland General Plan Housing Element Page H-205
May 2024
Program SIMIMlient Timeline Geographic Tar, 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 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.
City of Upland General Plan Housing Element Page H-206
May 2024
Program SIMIMlient Timeline Geographic Tar, 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,
additional promotion of ADU
opportunities through outreach
such as surveys and
workshops,or will identify
additional sites within six
months of the identified
shortfall.
The Housing Division provides
low-interest FTHB loans,as
funds are available,to help
individuals and families who
wish to purchase a home,but Continue to provide up to 2 are unable to qualify and/or do FTHB loans annually to not have the necessary down qualified low-income payment.This program is homebuyers and advertise Program 12: designed to help persons who program availability.
Ongoing and Annual Basis N/A
Homeownership Assistance would not otherwise achieve Annually evaluate the City's the American dream of owning funding capacity and as needed, their own home.A program pursue additional
loan is a silent second HOME/CalHOME funds from mortgage;a 0%to 3%simple HCD.
interest loan(interest free after
20 years)with all payments
deferred until the first
occurrence of sale,refinancing,
City of Upland General Plan Housing Element Page H-207
May 2024
Program ent Timeline Geographic Tar 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.
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 Ongoing and Annual Basis. Development of 45 ADUs development of 150 units(such Creation of Bonus ADU annually.
Program 23:Housing as ADUs,JADUs,and SB 9 units) program by Q1 2025. Goal of at least 50%of ADUs Mobility throughout the entirety of the Promotion of ADU program in developed in North Upland. planning period. 2025 and beyond.Mid-cycle Creation of 20 bonus, The City will create and review in 2026. affordable ADUs annually. implement an ADU Bonus
Program.The City amend its
zoning ordinance to allow more
than one ADU on single family
lots of a certain size or location.
The program will allow
additional ADUs on eligible
single-family lots given that the
bonus ADUs are deed restricted
as affordable to lower-income
City of Upland General Plan Housing Element Page H-208
May 2024
Program Timeline Geographic Tar,
households for a certain period
of time(ex.15 or 20 years).
• 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.
• 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 8).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 5)
• Increase Housing
Choice Voucher use in north
Upland
City of Upland General Plan Housing Element Page H-209
May 2024
Program 111M11111.1 MIEtienne Geographic Tar, 1�+= Housing Mobility
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. Provide grants to up to 25(VL) Qualifying home repairs qualified homeowners annually include structural,mechanical, to address emergency repairs; Program 3:Emergency plumbing,electrical,and code 50%of assistance south of disseminate information to Repairs for Homeowners violations,as well as Ongoing and Annual Basis Foothill Boulevard property owners;and seek weatherproofing,installation of additional funding for the low-flow toilets and smoke program to ensure its long- detectors,HVAC repairs,and term viability. 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-210
May 2024
Program 9111MINIMIlikTimeline Geographic Tar, 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
Program 5:Multiple Family o Provide up to 5 grants annually Rental Rehabilitation improvements will include Ongoing and Annual Basis At least 65%of funds to areas to qualified multiple family Program energy star rated dual-pane south of Foothill Boulevard rental properties. 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-211
May 2024
Program Timeline Geographic Tar
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 Review of ADU production property owners.This activity annually and additional
Us
Program 9:Accessoryincentives adopted within six Development of 45 hA eve g will provide sample floor plans, p o Dwelling Units useful videos,a list of local months of any identified 50/o of ADUs in north Upland annually,One outreach event regulations,and a cost shortfall.One outreach event annually. calculator to assist annually.
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
City of Upland General Plan Housing Element Page H-212
May 2024
Program SIMIMlient Timeline Geographic Tar, questions on the process of
building 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,
City of Upland General Plan Housing Element Page H-213
May 2024
Program Timeline Geographic Tar _•0141 11:11.-.•,- =.,..z additional promotion of ADU
opportunities through outreach
such as surveys and
workshops,or will identify
additional sites within six
months of the identified
shortfall.
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 Continue to provide up to 2 their own home.A program FTHB loans annually to loan is a silent second qualified low-income mortgage;a 0%to 3%simple homebuyers and advertise Program 12: interest loan(interest free after program availability.
HomeownershipAssistance 20 years)with all payments Ongoing and Annual Basis N/A p Y Annually evaluate the City's
deferred until the first funding capacity and as needed, occurrence of sale,refinancing, pursue additional full payment of the first HOME/CalHOME funds from mortgage,or 30 years.As of HCD.
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.
City of Upland General Plan Housing Element Page H-214
May 2024
Program Timeline Geographic Tar
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. Pursue the acquisition of the Magnolia Colony was remaining eleven(11)
constructed in 1960 and privately-owned fourplexes in consists of thirty-seven(37) Magnolia Colony and covenant fourplexes on individual lots. for affordable housing up to the The City owns eighteen(18)of Low-Income level.Acquire at the fourplexes which were least one fourplex every two Program 14:Acquisition of purchased in the early 2000's years.
Existing Units for Affordable with Low-and Moderate- Ongoing,as units are made Magnolia Colony,Sunset Ridge Ho sin
for
Income Housing Funds available for purchase. and The Village g (LMIHF)and are restricted to Annually evaluate the City's up to Low-Income households. Housing Fund for funding Seven(7)of the fourplexes are capacity and pursue additional owned by a private non-profit grant opportunities to augment which provides transitional the financial capacity to housing and eleven(11)are purchase the remaining eleven individually owned by private (11)fourplexes at Magnolia parties and are market rate Colony.
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.
The City will strive to increase Ongoing and Annual Basis. Development of 45 ADUs Program 23:Housing opportunities and promote Creation of Bonus ADU Goal of at least 50%of ADUs annually.
Mobility housingmobility,specifically, ro ram 1 2025. developed in North Upland. program by Q P p
the City will strive to improve Promotion of ADU program in City of Upland General Plan Housing Element Page H-215
May 2024
Program ._eo: • •
housing mobility and options 2025 and beyond.Mid-cycle Creation of 20 bonus, north of Foothill Boulevard.To review in 2026. affordable ADUs annually. 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 more
than one ADU on single family
lots of a certain size or location.
The program will allow
additional ADUs on eligible
single-family lots given that the
bonus ADUs are deed restricted
as affordable to lower-income
households for a certain period
of time(ex.15 or 20 years).
• 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.
• Encourage multi-
family affordable rental
housing developments as part
of infill projects or as part of
City of Upland General Plan Housing Element Page H-216
May 2024
Program Timeline Geographic Tar
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 8).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 5)
• Increase Housing
Choice Voucher use in north
Upland
Develop and continue
programs and strategies to
create place-based
improvements through
investments in the public right
of way.The City will continue
Program 24:Place Based to prioritize CDBG funding in BAAP and CRP are ongoing.CIP south Upland,communities projects per CIP schedule.Seek Increased or equivalent Improvements in South fundingannuallySouth Upland participation in BAAP and CRP.
Upland south of Foothill Boulevard, grant or as and low-resource areas of the available. CIP completion per schedule.
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
City of Upland General Plan Housing Element Page H-217
May 2024
Program Timeline Geographic Tar,
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.
• 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
has provided 15 grants through
this program.Eligible
improvements include ADA
entry improvements,exterior
lighting,doors and windows,
City of Upland General Plan Housing Element Page H-218
May 2024
Program Timeline Geographic Tar,
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)
o 17th Street
rehabilitation($2.6 million)
o Pavement
maintenance on Euclid Ave
($436,749,60%of project
south of Foothill)
o Street and Alley
Program from 2018-2020,
($732,414)
• 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
City of Upland General Plan Housing Element Page H-219
May 2024
Program Timeline Geographic Tar,
redevelopment in south
Upland.
Place-Based Improvements
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, Provide up to 4 HIP loans foundation and drainage annually to qualified low-and Program 2: HOME improvements,disabled access, moderate-income(1 VL,3 Low) Ongoing N/A homeowners earningless than
Improvements windows,doors and frames,
rodent and pest extermination 80%of CMFI.
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.
Program 16:Mobile Home The City's Mobile Home Rent Annual Mobile Home Parks Continue to enforce the Mobile Rent Stabilization Ordinance is intended to Home Rent Ordinance to City of Upland General Plan Housing Element Page H-220
May 2024
Program ent Timeline Geographic Tar protect occupants of from preserve mobile home unreasonable rent increases affordability throughout the while still recognizing the need planning period consistent with for park owners to receive a State law. 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 updating the Rent Review
ordinance in response to
community concerns,but the
process is on hold while the
courts decide the legality of
rent stabilization laws.
Develop and continue
programs and strategies to
create place-based
improvements through BAAP and CRP are ongoing.CIP
Program 24:Place-Based investments in the public right projects per CIP schedule.Seek Increased or equivalent Improvements in South of way.The City will continue South Upland participation in BAAP and CRP.
Upland grant funding annually or as
p to prioritize CDBG funding in available. CIP completion per schedule. south Upland,communities
south of Foothill Boulevard,
and low-resource areas of the
City as well as annually work
City of Upland General Plan Housing Element Page H-221
May 2024
Program Specific Commitment Timeline Geographic Tar 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.
• 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
City of Upland General Plan Housing Element Page H-222
May 2024
Program Timeline Geographic Tar
has provided 15 grants through
this program.Eligible
improvements include ADA
entry improvements,exterior
lighting,doors and windows,
façade 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)
o 17th Street
rehabilitation($2.6 million)
o Pavement
maintenance on Euclid Ave
($436,749,60%of project
south of Foothill)
o Street and Alley
Program from 2018-2020,
($732,414)
• Multiple Family Rental
Rehabilitation Program
(Program 5)provides targeted
funding to improve affordable
existing affordable housing
stock,including a target of 50%
City of Upland General Plan Housing Element Page H-223
May 2024
Program Timeline Geographic Tar
of funding going to properties
south of Foothill.
• The City will continue
to seek grant funding for
improving and encouraging
redevelopment in south
Upland.
Displacement Prevention
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 Provide up to 4 HIP loans replacement,home painting, annually to qualified low-and Program 2:HOME structural upgrading,roofing, moderate-income(1 VL,3 Low) Improvements foundation and drainage Ongoing N/A homeowners earning less than improvements,disabled access, 80%of CMFI.
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
City of Upland General Plan Housing Element Page H-224
May 2024
Program SIMIMIlent Timeline Geographic Tar, the City website,word of
mouth and articles in City
newsletter on a yearly basis.
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 Continue to provide RARP Program 4:Rental structural,roofing,insulation, Geographic target of 50%of grants to up to 4 units annually Acquisition and plumbing,electrical,lead paint Ongoing and Annual basis assistance south of Foothill to address properties with Rehabilitation abatement,accessibility Boulevard. substantial rehabilitation or improvements,foundation maintenance needs. 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.
City of Upland General Plan Housing Element Page H-225
May 2024
Program Timeline Geographic Tar
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
Program 5:Multiple Family o Provide up to 5 grants annually Rental Rehabilitation improvements will include Ongoing and Annual Basis At least 65%of funds to areas to qualified multiple family Program energy star rated dual-pane south of Foothill Boulevard rental properties. 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-226
May 2024
Program Timeline Geographic Tar, ga+_ 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. Pursue the acquisition of the Magnolia Colony was remaining eleven(11)
constructed in 1960 and privately-owned fourplexes in consists of thirty-seven(37) Magnolia Colony and covenant fourplexes on individual lots. for affordable housing up to the The City owns eighteen(18)of Low-Income level.Acquire at the fourplexes which were least one fourplex every two Program 14:Acquisition of purchased in the early 2000's years.
Existing Units for Affordable with Low-and Moderate- Ongoing,as units are made Magnolia Colony,Sunset Ridge Ho sin
for
Income Housing Funds available for purchase. and The Village g (LMIHF)and are restricted to Annually evaluate the City's up to Low-Income households. Housing Fund for funding Seven(7)of the fourplexes are capacity and pursue additional owned by a private non-profit grant opportunities to augment which provides transitional the financial capacity to housing and eleven(11)are purchase the remaining eleven individually owned by private (11)fourplexes at Magnolia parties and are market rate Colony.
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.
City of Upland General Plan Housing Element Page H-227
May 2024
Appendix D Public Comments
City of Upland General Plan 1 Housing Element Page H-229
May 2024
This page intentionally left blank
City of Upland General Plan 1 Housing Element Page H-230
May 2024 In
ICJ:: YIMBY VIM FOR N IA
BY
LAW ICJ
February 28,2022
Policy Recommendations for 6th Cycle Housing Element
Dear Planning staff:
YIMBY Law submits this letter to share our policy goals and recommendations for the Policies and Programs section of your Housing Element.We appreciate the opportunity to participate in the Housing Element process.
The Policies and Programs section of the city's Housing Element must respond to data,analysis and findings presented in the Housing Needs section. We repeatedly see findings that housing prices are high, segregation exists,and there is a lack of housing for special populations, but the Policies and Programs don't respond to these findings or try to change outcomes.The overview of the city's housing environment should set the scene,and the policies and programs should explain what the city is going to do to fix it.
Our policy goals are as follows:
Affirmatively Furthering Fair Housing
1. Prioritize rezoning in high resource, historically exclusionary neighborhoods.
Many of the highest resource neighborhoods with the best access to jobs,good schools, and other amenities have histories of exclusion which are still reflected in their zoning. Cities should rezone to allow more housing opportunities in those neighborhoods, particularly those with low Vehicle Miles Traveled, as part of their 1 City of Upland General Plan 1 Housing Element Pagc H-231
May 2024
Housing Elements.
2. Establish a strong tenant protection ordinance so that new housing benefits everyone. Development should not permanently displace current residents.
Housing replacement programs,temporary housing vouchers, right of return,and demolition controls will create stability for renters while allowing new homes to be built for new households and to accommodate the growth associated with RHNA.
In your sites inventory and rezoning programs,you should prioritize development on sites with owner-occupied housing&commercial uses over those with existing rent-controlled apartments or other rental housing with lower income residents.
3. Support homeownership opportunities for historically excluded groups.
Homeownership continues to be a path to building financial security and inter-generational wealth,which has been systematically denied to many Americans.As a society,we need to make this right by intentionally offering opportunities to communities who have been excluded.The housing element should identify opportunities to create a variety of for-sale housing types and create programs to facilitate property ownership among excluded groups.
Site Capacity
4. Adequately plan for density.Ensure that a site's density will accommodate the number of homes that are projected to be built. In addition, make sure height limits,setback requirements, FAR,and other controls allow for adequate density and the ability to achieve a site's realistic capacity. Housing will not be feasible if you have a high density paired with low height limits.This density should be emphasized around jobs and transit and should go beyond the Mullin density in those areas.
5. Provide sufficient zoned capacity to accommodate all income levels, including a minimum No Net Loss buffer of 30%. Not every site will be developed at maximum density during the eight-year planning period. Identify an ample amount of opportunity sites and zone the sites to accommodate lower-income housing types(usually a statutory minimum of 30 dwelling units per acre)to give the city the best chance at meeting its RHNA.
City of Upland General Plan Housing Element Page H-2.32
May 2024
6. Use data from the 5th Cycle to calculate the likelihood of development for your 6th Cycle site inventory. Likelihood of development is a measure of the probability of an inventory site being developed during the planning period.The median likelihood of development across the state is 25%, meaning only one of every four sites will likely be developed during the planning period for the median city. Incorporating the likelihood of development into the zoned capacity will set the city up to successfully achieve their RHNA,making the housing element less of a paper exercise and more of an actionable,functional document.
Accessory Dwelling Units
7. Commit to an automatic mid-cycle adjustment if ADU permitting activity is lower than estimated in the housing element.We highly recommend complying with HCD's standards of using one of its"safe harbor"methodologies to anticipate future ADU production. However,if the city is optimistic about ADU growth,then creating an automatic mid-cycle adjustment will automatically facilitate alternative housing options(i.e.,a rezoning program, removing development constraints,ADU incentives,etc.)if the city falls behind the estimated ADU production.
8. Incentivize new ADUs,including those that are rent-restricted for moderate- or lower-income households or that are prioritized for households with housing choice vouchers.Consider offering low-or no-interest loans,forgivable loans,impact fee waivers for ADUs that are 750 square feet or larger,allowances to facilitate two-story and second-story ADU construction,etc.
Zoning
9. Allow residential to be built in areas that are zoned for commercial use.
There are a myriad of ways to do this,but a housing overlay is one common policy.
Additionally,consider eliminating new commercial space in mixed-use developments where there is not a strong demand or there is otherwise a glut of commercial space that is unused or frequently vacant.
10.Allow flexibility in inclusionary zoning.Cities should require different percentages for different AMI levels.Additionally,we urge cities to incentivize land City of Upland General Plan Housing Element Page H-233
May 2024
dedication to affordable developers in order for market-rate developers to meet their inclusionary requirements.Avoid getting trapped into thinking that the affordable units must be"sprinkled throughout"the market-rate units,or require the market-rate units to look exactly the same as the affordable ones.This should be balanced against not locating all of the affordable units in one place and ghettoizing neighborhoods by creating or perpetuating racially concentrated areas of poverty.
Better Entitlement Process&Reducing Barriers to Development
11. Ensure that the city has a ministerial process for housing permitting, especially multi-family housing,and remove impact fees for deed-restricted housing.A discretionary process for housing development creates uncertainty and adds to the cost of construction. For example, multi-family housing should not require a conditional use permit or city council approval unless the builder is asking for unique and extraordinary concessions. Right-sizing governmental constraints,entitlement processes,and impact fees will help the city successfully meet its RHNA.
12. Reduce parking standards and eliminate parking minimums. Minimum parking requirements are a major constraint on housing,especially for lower cost housing types.They can cost in excess of$30,000 per spot and can raise rents by as much as 17%,and eliminating them is particularly important for smaller&other spatially constrained sites.Consider adopting a parking maximum.
13.Cap fees on all new housing.Most construction costs are outside the City's control,but reducing impact fees can demonstrate that a city is serious about building new housing.At a minimum,cities should delay the collection of impact fees until the issuance of the certificate of occupancy to reduce financial impacts on new housing and make the units cheaper by not asking the developer to carry impact fee charges or debt throughout the construction phase.
14. Provide local funding.One of the largest barriers to building new affordable homes is the lack of city/county funds available to assemble sites, provide gap funding,and to pay for dedicated staff.Without new funding,especially at the local level,we will not be able to build more affordable homes. There are three City of Upland General Plan Housing Element Page H-2.34
May 2024
new revenue streams that should be considered: 1)Transfer tax,a one-time payment levied by a jurisdiction on the sale of a home,may be utilized to raise much needed revenue to fund affordable homes;2)Vacancy tax may be collected on vacant land to convince landowners to sell their underutilized properties and be used to fund the construction of affordable homes;3)Commercial linkage fees should be adopted or revisited for increases on new commercial developments.
We urge you to include these policies in your 6th cycle Housing Element.
Best regards,
Sonja Trauss
Executive Director
YIMBY Law
5onjaCc�yimhylaw.or2
City of Upland General Plan Housing Element Page H-235
May 2024
Appendix E Divestment of Thrall Hall
City of Upland General Plan 1 Housing Element Page H-236
May 2024
Draft Environmental Assessment
of Implementing the Los Angeles ADP Update
Project 8 is proposed for FY28. Designs for the project would not begin until FY26. This long- range project will undergo future NEPA analyses as needed, tiering from this EA, when specific project design details are known.
Project 9. Construct new training building at CA165 March AFRC/AMSA 19(G) and divest of CA088 Thrall Hall ARC in Upland. CA165 March AFRC/AMSA 19(G) is a 48-acre site in the City of Moreno Valley in Riverside County.The property is USAR-owned and is encompassed by the March Air Reserve Base (ARB)to the north, west, and south, while much of the surrounding land is owned by the March Joint Powers Authority(JPA). The site is completely developed, and has three training buildings (Buildings 100, 101, and 1000), an AMSA/OMS (Building 103), and several storage buildings. Each of the three training buildings is a two-story concrete structure built within the last 13 years.
The proposed project would be to construct a 300-member ARC with primary facilities to include an approximately 37,700-SF training building and 2,130-SF unheated storage building on previously developed land within the CA165 March AFRC property boundary.Site activities would include land clearing, paving, general site improvements, and utility connections.The project also provides for unit storage and adequate parking space for MEP and POV. In addition, the project includes demolishing two buildings totaling 28,290 SF at CA088 Thrall Hall ARC and divesting of the property.
Located in the City of Upland in San Bernardino County on 3.8 acres, CA088 Thrall Hall ARC is an overutilized 1963 vintage facility consisting of a 24,073-SF training building and 4,217-SF vehicle maintenance shop. The facility does not meet AT/FP standards; it is encroached on all sides by surrounding development. CA088 Thrall Hall ARC is not designed to accommodate the number of units currently assigned, and it is missing training areas required to meet unit mobilization missions. Units currently assigned to Thrall Hall ARC would be reassigned to the new training facility at CA165 March AFRC upon project completion, and Thrall Hall ARC would be divested. A REC would be completed by the USAR when the property would be divested as divestment of facilities is categorically excluded from a full NEPA analysis per 32 CFR Part 651, Appendix B§ II (f)(3).
If this project is not provided,the units will be forced to operate in facilities not properly configured to allow the most effective training to complete mission requirements. This will continue to have a negative impact on unit readiness and retention objectives. This project is proposed for FY28.
This long-range project will undergo future NEPA analyses as needed,tiering from this EA,when specific project details are known.
Project 10. Construct a consolidated AMSA/OMS at CA002 Patton Hall ARC/AMSA 94 (Phase 2). Phase 2 of the LRC projects at CA002 Patton Hall ARC/AMSA 94 would be to construct an approximately 19,230-SF consolidated AMSA/OMS on CA002 Patton Hall ARC/AMSA 94. The project also includes constructing an approximately 7,590-SF unheated October 2022 2-9
City of Upland General Plan Housing Element Page H-237
STATE OF CALIFORNIA-BUSINESS,CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT po DIVISION OF HOUSING POLICY DEVELOPMENT f o 7" 2020 W. El Camino Avenue,Suite 500
Sacramento,CA 95833 °o
(916)263-2911 /FAX(916)263-7453
www.hcd.ca.gov °q;rro '
December 22, 2022
Michael Blay, City Manager
City of Upland
460 N. Euclid Ave
Upland, CA 91786
Dear Robert Dalquest:
RE: City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of Upland's (City) housing element, which was adopted October 24, 2022 and received for review on October 25, 2022. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from David Kellogg, 350 Contra Costa, Greenbelt Alliance, California Renters Legal Advocacy and Education Fund (CaRLA), Scott O'Neil, Watson Ladd, Marven Normal, Dara Dadachanji, and George Grohwin pursuant to Government Code section 65585, subdivision (c).
The adopted housing element addresses some statutory requirements described in HCD's November 22, 2021 and May 23, 2022 review; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code) See enclosed Appendix.
Pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), a jurisdiction that failed to adopt a compliant housing element within one year from the statutory deadline cannot be found in compliance until rezones to accommodate a shortfall of sites pursuant to Government Code section 65583, subdivision (c) paragraph (1), subparagraph (A) and Government Code section 65583.2, subdivision (c) are completed. As this year has passed and Program 5 (Adequate Sites to Accommodate Regional Housing Needs) has not been completed, the housing element is out of compliance and will remain out of compliance until the rezoning have been completed.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate.
Michael Blay, City Manager
Please be aware, any revisions to the element must be posted on the local government's website and to email a link to all individuals and organizations that have previously requested notices relating to the local government's housing element at least seven days before submitting to HCD.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor's Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html .
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD's Affordable Housing and Sustainable Communities programs; and HCD's Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City meets housing element requirements for these and other funding sources.
We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Reid Miller, of our staff, at [email protected].
Sincerely,
Melinda Coy
Proactive Housing Accountability Chief
Enclosure
APPENDIX
CITY OF UPLAND
The following changes are necessary to bring the City's housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD's website at https://www.hcd.ca.gov/hcd-memos . Among other resources, the housing element section contains HCD's latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/building-blocks and includes the Government Code addressing State Housing Element Law and other resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)
While Table Al was revised to state when a program will be continued and does now provide an analysis of the effectiveness of some programs, it must still state what was learned from implementing the programs in the previous element and state how programs will be revised in the 6th cycle element to reflect the lessons learned in 5th cycle implementation.
B. Housing Needs, Resources, and Constraints
1. Affirmatively furthering] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2...shall include an assessment of fair housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A)) Enforcement and Outreach: While the element was revised to include past or current fair housing lawsuits, findings, settlements, judgements, or complaints, it must still confirm compliance with existing fair housing laws.
Integration and Segregation: The element was not revised to meet this requirement.
Please see HCD's May 23, 2022 review.
Racial/Ethnic Areas of Concentration of Poverty (R/ECAP): The element was not revised to meet this requirement. Please see HCD's May 23, 2022 review.
Disparities in Access to Opportunity: The element was not revised to meet this requirement. Please see HCD's May 23, 2022 review.
Disproportionate Housing Needs and Displacement Risk: The element was not revised to meet this requirement. Please see HCD's May 23, 2022 review.
City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Page 1 December 22, 2022
Sites Inventory: The element was not revised to meet this requirement. Please see HCD's May 23, 2022 review.
Contributing Factors to Fair Housing: The element was not revised to meet this requirement. Please see HCD's May 23, 2022 review.
Goals, Priorities, Metrics, and Milestones: The element was not revised to meet this requirement. Please see HCD's May 23, 2022 review.
2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality's housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Progress in Meeting the Regional Housing Needs Allocation (RHNA): While the element was revised on Page H-91 in a footnote under Table B-3 to state that all projects are "expected to be built within the planning period," there is no description as to when they are estimated to be completed, or why it is reasonable to believe they will be completed during the planning period. Table B-3 should be revised to state more specifically when each project is anticipated to be completed.
Sites Inventory: While the element was revised to include current and proposed zoning for sites in Table B-8 (previously Table B-6), the element was otherwise not revised to meet the requirements outlined in HCD's May 25, 2022 review.
Suitability of Nonvacant Sites: While the element was revised to give specific examples nonvacant sites being developed in specific zones in terms of calculating realistic capacity (pages 86-88), it was not revised to adequately complete an analysis of nonvacant sites to accommodate the regional housing need for lower-income households. As stated in HCD's prior review, the element must describe a methodology used to determine the additional development potential within the planning period, and this methodology must consider factors including the extent to which existing uses may impede additional residential development, development trends, market conditions, any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, and regulatory or other incentives or standards to encourage additional residential development on these sites. (Gov. Code, § 65583.2, subd. (g).) For sites with residential uses, the inventory could also describe structural conditions or other circumstances and trends demonstrating the redevelopment potential to more intense residential uses. For nonresidential sites, the inventory could also describe whether the use is operating, marginal or discontinued, and the condition of the structure or could describe any expressed interest in redevelopment.
Additionally, the element was revised on pg. H-88 to clarify that the City does rely on nonvacant sites to accommodate over fifty percent of its lower-income RHNA.
However, the element must still demonstrate existing uses are not an impediment to City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Page 2 December 22, 2022
additional residential development and will likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.
Small Sites: While the element has been revised to move individual sites smaller that half an acre to accommodate only above moderate income RHNA, there are still sites smaller than half an acre combined with other sites used to accommodate lower- income RHNA. As the inventory indicates these sites can be consolidated, it should also provide analysis demonstrating the potential for consolidation. For example, the analysis could describe the City's role or track record in facilitating small-lot consolidation, policies or incentives offered or proposed to encourage and facilitate lot consolidation, conditions rendering parcels suitable and ready for lot consolidation, or information from the owners of each aggregated site. Please see HCD's prior reviews.
Environmental Constraints: While the element has been revised to state that there is an additional cost to building in High Fire Hazard Severity Zones, but that these costs are necessary to protect public safety, it should still quantify what portion of the City's RHNA at which income levels would be affected by these additional costs to determine whether these additional costs constitute a constraint on housing development.
3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. (Gov. Code, § 65583, subd. (a)(5).)
Design Review: While Program 7 (Reduce Potential Constraints to Housing Development) was revised to clarify which projects will be eligible for ministerial review, the element must still describe the design review criteria and evaluation process for non-ministerial projects and analyze the overall design review process as a potential constraint on housing development.
Fees: While Table H-10 has been revised to include fees for general plan amendments, zone changes, specific plans, and variances, it must also analyze all required fees for single family and multifamily housing development for their impact as potential constraints on hosing supply and affordability. The analysis must also identify the total amount of fees and their proportion to the development costs for both single- family and multifamily housing.
4. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)
City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Page 3 December 22, 2022
While the element was revised to provide most of the analysis requested in HCD's prior review, it must still quantify the number of permanent and seasonal farmworkers in the City (USDA agricultural census) and provide an analysis of housing needs for farmworkers in the City.
C. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City's specific role in implementation; (2) definitive implementation timelines; (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials. Programs to be revised include the following:
Program 6 (Specific Plans): The program was not revised to meet this requirement.
Please see HCD's prior review.
Program 13 (Housing Incentives): While the element was revised to provide a small list of incentives that will be offered, it must still outline lot consolidation requirements and commit to proactive outreach.
Program 14 (Mobile Home Rent Stabilization): The program was not revised to meet this requirement. Please see HCD's prior review.
2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city's or county's share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single- room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Page 4 December 22, 2022
As noted in Finding B2, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:
Emergency Shelters: While the element revised Program 16 (Homeless Services and Facilities) to ensure compliance with state law in regard to emergency shelter requirements, the program should be further revised to clarify exactly which of the City's emergency shelter requirements will be revised as part of the program.
3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Finding B3, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints.
Definition of Family: While Program 18 (Housing for People with Disabilities or Other Special Needs) was amended to state it will either remove or revise the definition of family in the zoning code that may not be needed by December of 2022, the program should also include language that the City will take actions to "address constraints on unrelated persons and the number of persons" as part of this revision process.
4. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element requires a complete Affirmatively Furthering Fair Housing (AFFH) analysis. Depending upon the results of that analysis, the City may need to revise or add programs.
In addition, the element was not revised to meet the prior findings related to Program 19 nor include other metrics and milestones to address the City's obligation to AFFH.
Please see HCD's prior review.
5. Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent, as defined in Section 50053 of the Health and Safety Code, for very low, low-, or moderate-income households. For purposes of this City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Page 5 December 22, 2022
paragraph, "accessory dwelling units"has the same meaning as "accessory dwelling unit"as defined in paragraph (4) of subdivision (i) of Section 65852.2. (Gov. Code, § 65583, subd. (c)(7).)
The element was not revised to meet these requirements. Please see HCD's prior review.
D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).) While the element was revised to provide a more thorough description of the public participation process, it must still describe specific outreach to lower-income and special needs groups. The element must include a program or add language to an existing program to describe methods for additional public outreach efforts in the future to include lower- income and special needs households. The element must also clarify whether translation services were available.
City of Upland's 6th Cycle (2021-2029) Adopted Housing Element Page 6 December 22, 2022
Upland HEU:Response to Comments Matrix
February 13,2024
0ETMl!
A.Review and Revision While Table Al was revised to state when a program will be continued and Appendix A Evaluation of the The element was revised to state how each program will be revised and identify 6th Cycle program locations for each 5th does now provide an analysis of the effectiveness of some programs,it must Prior Housing Element,H-81 to Cycle program identified.Programs were revised with specific goals and timelines based on a review of their still state what was learned from implementing the programs in the previous H-88 effectiveness in the 5th Cycle. element and state how programs will be revised in the 6th cycle element to reflect the lessons learned in 5th cycle implementation. 2 B.Housing Needs, AFFH:Enforcement While the element was revised to include pastor current fair housing lawsuits, Appendix C Fair Housing The City Attorney is unaware of any unresolved or other litigation concerning compliance.Per review from the City Resources,and and Outreach findings,settlements,judgements or complaints,it must still confirm Assessment,H-133 to 134 attorney November 29,2023,the element was revised to confirm compliance with existing fair housing laws,including, Constraints compliance with existing fair housing laws. but not limited to the following laws. 3 B.Housing Needs, AFFH:Integration The element was not revised to meet this requirement.Please see HCD's May The revised element provided some data on integration and segregation,but additional Appendix C,Fair Housing The element was revised to discuss and analyze data across racial groups for trends over time and patterns across census Resources,and and Segregation 23,2022 review. information and analysis is needed.The element included data across racial groups and Assessment,H-135 to H-150 tracts.Additionally,it evaluates patterns at a regional level,comparing the City to the region.The element was also Constraints one map displaying income by census tracts,but it must discuss and analyze this data for revised to include integration and segregation analysis for persons with disabilities both locally and regionally including trends over time and patterns across census tracts.Additionally,it must evaluate patterns patterns over time,availability of services,and concentrations within or between census tracts.The element was also at a regional level,comparing the City to the region.The element must also analyze revised to include an analysis of familial status including whether there are concentrations within the City,the presence integration and segregation for persons with disabilities both locally and regionally of children in female-headed or married couple households,and also a regional analysis.In addition,the element was including patterns over time,availability of services,and concentrations within or revised to analyze integration and segregation of median income and the low to moderate income population both between census tracts.The element must also include an analysis of familial status locally and regionally and distinguished all integration and segregation patterns by census tract in several added maps. including whether there are concentrations within the City and also provide a regional analysis.In addition,the element must analyze integration and segregation of income The element was revised to include a full fair housing analysis.This includes an analysis of Integration and Segregation, both locally and regionally as well as analyze the distinguished pattern provided in the Access to Opportunities,Disproportionate Housing Needs,and R/ECAPs.This includes additional regional and local map. analysis regarding persons with disabilities,including patterns overtime,availability of services,and concentrations Lastly,the element must integrate local data and knowledge into the analysis. within or between census tracts.The element was revised to include a local and regional analysis of familial status and income segregation.Local data and knowledge was incorporated as appropriate.
Included how programs address housing mobility enhancement,new housing choices and affordability in high opportunity areas,place-based strategies for community preservation and revitalization and displacement protection.
Included metrics and milestones for evaluating progress on programs,actions,and fair housing results. 4 B.Housing Needs, AFFH:R/ECAP The element was not revised to meet this requirement.Please see HCD's May While the revised element includes information relative to R/ECAP and concentrated Appendix C,Fair Housing The element was revised to include a full analysis of both R/ECAPs and RCAAs.There are no R/ECAPs in the City or in the Resources,and 23,2022 review. areas of affluence,the combined R/ECAP and areas of affluence analyses should evaluate Assessment,H-150 to H-154 nearby vicinity.There are RCAAs in the northern area of the City.The element was revised to note that Program 23 in Constraints the patterns and changes overtime at a local(e.g.,neighborhood to neighborhood)and included to increase affordable housing opportunities and expand housing mobility in north Upland and list the programs regional level(e.g.,city to region).This analysis will help guide goals and actions to included to improve quality of life in south Upland. address fair housing issues.The element should also address the effects of the nearby R/ECAP.In addition,the element must provide a geographic analysis of concentrated areas of affluence both locally and regionally.
5 B.Housing Needs, AFFH:Disparities in The element was not revised to meet this requirement Please see HCD's May The revised element provides information on the disparities in access to opportunity Appendix C,Fair Housing The element was revised to include a full analysis of disparities in access to opportunities.This includes local and regional Resources,and Access to 23,2022 review. through the TCAC opportunity maps but must also provide a complete local and regional Assessment,H-154 to H-169 comparison,as well as additional TCAC maps for the composite scores,environmental opportunity,educational Constraints Opportunities analysis of patterns and trends for all components.A comprehensive analysis should opportunity,economic opportunity,and access to transit services. include the local and regional disparities of the educational,environmental,and economic scores through local,federal,and/or state data.It should also analyze persons with disabilities as well as access to transit.Please refer to page 35 of the AFFH guidebook(link:
https://www.hcd.ca.gov/community-development/affh/index.shtmlkguidance)for specific factors that should be considered when analyzing access to opportunities as it pertains to educational,employment,environmental,transportation,and any factors that are unique to Upland.In addition,the element should analyze any overall patterns in disparities in access to opportunity within the City.
6 B.Housing Needs, AFFH: The element was not revised to meet this requirement.Please see HCD's May While the revised element includes some information on all components of Appendix C,Fair Housing The element was revised to include a complete analysis of disproportionate housing needs,including additional regional Resources,and Disproportionate 23,2022 review. disproportionate housing needs(e.g.,overpayment,overcrowding,substandard housing, Assessment,H-169 to H-179 and local analysis on overpayment,substandard housing,overcrowding,homelessness,and displacement risk.
Constraints Housing Needs and homelessness),analyses should evaluate the patterns and changes over time at a local(e.g.,neighborhood to neighborhood)and regional level(e.g.,city to region)for each of these components.The element must also provide an analysis of regional patterns and trends in relation to displacement risk.The element should include a regional analysis for overpayment as well as analyze local and regional concentrations of substandard housing.
For overcrowding,the local analysis should include details on what contributes to overcrowding in certain areas of the City,how it relates to other fair housing factors,as well as a regional analysis.The analysis of persons experiencing homelessness should describe any demographics or characteristics for impacts on protected characteristics (e.g.,race and disability)and access to shelter and services.Lastly,the element must analyze displacement risk both locally and regionally including displacement due to investment,disinvestment,and disaster driven displacement. 7 B.Housing Needs, AFFH:Sites The element was not revised to meet this requirement Please see HCD's May The analysis must identify whether sites improve or exacerbate conditions and whether Appendix C,Fair Housing The element was revised to include a full analysis of the sites inventory with respect to fair housing.An analysis of the Resources,and Inventory 23,2022 review. sites are isolated by income group.A full analysis should address the income categories of Assessment,H-134 to H-179 sites by location and income level was added in each fair housing section.The sites,in tandem with programs,do not Constraints identified sites with respect to location,the number of sites and units by all income exacerbate conditions but improve opportunity for housing in transit oriented areas and housing mobility in northern groups and how that affects the existing patterns for all components of the assessment of Upland. fair housing(e.g.,segregation and integration,access to opportunity).The element should also discuss whether the distribution of sites improves or exacerbates conditions.If sites exacerbate conditions,the element should identify further program actions that will be taken to promote equitable quality of life throughout the community(e.g.,anti- displacement and place-based community revitalization strategies). 1 Page 457 of 722
Upland HEU:Response to Comments Matrix
February 13,2024
p Chapter Topic Comment(December 2022) Prior Review(If Applicable) Page N/Section Response/Revisions 8 B.Housing Needs, AFFH:Contributing The element was not revised to meet this requirement.Please see HCD's May The element mentions fair housing issues and goals and priorities from the City's Analysis Appendix C,Fair Housing The element was revised to include identification and prioritization of contributing factors and meaningful actions.The Resources,and Factors to Fair 23,2022 review. of Impediments.However,these issues and goals do not appear to be rooted in any Assessment,H-180 to H-194 City adopted goals and actions that specifically address the contributing factors identified in the AFFH analysis.Higher Constraints Housing analysis related to Upland and do not appear adequate to facilitate the formulation of priority was given to factors that limit fair housing choice and/or negativelyimpact fair housing gper Government Code
meaningful action to Affirmatively Furthering Fair Housing(AFFH).The element should re- section 65583(c)(10)(A)(iv).The AFFH identifies fair housing issues as well as related contributing factors and actions assess and prioritize contributing factors upon completion of analysis and make revisions taken to address the contributing factor.Each issue is prioritized.Relevant programs are referenced in the action column as appropriate. for each contributing factor.
Actions are categorized by their identified fair housing issue,including Outreach and Enforcement,New Opportunities in High Resource Areas,Housing Mobility,Place-Based Improvements,and Displacement Prevention. 9 B.Housing Needs, AFFH:Goals, The element was not revised to meet this requirement.Please see HCD's May The element must be revised to add or modify goals and actions based on the outcomes Appendix C,Fair Housing The element was revised to add and amend programs based on the outcome of the full AFFH analysis.This includes Resources,and Priorities,Metrics, 23,2022 review. of a complete analysis.Goals and actions must specifically respond to the analysis and to Assessment,H-181 to H-194 adding the following programs:
Constraints and Milestones the identified and prioritized contributing factors to fair housing issues and must be -Program 5:Multiple Family Rental Rehabilitation Program significant and meaningful enough to overcome identified patterns and trends.Actions -Program 14:Acquisition of Existing Units for Affordable Housing must have specific commitment,metrics and milestones as appropriate and must address -Program 22:Housing Outreach and Information housing mobility enhancement,new housing choices and affordability in high opportunity -Program 23:Housing Mobility areas,place-based strategies for community preservation and revitalization and -Program 24:Place-Based improvements in South Upland displacement protection.
Additionally,the following programs were expanded or revised to add geographic targets and/or metrics:
-Program 2:HOME Improvements
-Program 3:Emergency Repairs for Homeowners
-Program 4:Rental Acquisition and Rehabilitation
-Program 9:Accessory Dwelling Units
-Program 15:Housing Incentives
10 B.Housing Needs, Sites:Sites While the element was revised to include current and proposed zoning for sites Sites Inventory:The element was revised to list parcels by various factors such as size, Table B-9,H-114 to H-125 The Sites inventory table(Table B-9)was revised to include all the information,including current and proposed zoning for Resources,and Inventory in Table B-8(previously Table B-6),the element was otherwise not revised to zoning,general plan designation and existing use.However,the description of existing use all parcels.Analysis of non-vacant sites is provided in depth in the sites section.
Constraints meet the requirements outlined in HCD's May 25,2022 review. must include sufficient detail to facilitate an analysis of the potential for additional Appendix B:Non-Vacant Sites development on nonvacant sites.For example,many sites that are listed as"vacant"and candidate sites for rezoning have existing uses(e.g.,Site 90 has an existing use of"well site",Site 93 has a parcel with an existing use of"storage yard",and some sites list an existing use as"flood control"),but those uses are not sufficiently described nor analyzed to demonstrate additional development potential in the planning period.'While table 85 was revised to include current and proposed zoning,table BE must also include this information.
11 B.Housing Needs, Sites:Suitability of While the element was revised to give specific examples nonvacant sites being Non-Vacant Sites,H-101 to H- The element was revised to provide additional analysis regarding the potential capacity for additional housing on Resources,and Nonvacant sites developed in specific zones in terms of calculating realistic capacity(pages 86- 113 nonvacant sites.This analysis reviewed non-vacant trend sites that have been recently completed,approved,or have Constraints 88),it was not revised to adequately complete an analysis of nonvacant sites to property inquiries.This analysis provided a set of trends and established market conditions for redevelopment of non- accommodate the regional housing need for lower-income households.As vacant sites to residential uses.These trends included building age,LIR,and use type. stated in HCD's prior review,the element must describe a methodology used to determine the additional development potential within the planning period, The non-vacant sites were separated into 6 geographic clusters and 2 clusters based on use types.All clusters were and this methodology must consider factors including the extent to which compared directly to the 10 recent trend sites.The methodology used considered building age,use and likelihood it existing uses may impede additional residential development,development discontinues,similarity to recently developed sites,proximity to transit and services,and market conditions.Owner and trends,market conditions,any existing leases or other contracts that would developer interest was noted where applicable.All sites meet the characteristics based on the trends. perpetuate the existing use or prevent redevelopment of the site for additional residential development,and regulatory or other incentives or standards to encourage additional residential development on these sites.(Gov.Code,§ 65583.2,subd.(g(.)For sites with residential uses,the inventory could also describe structural conditions or other circumstances and trends demonstrating the redevelopment potential to more intense residential uses.
For nonresidential sites,the inventory could also describe whether the use is operating,marginal or discontinued,and the condition of the structure or could describe any expressed interest in redevelopment.
12 B.Housing Needs, Sites:Suitability of Additionally,the element was revised on pg.H-88 to clarify that the City does Non-Vacant Sites,H-101 to H- The element was revised to demonstrate that the existing uses are not an impediment to additional residential Resources,and Nonvacant sites rely on nonvacant sites to accommodate over fifty percent of its lower-income 113 development during the planning period.This is based in part on an analysis showing redevelopment of similar uses and Constraints RHNA.However,the element must still demonstrate existing uses are not an owner interest in redevelopment. impediment to additional residential development and will likely discontinue in the planning period. The non-vacant sites were separated into 6 geographic clusters and 2 clusters based on use types.All clusters were (Gov.Code,§65583.2,subd.(g((2).(Absent findings(e.g.,adoption resolution) compared directly to the recent trends.The methodology used considered building age,use and likelihood it based on substantial evidence,the existing uses will be presumed to impede discontinues,similarity to recently developed sites,proximity to transit and services,and market conditions.Owner and additional residential development and will not be utilized toward developer interest was noted where applicable.All sites meet the characteristics based on the trends. demonstrating adequate sites to accommodate the RHNA.
13 B.Housing Needs, Sites:Small Sites While the element has been revised to move individual sites smaller that half Appendix B,H-94 to H-95 Theelement was revised to include the analysis of small sites.All sites used to satisfy the lower income RHNA are larger Resources,and an acre to accommodate only above moderate income RHNA,there are still than 0.5 acres with the exception of two groups of parcels.The groups of parcels,consisting of 11 and 4 parcels that have Constraints sites smaller than half an acre combined with other sites used to accommodate parcels smaller than 0.5 acres are vacant and are functionally developable as one parcel.Together the groups of parcels lower-income RHNA.As the inventory indicates these sites can be are 5.35 and 1.63 total acres,respectively.Analysis and details were added to show they are still appropriate for consolidated,it should also provide analysis demonstrating the potential for development of lower-income units. consolidation.For example,the analysis could describe the City's role or track record in facilitating small-lot consolidation,policies or incentives offered or Additionally,five examples of lot consolidation were added to demonstrate the City's track record in facilitation small-lot proposed to encourage and facilitate lot consolidation,conditions rendering consolidation. parcels suitable and ready for lot consolidation,or information from the owners of each aggregated site.Please see HCD's prior reviews 2 Page 458 of 722
Upland HEU:Response to Comments Matrix
February 13,2024
14 B.Housing Needs, Sites: While the element has been revised to state that there is an additional cost to Environmental Hazards and Added detail regarding number of units(216 moderate income units and three pending projects)within the high fire Resources,and Environmental building in High Fire Hazard Severity Zones,but that these costs are necessary Availability of Infrastructure,H-hazards severity zone as well as high level analysis that the location of sites in High Fire Hazard severity zones does not Constraints Constraints to protect public safety,it should still quantify what portion of the City's RHNA 95 to H-96 result in a constraint. at which income levels would be affected by these additional costs to determine whether these additional costs constitute a constraint on housing development.
15 B.Housing Needs, Constraints:Design While Program 7(Reduce Potential Constraints to Housing Development)was Design review Process,H-51 to An analysis of the process for non-ministerial process and overall design review was added.It is explained why the Resources,and Review revised to clarify which projects will be eligible for ministerial review,the H-54 process is not a constraint.As part of development review plan process the City provides design feedback to applicants Constraints element must still describe the design review criteria and evaluation process administratively and uses the Residential Design Guidelines as guidance during the review process.The director or for non-ministerial projects and analyze the overall design review process as a designee will review the project as part of the overall development review process and solicits technical advice from potential constraint on housing development other departments as appropriate before making recommendations to the Planning Commission.No separate fees are charged for design review and there is not design review board or review committee.Coupled City staff receive comments from multiple departments and work with applicant to address all comments comprehensively. 16 B.Housing Needs, Constraints:Fees While Table H-10 has been revised to include fees for general plan Constraints Analysis, Revised Table H-10 to include total amount of fees and their proportion to the development costs for both single-family Resources,and amendments,zone changes,specific plans,and variances,it must also analyze Development Fees,H-33 to H- and multifamily housing as well as additional related analysis.
Constraints all required fees for single family and multifamily housing development for 34 their impact as potential constraints on hosing supply and affordability.The analysis must also identify the total amount of fees and their proportion to the development costs for both single-family and multifamily housing. 17 B.Housing Needs, Needs: While the element was revised to provide most of the analysis requested in Special Housing Needs- The element was revised to state the following:"According to the USDA Census on agriculture population there are 2,246 Resources,and Farmworkers HCD's prior review,it must still quantify the number of permanent and Farmworkers,H-27 farmworkers residing in San Bernardino County.As a consequence of the small population and rapidly declining Constraints seasonal farmworkers in the City(USDA agricultural census)and provide an agricultural production,no statistical need for housing has been identified for farmworkers." analysis of housing needs for farmworkers in the City.
18 C.Programs Program 6 To address the program requirements of Government Code section 65583, Program 6(Specific Plans):While the timeframe was changed in the objective,the Programs,H-63-H-79 Programs were revised to include specific timelines,objectives,and identifications,including the following:
subdivision(c((1-6(,and to facilitate implementation,programs should include: overall program timeframe should include a specific timeline (1)a description of the City's specific role in implementation;(2)definitive -Program 22:Housing Education and Outreach includes objectives for two workshops annually,outreach to 100 implementation timelines;(3)objectives,quantified where appropriate;and(4) households annually,and testing once in the planning period. identification of responsible agencies and officials.Programs to be revised -Program 15 was amended to include specific outreach and incentives for lot consolidation. include the following: -Program 9:Accessory Dwelling Units:was revised to include a goal of 45 ADUs annually and update ADU strategies within 6 months of an identified net loss.
Program 6:The program was not revised to meet this requirement.Please see -Programs 22,23,and 24 were added.These programs include additional outreach efforts,increase housing mobility in HCD's prior review. higher resource areas,and place-based improvements in south Upland. -Program 7 was updated to note the timeline of annual outreach to developers and monitoring developments as applications are received.
-Programs 5 and 14 were added in increase affordable housing stock and quality.
Additionally,the following programs were expanded or revised to add geographic targets and/or metrics:
-Program 2:HOME Improvements
-Program 3:Emergency Repairs for Homeowners
-Program 4:Rental Acquisition and Rehabilitation
-Program 9:Accessory Dwelling Units
-Program 15:Housing Incentives
19 C.Programs Program 13 Program 13(Housing Incentives):While the element was revised to provide a Program 13(Housing Incentives):While the program was revised to provide a specific Program 15,H-73 Program 15(formely 13)was revised to include proactive outreach for lot consolidation and to outline lot merger small list of incentives that will be offered,it must still outline lot consolidation timeframe,it must outline the lot consolidation requirements.In addition,it must commit requirements. requirements and commit to proactive outreach. to proactive outreach and list incentives that the City will implement.
The current lot consolidation process consists of completing the Lot Merger application.It is a ministerial process.
The City will provide a number of incentives for the consolidation of small lots including:
-Expedite processing of lot consolidation.
-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. 20 C.Programs Program 14 Program 14(Mobile Home Rent Stabilization):The program was not revised to Program 14(Mobile Home Rent Stabilization):The program is currently listed as Program 16,H-74 The element was revised to provide an update on ongoing litigation regarding mobile home rent stabilization and an meet this requirement.Please see HCD's prior review. dependent on litigation.The program must clarify the timeframe and include back-up updated timeline now that staff can implement the ordinance. implementation actions to take with a set timeframe depending on the litigation results. 21 C.Programs Programs As noted in Finding B2,the element does not include a complete site analysis; n/a The sites inventory was revised to include a complete site analysis.Program 5 was revised to identify the specific therefore,the adequacy of sites and zoning were not established.Based on the acreages of rezoning efforts and include a figure showing rezones. results of a complete sites inventory and analysis,the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types.In addition,the element should be revised as follows:
3 Page 459 of 722
Upland HEU:Response to Comments Matrix
February 13,2024
22 C.Programs Emergency Shelters While the element revised Program 16(Homeless Services and Facilities)to Program 18,H-74-H-75 The element was revised to state:"Key development standards that would be revised include separation/distance ensure compliance with state law in regard to emergency shelter requirements,parking requirements,waiting and intake area requirements,and operational requirements." requirements,the program should be further revised to clarify exactly which of the City's emergency shelter requirements will be revised as part of the program.
23 C.Programs Constraints As noted in Finding 83,the element requires a complete analysis of potential n/a The element was revised to address all comments regarding governmental constraints and now contains a complete governmental constraints.Depending upon the results of that analysis,the City analysis of potential government constraints. may need to revise or add programs and address and remove or mitigate any identified constraints.
24 C.Programs Definition of Family While Program 18(Housing for People with Disabilities or Other Special Needs) Program 20,H-75 to H-76 Program 20 was revised to remove the definition of"single housekeeping unit"that required a single lease to ensure was amended to state it will either remove or revise the definition of family in there are no constraints on unrelated persons and the number of persons within the definition of family. the zoning code that may not be needed by December of 2022,the program should also include language that the City will take actions to"address constraints on unrelated persons and the number of persons"as part of this revision process.
25 C.Programs AFFH As noted in Finding 81,the element requires a complete Affirmatively In addition,currently the element only addresses AFFH in Program 19.The element n/a The element was revised to include a complete AFFH analysis.This includes an analysis of Integration and Segregation, Furthering Fair Housing(AFFH)analysis.Depending upon the results of that should revise other program actions to address the City's obligation to AFFH including Access to Opportunities,Disproportionate Housing Needs,and R/ECAPs. analysis,the City may need to revise or add programs. how programs address housing mobility enhancement,new housing choices and In addition,the element was not revised to meet the prior findings related to affordability in high opportunity areas,place-based strategies for community preservation Included how programs address housing mobility enhancement,new housing choices and affordability in high Program 19 nor include other metrics and milestones to address the City's and revitalization and displacement protection.The programs must also include metrics opportunity areas,place-based strategies for community preservation and revitalization and displacement protection. obligation to AFFH.Please see HCD's prior review. and milestones for evaluating progress on programs,actions,and fair housing results. Included metrics and milestones for evaluating progress on programs,actions,and fair housing results.
Additionally,Programs 20,21,and 22 were added.These programs include additional outreach efforts,increase housing mobility in higher resource areas,and place-based improvements in south Upland. 26 C.Programs ADUs The element was not revised to meet these requirements.Please see HCD's While Program 8(Accessory Dwelling Units)was revised to add general language Program 9,H-69 to H-70 Program 9 was revised to add the following:If annual production and affordability rates do not match the estimates prior review. regarding incentives and strategies for accessory dwelling units(ADUs),the element must included in the Housing Element,the City will update the ADU strategy to ensure that the City continues to maintain describe incentives and strategies that will be provided if ADU production goals(both adequate capacity for all income levels.In the event of an ADU shortfall that results in a net loss of units below the number and affordability)are not met.In addition,the program must include specific RHNA,the City will adopt another ADU program or identify additional sites within six months. timing to implement the additional incentives and strategies if needed.The program must include a description of activities and incentives to encourage ADU construction and Additional efforts to develop lower-income ADUs were added and specific objectives,timing,and geographic targeting affordability. were incuded.
27 D.Public Participation Public Participation While the element was revised to provide a more thorough description of the Public Outreach,H-2 to H-10 The element was revised to state how outreach efforts were conducted to ensure all economic segments of the public participation process,it must still describe specific outreach to lower- community were engaged in the Housing Element Update process,direct mail notice was sent out to stakeholders who income and special needs groups.The element must include a program or add Program 22:Public Outreach represent lower-income and special needs groups.The stakeholders represent a variety of special needs groups active in language to an existing program to describe methods for additional public and Information,H-76 to H-77 the City. outreach efforts in the future to include lower-income and special needs households.The element must also clarify whether translation services were Additional outreach was conducted during January and early February focusing on lower-moderate income households available. and special needs groups.The outreach was summarized and changes to programs based on outreach results were noted.
In addition to public workshops and hearings,the City also directly contacted housing advocates,housing service providers,and community organizations who serve the interests of lower-income households and special needs groups to solicit comments on housing needs,barriers to fair and affordable housing,and opportunities for development.
Translation services were available for all meetings upon request.
Clarified that translation services were available for all meetings upon request.
Program 20:Public Education and Outreach includes outreach to 100 households annually,and matched pair testing once in the planning period.
4 Page 460 of 722
STATE OF CALIFORNIA-BUSINESS,CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT �o�M°�fryd DIVISION OF HOUSING POLICY DEVELOPMENT I IP 424, e Ea2020 W. El Camino Avenue,Suite 500 „ Sacramento,CA 95833 Q k
(916)263-2911 /FAX(916)263-7453 c�
�
www.hcd.ca.gov °14iE•oa�h.
April 12, 2024
Robert Dalquest, Director
Development Services Department
City of Upland
460 N. Euclid Ave
Upland, CA 91786
Dear Robert Dalquest:
RE: City of Upland's 6th Cycle (2021-2029) Revised Draft Housing Element Thank you for submitting the City of Upland's (City) draft housing element received for review on February 13, 2024. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The draft element addresses many statutory requirements; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq). The following describes the revisions needed to comply with State Housing Element Law.
1. Affirmatively furthering] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2...shall include an assessment of fair housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A)) Integration and Seqreqation: While the revised draft element provides a general local and regional analysis for each element of the integration and segregation analysis, it must still provide a detailed regional analysis that includes neighboring jurisdictions (other than San Bernardino County), and a clearer analysis of how patterns and trends have changed over time.
Racial/Ethnic Areas of Concentration of Poverty (R/ECAP): While the revised draft element provides a general local and regional analysis, it must still provide a detailed regional analysis that includes neighboring jurisdictions (other than San Bernardino County), and a specific analysis of how patterns and trends have changed over time.
Disproportionate Housing Needs and Displacement Risk: While the draft element was revised to add additional useful analysis, it was not sufficiently revised to completely