Robert Da!quest, Director
address this finding. Specifically, the element must still provide a regional analysis of overpayment, a local analysis of substandard housing that includes any known concentrations of substandard housing within the City, a local analysis and contributing factors to overcrowding, and a local analysis of persons experiencing homelessness for any demographics or characteristics and impacts on protected characteristics.
Programs: As noted above, 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.
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).)
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.
Suitability of Nonvacant Sites: While the element was revised to provide a more thorough and detailed analysis and lists some recent projects in Table B-8, characteristics of these project sites should be more clearly linked to the criteria provided on Page H-105, and to the sites in the inventory in order to demonstrate that selected sites will develop at a similar capacity, and that similar existing uses have not posed constraints on past projects. Additionally, the criteria on page H-105 listed as "Similar Types of Non-Vacant Uses" should be further explained and linked to sites in the inventory based on enumerated similar uses.
In addition, the element states that some sites have an existing use of "public parking lot." The element should identify if there are any lease agreements or other regulatory agreements that would inhibit the development of housing on these lots during the planning period.
As noted in the housing element, the housing element relies upon nonvacant sites to accommodate more than 50 percent of the Regional Housing Needs Allocation (RHNA) for lower-income households. For your information, the housing element must demonstrate existing uses are not an impediment to 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.
Robert Dalquest, Director
Finally, the element identifies sites with existing residential uses. Absent a replacement housing policy, these sites are not adequate sites to accommodate lower-income households. The replacement housing policy has the same requirements as set forth in Government Code section 65915, subdivision (c), paragraph (3).
Publicly-Owned Sites: The element identified City-Owned sites to accommodate a portion of the RHNA. The element should include a program with numerical objectives that ensures compliance with the Surplus Land Act, provides incentives and actions along with a schedule to facilitate development of City-Owned sites. Actions should include outreach with developers, issuing requests for proposals, incentives, fee waivers, priority processing and financial assistance.
Programs: 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.
Program 6 (Adequate Sites to Accommodate Regional Housing Needs): While this program has been revised to add more specificity as to the rezoning actions that will be taken, it must provide a timeline as to when these rezoning actions will be completed.
The program must commit to acreage, allowable densities and anticipated units that will be rezoned to accommodate the City's shortfall. Please note, the element cannot be found in full compliance until these actions have been completed and submitted to HCD for review and approval.
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. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7). (Gov. Code, § 65583, subd. (a)(5).) 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.
Design Review: While the draft element was revised to describe the evaluation process for certain projects in the City, it must still describe the design review criteria for non- ministerial projects and analyze the overall design review process as a potential constraint on housing development.
Robert Da!quest, Director
Programs: Depending upon the results of a complete analysis of potential governmental constraints, the City may need to revise or add programs and address and remove or mitigate any identified constraints.
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 Programs 6 (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. 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.
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 Affordable Housing and Sustainable Communities program, 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.
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 .
Robert Da!quest, Director
HCD appreciates the City's housing element team during the course of our review. 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 Reid.Miller(a�cd.ca.gov.
Sincerely,
Melinda Coy
Proactive Housing Accountability Chief
Upland Housing Element Update
May 2024(5th) Draft
Response to April 12, 2024 HCD Letter Comments
hap - ••is HCD Comment(4-12-24 Letter) Page#/Section Response/Revisions 1 AFFH Integration and Segregation While the revised draft element provides a general local and regional H-151/Race and Provided a detailed regional analysis that includes neighboring jurisdictions analysis for each element of the integration and segregation analysis,it Ethnicity including the Cities of Pomona,Ontario,San Bernardino,and La Verne.Noted must still provide a detailed regional analysis that includes neighboring H-156/Income nearby areas of concentration and compared the demographics in Upland to jurisdictions(other than San Bernardino County),and a clearer analysis of H-162/Familial Status nearby jurisdictions.Analyzed of how patterns and trends have changed over how patterns and trends have changed over time. H-165/Persons with time in Upland and regionwide.
Disabilities
2 AFFH Racial/Ethnic Areas of While the revised draft element provides a general local and regional H-168/ In addition to existing analysis noting that there are no R/ECAPs in Upland,the Concentration of Poverty analysis,it must still provide a detailed regional analysis that includes Racially/Ethnically draft was revised to include regional analysis that includes neighboring (R/ECAP) neighboring jurisdictions(other than San Bernardino County),and a specific Concentrated Areas of jurisdictions in San Bernardino County and Riverside County.Analyzed trends analysis of how patterns and trends have changed over time. Poverty in median income and racial demographics with the presence of a R/ECAP regionwide,including in the nearby cities of Ontario and San Bernardino.
Analyzed how patterns and trends have changed over time in the City and regionwide in neighboring jurisdictions.
3 AFFH Disproportionate Housing While the draft element was revised to add additional useful analysis,it was H-191/Cost Burden Provided a regional analysis of overpayment,including trends over time and Needs and Displacement Risk not sufficiently revised to completely address this finding.Specifically,the (Overpayment) trends in both San Bernardino County and nearby jurisdictions in Riverside element must still provide a regional analysis of overpayment,a local H-193/Overcrowding County.Added a map and local analysis of areas of known concentrations of analysis of substandard housing that includes any known concentrations of H-196/Homelessness substandard housing within the City based on data from local officials.Included substandard housing within the City,a local analysis and contributing factors an analysis of contributing factors to overcrowding,and noted programs to overcrowding,and a local analysis of persons experiencing homelessness encouraging ADU production to address the need for more affordable housing for any demographics or characteristics and impacts on protected stock and large households.Added a map and local analysis of persons characteristics. experiencing homelessness including demographic data on age,disability, gender,and race,and compared these characteristics with the overall population in the City.Linked the geographic targeting in programs for housing assistance with the areas experiencing higher rates of substandard housing. 4 AFFH Programs As noted above,the element requires a complete Affirmatively Furthering N/A The element was revised to include a full AFFH analysis.
Fair Housing(AFFH)analysis.Depending upon the results of that analysis, the City may need to revise or add programs.
1 of 3 https://mbakerintl.sharepointcom/sites/5BCTAHousingElements/Shared Documents/General/Upland/5th Draft HE/UpFrUPRe4o06.FR6L7rr229-15-2024
Upland Housing Element Update
May 2024(5th) Draft
Response to April 12, 2024 HCD Letter Comments
# hapter ••is HCD Comment(4-12-24 Letter) Page#/Section Response/Revisions
5.1 Sites and Resources Suitability of Nonvacant Sites While the element was revised to provide a more thorough and detailed H-107-H-129/Non- The element was revised to include the evaluation of each non-vacant site analysis and lists some recent projects in Table B-8,characteristics of these Vacant Sites against each of the five criteria.Table B9 was added to show that every site project sites should be more clearly linked to the criteria provided on Page H- meets at least three of the five criteria shown. 105,and to the sites in the inventory in order to demonstrate that selected sites will develop at a similar capacity,and that similar existing uses have not The"Similar Types of Non-Vacant Uses"was expanded on to describe the uses posed constraints on past projects. that have been recently developed and link them to the non-vacant sites.The description of the five criteria was expanded to provide a full rationale for each Additionally,the criteria on page H-105 listed as"Similar Types of Non- threshold.
Vacant Uses"should be further explained and linked to sites in the inventory based on enumerated similar uses. An evaluation of each of the 292 non-vacant sites has been provided in Table B9.Each site is evaluated against the five criteria from recently developed sites.
All 292 of the sites meet a majority,at least three of the five,criteria.270 sites meet at least four of the five criteria.110 of the sites meet all five of the five criteria.
5.2 Sites and Resources Suitability of Nonvacant Sites In addition,the element states that some sites have an existing use of H-113/Non-Vacant Site Clarified that there are no lease or other regulatory agreements on the 18 "public parking lot."The element should identify if there are any lease Descriptions public parking lots.Added information on the City's plans to surplus the land agreements or other regulatory agreements that would inhibit the after the construction of a downtown parking lot with the intent to develop development of housing on these lots during the planning period. affordable housing.
5.3 Sites and Resources Suitability of Nonvacant Sites As noted in the housing element,the housing element relies upon N/A The City is planning on re-adopting the Housing Element.A finding will be nonvacant sites to accommodate more than 50 percent of the Regional included in the adoption resolution state that based on substantial evidence, Housing Needs Allocation(RHNA)for lower-income households.For your the existing uses will be not impeded additional residential development. information,the housing element must demonstrate existing uses are not an impediment to 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.
5.4 Sites and Resources Suitability of Nonvacant Sites Finally,the element identifies sites with existing residential uses.Absent a H-67-70/Program 6 Program 6 was revised to include a replacement policy for sites with residential replacement housing policy,these sites are not adequate sites to uses projected to accommodate lower-income households. accommodate lower-income households.The replacement housing policy has the same requirements as set forth in Government Code section 65915, subdivision(c),paragraph(3).
2 of 3 https://mbakerintl.sharepointcom/sites/5BCTAHousingElements/Shared Documents/General/Upland/5th Draft HE/UpEraagYRespooQe4O Corp 2-15-2024
Upland Housing Element Update
May 2024(5th) Draft
Response to April 12, 2024 HCD Letter Comments
hapter Topic HCD Comment(4-12-24 Letter) Page#/Section Response/Revisions 6 Sites and Resources Publicly-Owned Sites The element identified City-Owned sites to accommodate a portion of the H-67-70/Program 6 Program 6 was amended to include a portion on the 18 City-owned public RHNA.The element should include a program with numerical objectives that parking lots.The parcels will be declared surplus during the planning period ensures compliance with the Surplus Land Act,provides incentives and with the intent to develop at least 96 lower and moderate income units,as actions along with a schedule to facilitate development of City-Owned sites. identified in the housing element.The City will provide outreach with Actions should include outreach with developers,issuing requests for developers and incentives as possible to develop the site.An estimated proposals,incentives,fee waivers,priority processing and financial timeline was added. assistance.
7 Programs Programs Based on the results of a complete sites inventory and analysis,the City may N/A The element was revised to include a full sites inventory analysis.An analysis of need to add or revise programs to address a shortfall of sites or zoning criteria was provided for each non-vacant site and additional narrative was available to encourage a variety of housing types. provided for each non-vacant site characteristic.Program 6 was revised to include a replacement policy and clearly identify the timeline,acreages, allowable densities,and anticipated units of the rezoning program.Compliance with the surplus lands act for publicly owned sites was also added to Program
6. 8 Programs Program 6(Adequate Sites to While this program has been revised to add more specificity as to the H-67-70/Program 6 Program 6 was revised to include the number of units projected in each rezone Accommodate Regional rezoning actions that will be taken,it must provide a timeline as to when area and anticipated timeline for completing rezoning.The timeline is as Housing Needs) these rezoning actions will be completed.The program must commit to provided to HCD in December 2023. acreage,allowable densities and anticipated units that will be rezoned to accommodate the City's shortfall.Please note,the element cannot be found in full compliance until these actions have been completed and submitted to HCD for review and approval.
9 Constraints Design Review While the draft element was revised to describe the evaluation process for H-52-H-54/Design The element was revised to clarify that the review process for ministerial and certain projects in the City,it must still describe the design review criteria Review Process non-ministerial projects are similar,and the described process is applicable to for non-ministerial projects and analyze the overall design review process as non-ministerial projects as well.The process does not add time to the review, a potential constraint on housing development. and projects are typically approved in one hearing.No projects have been rejected due to the design review process.Additionally,Program 8 includes a commitment to remove the AUP/CUP requirements on residential development and establish objectives standards for projects that are eligible for ministerial review.
10 Programs Programs Depending upon the results of a complete analysis of potential N/A The element was revised to include a full analysis of potential governmental governmental constraints,the City may need to revise or add programs and constraints. address and remove or mitigate any identified constraints. 3 of 3 https://mbakerintl.sharepointcom/sites/5BCTAHousingElements/Shared Documents/General/Upland/5th Draft HE/UpFrUeRe4oMe`t6 HP to722-15-2024
CITY OF UPLAND
. 4,, ...,..
:„.
R•ii. . • i -4 *.p.,. . •_. ii.,,, •,',.• . . .. . ..• _all , . . , _ —
__ _- ---77
._,_
,-• •
C'/-`,1,.4-. ;4 !..:„.,-„,,r... ,.. -., , f•. .., ...At--,:',..... : ,-.7',•45.' i 1 ' 1 • , 1 414*' . '",-.. - '-'•
.,,.. . :- , ,•1,o4:• . .. ' .,,,.7•.:;i0.. 2'*.•' - ! '' ' .. - I .II,III :
...-.,..Ir Alt. .-
;t ••' •'.'.4.,:''‘:•.;::.''-:,.--.4•4J.,.• .•.1- . '..'..,,,-p. ''r.V•!- ,', •"! • i'" , -"' . -- -.
I e i,
-':-...i-., •,,' „;.,.7-.,,.,i.;:!, .:,., -•••?,:4 .:. . . - .. ' _., . .;!.1.•,c6.,.,p.,,r;.r., ,,,,.2,4 --,___ _ , • 1 - . - - • • • . N_ ,_
. • ,, , i 1,,,...o,--0 f .
- --- ---
:ff. • ,
• .: , ,,.;:- '-,,:'t",".,,, ,14,4.11.g.;'..!:„1:' 14'.. • . '' '''''i Ti.14.****::.il_ .'it:f'-_..ri Aiii_.: ;, ...-'.. 4 ,,,t g•.' :
-''''-*7:'-f'.•.'''... -.:,,t 7::,_=',21---:,:'...
_ A' ',../ ,.,,:‘.P'.:I:,-...- . )%:.:;41 .-:. --'',..._-, .' •::..... ' .7.'-' _ '-----'-' :.:1' ''.-k -;iii:'''''"..:-. N , - - ....
ijAl - .1..i. -.k.v......7.7;:;:,,,i;a. :. _IN,:,:,.,„ • . -__.1_ _, _ _ ,_ ., , -,,,, • . ._ , .ii,=-- ---,„. :-`i,- -- .,11.____._,
; i i i 1_1-7;=--f-fiii;;"'"- ‘ _ :7.,,,,,- ,.:„.........R. , . 4. .,!- 'IT. '-1' •-Tli -..".* - \:,.- • '
(I
: :04"" - • J. , 1
.. 11 , ,'. -..,,, '
III")' 1 I t 0 1
' . '' i - -- • • .411,..' • • , .14 . ..,,, .
:r_i- -;.- so iff ; --.t.. . •, •--*--•-7...N.I\ ..... • .., .
.. .... .,
_
bJ
i " lit --• 1:..i:.
., ,..•
,
,,1.1. • . ''''An
• oHl --:‘ ... 14 Hjofi 1 . . i
i
, ,
------,mmnamammum
City of Upland
Housing Element
and May 2024
City Council Resolution No. 6697
Mr
May 2024
Contents
1. Introduction H-1
Background H-1
Related Plans H-1
Public Outreach H-2
2. Housing Needs H-11
Demographic Trends H-11
Housing Characteristics H-14
Special Housing Needs H-22
Affordable Housing at Risk of Conversion H-29
2021-2029 Housing Needs H-31
3. Constraints Analysis H-32
Market Constraints H-32
Land Use Controls H-34
Permitting Process H-49
Environmental and Infrastructure Constraints H-56
4. Housing Resources H-59
Land to Accommodate New Housing Needs H-59
Financial and Administrative Resources H-59
5. Housing Plan H-62
Goals and Policies H-62
Housing Programs H-64
Tables
Table H-1 Public Comment Summary H-5
Table H-2 Affordable Housing Costs—San Bernardino County H-18 Table H-3 Overpayment by Income Category—Upland H-21 Table H-4 Extremely-Low-Income Housing Needs—Upland H-22 Table H-5 Elderly Households by Income and Tenure—Upland H-22 Table H-6 Disabilities by Employment Status—Upland H-25 Table H-7 Developmental Disabilities—Upland H-25 Table H-8 Publicly Assisted Lower Income Rental Units in Upland H-29 Table H-9 Upland Regional Housing Needs Allocation,2021-2029 H-31 Table H-10 Development Fees,City of Upland H-33 Table H-11 Development Impact Fees,City of Upland H-33 Table H-12 Fee Comparison for Single-Family and Multifamily Development H-34 Table H-13 Land Use Designations Allowing Housing H-35 Table H-14 Specific Plans Allowing Housing H-35 Table H-15 Permitted Uses in Zones Allowing Residential Uses H-36 Table H-16 Permitted Uses in Mixed Use Zones H-38 Table H-17 Residential Development Standards H-44 Table H-18 Residential Parking Standards H-45 Table H-19 Multiple-Family Parking Standards H-46 Table H-20 Permit Process and Time Frame for Housing Projects H-50 Table H-21 Housing Element Quantified Objectives H-82 Figures
Figure H-1 Population Growth 2000-2020—Upland vs. SCAG Region H-11 Figure H-2 Population by Age and Gender—Upland H-12 Figure H-3 Household Size by Tenure-Upland H-12 City of Upland General Plan Housing Element Page H-i
May 2024
Figure H-4 Employment by Industry-Upland H-13
Figure H-5 Employment by Occupation-Upland H-13 Figure H-6 Housing Units by Type—Upland vs.SCAG Region H-14 Figure H-7 Housing Tenure—Upland vs.SCAG Region H-15 Figure H-8 Housing Tenure by Age—Upland H-15
Figure H-9 Vacant Units by Type—Upland vs. SCAG Region H-16 Figure H-10 Age of Housing Stock—Upland vs. SCAG Region H-17 Figure H-11 Median Sale Price for Existing Homes—Upland vs.SCAG Region H-18 Figure H-12 Monthly Owner Cost for Mortgage Holders—Upland vs.SCAG Region H-19 Figure H-13 Percentage of Income Spent on Rent—Upland H-19 Figure H-14 Rental Cost by Income Category—Upland H-20 Figure H-15 Overcrowding by Tenure—Upland vs. SCAG Region H-20 Figure H-16 Disabilities by Type—Upland H-24 Figure H-17 Disabilities by Type for Seniors 65+—Upland H-24 Figure H-18 Female Headed Households—Upland H-26 Figure H-19 Female Headed Households by Poverty Status—Upland H-27 Figure H-20 Agricultural Employment—Upland H-28 Figure H-21 Very High Fire Hazard Severity Zone-Upland H-58 Figure H-22 Rezone and Upzone Areas H-68
Appendices
Appendix A Evaluation of the Prior Housing Element
Appendix B Sites Inventory
Appendix C Fair Housing Assessment
Appendix D Public Comments
Appendix E Divestment of Thrall Hall
City of Upland General Plan Housing Element Page H-ii
May 2024
1. INTRODUCTION
Background
The State of California recognizes that an adequate supply of affordable housing for all income levels is a fundamental need for all communities.To achieve that goal,it is critical that all local governments share in the responsibility of implementing solutions to address local and regional housing needs.To that end,all California local governments are required to prepare a Housing Element that specifies how the community will plan for its housing needs.
The detailed statutory requirements for Housing Elements are codified in the California Government Code (§§65580-65589).The Housing Element must contain an identification and analysis of its existing and projected housing needs; an analysis of governmental and nongovernmental constraints to meeting those needs; and goals,policies,programs and objectives to further the development,improvement,and preservation of housing.
This Housing Element includes the following six sections:
• Chapter 1,Introduction provides an introduction to the statutory authority and requirements for the Housing Element,related planning efforts,and a description of the public outreach process. • Chapter 2, Community Profile provides an analysis of demographic and housing characteristics; current and future housing needs;and analysis of fair housing issues. • Chapter 3, Constraints Analysis provides an analysis of the governmental and nongovernmental constraints that affect the development,maintenance,and improvement of housing for all income groups. • Chapter 4, Housing Resources provides an analysis of the available land for housing, as well as the financial resources and administrative capacity to manage housing programs. • Chapter 5,Program Evaluation provides a review of the City's accomplishments relative to the programs and objectives established in the prior Housing Element.
• Chapter 6, Housing Plan establishes goals, policies, and implementation programs to address the development,improvement,and conservation of housing to address housing needs in Upland for the next 8 years.
Related Plans
This Housing Element is related to several other local planning efforts, some of which are mandated by the State of California or the federal government. The most important of these related plans and programs are summarized below.
• General Plan Consistency. The Housing Element is a component of the City's General Plan and must be consistent with other General Plan elements. The sites identified in this Housing Element for future housing development are correlated with the Land Use Plan shown in the Land Use Element.The City will maintain consistency between General Plan elements by ensuring that any proposed changes in this Housing Element that would result in an inconsistency with another element will be reconciled through amendments to other elements. As an example, a Housing Element program calling for changes to land City of Upland General Plan Housing Element Page H-1
May 2024
use designations to create additional capacity for future housing development would be implemented through amendments to the Land Use Element.
• Water and Sewer Services. The Water Division of the Public Works Department, San Antonio Water Company, West End Consolidated Water Company, and Water District of Southern California provide water to Upland residents. The Inland Empire Utilities Agency (IEUA) and the City provide wastewater services in Upland.In accordance with State law,the City provides a copy of its Housing Element to each water and wastewater service agency. These agencies are required to establish a priority system for water and sewer services to housing projects serving lower-income households in accordance with Section 65589.7 of the Government Code.
• City of Upland Consolidated Plan.The City of Upland is an entitlement jurisdiction and receives housing and community development funds directly from the federal government.Upland's Consolidated Plan was last revised for the 2021-2024 period. The housing, community development, and economic needs identified in the Consolidated Plan have been evaluated as part of the 2021 Housing Element update process to ensure that these efforts work together to address the community's needs.The Housing Element also reflects the public housing agency plan prepared by the San Bernardino County Housing Authority.
Public Outreach
The Housing Element Update process provided numerous opportunities for Upland residents and other stakeholders to be involved in shaping the City's housing policies and programs. From the outset, diligent efforts were made to involve all economic segments of the community and persons with special needs in the development of the housing element. A list of community stakeholders was compiled based upon City knowledge and previous projects including the Upland Consolidated Plan, and direct mail notice was sent to all parties inviting them to participate.To ensure all economic segments of the community were engaged in the Housing Element Update process, direct mail notice was sent out to 35 stakeholders, including specifically those who represent lower-income and special needs groups; the list is provided below. The stakeholders represent a variety of special needs groups active in the City and larger region. Additionally, further public outreach was conducted in January and February 2024, specifically targeting groups who ae comprised of and represent lower-moderate income populations and special needs populations.
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.
As an entitlement city, Upland also conducts an extensive public outreach process every four years as part of the Consolidated Plan process. The City is including Program 22 to provide for additional public outreach efforts in the future.The program includes the following, specific outreach efforts:
• 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 Inland Fair Housing and Mediation Board (IFHMB) will continue providing educational opportunities for property owners,property managers, and residents in Upland concerning the law as it pertains to reasonable accommodations and City of Upland General Plan Housing Element Page H-2
May 2024
reasonable modifications. The City will contract with IFHMB to provide two workshops per year in the City,with one workshop per year serving as a general introduction to fair housing laws and possible discrimination, and one workshop each year being specifically focused on housing issues faced by persons with disabilities and the reasonable accommodation and modification processes. • The City will also contract with IFHMB at least once during the planning period to fund matched pair testing in Upland to address issues of possible discrimination based on disability as well as race,familial status,national origin,disability and other protected categories.
The following is a summary of the outreach activities that were held over the course of the Housing Element update.Table H-1 below provides a summary of public comments received during preparation of the Housing Element and how those comments are addressed in the Housing Element. Written correspondence received during the course of the Housing Element update is provided in Appendix D. Copies of HCD's review letters and summaries of the City's revisions to the Housing Element in response to HCD comments are also available as part of the Planning Commission and City Council meeting materials posted on the City's Housing Element web site ( https://www.uplandca.gov/2021-2029-housing-element-update) . • Housing Element Interest List. At the beginning of the Housing Element update process the City compiled a list of agencies, organizations and other stakeholders with expertise in housing issues, particularly those that provide or advocate for lower-income households and persons with special needs.
The City distributed notices of public meetings to these parties by direct mail or email prior to each meeting. • Housing Element Website.At the beginning of the update process a web page was created on the City's website where background information, meeting notices, draft documents, and other relevant materials regarding the Housing Element update were posted. The website was updated throughout the course of the project.
• Frequently Asked Questions.The City prepared an FAQ containing background information regarding Housing Element requirements,including the RHNA process and assessment of housing needs,which was posted on the Housing Element web page.
• Public Workshops.The City held two public workshops with the City Council and Planning Commission in February and June 2021 prior to the preparation of the draft Housing Element to provide decision- makers and interested stakeholders with background information on Housing Element requirements and to solicit comments regarding housing needs and policy options. Public comments were considered in the preparation of the draft Housing Element,which was posted for public review on September 16,2021. • Joint Study Session.After preparing the draft Housing Element and prior to submitting the draft to the Department of Housing and Community Development (HCD), a joint study session was held on September 23,2021 with the Planning Commission and City Council to review the draft Housing Element and its goals, policies, and implementation programs. Stakeholders on the Housing Element interest list were invited to attend and offer comments on the draft Housing Element.The draft Housing Element was then revised to incorporate comments received at this meeting.
Comments on the draft Housing Element focused on housing affordability and the challenges faced by local governments in addressing those needs. Specific comments included the following:
✓ The elimination of the redevelopment agency has diminished the City's ability to address housing problems
City of Upland General Plan Housing Element Page H-3
May 2024
✓ ADUs provide opportunities for affordable housing but also bring challenges such as adequate parking ✓ More housing also increases the City's cost of providing adequate services such as infrastructure and public safety
• HCD Review.The draft Housing Element was submitted to HCD for review on September 24,2021.On November 22, 2021 HCD issued a letter finding that the draft element addresses many statutory requirements;however,revisions will be necessary to comply with State Housing Element Law. • Planning Commission Review. After receiving HCD's November 22, 2021 review, a revised draft Housing Element was prepared addressing HCD's comments. The revised draft Housing Element was posted for public review on March 16, 2022 and a public meeting was held by the Planning Commission on March 23, 2022 to review HCD comments, other public comments and the revised draft Housing Element. An agenda and invitation to attend the meeting was sent to all parties on the Housing Element interest list. Comments offered at the meeting included whether changes to parking requirements would result in adequate parking for new housing developments. A letter dated February 28, 2022 was also submitted by YIMBY Law(see Appendix D).
• HCD Review#2.Following the March 23,2022 Planning Commission meeting the revised draft Housing Element was submitted to HCD for review on March 24, 2022. On May 23, 2022 HCD issued a letter finding that the draft element addresses some statutory requirements described in HCD's November 22, 2021 review;however,additional revisions are necessary to fully comply with State Housing Element Law. • Planning Commission Public Hearing.After receiving HCD's May 23,2022 comments a revised draft Housing Element was prepared addressing HCD's comments. The revised draft Housing Element was posted for public review on September 29, 2022 and on October 5, 2022 the Planning Commission conducted a public hearing to review the revised draft Housing Element.At the conclusion of the hearing the Planning Commission adopted a recommendation for City Council approval of the Housing Element.
In addition to the formal public hearing notice, direct notice of the hearing was provided to all parties on the Housing Element stakeholder list.
• City Council Public Hearing. On October 24, 2022 the City Council conducted a public hearing to review the revised draft Housing Element. At the conclusion of the hearing the City Council adopted a resolution approving the revised draft Housing Element. • Targeted Stakeholder Outreach. 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 City of Upland General Plan Housing Element Page H-4
May 2024
• 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).
The revised Housing Element was published for a full seven day public review from February 5th to February 12th,2024. No public comments were received.
Chapter 5, the Housing Plan, describes the City's goals,policies and specific program actions over the next 8 years to address issues raised during the public outreach process (see also Table H-1).
Table H-1 Public Comment Summa
Comment Response
There is a limited amount of vacant land remaining for The availability of vacant land suitable for housing housing development in Upland. The RHNA goals assigned development is a significant problem in most cities in to the city are far higher than in the past. How can the city Southern California,particularly those that are near major achieve these goals? employment centers. Over the past several decades, most of the vacant properties in the urban areas without major
development constraints such as steep slopes,floodplains, or wildland fire hazards have already been developed.
Therefore,a large component of new housing development is occurring through redevelopment of previously developed properties that are economically or physically underutilized.
Appendix B of the Housing Element identifies underutilized properties that are suitable for redevelopment and the
following programs encourage the redevelopment of those properties for housing or mixed use: Program 6:Adequate Sites to Accommodate Regional Housing Needs; Program 7:
Specific Plans; Program 8: Reduce Potential Constraints to Housing Development; Program 9:Accessory Dwelling Units; Program 11: Neighborhood Improvements; Program 15:
Housing Incentives.
Accessory dwelling units(ADUs)can provide additional ADUs are an important strategy for meeting housing needs, housing opportunities. especially for single persons and small households.The City encourages production of ADUs through a variety of methods as described in Program 9:Accessory Dwelling Units.
Past underproduction of housing has resulted in higher prices Many factors contribute to high housing cost,and the and rents that make it difficult for younger persons to live in problem is not unique to California.While cities play an the community.A market-based solution is needed to provide important role in housing production,there are also many more housing. factors that are beyond the City's control,such as housing speculators and investors,State environmental regulations, private business decisions,the cost of labor and materials, federal economic policies, interest rates,etc.
The following programs are intended to facilitate housing production in all areas of Upland: Program 6:Adequate Sites to Accommodate Regional Housing Needs, Program 7:
Specific Plans; Program 8: Reduce Potential Constraints to Housing Development; Program 9:Accessory Dwelling Units; City of Upland General Plan Housing Element Page H-5
May 2024
Program 11: Neighborhood Improvements; Program 15:
Housing Incentives.
How will the City pay for the additional cost of providing California cities face major fiscal challenges in providing public services to new housing? public services.After the passage of Proposition 13 in 1978 and its limitation on local governments'property tax
revenues, local governments have faced increased difficulty in providing and financing appropriate public services and facilities to serve residents. One of the main consequences of Proposition 13 has been the shift in funding of new
infrastructure from general tax revenues to development impact fees and improvement requirements on developers, which has contributed to increased housing costs.
The Housing Element addresses this issue by encouraging efficient housing development patterns and provision of infrastructure as described in Program 6:Adequate Sites to Accommodate Regional Housing Needs, Program 7:Specific
Plans; Program 8: Reduce Potential Constraints to Housing Development; Program 9:Accessory Dwelling Units;
Program 10:Water Priority System, Program 11:
Neighborhood Improvements;and Program 15: Housing
Incentives.
Prioritize rezoning in high resource, historically exclusionary It is important to recognize that the residential areas of the neighborhoods. Many of the highest resource neighborhoods city are nearly built-out,and State laws already facilitate with the best access to jobs,good schools,and other more housing opportunities in existing residential areas amenities have histories of exclusion which are still reflected through ADUs and SB 9 lot splits. Redevelopment in in their zoning.Cities should rezone to allow more housing residential areas also could lead to displacement of existing opportunities in those neighborhoods, particularly those with occupants.Commercial and industrial areas have the low Vehicle Miles Traveled,as part of their Housing greatest opportunity for additional housing.
Elements. The following programs are intended to facilitate housing production in all areas of Upland: Program 6:Adequate Sites to Accommodate Regional Housing Needs, Program 7:
Specific Plans; Program 8: Reduce Potential Constraints to Housing Development; Program 9:Accessory Dwelling Units; Program 11: Neighborhood Improvements; Program 15:
Housing Incentives.
Establish a strong tenant protection ordinance so that new Strong tenant protections are already provided under State housing benefits everyone. Development should not and Federal law.The City helps to facilitate tenant protection permanently displace current residents. Housing replacement through partnerships with fair housing organizations and programs,temporary housing vouchers,right of return,and enforcement of existing laws.The following programs demolition controls will create stability for renters while address this comment: Program 2: HOME Improvement; allowing new homes to be built for new households and to Program 4: Rental Acquisition and Rehabilitation; Program 6:
accommodate the growth associated with RHNA. In your Adequate Sites to Accommodate Regional Housing Needs; sites inventory and rezoning programs,you should prioritize Program 13: Rental Housing Assistance; Program 15:
development on sites with owner-occupied housing& Housing Incentives; Program 16: Mobile Home Rent commercial uses over those with existing rent-controlled Stabilization; Program 17:Affordable Housing at Risk of apartments or other rental housing with lower income Conversion to Market Rate; Program 19,Administrative residents. Capacity; Program 20: Housing for People with Disabilities or other Special Needs; Program 21:Affirmatively Furthering Fair Housing.
Support homeownership opportunities for historically The City helps to facilitate homeownership for all segments excluded groups. Homeownership continues to be a path to of the community through the following programs: Program 2:
building financial security and inter-generational wealth, HOME Improvement; Program 3: Emergency Repairs for City of Upland General Plan Housing Element Page H-6
May 2024
which has been systematically denied to many Americans. Homeowners, Program 4: Rental Acquisition and As a society,we need to make this right by intentionally Rehabilitation; Program 6:Adequate Sites to Accommodate offering opportunities to communities who have been Regional Housing Needs, Program 12: Homeownership excluded.The housing element should identify opportunities Assistance, Program 15: Housing Incentives; Program 17:
to create a variety of for-sale housing types and create Affordable Housing at Risk of Conversion to Market Rate; programs to facilitate property ownership among excluded Program 19:Administrative Capacity; Program 21:
groups. Affirmatively Furthering Fair Housing.
Adequately plan for density. Ensure that a site's density will The following programs are intended to facilitate housing accommodate the number of homes that are projected to be production at appropriate densities in Upland Program 6:
built. In addition,make sure height limits,setback Adequate Sites to Accommodate Regional Housing Needs; requirements, FAR,and other controls allow for adequate Program 7: Specific Plans; Program 8: Reduce Potential density and the ability to achieve a site's realistic capacity. Constraints to Housing Development; Program 15 Housing Housing will not be feasible if you have a high density paired Incentives. with low height limits.This density should be emphasized around jobs and transit and should go beyond the Mullin density in those areas.
Provide sufficient zoned capacity to accommodate all income The Housing Plan identifies sites and zoning strategies to levels,including a minimum No Net Loss buffer of 30%. Not accommodate all income levels as assigned through the every site will be developed at maximum density during the RHNA.State law(Government Code 65583.2(h))requires eight-year planning period. Identify an ample amount of zoning to accommodate 100%(not 130%)of the RHNA opportunity sites and zone the sites to accommodate lower- allocation for lower-income households. income housing types(usually a statutory minimum of 30 The following programs are intended to facilitate housing dwelling units per acre)to give the city the best chance at production at appropriate densities in Upland Program 6:
meeting its RHNA. Adequate Sites to Accommodate Regional Housing Needs; Program 7:Specific Plans; Program 8: Reduce Potential
Constraints to Housing Development; Program 15 Housing
Incentives.
Use data from the 5th Cycle to calculate the likelihood of Calculating the likelihood of development on the basis of development for your 6th Cycle site inventory Likelihood of development during the previous housing cycle is not a valid development is a measure of the probability of an inventory methodology for estimating current potential for development site being developed during the planning period.The median due to significant changes in market conditions over the past likelihood of development across the state is 25%, meaning decade.The"Great Recession"that began in 2007-08 only one of every four sites will likely be developed during the resulted in a near-catastrophic collapse in property values planning period for the median city. Incorporating the and housing construction, particularly in the Inland Empire. likelihood of development into the zoned capacity will set the The RHNA is a planning goal,and cities are required to city up to successfully achieve their RHNA,making the identify adequate sites that could accommodate the RHNA housing element less of a paper exercise and more of an allocation.State law recognizes that cities do not have actionable,functional document. control over many aspects of the development process,and therefore achieving the RHNA is not a legal mandate. Many strategies have been suggested that the State Legislature could adopt to stimulate housing production,such as CEQA reform and real estate tax policy, but it has declined to do so.
To address this comment,the following programs identify actions the City intends to take to facilitate additional housing development: Program 6:Adequate Sites to Accommodate
Regional Housing Needs; Program 7: Specific Plans;
Program 8: Reduce Potential Constraints to Housing
Development; Program 9:Accessory Dwelling Units;
Program 11: Neighborhood Improvements; Program 15:
Housing Incentives.
Commit to an automatic mid-cycle adjustment if ADU The Housing Element utilizes HCD"safe harbor" permitting activity is lower than estimated in the housing methodology in estimating future potential for ADU City of Upland General Plan Housing Element Page H-7
May 2024
element.We highly recommend complying with HCD's production.This comment is addressed in Program 9:
standards of using one of its"safe harbor"methodologies to Accessory Dwelling Units,which includes a mid-cycle review anticipate future ADU production. However, if the city is and adjustment. 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.
Incentivize new ADUs, including those that are rent-restricted It should be noted that ADU regulations beyond those for moderate or lower-income households or that are authorized in State law is prohibited.Also,after the State's prioritized for households with housing choice vouchers. dissolution of redevelopment agencies a significant source of Consider offering low-or no-interest loans,forgivable loans, City funding for housing was eliminated. Many worthwhile impact fee waivers for ADUs that are 750 square feet or housing activities now compete for scarce public subsidies larger,allowances to facilitate two-story and second story such as CDBG and HOME funds.This comment is also ADU construction,etc. addressed in Program 9:Accessory Dwelling Units.
Allow residential to be built in areas that are zoned for The following programs are intended to facilitate housing commercial use.There are a myriad of ways to do this, but a production in areas currently zoned for commercial use:
housing overlay is one common policy.Additionally,consider Program 6:Adequate Sites to Accommodate Regional eliminating new commercial space in mixed-use Housing Needs; Program 7:Specific Plans; Program 8:
developments where there is not a strong demand or there is Reduce Potential Constraints to Housing Development; otherwise a glut of commercial space that is unused or Program 9:Accessory Dwelling Units; Program 11:
frequently vacant. Neighborhood Improvements; Program 15: Housing Incentives.
Allow flexibility in inclusionary zoning.Cities should require "Inclusionary housing"refers to a requirement that a portion different percentages for different AMI levels.Additionally,we of new housing is made available at affordable rents or urge cities to incentivize land dedication to affordable prices.There are valid arguments among experts for and developers in order for market-rate developers to meet their against such policies,and each city must evaluate whether inclusionary requirements.Avoid getting trapped into thinking inclusionary requirements are appropriate.There are that the affordable units must be"sprinkled throughout"the currently no inclusionary requirements in Upland,and market-rate units,or require the market-rate units to look inclusionary housing is not a requirement of State housing exactly the same as the affordable ones.This should be law. balanced against not locating all of the affordable units in one place and ghettoizing neighborhoods by creating or
perpetuating racially concentrated areas of poverty.
Ensure that the city has a ministerial process for housing This comment is addressed in Program 8: Reduce Potential permitting,especially multi-family housing,and remove Constraints to Housing Development.With regard to impact impact fees for deed-restricted housing.A discretionary fees,the elimination of such fees for affordable housing process for housing development creates uncertainty and would need to be backfilled from another source or there adds to the cost of construction. For example, multi-family would be insufficient funds to provide the public facilities paid housing should not require a conditional use permit or city for by impact fees.There are limited sources of funding that council approval unless the builder is asking for unique and could be used to offset that loss. extraordinary concessions. Right-sizing governmental
constraints,entitlement processes,and impact fees will help the city successfully meet its RHNA.
Reduce parking standards and eliminate parking minimums. This comment is addressed in Program 8: Reduce Potential Minimum parking requirements are a major constraint on Constraints to Housing Development. 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.
City of Upland General Plan Housing Element Page H-8
May 2024
Cap fees on all new housing. Most construction costs are The City is serious about facilitating the construction of new outside the City's control,but reducing impact fees can housing. However,this comment disregards the fact that demonstrate that a city is serious about building new impact fees are determined by the cost of providing public housing.At a minimum,cities should delay the collection of services and facilities,and cannot be reduced without impact fees until the issuance of the certificate of occupancy rendering the services financially infeasible. 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.
Provide local funding. One of the largest barriers to building This comment correctly notes that public funding is a major new affordable homes is the lack of city/county funds limiting factor on affordable housing development. However, available to assemble sites, provide gap funding,and to pay increased taxes on real estate is not a universally accepted for dedicated staff.Without new funding,especially at the strategy for raising additional funding.A statewide real estate local level,we will not be able to build more affordable transfer tax of$1.10 per$1,000 is assessed on transactions. homes.There are three new revenue streams that should be In addition,SB 2 of 2017(the Building Homes and Job Act) considered: 1)Transfer tax,a one-time payment levied by a requires County Recorders to charge an additional$75 fee at jurisdiction on the sale of a home, may be utilized to raise the time of recording every real estate instrument,paper,or much needed revenue to fund affordable homes;2)Vacancy notice,except those expressly exempted from payment of tax may be collected on vacant land to convince landowners recording fees, per each transaction per parcel of real to sell their underutilized properties and be used to fund the property, not to exceed$225 per single transaction. Funds construction of affordable homes;3)Commercial linkage fees raised by this fee are used to support affordable housing. should be adopted or revisited for increases on new
commercial developments.
Upland Housing Element Stakeholders
Pacific Lifeline San Bernardino,CA 92405
315 N. San Antonio Avenue info litimeforchangefoundation.or.
Upland,CA 91786
Line Housing
Foothill Family Shelter 3590 Elm Avenue.
1501 W.9th Street,Suite D Long Beach,CA 90807 Upland,CA 91786
National CORE
Inland Regional Center 9421 Haven Avenue
1365 S.Waterman Avenue Rancho Cucamonga,CA 91730
San Bernardino,CA 92408
Inland Fair Housing and Mediation Board
San Bernardino County Housing Authority 1500 South Haven Avenue,Suite 100 1200 N.Campus Avenue Ontario,CA 91761
Upland,CA 91786
Inland Valley Hope Partners
1753 N.Park Avenue Neighborhood Partnership Housing Services Pomona,CA 91786 9551 Pittsburgh Avenue
Rancho Cucamonga,CA 91730
Inland Valley Recovery Services Neighborhood Housing Services of The Inland Empire 1260 E.Arrow Hwy 1845 Business Center Drive South,Suite 120 Upland,CA 91786 San Bernardino,CA 92408
Time for Change Foundation Building Industry Association 2164 N.Mountain View Ave 3891 11th Street
City of Upland General Plan Housing Element Page H-9
May 2024
Riverside,CA 92501
Century Communities
Apartment Association Greater Inland Empire 4695 MacArthur Court,Suite#350 8250 White Oak Avenue,Suite 00 Newport Beach,CA 92660 Rancho Cucamonga,CA 91730
Frontier Communities
County of San Bernardino Economic Development 2151 E.Convention Center Way Agency Suite 114
385 N.Arrowhead Avenue Ontario,CA 91764
San Bernardino,CA 92455
San Bernardino Association of Governments
Lewis Land Developers 1170 W.3rd Street,Suite 140 1156 N.Mountain Avenue San Bernardino,CA 92410
Upland,CA 91786
Upland Chamber of Commerce
KB Homes 215 N.2nd Ave Suite D
36310 Inland Valley Drive Upland,CA 91786
Wildomar,CA 92595
OmniTrans
Lennar Homes 1700 W.Fifth Street
980 Montecito Drive,Suite 302 San Bernardino,CA 92411 Corona,CA 92879
Community Action Partnership of San Bernardino
RC Homes,Inc. County
Ridge Crest Real Estate,LLC 696 S.Tippecanoe Avenue 550 N.Larchmont Blvd.,Suite 201 San Bernardino,CA 92408 Los Angeles,CA 90004
Upland Unified School District
GFR Homes 390 N.Euclid Avenue
434 N.2nd Avenue Upland,CA 91786
Upland,CA 91786
Habitat for Humanity California
Williams Homes 2200 Ritchey Street
21080 Centre Pointe Pkwy. Santa Ana,CA 92705
Santa Clarita,CA 91350
Pomona Valley Habitat for Humanity
Diversified Pacific 2111 Bonita Ave
10621 Civic Center Drive La Verne,CA 91750-4927
Rancho Cucamonga,CA 91730 [email protected]
Taylor Morrison San Bernardino Area Habitat for Humanity 4695 MacArthur Court 25948 Business Center Dr
8th Floor Redlands,CA 92374
Newport Beach,CA 92660
[email protected] Southern California Association of Non-Profit Housing 340 E.2nd Street,Suite 406
Los Angeles,CA 90012
Jamboree Housing Corporation
17701 Cowan Suite 200
Irvine,CA 92614
City of Upland General Plan Housing Element Page H-10
May 2024
2. HOUSING NEEDS
This chapter provides an overview of Upland's demographic, economic, housing, and special needs characteristics and trends and identifies issues that affect the city's existing and future housing needs.
Demographic Trends
Population Growth
Upland had an estimated 2020 total population of 78,814 including 682 living in group quarters according to the California Department of Finance. Figure H-1 shows population growth trends in Upland from 2000 to 2020. Over this period Upland's annual growth rate of 0.7%was the same as the region as a whole.
Figure H-1 Population Growth 2000-2020—Upland vs. SCAG Region
84.0 19_5
78_0 19.0
76.0 18.5
44 74.0 18.0
72.4 17,5
74.4 17.0=
~GS_4 16,5
66.4 16.0
64.0 15,5
62.0 15_o
2000 2005 2010 2015 2020
Upland 68,393 72,216 73,732 76,620 78,814 �SGAf 16,516,703 17,541,873 18,051,534 18,731,941 19,021,787 CA DOF E-5 Popuioiron and Nausing Unit Estimates
Population Age and Gender
Different age groups have different housing needs based on lifestyles,family types,income levels,and housing preference. Typically, younger households seek affordable rental housing opportunities as they begin their careers. As adults spend more time in the workforce and form families, they may seek larger homes and opportunities to build equity through home ownership. Seniors may eventually choose to trade down larger homes that once accommodated children to smaller and more affordable homes.
The population of Upland is 48%male and 52% female.The share of the population of Upland that is under 18 years of age is approximately 22%,which is slightly lower than the regional share of 23%. Upland's seniors (65 and above) make up about 15% of the population compared to 13% for the regional as a whole (Figure H-2).
City of Upland General Plan Housing Element Page H-11
May 2024
Figure H-2 Population by Age and Gender— Upland
4r0
3,000
2,000
�°°° i
aa � dis ■ _ _° RVRIk -- . ■ � �'
Z�-28 3�34 3r3@ 4Q-i4 45-49 59-a42,000
�_ 1 - ■ i . . . 1
3,000 -
4r000 — -
■Male ■Female
Amerioort Community Swuey 2 014-2 018 5-Year estimotes
Household Size
Figure H-3 illustrates the range of household sizes in Upland for homeowners,renters,and overall.The most commonly occurring household size is of two people (33%) and the second-most commonly occurring household is of one person(23%).Upland has a similar share of single-person households as the SCAG region overall (23%) and a smaller share of large households with 7+ persons than the SCAG region overall (1%vs. 3%).
Figure H-3 Household Size by Tenure - Upland
40.0/. 3 4 -
35.096 tis -
30.Y —
s15.0
L i II rri. ,
N. 5
fi
Mi
5=
4.06 1 = 3 4 5 6 7+ Number of People per Household
•Renter ■owner ■Total
Amerimtr Community Sarvey 2 01 4-2 013 5-year estimotes.
Employment Characteristics
According to recent Census estimates, Upland has 37,178 workers living within its borders who work across 13 major industrial sectors. Figure H-4 shows that most prevalent industry for Upland residents is Education &Social Services with approximately 24% of the total while the second most prevalent industry is Retail trade with 12% of employed residents. The largest employers in Upland are San Antonio Community Hospital, Upland Unified School District,Home Depot and Upland Rehabilitation and Care Center.
City of Upland General Plan 1 Housing Element Page H-12
May 2024
Figure H-4 Employment by Industry - Upland
Aglc,L_t,.re ' 136
Construction 2,181
Manufacturing 3,530
Wholesale Rrride 1,025
Retail Trade 4,339
Transportation 2,870
Information 660
Finance 2,385
Professional Services 4,190
Education&Social Services 8,799
Arts,Entertainment,Recreation 3,385
Crtlier 2,090
Public Adminiristr lion 1,588
0 1,000 2r000 3,000 4,1500 5,000 6,000 7,000 8r000 8,400 10r0O0 Amerimn Community 561Tvey 2 014-2 013 5-year estin]otes wing groupings of 2-digit 111.4105 codes.
As shown in Figure H-5,the most prevalent occupational category in Upland is Management,in which about 38% of employees work. The second-most prevalent type of work is in Sales, which employs about 25% of residents.
Figure H-5 Employment by Occupation - Upland
45.a.. —
40.0 . -
616627
35.0%
30.0%
a,sse
+2r�.� �743t617
15.0 1
A6
675,664
0.0% A Iii
�■
Management services Sales Natural Resources Production - Upland 382% 17.9% 24.6% 5.1% 13.6%
•SCAG 342% 19.6% 228% 8.6% 1_4.6%
• Upland •SCAG
American Community 5euvey 2014-2018 5-year esrimotes wing groupings o f SOC codes.
City of Upland General Plan Housing Element Page H-13
May 2024
Housing Characteristics
This section describes housing characteristics and trends including housing type, tenure (owner vs. renter), vacancy,age and condition,housing prices and rents,and homeownership rates.
Housing Type
A range in housing types and prices allows residents of all ages and incomes the opportunity to find adequate housing in Upland.As shownAgir -in Figure H-6, the most prevalent housing type in Upland is single- family detached homes. According to recent Department of Finance E' estimates, the share of all single-family housing units in Upland is approximately 64%,which is higher than the 62% share for the SCAG region as a whole. The estimated vacancy rate is 2.8% and the average household size (as expressed by the population to housing unit ratio) is approximately 2.9. '"7171:
Looking forward, the City of Upland anticipates continued residential growth in several focus areas and specific plan areas such as the Foothill Boulevard corridor,College Heights,and Downtown.
Figure H-6 Housing Units by Type— Upland vs. SCAG Region 1oc'K
90%
80%
16,164
50%
40%
30% 6,294
1 0% 1 762 2 915 I
365
— —
%
Sine Family Singe-Family Multifamily,2-4 Units Multifamily,5+Unite Mobile Homes Detached Attached
■Upland;%} 57.7% 6.3% 13.4% 22.5% 3.1%
■SCAG;%) 54.4% 7.2% 7.5% 27.3% 3.5%
C.4 DOFF-5 Population and Housing Unit Fsirmates
Housing Tenure
Tenure refers to whether a household owns or rents a home.Ample homeownership and rental opportunities allow people of all incomes and household sizes to choose the type of housing and location best suited to their needs and preferences. Vacancy rates, in combination with housing tenure, also affect the prices and rents charged for housing. Recent Census data estimated that Upland's housing stock consists of 26,875 total units, 14,718 of which are owner-occupied and 12,157 of which are renter-occupied (Figure H-7). The home ownership rate in Upland is slightly higher than in the SCAG region overall.
City of Upland General Plan Housing Element Page H-14
May 2024
Figure H-7 Housing Tenure— Upland vs. SCAG Region
60.0% 54.8%
55.%
50.0% 45.2% 47.5%
= 40.0%
30.0i6
" 20.06
10.0%
0.0%
Upland SCE`
■Owner(%) ■Renter(%)
Arnerioorr Community Swvey 2 014-2 013 5-year estimates.
Figure H-8 shows recent Census estimated of housing tenure for different age groups. As may be expected, younger residents are more likely to be renters while those over age 45 are more often homeowners.
Figure H-8 Housing Tenure by Age— Upland
4,000 —
3,500 —
3,000 —
2,500
2,004 —
1,500I[ L
1,000
54O
15-24 25-34 35-44 45-54 55-59 fi0 64 65-74 75-84 85+ ■0wner 43 1,024 1,784 2,980 2,031 1,858 2,711 1,611 676 ■Renter 732 3,389 2,842 2,082 920 812 853 332 195 Arnerioarr Community 5uuvey 2014-2013 5-year esrimotes.
Vacancy Rates
Housing vacancies are one measure of how well the supply of housing matches the demand.Typically,housing vacancy rates of 5% for apartments and 1% to 2% for owner-occupied homes are considered to be a healthy housing market with enough vacancies to provide consumers with sufficient choices for different types of housing products,and that developers have a financial incentive to continue building housing. Higher vacancy rates may lead to price depreciation while lower vacancy rates indicate a tight market and generally cause housing rents and prices to increase.
According to recent Census estimates, Upland's overall vacancy rate is approximately 2.8%. The various categories of vacant units for Upland and the entire SCAG region are shown in Figure H-9. In Upland the highest number of reported vacant units was "other" while "seasonal" vacant units were most common throughout the region. The estimated vacancy rate in 2019 was 0% for owner-occupied units and 5.7% for rental units.
City of Upland General Plan Housing Element Page H-15
May 2024
Figure H-9 Vacant Units by Type — Upland vs. SCAG Region 45%
3 35%
30% :--
> 25% 20.7%
2tP 1.
5 15% S2.
8 irr 8.3% 8.4 7.9% 10.2%
Ii II I.
4.0%0.3%
For Rent Rented For Sale Said Seasonal Migrant
■Upland ■SCE
Arm rime Community Stuvey 201¢20185-year estimotes.
Housing Age and Condition
Well-maintained housing is important for maintaining property values and neighborhood stability. However, the majority of homes in Upland are over 50 years old, indicating a need for ongoing maintenance and rehabilitation such as roof repair,painting,landscaping,and exterior finishes.Homes between 30 and 50 years typically require more significant maintenance and even renovation. Generally, homes built 50 or more years ago (unless well maintained) are more likely to require substantial repairs or need renovation.
Another concern related to the age of housing is That homes built prior to 1978 typically contain lead-based paint, which can cause hazardous health conditions for children (specifically, developmental delays). Health hazards occur when the paint chips and is inhaled by residents, particularly children. Since 1978, the federal government has banned the use of lead-based paint.
Figure H-10 shows the age of Upland's housing stock. City staff estimates that approximately 70-80% of housing units(approximately 21,000 units)may be in need of minor repair while one-third(approximately 9,000 units) may require more substantial rehabilitation.Most of the homes in need of repair are located in the older southern portions of the city,while the majority of newer housing is located in the northern area. The City's code enforcement activities are primarily based on complaints. When violations are noted, City staff directs residents to programs that may be available to assist lower-income residents with needed repairs.
City of Upland General Plan Housing Element Page H-16
May 2024
Figure H-10 Age of Housing Stock— Upland vs. SCAG Region 30%
25%
^�
20%
15%
10%
55b
5: r
2014& 2010- 2000- 199 - 1980- 1970- 1990- 1950- 1940- 1939& Later 2013 2009 1999 1989 1979 1969 1959 1949 Earlier Upland(%) 0_7% L9% 8.0% 8.1% 21.2% 24. % 16.6% 11_5% 3.4% 3.8% SCG(%) L0% L5% 10.1% 9.5% 15.0% 162% 14.5% 15.9% 6.9% 9.3% ■LI pland(%) ■SCAG{%M
American Comm: ry5ervey201¢20135-yearextimotes.
Housing Cost and Affordability
Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e.,County) median income(AMI):extremely low(30%or less of AMI),very-low(31-50%of AMI),low(51-80%of AMI), moderate (81-120%of AMI) and above moderate (over 120% of AMI). Housing affordability is based on the relationship between household income and housing expenses. According to HUD and the California Department of Housing and Community Development, housing is considered "affordable" if the monthly payment is no more than 30% of a household's gross income. In some areas, these income limits may be increased to adjust for high housing costs.
Table H-2 shows affordable rent levels and estimated affordable purchase prices for housing in San Bernardino County by income category for on a 4-person family.Based on 2022 State standards,the maximum affordable monthly rent for extremely-low-income households is $694,while the maximum affordable rent for very-low- income households is $1,100. The maximum affordable rent for low-income households is $1,760,while the maximum for moderate-income households is $2,623.
Affordable purchase prices are more difficult to determine due to variations in conditions such as mortgage interest rates and qualifying procedures,down payments,special tax assessments,homeowner association fees, and property insurance rates.With this caveat,the maximum home purchase prices by income category shown in Table H-2 have been estimated based on typical current conditions.
City of Upland General Plan Housing Element Page H-17
May 2024
Table H-2 Affordable Housing Costs — San Bernardino County Affordable Price
Income Category Maximum Income_ Affordable Rent (est.) Extremely low $27,750 $694 *
Very low $44,000 $1,100
Low $70,400 $1,760 *
Moderate $104,900 $2,623 $400,000 Above moderate Over$104,900 Over$2,623 Over$400,000 Assumptions:
-Based on a family of 4 and 2022 State income limits
-30%of gross income for rent or principal,interest,taxes&insurance plus utility allowance -10%down payment,5.5%interest,1.25%taxes&insurance,$300 HOA dues *For-sale affordable housing is typically at the moderate-income level Source:Cal.HCD;JHD Planning LLC
For-Sale Housing Cost
Between 2000 and 2018,median home sales prices in Upland increased 157%while prices in the SCAG region increased 151%. 2018 median home sales prices in Upland were $551,000 and the highest experienced since 2000 was $569,500 in 2006. Prices in Upland have ranged from a low of 91% of the SCAG region median in 2007 and a high of 118%in 2009 (Figure H-11).
Figure H-11 Median Sale Price for Existing Homes — Upland vs. SCAG Region
4.600,000 - 14o rx
$500,000 E
f w
N f f
$400,000 r _
$300,000 :1:
—
$100,000
20.0%
$- 0.0%
n �ti de` e 1.s' tL��o �Ldyv tY°yL Layb '�°�Z7 L�b Upland SLAG — ——Upland Percentage of SOAG Price
SCAG Laval Pro$es,Core Logicf:oto Quick.SCAG median home sales price calcuieted os seholdaveig ti,e s reroge of county medians.
Recent data for monthly homeowner housing costs are shown in Figure H-12. The most common amount paid is $2,000 to$3,000 in Upland and in the SCAG region as a whole.
City of Upland General Plan Housing Element Page H-18
May 2024
Figure H-12 Monthly Owner Cost for Mortgage Holders—Upland vs. SCAG Region
40.4%
• 40%
• 35% 3.496
4 30%
%
25%
20% 18.249.6% 18.17.
5 15% 1jj
2.4 .34
0.2%0 5% ■
50% Not
Computed
Percent of Income Spent on Rent
As illustrated in Figure H-14,lower-income households typically pay a higher proportion of their incomes for rent.
City of Upland General Plan Housing Element Page H-19
May 2024
Figure H-14 Rental Cost by Income Category— Upland
100%
0 m• 90%
, 00%
g• 70%
60%
-, 50%
cr IllilIlEE
Less than $20r000 to $35,000to $50r000 to $75,000 to $100,000 or ■ 50% 1,792 1,190 191 85 0 0 ■30-4E% 112 683 1459 1,092 213 44 ■20-29% 67 31 200 1,419 571 688 ■<20% 28 12 22 317 361 1,096
Income Category
American Community Survey 2 0242 018 5-year estanotes.
Housing Problems
Housing problems refer to overpayment, overcrowding, and the difficulties faced by extremely-low-income households.
Overcrowding
Overcrowding is often closely related to household income and the cost of housing.The U.S. Census Bureau considers a household to be overcrowded when there is more than one person per room,excluding bathrooms and kitchens, with severe overcrowding when there are more than 1.5 residents per room. Overcrowded households are usually a reflection of a shortage of affordable housing. Figure H-15 shows recent Census estimates of the prevalence of overcrowding in Upland compared to the SCAG region as a whole. Among renters, approximately 11.5% of Upland renter households reported more than 1.0 person per room while an additional 2.2% reported more than 1.5 persons per room. These rates are substantially lower than for the region as a whole.Rates of overcrowding were significantly lower for owner households.
Figure H-15 Overcrowding by Tenure— Upland vs. SCAG Region • 16.13 -
■ 14.0%
'2. 1414
r LL. :
2.2%
0.096
10.0 i ll
8.0% 6.4%
15- 6.0% .
4.0°5 2196 i356 M 0.2% -
1.0+/room 1_5+/room 1.0+/room 1.5+/room
Owner ovn'ier Renter Renter
■4lpinnd ■SLAG
American Community Survey 20l42012 5-year estimates.
City of Upland General Plan 1 Housing Element Page H-20
May 2024
Overpayment
According to State housing policy, overpaying occurs when housing costs exceed 30% of gross household income.Table H-3 displays recent HUD estimates for overpayment by tenure and income category,and shows that overpayment is closely related to income, with lower-income households far more likely to be cost- burdened than those in higher income categories.
Although homeowners enjoy income and property tax deductions and other benefits that help to compensate for high housing costs, homeowners paying a higher percentage toward a mortgage may need to defer maintenance or repairs due to limited funds,which can lead to deterioration. For renters, severe cost burden can require families to double up resulting in overcrowding and related problems.
Table H-3 Overpayment by Income Category— Upland
Income by Cost Burden(Renters only) Cost burden Cost burden Tom >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>50%to less-than or=80%
HAMFI 1,695 500 2,000
Household Income>8D%to less-than or= 1 0 % 84D 55 1,385 HAMFI
Household Income>1D0%HAMFI 84D 55 5,230
Total 6,265 3:150 12,155
Cost burden Cost burden>
Income by Cost Burden(Owners only) Toll
>30% 50%
Household Income less-than or=30% HAMFI 535 475 755 Household Income>30%to less-than or=50%
HAMFI 415 365 G45
Household Income>50%to less-than or=80% 7DD 425 1,265 HAMFI
Household Income>80%to less-than or= 100%
HAMFI 52D 170 1,010
Household Income>1D0%HAMFI 2,155 265 11,045
Total 4,325 1,7D0 14,720
Source:HUD CHAS,2014-2018
HAMFI=Housing Urban Development Area Median Family Income Extremely-Low-Income Households
Housing the extremely-low-income (ELI) population (below 30% of area median income) can be especially challenging. Recent HUD data (Table H-4) provides a breakdown of extremely-low-income households by race/ethnicity and tenure.ELI households often experience overcrowding,overpayment and other difficulties.
City of Upland General Plan Housing Element Page H-21
May 2024
Table H-4 Extremely-Low-Income Housing Needs — Upland Households below Share below
Total Household& 30%HAMFI 30%HAMFI
White,non-Hispanic 13,795 1,205 8.7%
Black,non-Hispanic 1,869 480 25.7%
Asian and other,non-Hispanic 2,658 410 15.4%
Hispanic 8,805 1,255 14.3%
Total 27,127 3,350 12.3%
Renter-occupied 12,325 2,625 21.3% Owner-occupied 14,830 730 4.9%
Total 27,155 3,355 12.4%
Source:HUD CHAS,2012-2016
HAMFI=Housing Urban Development Area Median Family Income Special Housing Needs
This section contains a discussion of the housing needs of special needs groups who reside in Upland. Special needs households include seniors, large families, single-parent households, people who are homeless, farmworkers and people with disabilities.
Senior Citizens
Seniors are defined as persons 65 years or older,although for some housing purposes the age may be as low as 55 years.Federal housing data define a household type as'elderly family'if it consists of two persons with either or both age 62 or over.As shown in Table H-5,of Upland's 6,495 such households,approximately 11%earn less than 30%of median income, (compared to 24%in the SCAG region),and 23%earn less than 50%of the surrounding area income (compared to 31%in the SCAG region).
Table H-5 Elderly Households by Income and Tenure— Upland Income Category, Relative to Percent of Total SurroundingAreas Owner Renter Total Iderly Households 100%HAMFI 3,015 305 3,320 51.1%
Total Households 5,055 1,440 6,495
Providing appropriate housing for seniors has become an increasingly important issue for many communities.
In past years, the baby boomer generation provided the impetus and majority of demand for single-family housing. However, as this group ages and approaches retirement or elderly years, many communities will see an increased demand for all types of senior housing,from smaller condominiums to independent age-restricted housing to assisted residential settings for those requiring more supportive services.
In addition to housing, an appropriate mix of affordable support services provided locally can benefit seniors living in Upland. Support services are essential in facilitating the ability of seniors to live as independently as possible without having to change their residences. Services can include transportation, health care, home maintenance assistance,and low-cost loans or grants to rehabilitate homes.
City of Upland General Plan Housing Element Page H-22
May 2024
The City uses its CDBG funds,and implements the Emergency Repair Program(ERP),which provides a grant up to$15,000 to make emergency repairs and/or code violations corrections.Many of the ERP grants that the City processes are for low-income seniors living in mobile home parks and help to address safety and emergency repairs that they cannot afford. The City also uses its Home Improvement Program (HIP) funds from Ca1HOME and HOME which provides a deferred low or no interest loans (silent seconds) of up to $90,000 which allows low-income seniors the ability to address life/safety repairs, or upgrades to their home due to a lack of ongoing maintenance.
The City also supports the housing needs of seniors through reasonable accommodation for persons with disabilities as well as programs including Program 9: Accessory Dwelling Units, Program 13: Rental Housing Assistance and Program 16:Mobile Home Rent Stabilization.
In addition to these housing programs, the City's
Gibson Senior Center' serves over 3,500 seniors each GE O R G E M. GIRSON month with a lunch program and over 40 classes and
activities taking place weekly,with over half of those SENIOR CENTER being free.
The Gibson Center also hosts free monthly health
lectures with community doctors, free non-invasive
medical screenings, free AARP Tax-Aide, AARP 55
Alive Driver Safety courses, a free Fall flu shot clinic ';!- and wellness faire, non-biased medical insurance
counseling, and a multitude of services at little to no cost to seniors.
Persons with Disabilities
Physical, mental, and/or developmental disabilities are impairments that substantially limit life activities and make it difficult to care for oneself.Because of that,persons with disabilities have special housing needs.Many disabled persons live on fixed incomes, thus limiting their ability to afford housing. Persons with a disability may also have limited housing choices (e.g., single-story homes or projects with elevators). Someone with a visual impairment may require a home that allows service animals.
Recent Census estimates reported that the most prevalent types of disabilities for Upland residents were ambulatory and independent living disabilities (Figure H-16). Of those aged 65 and over, ambulatory difficulties were the most common type of disability, with approximately 25% of Upland seniors affected (Figure H-17). As seen in Table H-6, over one-third of those with a disability in Upland were employed.
Housing opportunities for persons with disabilities can be maximized through housing assistance programs and universal design features such as widened doorways,ramps,lowered countertops,single-level units and ground floor units.
The Housing Plan addresses the housing needs of persons with disabilities through Program 2: HOME Improvement, Program 3: Emergency Repairs for Homeowners, Program 9: Accessory Dwelling Units, Program 13:Rental Housing Assistance,Program 16:Mobile Home Rent Stabilization,Program 17:Affordable 1 https://www.uplandca.gov/gibson-senior-center
City of Upland General Plan Housing Element Page H-23
May 2024
Housing at Risk of Conversion to Market Rate, Program 18: Homeless Services and Facilities, Program 20:
Housing for People with Disabilities or other Special Needs, and Program 21: Affirmatively Furthering Fair Housing.
The Emergency Repair Program (ERP),which is funded with the City's share of CDBG,provides a grant up to $15,000 to make emergency repairs and/or code violations corrections, but also includes addressing Americans with Disabilities Act (ADA) such as ramps, widening doorways, and any other improvements necessary to comply with ADA improvements for disabled persons who are on fixed incomes and make up to 80% of the Area Median Income.
Figure H-16 Disabilities by Type — Upland
Indeper,derd L<virIg 3,349
Self-care 11,896
Ambulatory 4,499
Cognitive 2,944
Vision 1,726
Hearing 2,393
0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 4,500 5,000 American Community y Survey 2 014-2 018 5-year estimates.
Figure H-17 Disabilities by Type for Seniors 65+— Upland
24.6X.
25- 22.996
16.947-5%
15- 13.i%
a9.5%10.1% 10.2%L0.5%
tan
1111111111
5n
Hearing Vision Cognitive Ambulatory Self-cure Independent Living •Upland Percent ■SCAG Regan Percent
Arneriovrr Community Survey 2014-2018 5-year estimates.
City of Upland General Plan Housing Element Page H-24
May 2024
Table H-6 Disabilities by Employment Status — Upland With a Disability Percent of Total No Disability Percent of Total Employed 1,488 37% 33,258 76%
Unemployed 262 7% 1,893 4%
Not in Labor Force 2,222 56% 8,880 20%
Total 3,972 44,031
Source:American Community Survey,2014-2018 5-year estimates Developmental Disabilities
State law defines "Developmental disability"to mean a disability that originates before an individual attains age 18 years,continues,or can be expected to continue,indefinitely,and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services,in consultation with the Superintendent of Public Instruction, this term shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature.
The California Department of Developmental Services (DDS) provides community services to persons with developmental disables and their families through a system of regional centers.In San Bernardino County,the Inland Regional Center(IRC)is the local service provider for the State Department of Developmental Services.
The center provides access to a variety of resources such as educational, employment, health, and housing to persons with developmental disabilities. The IRC coordinates housing programs with In-Home Supportive Services (through the County Department of Aging and Adult Services) and family support services such as respite, for persons living at home with the family. Respite services may include a behavior modification specialist and educational services. The IRC also provides transportation vouchers. Recent DDS data for persons in Upland is provided in Table H-7.
Many persons with developmental disabilities may live independently with minimal supervision. Others may live in a group facility with some supervision,while more severe conditions may require institutional living with regular supervision.
Table H-7 Developmental Disabilities— U land
By Residenc
Home of parent/family/guardian 455
Independent/supported living 31
Community care facility 30
Intermediate care facility 85
Foster/family home 19
Other 5
0-17 years 625
18+years 297
Total 1,547
California DDS consumer count by California ZIP code,age group,and residence type for the end of June 2019.Data available in 161/197 SCAG jurisdictions
Upland has a variety of services available for people with disabilities. Centerbest Neurofeedback Centers for Success, Scheu Family YMCA, OPARC, and Easter Seals Child Development Center provide programs to City of Upland General Plan Housing Element Page H-25
May 2024
enhance the independent living skills for those with a disability. Services may include advocacy, counseling, employment assistance,housing referrals,and transportation to medical appointments.
Large Families
Household size is an indicator of need for large units.Large households are defined as those with five or more members.Among both owners and renters,more than half of all households have only one or two members.
According to recent Census estimates, about 12% of all households in Upland had five or more members.
Families with five or more persons require larger units with three or more bedrooms in order to avoid overcrowding.
The Housing Plan addresses the needs of large families,particularly those with lower incomes,through Program 2: HOME Improvement, Program 3: Emergency Repairs for Homeowners, Program 13: Rental Housing Assistance, Program 16: Mobile Home Rent Stabilization, Program 17: Affordable Housing at Risk of Conversion to Market Rate and Program 21: Affirmatively Furthering Fair Housing. The City's Home Improvement Program (HIP) provides a deferred low or no interest loans (silent seconds) of up to$90,000 to low-income households with incomes up to 80%of the Area Median Income for owner-occupied homes.The City uses its CaiHOME and HOME funds for this program.The HIP would enable large family household to expand the number of bedrooms to help address overcrowding.
Female-Headed Households
Female headed households typically have greater housing needs than other households due to their limited income and higher expenses.According to recent Census Bureau estimates (Figure H-18),approximately 14% of Upland households are female-headed (compared to 14%in the SCAG region), 6%are female-headed and with children (compared to 7%in the SCAG region), and 0.6% are female-headed and with children under 6 (compared to 1%in the SCAG region).
Figure H-18 Female Headed Households — Upland
FHH iv/children under 6 10.6%;153
FHH*children MI 6.3%;1693
Total FHH 13.9%;3745
Total Households 26675
0 5000 10000 15000 20000 25000 30000
Percent of total househods;Number of Iiouseholds
Arnerimn Community Survey 202¢201S 5-year estimates.
It is estimated that about 7%percent of Upland's households are experiencing poverty,compared to 8%of all households in the SCAG region.Nearly half of Upland households below the poverty line were female-headed households (Figure H-19).
City of Upland General Plan Housing Element Page H-26
May 2024
Figure H-19 Female Headed Households by Poverty Status — Upland Femn_e-leaded with i i or more c:i.Idrei i - 1014;265
Female-headed with children 2.4%;640
Feri le-headed 3.29 867
Total households in poverty 6.6%;1,782
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000 Percent of total households;Number of households
Arnerimn Cammuruiy Survey 2/3142013 5-year estimates
The Housing Plan addresses the needs of female headed households, particularly those with lower incomes, through Program 2: HOME Improvement, Program 3: Emergency Repairs for Homeowners, Program 13:
Rental Housing Assistance,Program 16:Mobile Home Rent Stabilization,Program 17:Affordable Housing at Risk of Conversion to Market Rate and Program 21:Affirmatively Furthering Fair Housing.
Farmworkers
Unlike most areas of the Southern California metropolitan area, agriculture is still a significant component of the economy in San Bernardino County;however, over the past several decades agriculture has diminished in importance in Upland and adjacent areas. Recent Census estimates for agricultural employment in Upland published by SCAG in its HCD pre-approved data set(Figure H-20) shows that there were only about 24 full- time year-round jobs in the farming/fishing/forestry occupations. According to the USDA Census on agriculture population there are 2,246 farmworkers residing in San Bernardino County. As a consequence of the small population and rapidly declining agricultural production, no statistical need for housing has been identified for farmworkers. Farmworker housing needs can be met with the City's programs for lower-income housing populations.
Program 20 is included in the Housing Plan to ensure compliance with the Employee Housing Act, and other programs intended to assist lower-income persons and households would also serve any agricultural workers who may live in Upland.
City of Upland General Plan Housing Element Page H-27
May 2024
Figure H-20 Agricultural Employment— Upland
Farmworkers by Occupation:
Percent of
total Upland
Upland workers: SCAG TOM
26 0.07% 57,741 Total jobs:Farming,fishing,and forestry occupations 24 0.10% 3t,521 Full-time,year-round jobs:Farming,fishing and forestry occupations Employment iri the Agricultural Industry-
Percent of
total Upland
Upland workers: SCAG Total
110 D.30'.'• 73,778 Total in apiculture,forestry,fishing,and hunting 134 0.53' . 44,979 Full-time,year-round in apiculture,forestry,fishing,and hunting ArrrerioonCommunitySurvey2014-20125-yearesUmvtesarsrnggroupragsofN&JCSandSOCc des_ Homelessness
Homeless persons are defined as those who lack a fixed and adequate residence. Homelessness is a pressing issue for many communities, and the varied dimensions involved have implications for housing programs.
People who are homeless may be chronically homeless (perhaps due to substance abuse) or situationally homeless resulting from job loss,family strife,incarceration,or violence.Homeless people face critical housing challenges due to their very low incomes and other problems.
Counting the homeless population is problematic due to its transient nature. According to the 2020 San Bernardino County Homeless Count and Subpopulation Survey Report2 there were 44 unsheltered and no sheltered homeless persons in Upland at the time of the survey.
Housing accommodations for homeless people include emergency shelters, navigation centers, transitional housing, and permanent supportive housing. The City helps to support the establishment and operation of these types of facilities by ensuring that City regulations are consistent with current law (see Program 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 2 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-28
May 2024
transitional housing,Pacific Lifeline provides services that include case management,individual group and family therapy,tutoring and counseling services,clothes,food,and limited housing services. • Substance abuse. Inland Valley Recovery Services provides a number of programs for the Upland community. The Women and Children Program/Staying Sober provides a support base for recovering parents to restore relationships with children. IVRS also offers residential treatment in a 75-bed treatment center in Upland.
• Service agencies. Inland Valley Hope Partners provides emergency assistance with food, utilities, and educational classes. Other groups, such as OUR Homeless, links local ministries to community service providers and other congregations implementing solutions to ending homelessness on the west end of San Bernardino County.
• Housing Authority.The County Housing Authority(HACSB) has jurisdiction over a number of housing voucher programs, including those for homeless people. The Upland Housing Authority entered into a memorandum of understanding(MOU) with the San Bernardino County Housing Authority(HACSB) to administer housing assistance contracts with landlords in the City of Upland for applicants/participants of HACSB special purpose homeless voucher programs (Housing Opportunities for Persons with AIDS, Shelter Plus Care,Veterans Affairs Supportive Housing).
Affordable Housing at Risk of Conversion
Affordable housing that has received public subsidies in return for long-term affordability covenants represents a significant component of the City of Upland's affordable housing inventory. Assisted lower-income rental units that could convert to market rate due to the expiration of covenants or prepayment of mortgage are considered to be"at-risk"of conversion.Table H-8 summarizes publicly assisted affordable projects in Upland and identifies those that are at risk of conversion during the 2021-2031 period.
Table H-8 Publicly Assisted Lower Income Rental Units in Upland
11.1 Project Characteristics Mir 11 =1
Affordable Project Expiration Date
otal Units Units I Unit Size Funding of Covenants Richland Apts. Family 33 8 LI 2 BR HOME 2022 Sycamore Terrace Senior 100 100 VLI 1 BR LIHTC, HUD 2069 Northwoods Family 324 64 LI 2 BR MRB 2024 Arbor Park Family 260 104 LI 2 BR MRB 2028 Sunset Ridge1 Family 108 16 VLI 1 &2 BR MRB, RDA 2037 Village Apts 1 Family 72 20 VLI 1 &2 BR MRB, RDA 2037 Alpine Woods Family 137 136 LI 1 &2 BR LIHTC 2053 Magnolia Colony1 Family 40 18 VL; 18 LI 2&3 BR HOME, RDA 2058 36 Moderate
Coy D. Estes Senior 130 110 LI 1 &2 BR LIHTC, HUD, 2051 20 Moderate CalHFA
Los Olivos Family 97 97 VLI 2 BR Public Housing Permanent 9th Street Terrace Family 24 24 VLI 1 &2 BR Section 8 Permanent FFS Family 20 13VL;7 LI 2 BR RDA 2058 Source:CHPC and City of Upland,2021
VLI:Very low income MRB:Mortgage Revenue Bonds
LI: Low income LIHTC:Low Income Housing Tax Credit HUD2:Dept.of Housing and Urban Development RDA:Upland Redevelopment Agency HOME:Federal Home Investment Partnership Funds Section 8:Federal Housing Voucher program 1Projects owned by the City of Upland
City of Upland General Plan Housing Element Page H-29
May 2024
At-Risk Status
Three developments with 176 lower-income units are at risk of converting to market rate during the 2021 to 2031 period.
Preservation and Replacement Alternatives
Options for preserving or replacing at-risk units are described below.The cost to preserve affordable multiple- family housing depends on market rents, availability of funding sources, and the administrative capacity of housing organizations.
Project Acquisition
The estimated market value of the 176 at-risk units is approximately $48 million. The actual property values will change over time based on market conditions,property conditions,and other factors.
Purchase of Affordability Covenants
As an alternative to project acquisition, the affordability of at-risk projects could be extended through the purchase of affordability covenants. Based on current market conditions, the estimated cost of purchasing affordability covenants ranges from $400,000 to $725,000 per unit, or a total cost of approximately $70.4 to $127.6 million.
Rental Subsidies
The third option for preserving affordable units is to provide rental assistance. Rent subsidies could be structured similar to the Section 8 program,where HUD pays the difference between what tenants can afford (defined as 30% of household income) and HUD's estimates of the fair market rent. The feasibility of this alternative is highly dependent upon the availability of reliable funding sources necessary to make rent subsidies and the willingness of property owners to participate in the program. The cost of subsidizing rents at 176 at- risk units is estimated to be$8.8 million per year.
Construction of Replacement Units
The construction of new low-income housing units is a costly means of replacing the at-risk units should they be converted to market-rate units.The cost of developing housing depends upon a variety of factors,including density, unit size, location, land costs, and type of construction. Assuming an average construction cost of $310,000 per unit (including the cost of land), the total cost of developing 176 new low-income units is estimated to be approximately$54.6 million.
Qualified Entities
Entities having the capacity to acquire and/or manage affordable housing projects in Upland include the San Bernardino County Housing Authority,National CORE,Abode,A Community of Friends,Jamboree Housing Corporation and many others posted on HCD's Public Lands for Affordable Housing Development web page.3 3 https://www.hcd.ca.gov/community-development/public-lands-for-affordable-housing-development.shtml City of Upland General Plan Housing Element Page H-30
May 2024
Funding Sources
Potential funding sources that may be used to preserve affordable housing include Low Income Housing Tax Credits (LIHTC),Federal CDBG and HOME funds,CalHOME and other State affordable housing programs, and the City's Housing Fund.
2021-2029 Housing Needs
California law requires local governments to facilitate and encourage the production of housing to accommodate population and employment growth.To assist in that effort,the Southern California Association of Governments (SCAG) prepares housing planning goals for each city as part of the RHNA pursuant to criteria established State law, including household growth, existing needs such as overpayment and overcrowding,proximity to transportation,replacement of housing units expected to be lost,and vacancy rates.
The total housing need is distributed among income categories as shown in Table H-9. SCAG's detailed methodology used in preparing the RHNA is posted at https://scag.ca.gov/rhna .
Table H-9 _ Upland Regional Housing Needs Allocation, 2021-2029 RHNA Allocation
Income Category Definition _ Number of Units Percentage Extremely Low* 130%or less of MFI 792 14% Very Low* 31-50%of MFI 792 14%
Low 51-80%of MFI 959 17%
Moderate 81-120%of MFI 1,013 18%
Above Moderate above 120%of MFI 2,130 37% Total 5,686 100%
Source:Southern California Association of Governments,3/4/2021.
Note:Extremely-low-income units are estimated as half of the very-low-income need,pursuant to Government Code Sec.65583(a)(1).
The City's strategy for accommodating future housing needs is discussed in Section 4.
City of Upland General Plan Housing Element Page H-31
May 2024
3. CONSTRAINTS ANALYSIS
This chapter contains an analysis of potential and actual market,governmental,and environmental constraints to the production, maintenance, and improvement of housing for persons of all income levels, including persons with disabilities.
Market Constraints
In recent years, communities have seen a decline in the number of new housing units built due to a variety of factors including limited supply of buildable land,labor shortages,the rising cost of materials,and the business strategies of developers and homebuilders. This section analyzes the impact of market factors on the development of new and affordable housing. Cities have little control over many of these factors.
Development Cost
Development cost is a major constraint that affects the feasibility of building housing. Land costs include the cost of raw land and site improvements (e.g.,grading and installation of infrastructure). If an existing use is on the parcel, the developer must also factor in the cost of demolition and site cleanup. Other factors affecting land cost include the decline in availability of buildable sites without major site constraints such as environmental hazards and sensitive habitat areas.
Upland is a nearly built-out community. As the remaining supply of buildable vacant land is exhausted, development will shift to underutilized properties where higher-value uses will support the additional cost of redevelopment. Based on recent property sales, the typical cost of land in Upland is estimated to be approximately$14 to $16 per square foot for single-family property and $28 to $30 per square foot for multi- family property.
Housing construction constitutes a substantial portion of construction costs. The typical cost of new housing construction can range from $150 to $200 per square foot but can be much higher for luxury homes or developments on difficult sites such as slopes.
Access to Financing
Changes in construction lending practices for housing projects have had a significant impact on the financial feasibility of new construction.In past decades,housing developers could receive construction loans for 100% or more of a project's estimated future value. Following the housing market crash of the early 1990s,financial institutions tightened regulations for approving construction loans.After the boom period of the early to mid- 2000s, this cycle repeated itself during the late 2000s. Loan underwriting has grown more conservative,with higher equity requirements and smaller"phases"of large development projects.
Upland is similar to most other California communities with regard to private sector homebuyer financing programs. For those homebuyers with good credit who can qualify,interest rates are currently at historic lows, which improves housing affordability. If grant funding allows, the City also assists homebuyers in financing home purchases through low-interest loans (see Program 12 in Section 5-Housing Plan).
City of Upland General Plan Housing Element Page H-32
May 2024
Development Fees
The City of Upland, like other California communities, charges fees to cover the cost of processing development applications and also charges development impact fees to finance the construction of adequate public facilities, water and sanitation treatment, and other infrastructure needed to support new residential developments.These fees are updated periodically and are based on the City's cost in processing applications, pursuant to the requirements of State law. Development impact fees are assessed through a pro-rata share system, based on the magnitude of the project's impact. Table H-10 shows the typical fees charged for residential developments.
The City of Upland provides a fee schedule for development impact fees. Impact fees are updated each fiscal year and were last updated on October 16, 2023. Development impact fees add to the cost of residential development;however,they can be a cost-effective mechanism for financing the new infrastructure(e.g.,water, sewer, roads) required to support new development. The fees allow for the consolidation of infrastructure projects when it is more cost-effective to do so and,by law,must be linked to the actual impact of the specific project.
Table H-10 Development Fees, City of Upland
Fee Cate.o
Planning Fees
Site Plan: Project Review $4,680
Design Review-Administrative Determination/Minor $800 Design Review-Architectural Plans $1,310
Administrative Use Permit-New Development $8,580(Deposit) Administrative Use Permit-Complex $3,630
Administrative Use Permit-Minor $810
Conditional Use Permit $4,860
Tentative Tract Map $8,770 plus$25 per lot
Tentative Parcel Map $7,180
Tentative Parcel Map-SB 9 Urban Lot S I�it $1,420
General Plan amendment $6,340
Specific plan $10,230
Variance—General(First Request) $4,830
Variance—Zone Change $6,620
Building Permit Fees $4,911-$23,297
CEQA Review
Environmental Exemption $870
Negative Declaration $3,290
Environmental Impact Report $10,000(Initial
Deposit)
Source:City of Upland,2023
The City of Upland imposes a number of development impact fees, including for parks, sewer connection,drainage,police,water,and general government.Typically,and in the case of Upland,fees per unit for high-density residential are lower than fees per unit for low density residential.
Table H-11 Development Impact Fees, City of Upland
Development Impact Fees (per unity Single Family Multi-family General government $993 $853
Parks $10,700 $9,182
Water $3,768 $2,900
City of Upland General Plan Housing Element Page H-33
May 2024
Police $902 $774
Drainage $2,856 $2,315
City Sewer Connection $5,978 _ $918
Total Impact Fees $25,197 $16,942
Notes:
1. Based on a total development cost of$750,000 for single-famay_and$500,000 for multi-family Since some fees are based on project valuation and some are charged on per unit or per square foot basis,it is difficult to generalize the total fees which apply to residential projects.Therefore,Table H- 12 provides a comparison of the applicable fees for a single family development(0- 1,500 Sq.Ft.) and a multifamily development project (73,000 sq. ft.with 87 units).These assumptions were established as an average from several recent developments (see Table B6). Fees may represent a barrier to the construction of housing as they increase the minimum cost of development for a dwelling unit and may be passed onto the purchaser or renter. However, the City's fees are not excessive and do not constitute unreasonable constraints on the production of multifamily housing.
Table H-12 Fee Comparison for Single-Family and Multifamily Development Single Family Multifamily
(1,500 sq.ft.home in new (87-unit multi-family
resid rea) complex)
Total Square Footage 1,500 73,000 (average 840 sq. ft. per unit)
Construction Cost per Square Foot $200 $150
Total Construction Costs $300,000 $10,950,000 ($126,000 per unit)
Land Costs (vacant land) $56,000 (3,500 sq. ft. lot) $1,400,000($16,091 per unit)
Estimated Fees per unit:
Building $4,911 $297 per unit
$4,680 (Site Plan: $13,260 (Site Plan and
Planning Project review only) Administrative use Permit)
Public Works(grading, public and private
improvement) $16,432 $188 per unit
Impact Fees $25,197 $16,942 per unit
Total Fees/Unit $51,220 $30,687
Fees as a %of Total Costs 12.5% 17.8%
Total Costs $407,220 $15,019,769
Development Cost per Unit $407,220 $172,778
Notes:
1. Based on an average square footage of approved single family and multifamily development projects.
Land Use Controls
This section describes the City's land use and development regulations that affect the location, density, and types of permitted residential land uses in Upland.This section also sets the foundation for identifying sites for housing in the land inventory.
City of Upland General Plan Housing Element Page H-34
May 2024
General Plan Land Use
Each city and county in California must prepare a comprehensive,long-term general plan to guide its future.
The land use element of the general plan establishes the basic land uses and density of development within the various areas of the city. Under State law, the general plan elements must be internally consistent, and zoning must be consistent with the general plan.Thus,the land use plan must provide suitable locations and densities to implement the policies of the housing element.
Upland's General Plan is the blueprint for the growth and development of the community. The General Plan was comprehensively updated in 2015 and provides six residential land use designations tailored to different locations in the city. To encourage additional housing opportunities in focused areas of the community, the General Plan Land Use Element also allows stand-alone high-density residential uses and mixed uses in two mixed-use designations—the Business/Residential Mixed-Use and Commercial/Residential Mixed-Use land use districts.
Table H-13 describes the primary General Plan land use designations allowing housing, the intensity and density of uses allowed,and primary residential uses.
Table H-13 Land Use Designations Allowin• Housin.
General Plan Desi.nation Permitted Densit Primar Residential Use Allowed Single-Family Low 0-4 units per acre Single-family detached units Single-Family Medium 4-10 units per acre Single-family detached units Mobile Home 8-14 units per acre Mobile home parks Multi-Family Low 10-20 units per acre Multi-family units(i.e.,duplexes,triplexes,townhomes) Multi-Family Medium 20-30 units per acre Multi-family units(i.e.,stacked flats,etc.) Multi-Family High 30-40 units per acre Multi-family attached units(i.e.,stacked flats) 20 units max Areas in which business and/or light industrial uses are Business/Residential Mixed-Use compatible with multi-family or single-family residential Commercial/Residential Mixed-Use 20 units max Combination of retail,service commercial and medium-density multi-family residential
Source:City of Upland General Plan,2021.
Specific Plans
The City of Upland has adopted several specific plans that offer a range of housing types,densities,and mix of uses. The City anticipates that much of its new residential growth will occur in these Specific Plan areas. The Specific Plans with sites identified in Appendix B to accommodate new housing needs during the planning period are summarized in Table H-14.
Table H-14 Specific Plans Allowing Housing
Specific Plan Purpose
Historic Downtown Upland The Historic Downtown Upland Specific Plan promotes the development of housing,work places,shops,entertainment,schools,parks,and civic facilities within easy walking distance.
The plan encourages multi-family,single-family,second dwellings,live/work,mixed-use, senior housing,etc.
Colonies at San Antonio Establishes a clearly recognizable mixed-use community.The specific plan is developed with 1,050 residential units, 115 acres of commercial,and 71 acres of recreational/community uses.A key feature is a 23.5-acre retention basin surrounded by a greenbelt.Only one residential site remains in the specific plan.
City of Upland General Plan Housing Element Page H-35
May 2024
Specific Pla 71117
The Enclave Located within the"College Heights"redevelopment area,the Enclave Specific Plan consists of approximately 19.04 gross acres along Foothill Boulevard.The Specific Plan allows up to 350 single-family attached and/or detached homes within a master planned with multiple recreation opportunities.
These specific plan areas and focus areas are discussed in Chapter 4,Housing Resources in relation to strategies for addressing the City's regional housing needs.
Residential Uses by Zone
All cities are required to facilitate and encourage a range of housing types for all economic segments of the community, as well as housing to address the needs of seniors, families, those with disabilities, farmworkers, and the homeless. Zoning districts that allow residential uses are listed below and in Table H-15. • RS—Residential Single-Family Low Zones
• RS-MH—Single-Family Mobile Home
• RM—Residential Multi-Family Zones (RM-10,RM-20,RM-30) • C/R-MU—Commercial Residential Mixed-Use
• B/R-MU—Business Residential Mixed-Use
• C/O MU—Commercial Office Mixed-Use
• C/I MU—Commercial Industrial Mixed-Use
Table H-15 Permitted Uses in Zones Allowing Residential Uses Zones Allowing Residential Uses
RM10
RS RM20
Type of Unit Zones RS-MH RM30 CIR MU B/R MU CIO MU C/I MU Residential
+Single-Family Detached P P P
+Single-Family Attached P P P
+ Multi-Family Residential AUP* CUP AUP* CUP + Mobile Home Park P
+Live/Work AUP AUP CUP CUP
+Accessory Dwelling Units P P P
Special Needs
+Assisted Living/Convalescent CUP CUP CUP CUP
+Residential Care(6 or fewer) P P P
+Residential Care(7 or more) CUP CUP
+Senior Housing P AUP P CUP CUP
+Single-Room Occupancy CUP CUP CUP
+Emergency Shelter CUP CUP CUP CUP CUP
+Supportive and Transitional P P P CUP CUP Housing(6 or fewer)
+Supportive and Transitional CUP CUP CUP
Housing(7 or more) 6ak
Source:Upland Zoning Code,2021
*CUP if the density is over 15 units/acre
P=permitted
AUP=administrative use permit
CUP=conditional use permit
City of Upland General Plan Housing Element Page H-36
May 2024
Single-Family Housing
Single-family housing is permitted by-right in the single-family residential zones and also the Business/Residential Mixed-Use zone. The RS-MH is intended to protect areas for mobile homes and manufactured housing.
Accessory Dwelling Units
Accessory dwelling units (ADUs) offer affordable housing opportunities for lower-income households such as seniors, caregivers, household employees and college students. The City's ADU regulations (Municipal Code Chapter 17.37)were updated in 2021 to incorporate the current provisions of State law.ADUs are allowed by- right in all residential zones and in the B/R MU zone. To ensure that City regulations continue to encourage ADU production,Program 8 in the Housing Plan includes annual review of State ADU law and amendments to City regulations as necessary.
Mobile Home Parks
Mobile and manufactured homes provide affordable housing options for many Upland families. The city presently has approximately 865 mobile homes situated in 6 mobile home parks,one of which is age-restricted for seniors and the other five parks are not restricted. Upland's mobile homes are relatively inexpensive, and most parks are fully occupied.The City implements a rent stabilization program for mobile home parks,helping to maintain the affordability for residents.
Manufactured Housing
According to the National Manufactured Home Construction and Safety Act of 1974, a manufactured home built and certified after June 15, 1976, and constructed on a permanent foundation may be located in any residential zone where a conventional single-family detached unit is permitted subject to the same restrictions on density and to the same property development regulations, provided it has received approval of the Architectural Review Board and receives a Certificate of Compatibility. The City complies with this act and permits manufactured homes constructed on a permanent foundation in all residential zones where single- family homes are permitted.
Multi-Family Housing
Multiple-family development (apartments and condominiums) are currently permitted with an administrative use permit (AUP) or conditional use permit (CUP) in the RM multi-family residential zones and B/R mixed- use zone.Multi-family development is also conditionally permitted in the C/R MU and C/I MU zones as part of a mixed-use development that provides a minimum of 0.25 floor area ratio of nonresidential development.
The minimum densities in the RM and MU zones are intended to facilitate higher-density multi-family residential. RM zones do not require a minimum parcel area or maximum lot coverage. To reduce potential constraints to multi-family development, Program 7 in the Housing Plan includes a Code amendment to eliminate the administrative use permit/conditional use permit requirement for multi-family housing in multi- family zones.
In the Downtown,multi-family residential uses are permitted by right in all districts,with the exception of the Pleasant View District, which is a single-family historic neighborhood. Given that Downtown is also the commercial heart of Upland, multi-family residential is only permitted on upper floors in Old Town and the City of Upland General Plan Housing Element Page H-37
May 2024
Historic Core except within the 1st Avenue Overlay of the Old Town District,where multi-family is permitted on the ground floor. Each multi-family project requires minimum lot dimensions, setbacks, floor area, and outdoor living space,and maximum lot coverage,development intensities,and height.
Mixed-Use Residential and Live-Work
Mixed-use projects combine nonresidential and residential uses on the same site. Mixed-use development can help reduce the effects of housing cost burden by increasing density and offering opportunities for reduced vehicular trips by walking,bicycling,or taking public transportation.The City has created four mixed-use zones to provide flexibility and facilitate mixed-use developments. In Downtown, mixed-use developments are permitted by-right in all districts with the exception of single-family residential-only districts. Table H-16 summarizes allowable uses in the three mixed-use zones that allow residential use.
Table H-16 Permitted Uses in Mixed Use Zones
Mc Zone 1 100%Residential? Limitation
B/R Mixed Use Yes 0.5 max.non-residential FAR
C/R Mixed Use Yes(CUP) 1.0 max.non-residential FAR C/I Mixed Use Yes 0.25-1.0.non-residential FAR Stand-alone residential developments are permitted in all three mixed-use zones. While the development standards in these zones allow 100% non-residential development, non-residential FAR limits create a significant financial incentive to include a residential component and fully utilize the allowable development for each site. Recent development trends within these zones in recent years have included a variety of residential projects, including a 6-unit apartment complex, a 203-unit apartment complex, a 78-unit Live-Work development, and a 37-unit residential condominium development. This development trend indicates that residential development is viable and actively sought after by developers within the mixed-use zones,as evident by the addition of 324 new housing units to the City's housing stock. Please see Appendix B for additional information regarding development trends in mixed-use zones.
A live-work unit is an integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-family or multi-family, that has been designed or structurally modified to accommodate joint residential occupancy and work activity.Live-work is permitted with an administrative use permit in the C/R MU and B/R MU zones and conditionally permitted in the C/O MU and C/I MU zones.
In the Historic Downtown Specific Plan area,live-work units are permitted by-right in five of the nine districts provided the residential portion is on the upper floors.
Single Room Occupancy
Single Room Occupancy (SRO) units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit,in that a studio is a one-room unit with a kitchen and bathroom.
Although SRO units are not required to have a kitchen or bathroom,many SROs have one or the other. SROs are conditionally permitted in the C/R MU, C/O MU and C/I MU zones.
Senior Housing
Senior housing is permitted by-right in the RM zone and permitted through an administrative use permit in the C/R/MU and B/R MU zones. Senior housing is also conditionally permitted in the C/O MU and C/I MU zones. In Downtown, senior housing is permitted by-right in most districts. Senior housing developments are City of Upland General Plan Housing Element Page H-38
May 2024
required to provide amenities, services, and facilities to ensure the comfort, health, and recreation of elderly persons, including health and transportation services. Eligible senior housing developments can receive a density bonus pursuant to State law. In addition,reduced parking standards may be granted.
Housing for Persons with Disabilities
Persons with disabilities often require special consideration to accommodate their housing needs.City standards and procedures for addressing these needs are described below.
Residential Care Facilities
In accordance with State law,residential care facilities that serve six or fewer persons are permitted by-right in all residential zones. Larger residential care facilities and assisted living/convalescent facilities are allowed by CUP in the RM, C/R MU and B/R MU zones. Program 20 includes an amendment to the Zoning Ordinance to ensure that small residential care facilities are allowed subject to the same standards as apply to residential uses of the same type in the same zone,including mixed-use zones,and to ensure that regulations do not pose an unreasonable constraint to large residential care facilities.
Emergency Shelters and Low Barrier Navigation Centers
"Emergency shelter"means housing with minimal supportive services for the homeless,with occupancy limited to six months or less by a homeless person. The Zoning Ordinance allows emergency shelters by-right in the Light Industrial and General Industrial zones and also in the RM and MU zones with approval of a CUP.
Development standards for emergency shelters include the following:
• The applicant or operator shall submit a Management and Operation Plan for the emergency shelter for review and approval by the reviewing authority in consultation with the chief of police,as part of the application review process,prior to issuance of permits.The Operation Plan shall be based on Best Practices and include,but not be limited to:
1.A security plan;
2.List of services;
3. Staff training;
4. Client transport;
5.Ratio of staff to clients;
6. Client eligibility and intake and check out process;
7.Hours of operation;
8.Refuse collection;
9. Separation of sleeping areas and restrooms by gender and for families;
10.Bed bug prevention;
11. Enforcement of rules and procedures for disruptive clients;and
12.An outreach plan.
The Operation Plan shall remain active throughout the life of the facility. The City may inspect the facility at any time for compliance with the facility's Operation Plan and other applicable laws and standards.
• Inability to Pay. No individual or household may be denied emergency shelter because of an inability to pay.
City of Upland General Plan Housing Element Page H-39
May 2024
• Separation Criteria. An emergency shelter shall not be located within 300 feet of another emergency shelter, as measured from the closest property line. An emergency shelter shall be located within 1/2 mile of a transit stop. Emergency shelters shall be located at least 500 feet from any child care center or kindergarten through 12th grade curriculum school,as measured from the closest property line.An exception to this separation requirement may be granted if significant physical features act as barriers from said sensitive uses.
• Abutting Residential. When abutting a residential use or residentially-zoned property, all areas for shelter activities and uses, including, but not limited to,waiting and intake, personal storage, facility storage,and recreation,shall be located indoors.
• Occupancy. The number of beds shall be limited to 30.Any emergency shelter requesting more than 30 beds shall require a Conditional Use Permit,and shall find that:
1. A larger shelter facility will help meet the City's goals pertaining to emergency housing of the homeless;
2.The circumstances of the subject property make the larger facility appropriate;and
3.Design features will minimize impacts of the surrounding area. • Parking. One (1)vehicle parking space shall be provided per five (5)beds.A covered and secured area for bicycle parking shall be provided for use by staff and clients, commensurate with demonstrated need.
• Waiting and Intake Area.A client waiting and intake area shall be provided and contain a minimum of ten(10) square feet per bed provided at the facility.The client waiting and intake area shall be screened from the public right-of-way,and shall be sufficient in size to accommodate all persons waiting to enter the facility.
• On-Site Management. On-site management shall be provided during the hours that the emergency shelter is in operation and at least one hour prior to and one hour after operation hours. • Support Services. Emergency shelters shall allocate sufficient areas on site, outside of any required landscape areas,to provide the following minimal support services:
1. Food preparation and dining areas;
2.Laundry facilities;
3. Restrooms and showers;
4.Areas to secure and store client belongings;
5. Indoor and outdoor recreational facilities and/or open space;and
6. A private area for providing referral services to assist shelter clients in entering programs aimed at obtaining permanent shelter and income. Referral services refers to the initial assessment of a homeless client to identify the areas in which assistance is needed, and connecting clients with appropriate off-site programs and services depending on their need. • Length of Stay.The length of stay for each individual at any emergency shelter shall not exceed ninety (90) days within a twelve (12) month period,but extensions up to a total stay of six (6) months within a twelve (12) month period may be provided if no alternative housing is available; days of stay need not be consecutive.
• Lighting.Lighting shall be provided in all exterior areas,including pathways,parking areas,courtyards, rear yard areas, and spaces between structures, and shall be directed in a manner that does not cast light onto neighboring properties.
• Trash Enclosure and Loading Zone. Each facility shall have a trash enclosure and loading zone. The trash enclosure shall be completely enclosed with masonry walls not less than five (5) feet high with a City of Upland General Plan Housing Element Page H-40
May 2024
solid-gated opening,and be large enough to accommodate a standard-sized trash bin adequate for use on the parcel.The trash enclosure shall be accessible to refuse collection vehicles. • Security Plan. Security shall be provided during the hours that the emergency shelter is in operation.
Security plans shall be submitted to City staff for review and approval prior to issuance of an occupancy permit. Security plans shall be resubmitted to City staff on an annual basis. • Noise Abatement. For the purposes of noise abatement in residential zoning districts, organized outdoor activities may only be conducted between the hours of 8:00 a.m.and 10:00 p.m.,and no client shall arrive to the emergency shelter after 10:00 p.m.
• Applicable Laws.The facility shall comply with all other laws,rules and regulations that apply,including Building and Fire codes. In addition, the facility is to be consistent with the Cable Airport Land Use Compatibility Plan policies and standards, particularly as it relates to protecting sensitive uses from airport related noise levels.
The Industrial Zone is a suitable location for emergency shelter facilities. The City has approximately 300 parcels zoned industrial. Approximately 25 parcels (38 acres) are significantly underutilized, and 8 parcels (23 acres) are vacant. The industrial zones are located along several public transportation routes and near the Montclair Transportation Center for convenient access. Parcels are also near commercial/professional office areas where homeless persons can access supportive services.These parcels are therefore suitable for emergency shelters.
The amount of land needed to accommodate emergency shelters depends on the number of individuals and families to be housed and the product built. Based upon the most recent homeless count of 44 unsheltered people in Upland and an emergency shelter size of 150 square feet per person, less than one acre would be sufficient to accommodate a shelter.With the potential 23 acres of industrially zoned vacant land and 38 acres of underutilized industrial land that could be adaptively reused for emergency shelters,the City has more than ample sites to accommodate the City's projected need for emergency shelters.
To ensure compliance with State law, Program 20 is included to review current development standards for emergency shelters and process a Code amendment to ensure that permit processing, development, and management standards for emergency shelters are objective and encourage and facilitate the development of, or conversion to, emergency shelters, and are subject to the same development and management standards applicable to residential or commercial development within the same zone except for those standards prescribed by Government Code section 65583 (a)(4)(A).
AB 139 (2019) revised State law regarding parking standards for emergency shelters. To ensure that City development standards and procedures continue to provide adequate sites for emergency shelters,Program 16 includes a Zoning Code amendment to revise parking requirements for emergency shelters consistent with current law.
In 2019 the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as "Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing." Low Barrier means best practices to reduce barriers to entry,and may include,but is not limited to:
City of Upland General Plan Housing Element Page H-41
May 2024
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault,women,or youth
(2) Accommodation of residents'pets
(3) The storage of possessions
(4) Privacy,such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds,or private rooms
Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. Chapter V includes Program 1d to address this requirement.
Transitional and Supportive Housing
California Government Code §65582(j) defines transitional housing as buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance.
Supportive housing is defined as housing with no limit on length of stay,that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing,improving his or her health status,and maximizing his or her ability to live and,when possible,work in the community. Target population means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act(Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations,adults,emancipated minors, families with children,elderly persons,young adults aging out of the foster care system, individuals exiting from institutional settings,veterans, and homeless people. "Supportive services" include, but are not limited to, a combination of subsidized, permanent housing, intensive case management, medical and mental health care, substance abuse treatment, employment services, and benefits advocacy.
Program 20 in the Housing Plan includes a commitment to review current City regulations regarding transitional and supportive housing and amend regulations as necessary consistent with current law.
Agricultural Employee Housing
Under the Employee Housing Act(Health and Safety Code,§ 17000 et seq.) employee housing for six or fewer employees must be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, and employee housing consisting of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone.Program 20 is included in the Housing Plan to ensure that City regulations are consistent with these requirements.
Definition of"Family"
The Zoning Code defines Family as "one or more persons living together as a single housekeeping unit in a dwelling unit."There are no constraints on unrelated persons or number of persons in the definition.
City of Upland General Plan Housing Element Page H-42
May 2024
Single Housekeeping Unit is defined as the functional equivalent of a traditional family, whose members are an interactive group of persons jointly occupying a single dwelling unit,including the joint use of and responsibility for common areas, and sharing household activities and responsibilities (e.g., meals, chores, household maintenance, expenses, etc.) and where,if the unit is rented, all adult residents have chosen to jointly occupy the entire premises of the dwelling unit, under a single written lease with joint use and responsibility for the premises,and the makeup of the household occupying the unit is determined by the residents of the unit rather than the landlord or property manager. This definition may cause a constraint on those living together under separate leases.
The City will remove the definition of single housekeeping unit as a part of Program 20 so that the definition of family is inclusive and compliant with all fair housing laws.
Reasonable Accommodation
State and federal fair housing law require cities to make reasonable accommodations to address the special needs of persons with disabilities when applying standards of the Municipal Code and other land use regulations to ensure equal opportunity to use and enjoy a dwelling.State and federal guidelines recommend establishing a process of reasonable accommodation to grant changes in land use,building practices,or permitting processes to allow a disabled person equal access to housing.The process should not be discretionary or achieved through a variance. Program 20 is included in the Housing Plan to establish written procedures for processing requests for reasonable accommodation.
Inclusionary Requirements
There are no inclusionary requirements in the City.
Short-term Rental Requirements
Municipal Code Chapter 17.23.1 establishes regulations for short-term rental of a dwelling unit (i.e., 30 consecutive days or less)including requirements for an administrative use permit,business license and transient occupancy registration certificate. Short-term rentals are conditionally permitted in all residential zones with the exception of RS-MH (Single Family Mobile Home).
Growth Controls
No growth controls have been adopted in Upland.
Residential Development Standards
Residential development standards are designed to promote a sustainable livable environment,with adequate space for recreation, height restrictions and setbacks to ensure privacy from adjacent homes, and minimum unit sizes to ensure adequate living areas for families.These standards are carefully devised to result in quality housing,while not placing an undue burden on residential developers to building housing in the community.
Table H-17 lists residential development standards for housing in Upland. These standards become increasingly flexible depending on the proximity to employment areas,transportation corridors,or Downtown.
As shown below, more rural areas (RS zones) have the largest minimum lot sizes and lowest lot coverage standards—reflective of historical land use patterns and topography.RM zones have less restrictive lot coverage City of Upland General Plan Housing Element Page H-43
May 2024
and greater building heights and density to facilitate multi-family housing. The Downtown has the smallest minimum lot sizes,greatest density,and allow the tallest buildings.
Table H-17 Residential Development Standards
Maximum Setbacks ' Lot Coveregulations
Zoning Density Building Minimum Lot
District (dulac) Height IL Front Side Rear Lot Coverage Size RS 1 du/lot 35' 20-40' 5-10' 20' 35-50% 4,000-20,000 SF RS-MH 8-14 16' 25' 5' 5' _ 60%_ 10 acres RM-10 5-10 40' 20' 5' 15' -- _ -- RM-20 10-20 40' 20' 5' 15' -- -- RM-30 15-30 40' 20' 5' 15' -- -- C/R MU 15-20 40' 5' 5-10' 10' -- 20,000 SF B/R MU 10-20 40' 5' 5' 10' 45%for single- 4,000 SF family
C/O MU 10-20 40' 5' 5' _ 10' -- 20,000 SF C/I MU 15-20 40' 5' 5' 10' -- 20,000 SF HDU SP 0-55 30'-55' 0-25' 0-25' 0-20' 35%-100% - Enclave SP 12-20 45' 8-10' 3-10' - - - Source:Upland Zoning Code,2021
Notes:
Residential development standards may different slightly in the respective specific plan areas.
Under certain circumstances(e.g.,corner lot,adjacent to major highway)setbacks may be increased.
Unit Size Requirements
Upland's development standards require a minimum floor area ranging from 1,000 to 2,000 square feet for single-family homes in RS zones. Given the wide range of RS Zones (due to topography and lot sizes), the minimum floor area increases progressively with the minimum lot size.For multiple-family residential uses,the Zoning Code requires a minimum of 600 square feet for studio and one-bedroom apartments,and an additional 200 square feet for two or more bedrooms. Senior units are allowed up to a 20%reduction in minimum unit sizes.
Open Space Requirements
Given the higher densities in multiple-family housing, such projects must include a minimum of 100 square feet of private open space per unit and on average 250 square feet of common open space per residential unit.
These minimum open space requirements are not considered a constraint to the development of housing;they are intended to provide a desired level of privacy and recreational opportunities for residents of multiple-family housing.
Density Standards and Density Bonus
Upland's Zoning Code provides significant flexibility in the density of residential products—reflective of the topography, location, and type of development. Multiple-family housing projects are allowed at 10 to 55 dwelling units per acre depending on location.For instance,corridor housing is typically permitted at up to 20 units per acre, stand-alone residential in a multiple-family district at up to 30 units per acre,and up to 55 units per acre in the Downtown Specific Plan. As discussed later, these density standards have been successful in facilitating ownership and rental housing at a variety of densities and affordability levels.
City of Upland General Plan 1 Housing Element Page H-44
May 2024
As required by State law(Government Code Sec.65915 et seq.)Chapter 17.17 of the Municipal Code establishes standards and procedures for granting a density bonus or other incentives when a development provides affordable or senior housing. State density bonus law has been amended since the current City ordinance was adopted, and Program 15 in the Housing Plan includes a provision to update the City's density bonus regulations consistent with State law.
Height Limitations
The Zoning Code allows for a range in maximum building heights tailored to different neighborhoods and housing types.For instance,lower-density residential zones with single-family homes generally allow structures of one to two stories. Multiple-family residential zones allow structures of 40 feet and accommodate three or more stories.In the Historic Downtown,where higher residential densities are desired,the Historic Downtown Upland Specific Plan allows up to 55 feet in certain areas to accommodate higher residential densities and commercial intensities.These height allowances are comparable to other communities in the Inland Empire.
Parking Standards
Adequate parking is an important component of well-designed residential development, contributing to the value of a project, the safety of residents,its appearance,and the livability of the project. Upland's residential parking regulations are intended to promote efficient land use, reduce street congestion and traffic hazards, promote vehicular and pedestrian safety, and improve the ability to secure financing for a new residential project.
Upland's residential parking requirements offer reduced standards for smaller units and in areas near high- quality transit.Table H-18 provides a summary of parking requirements.
Table H-18 Residential Parkin Standards
L Types of Residential Development I Parking Requirements Conventional Housing
Single-Family 2 spaces within a garage
Manufactured Housing Same as single-family units,except can be in a carport Accessory Dwelling Units 1 space in addition to that required for a single-family unit(Unless parking is waived in accordance with State law
Duplex 2 per unit
Multiple-Family Studio and 1-bedroom units: 1 for each unit in a garage 2-bedroom:2 for each unit in a garage
3 or more bedrooms:2.5 for each unit,including 2 in garage Guest parking:3-50 units: 1 per 4 units;51-100 units: 1 per 5 units; 100+units: 1 per 6 units
Mobile Home Parks 2 for each mobile home(tandem parking allowed in an attached carport);plus 1 guest space for every 5 mobile homes[senior mobile-home parks are allowed parking concessions per Chapter 17.17(Density Bonus Program)] Senior Housing 1 space for each unit with half the spaces covered, plus 1 guest parking space for each 10 units
Boarding houses 1 per two beds
City of Upland General Plan Housing Element Page H-45
May 2024
Types of Residential Development I Parking Requirement Special Needs
Elderly&Long-term Care 1 space for each 3 beds the facility is licensed to provide Assisted Living 1 space for each 3 beds the facility is licensed to provide Residential Care Facilities1 --Small(6 or fewer)-2 within a garage --Large(7 or more)-2 within a garage;plus 1 per 300 sq.ft.of office and other non-residential areas
2 spaces,plus 1 per employee onsite at any given time
2 spaces,plus 1 per employee onsite at any given time
Emergency Shelters 1 per 300 square feet of habitable floor area,or sufficient to serve the parking demand determined in a parking study
Supportive&Transitional Housing— 2 per dwelling
small(6 or fewer in a dwelling unit)
Supportive&Transitional Housing— 1 per 3 beds plus 1 per 300 sq.ft.of office and other non-residential areas large(7 or more in a dwelling unit)
Single-Room Occupancy 1 space per unit plus 1 guest space for every 3 units Source:City of Upland Zoning Code,2021
Notes:
1. See Program 20 to modify parking requirements for small residential care facilities consistent with State law The Upland Zoning Code sets forth flexible standards for multiple-family residential parking that vary by the location and proposed residential use(Table H-19).Whereas all areas of the community have the same parking space requirement for studio units,the number of required parking spaces increases gradually for one-and two- bedroom units.
Table H-19 Multiple-Family Parking Standards
Location of Development
Housing Characteristics Mixed Use Districts Historic Downtown Outside Downtown Type of Development Allowed Mixed Use Projects Residential and Mixed Uses Residential Only Unit Size
Studio 1 1 1
1-bedroom 1 1 1
2-bedroom 1.5 2 2
Garage Required None Required Required
Note:Guest parking is also required,which ranges between'A space per unit to space per unit and may be uncovered.
Source:City of Upland,2021
Recent multiple-family projects demonstrate that parking requirements have not been a significant constraint to housing production.Modifications to parking requirements are allowed in the following circumstances:
• Density bonus projects—reductions in parking spaces for projects that meet density bonus requirements
• Senior housing projects—a 50%reduction in required spaces with covered garages • Transit oriented districts—a 20%reduction in parking space requirements for projects within 1/4 mile of a transit station
• Shared parking—eligible projects can receive reductions in parking for qualifying mixed-use developments
• Downtown Specific Plan.This area allows developers to propose studio or one-bedroom units with only 1.0 parking space per unit and less floor area.This is also allowed for senior units.
City of Upland General Plan Housing Element Page H-46
May 2024
• Minor Variation. The City Development Services Director has the authority to grant a minor adjustment over the counter (defined as 10% variation) to virtually every physical development standard.
Although apartments outside the Downtown and mixed-use corridors are feasible and built at current parking and garage requirement standards, there are situations where flexibility in garage requirements may be appropriate. Therefore, the Housing Incentives Program includes a statement to amend the Zoning Code to allow half covered/ uncovered spaces for studio and 1-bedroom units in projects outside the Downtown and corridors provided the project qualifies for a density bonus or is deed-restricted as affordable.
In summary,the City's residential development standards,either individually or cumulatively,have not deterred either the production of condominiums or apartments. Adequate provisions are also in place to allow modifications to the residential development standards based on the location, affordability, and type of residential project. Because of these factors,the City's Zoning Code residential development requirements are not a significant constraint to the development of housing.However,to minimize constraints on housing cost, an amendment to multi-family development standards will be processed to eliminate garage parking requirements (Program 8).
Building Codes and Enforcement
The City has adopted the current (2019) Building Codes (Title 15 of the Municipal Code) with minor modifications to address local conditions. Because of the local topography and fire hazards, all newly constructed buildings of any occupancy group when the gross floor area is equal to or exceeds 5,000 square feet are required to have automatic fire sprinklers.
The City's Building Division provides reasonable controls for construction and occupancy of buildings and structures throughout the city through the enforcement of all building-related ordinances.This division serves and protects the public with plan checking services, the issuance of permits, the keeping of building-related records,and building inspections. The division further provides information to its customers through records research,provision of informational handouts, and development consultation through all phases of a project from concept to completion.
In addition to building codes mentioned above, the City has also adopted a variety of property maintenance codes for the protection of property values and the general welfare of the community.These are in the Public Peace and Welfare Code,which addresses graffiti and unnecessary noise; the Health and Safety Code,which addresses public nuisances as well as other occupancy requirements;and the Uniform Code for the Abatement of Dangerous Buildings.
The City's Code Enforcement Division is tasked with the responsibility of protecting property values and eliminating blight through the use of the City's Municipal Code.
Offsite and Infrastructure Requirements
After the passage of Proposition 13 and its limitation on local governments' property tax revenues, local governments have faced increased difficulty in providing and financing appropriate public services and facilities to serve residents. In fact, one of the main consequences of Proposition 13 has been the shift in funding of new infrastructure from general tax revenues to development impact fees and improvement requirements on developers.
City of Upland General Plan Housing Element Page H-47
May 2024
In order to ensure public health and safety, the City also requires developers to provide onsite and offsite improvements necessary to serve proposed residential projects.Requirements for on-and offsite improvements vary depending on the existing improvements,as well as the size and nature of the proposed development,but the requirements are standard and do not exceed the City's authority under State law.
In areas where existing infrastructure is not adequate,the City requires the following improvements:
• Drainage: Including curbs and gutters, storm drains, and culverts in accordance with acceptable standards.These requirements are standard among urban communities in California. • Sidewalks and trees:Including sidewalks—of a width and quality suitable for the local neighborhood use—and parkway trees.Dimensions generally 12 feet on either side of the road,which includes 5 feet of sidewalks.
• Streets: Pavement of a width and quality suitable for local traffic. Specifications include 60'right-of- way for residential streets and 66' right-of-way for collectors. All other streets are already in place.
Streets within PUDs and specific plans are typically narrower than the requirements for public streets. • Water and sewer:Adequate domestic water supply,including the relocation or replacement of water mains,irrigation lines and appurtenances and appropriate sanitary sewer facilities and connections for each lot.
Energy Conservation
In 2006, the State Legislature adopted the Global Warming Solutions Act, which created the first comprehensive, state regulatory program to reduce GHG emissions to 80% below 1990 levels by 2050.
Through both SB 375 and AB32,promoting energy conservation has become a consistent theme in regulations, green building practices,and business operations. Cities across California have become increasingly involved in promoting resource conservation to make their community more environmentally sustainable.
The City of Upland encourages resource conservation as follows. • Building codes. The California Green Building Code (CALGreen) is designed to help California achieve GHG reduction goals through the planning, design, operation, construction, use, and occupancy of every new building, and to additions and alterations to nonresidential buildings.
CALGreen includes mandatory provisions to reduce water use, improve indoor air quality, divert construction waste from landfills,and inspect energy systems for nonresidential buildings. • Neighborhood design. Neighborhood design and site planning can reduce energy consumption.
Sizing and configuring lots to maximize a building's solar orientation facilitates optimal use of passive heating and cooling techniques.Placing housing near jobs,services,and other amenities reduces energy consumption for transportation. Other design strategies with beneficial energy implications include installing broad-canopied trees for shade and clustering development to reduce auto use. The Zoning Code and Historic Downtown Specific Plan both promote sustainable development patterns to promote energy conservation.
• Green standards. The building industry offers programs to improve the energy efficiency and sustainability of housing.The BIA sponsors a voluntary program called Green Builder.The U.S.Green Building Council(USGBC) sponsors a building certification program called Leadership in Energy and City of Upland General Plan Housing Element Page H-48
May 2024
Environmental Design (LEED). The USGBC reviews projects for conformance based on efficiency, sustainability, materials quality, and design factors, and issues certifications based on the points achieved for sustainable practices.The Kohl's at the Colonies and the Wells Fargo building are recent projects that received LEED Silver certification.
• Retrofits of residential buildings. Older residential buildings built before energy conservation standards provide the greatest opportunity to make a measurable difference in energy usage. To that end, the City's Housing Improvement Program provides residential rehabilitation loans that can be used to purchase more energy-efficient upgrades to windows, insulation, and other home items.
Moreover, local utility companies also offer a wide range of incentive programs to trade in energy- inefficient appliances and receive a rebate to purchase energy-efficient models.
Permitting Process
The City of Upland has the responsibility to ensure that residential developments are of lasting quality, that housing opportunities are available, and that the public health and welfare are maintained. To that end, the Upland Municipal Code establishes standard procedures for processing applications for the development, maintenance,and improvement of housing.These processes are described in the following section.
Requests to Develop at Lower Densities
The decision on what residential densities to build to are largely market-driven as private developers strive to produce the most marketable housing.The General Plan establishes minimum densities for each of the multi- family and mixed-use residential categories and development in Upland generally falls at 75%of the maximum allowable density or above.In addition,City staff and decisionmakers,increasingly aware of the need to increase housing choice within the City, encourage applicants to propose development near the upper limits of the allowable density range.
Permit Requirements by Residential Project Type
Chapters 17.43 and 17.44 of the Zoning Ordinance establish development review procedures that balance the need for efficient and timely processing, while also recognizing that the final product should reflect quality workmanship and design.
Once a development application is deemed complete, the case planner reviews the project for conformance with applicable development codes,land use regulations,architectural drawings, site design,landscaping plan, design standards, and other requirements. The City provides an application and checklist that can be used to ensure that all relevant requirements and materials are submitted to the City.This ensures a timely submittal so that the project can proceed to the next step. Project review generally requires approximately one month to complete,assuming a well-prepared application.
Permit requirements are briefly described below and in Table H-20. • Single-family residential. Single-family dwellings are reviewed through plan check by the Development Services Director or designee. Total time to process permits for new single-family dwellings is typically 30 to 60 days.This assumes that the project is proposed in a zone that allows the use by-right and that the project meets the minimum development and site standards in the municipal code.No specific findings or public hearing is required.
City of Upland General Plan Housing Element Page H-49
May 2024
• Multiple-family residential.Multi-family projects have three levels of review,depending on the zone in which the project is located and the associated permit required (i.e., P, AUP, CUP). Projects permitted by-right or an administrative use permit are reviewed by the Development Services Director or designee.For AUPs,the director may solicit technical expertise and/or convene staff from affected departments in the review of projects. If an AUP or CUP is required,the findings for approval are as described below.Total time to process AUP permits is typically 30 to 90 days.For multi-family projects requiring a CUP,the Development Services Director or his/her designee performs the initial screening and makes a recommendation to the Planning Commission for final action on the application.Required findings for approval are as described below.Total time to process a CUP for a new project is typically 3 to 6 months.
Although the current AUP and CUP requirements for multi-family development do not appear to have been an unreasonable constraint to development in the past,Program 8 is included in the Housing Plan to eliminate use permit requirements for conforming multi-family developments, thereby minimizing permit processing time and improving development certainty.
Table H-20 Permit Process and Time Frame for Housing Projects AIMI Application Review
Criteria , single-famil Multi-family(AUP). Multi-family(CUP1111 Application Completeness 1 month 1 month 1 month _ Project Review Committee 1 month to review project 1 month to review project 1 month to review project design design design
Decision-maker Regarding Project Development Services Development Services Planning Commission Director Director
Planning Commission Public Hearing N/A unless project appealed N/A unless project appealed 3 months City Council Public Hearing N/A None unless appealed None unless appealed Environmental Review and Clearance In accordance with CEQA requirements Plan Check 60 days 60 days 60 days
Total Time from Start to Building Permit 30-60 days 4-6 months 4-6 months (up to 9 with EIR)
Source:City of Upland,2021
Environmental Review
Environmental clearance is required by the California Environmental Quality Act (CEQA). CEQA is quite prescriptive regarding the most appropriate form of clearance and the timelines for noticing, circulation, and public review. The vast majority of projects will qualify as infill and are exempt from CEQA, or the projects can be cleared through a Negative Declaration or Mitigated Negative Declaration.The time frames for this step vary widely and can typically take about 90 days. This step is often taken concurrent with permit processing.
However,if an EIR is required,it may add six months or more to the project schedule.
Public Review
Projects that are permitted by-right or through an AUP are not required to be noticed to the public or subject to a public hearing.Projects over 15 du/ac currently require a CUP due to the possibility for unintended impacts on surrounding homes and neighborhoods require a public hearing before a decision can made.Hearings must be scheduled within 45 days of the filing of the application. Notices are mailed to affected local agencies and landowners within 300 feet of the proposed project so that the public can attend or submit comments on the proposed project.The entire process takes approximately three months unless an appeal is filed,which would add approximately 3.5 months.
City of Upland General Plan Housing Element Page H-50
May 2024
Once prior stages are complete, the application for residential development moves forward to the building permit stage.The time from entitlement approval to submittal of a building permit application can vary widely depending on the type and size of the project and other issues beyond the City's control, such as project financing or real estate market factors. The process is relatively straightforward and requires filing an application,paying required fees, and commencing work. Overall, the time frame for obtaining permission to build residential projects in Upland is relatively short and therefore not considered an undue constraint for the vast majority of developers proposing projects in Upland. However, in order to minimize permit processing time and improve development certainty Program 8 is included in the Housing Plan to eliminate use permit requirements for multi-family development.Table H-20 summarizes current time frames for project review in Upland.
Residential Design Standards and Guidelines
Section 17.04.050 of the Zoning Ordinance establishes residential design standards and guidelines for single- and multi-family developments,which provide an added level of definition for the intended character within single and multi-family developments and establish minimum criteria for achieving a high-quality design expression in site and building design while allowing reasonable flexibility in the implementation of developments in the residential zones. As part of development review plan process the City provides design feedback to applicants administratively and uses the Residential Design Guidelines as guidance during the review process.The design review process is described in detail below.The director or designee will review the project as part of the overall development review process and solicits technical advice from other departments as appropriate before making recommendations to the Planning Commission.No separate fees are charged for design review and there is no design review board or review committee. Coupled City staff receive comments from multiple departments and work with applicant to address all comments comprehensively.
Some of the more pertinent requirements are:
• Neighborhood context. Single-and multi-family developments shall be compatible and coordinated with adjacent properties in terms of height,massing,setback,and design character. New development shall contribute to the visual quality and cohesiveness of its setting. • Site design. Single-family developments shall vary the front yard setbacks from unit to unit to avoid long repetitious development patterns. Garages shall also be set back to not dominate the front façade of the residence. For multi-family developments,buildings shall be located as close as possible to the front setback line. Where buildings are set back, enhanced landscaping shall be provided within the setback.
• Building design. Single-family homes shall avoid large,box-like structures by employing techniques such as recessed porches,bay windows,dormers,varying planes or setbacks, and varying roof forms.
The design should minimize views of garages. For multi-family projects, building massing shall be varied through techniques such as recessed porches,bay windows,dormers,varying planes or setbacks, and varying roof forms. Large masses shall be broken down to give individuality to units to be legible as individual residences or small groups of units.
• Architectural Style. Building design should not be limited to any particular style,be compatible with surrounding residential development,and multi-family residential should have varied design elements. • Private and Outdoor living space. In multi-family projects,private open space shall be at the same level as and immediately accessible from within the unit. Outdoor living space for the shared use of City of Upland General Plan Housing Element Page H-51
May 2024
residents should include lawns, courtyards, community gardens, roof gardens, pools, and play areas.
Shared spaces should be accessible to all residents,provide seating areas,be lighted,relatively flat and usable,and designed to encourage social activity.When included,such public space should be provided where high levels of pedestrian and/or community activity can be expected.
Design Review Process
The design review process is the same for ministerial and non-ministerial projects, excepting a public hearing requirement for non-ministerial projects. The set of design review standards are the same for ministerial and non-ministerial review.A review of recent projects found that no projects have been denied on the basis of the design review guidelines. Furthermore Program 8 is included to eliminate use permit requirements for conforming multi-family developments as well as adopt a set of purely objective development standards.This will further expedite the permitting process.
Residential construction involving individual single-family homes on an existing lot, mobile homes, and two units are approved at a staff level (ministerial review. Multiple family projects with three-units or more are approved by staff with an administrative use permit, except multiple family projects that are for-sale, such as townhomes and condominiums,which require a Tentative Tract Map and must be approved by the Planning Commission.These projects require a non-ministerial level review.
All projects are evaluated relative to zoning and building code standards and receive approvals within two to four weeks of application. The City's plan check policy is to complete first submittal plan checks within 30 business days and resubmittal plan checks within 10 business days.
The City offers a"Preliminary Review" service where plans may be submitted for review and comment by all relevant City departments prior to formal application. This provides the customer with a quick due diligence process to obtain City comments and requirements. Alternatively, City staff will meet with customers and developers at their request if they want to individually speak with representatives from Planning, Building& Safety,Public Works,and Engineering to receive guidance and obtain standards for development.
The design review process below is applicable for non-ministerial projects. Residential construction involving tracts and larger multi-family projects utilize the following processing schedule.
For projects not requiring legislative actions the entitlement process can take as little as 100 calendar days (approximately)if a CEQA Initial Study is not required under the California Environmental Quality Act. Steps are:
(1) Submission of complete application,
(2) Development Review(Technical Review Committee) (40 days), (3) Planning Commission (45 days).
During this formal application phase,the applicant submits eight(8)sets of plans,appropriate application forms and all required fees. Completeness review by Planning staff and committee review by the Technical Review Committee occurs within the first 40 days following a complete application submittal. The applicant then provides additional information and prepares plan revisions (if needed) based on the Technical Review Committee comments/corrections. Conditions of approval are prepared, and any final issues are addressed City of Upland General Plan Housing Element Page H-52
May 2024
before the project moves on to Planning Commission review. A public hearing before the Planning Commission is only required if the project includes a Tentative Tract Map.
The Planning Commission's review or public hearing, proposed projects must be included on an agenda in advance. Staff prepares and presents reports on each project. The applicant and members of the public have the opportunity to comment. As for multi-family development (3 or more attached units), the Zoning Ordinance allows projects of 15 du/ac or less to be approved by the Development Services Director with an administrative use permit. In this case, there is not a requirement for a public hearing, including for non- ministerial projects. The Development Services Director on a case-by-case basis may choose to refer any administrative use permit application to the Planning Commission for review and approval. The multi-family projects that are generally referred are those that require a CEQA Initial Study. For multiple family projects that are for-sale,such as townhomes or condominiums,a Tentative Tract Map is required and must be approved by the Planning Commission.
If the project is subject to CEQA, then an Initial Study must be prepared by the City's environmental consultant(s) and typically requires an additional 90 to 120 days including a 20-day public comment period on the environmental document (e.g., a Mitigated Negative Declaration). Consideration of the project's environmental document is part of a public hearing on the entire project and has not been a factor in inhibiting affordable housing in the past.
For non-ministerial projects (General Plan Amendment, Zone Change, Development Agreement, etc.) processing takes approximately 120 calendar days, plus any CEQA environmental review processing requirements.The steps are the same as above plus No.4 City Council (40 days). • Once the entitlements are granted developers prepare the final engineering and complete the final map (as well as finalized home designs),which is the same process as other communities. • During the same time as the above final map process, the developer and his engineer and architect prepare the development plans for plan check review submittal. The plan check review timelines are mentioned in the first paragraph above.
• Note:With implementation of SB 330 provisions through at least January 1, 2025,the evaluation and approval of multifamily residential dwelling units now occur simultaneous with the individual project's DPR and/or AUP entitlement process.
The development review process is not different for residential projects included as part of a mixed-use project.
The City of Upland's permit processing times are in line and/or faster than other communities in the area.
Upland's development review process does not represent a constraint that is significant, although additional staff resources would enable staff to process projects more quickly. Since 2016, the City has retained contract staff to supplement City staff to maintain efficient entitlement processing, and also makes use of contractors for planning entitlements and building& Safety plan check. Regulations to include additional environmental assessment,requirements of SB 18 and/or AB 52,and water quality management plan requirements (all federal, state, and regional requirements), etc. have added to the processing time and cost of development in all cities, not just in Upland.These additional requirements are not generally reflected in the timelines above because this information and requirements are required at time of application submittal and determination of completeness.
City of Upland General Plan Housing Element Page H-53
May 2024
Developers may face delays in obtaining building permits after entitlements due to the need to create more detailed plan sets after entitlement approval. Plans for land use entitlement are often conceptual. After entitlement approval applicants will prepare detailed construction plan sets for building permit review. Those plans on average take one or more months to prepare and submit for plan check review. Most discretionary applications are generally ready to proceed to plan check within a short period of time upon Planning Commission and/or City Council review.However,the City accepts plan checks"at risk"and some developers take advantage of this option to expedite the permitting process.This process allows the developer to submit their project for plan check review prior to entitlement approval.The plan check is "at risk"as the project may be modified prior to entitlement,but the ability to initiate the plan check process early can result in developers obtaining building permits shortly after the conclusion of the entitlement and/or an appeal period.
Detailed plan sets for building permit issuance is universal across the State and Upland's implementation of the California Building Code does not result in a burden or constraint beyond that experienced in other jurisdictions.Because the City allows for conceptual plans during the entitlement process developers can reserve funds and limit risk by initiating detailed construction plans after entitlement approval.Developers who do not wish to wait and are accepting of risk are permitted to submit detailed plans at-risk to reduce time between approval and permit. Ultimately, the amount of time between approval and permit application is at the discretion of the developer and does not constitute a constraint or hinderance on meeting the RHNA.
A review of recent projects found that no projects have been denied on the basis of the design review guidelines.
Furthermore Program 8 is included to eliminate use permit requirements for conforming multi-family developments as well as adopt a set of purely objective development standards. This will further expedite the permitting process.
In 2014, the City streamlined its design review process by repealing provisions requiring separate review by a Design Review Board.The director or designee will review the project as part of the overall development review process and solicits technical advice from other departments as appropriate before making recommendations to the Planning Commission.No separate fees are charged for design review as well.Coupled with user-friendly design guidelines,projects can be approved in a timely manner. Note that the set of design guidelines are the same for ministerial and non-ministerial review.A review of recent projects found that no projects have been denied on the basis of the design review guidelines. The design review process for both ministerial and non- ministerial process does not add time to the permitting process, as documented in the timelines above. The City works with applicants throughout the permitting process to ensure that design guidelines do not serve as a constraint to the development process, both in cost and time. Therefore, design review is not considered a potential constraint to residential development.
In order to minimize potential constraints, Program 8 includes a commitment to establish objective development and design standards for qualifying residential projects as well as remove the use permit requirements for conforming multi-family developments. This program will serve to expedite the permitting process for multi-family developments.
Development Plan Review
Development Plan review is required for all new construction prior to issuance of a building permit. The Development Services Director or designee is the approving authority on all development plan review applications unless the Director refers the application to the Planning Commission. No public hearing is required for Director approval.
City of Upland General Plan Housing Element Page H-54
May 2024
Required findings for approval are as follows:
1.The design and layout of the proposed project will not interfere with the use and enjoyment of existing and future neighboring properties and structures.
2. The proposed architectural design makes use of appropriate materials, texture, and color, and will remain aesthetically appealing and appropriately maintained.
3. The proposed landscaping design, including color, location, size, texture, type, and coverage of plant materials, as well as provisions for irrigation, maintenance, and protection of landscaping elements, will complement structures and provide an attractive environment.
4.The proposed design will not be materially detrimental to the public health,safety,or welfare,or be injurious to the property or improvements in the vicinity of the proposed project.
Use Permit/Administrative Use Permit
Historically, the Upland Development Code required developers of multiple-family projects to secure a conditional use permit prior to project approval. In 2015 the Development Code was reconfigured to provide more clear guidance for developers, City staff, policy makers, and residents. The Code now only requires an administrative use permit for projects with a density of 15 du/ac or less. The purpose is to provide an appropriate review of land uses and their associated operational characteristics in a particular zoning district, whose effects on a site and surroundings cannot be determined before being proposed for a specific site.
An application for an administrative use permit shall be filed and reviewed in compliance with Chapter 17.42 of the Code.The application shall include the information and materials specified in the Development Services Department handout for an administrative use permit application, together with all required application fees.
It is the responsibility of the applicant to provide evidence in support of the required findings.
The Development Services Director or designee shall approve, conditionally approve, or deny administrative use permit applications upon the recommendations of technical staff. However, in certain cases, the Development Services Director or designee may choose to refer any administrative use permit application to the Planning Commission for review and final decision. Unlike most discretionary approvals,no public notice and hearing is required for an administrative use permit application.
The decision-making authority may approve an application for an administrative use permit only if the proposed project complies with applicable standards in the zoning code,other City ordinances,the General Plan,and any other applicable community or specific plans,and as supported by all of the following findings:
• The location, size, design, and operating characteristics of the proposed use will be compatible with the existing and future land uses in the vicinity of the subject property. • The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities.
• The proposed use will not be detrimental to the public health, safety, and welfare of the persons residing or working in the neighborhood of the proposed use.
City of Upland General Plan Housing Element Page H-55
May 2024
The administrative use permit is not considered to be a constraint. Indeed, prior to the update, the City conditionally permitted six apartment and condominium projects, providing nearly a thousand affordable housing units.The AUP is intended to streamline the development review process and avoid unnecessary and additional reviews of projects that meet all the applicable standards in the City's general plan and municipal codes. However, to further reduce potential constraints and improve development certainty, Program 8 is included in the Housing Plan to eliminate use permit requirements for conforming multi-family developments.
Environmental and Infrastructure Constraints
This section analyzes potential environmental conditions and infrastructure availability that could limit housing development during the 2021-2029 planning period.
Environmental Hazards
Potential environmental issues that could constrain development include wildland fire hazards, flood hazard zones and geological conditions.
• Wildland Fire Hazards.A small portion of the city is located within the Very High Fire Hazard Severity Zone as designated by Cal Fire (Figure H-21).These areas are along the City's western edge and northeast area and do not contain a substantial portion of the City's potential sites for future housing.Housing developments that may be located within fire hazard zones must comply with certain regulations designed to mitigate risk from wildland fires, which could increase development costs,although these requirements would not prevent the City from accommodating its share of regional housing needs. There are four sites that have a capacity of 216 moderate income units that fall within the Very High Fire Hazard Severity Zones as well as three pending projects, therefore, the location of the RHNA sites within the Fire Hazard Severity Zone would not preclude or impact the development of these sites.
• Flood Hazard Zones.Upland is located on the southerly side of the San Gabriel Mountains and small areas of the city are within washes that include designated flood hazard zones.None of the sites identified to accommodate the City's housing needs for the planning period are with these flood hazard areas.
• Geological Conditions.A mapped Alquist-Priolo fault zone crosses the northern portion of the city. In such areas, housing developments must comply with certain regulations designed to mitigate risk from earthquakes and other geological hazards,which could increase development costs,although these requirements would not prevent the City from accommodating its share of regional housing needs.
Water Availability
The 2015 General Plan Update EIR analyzed water needs for the entire City.That analysis concluded that water supply is projected to be sufficient to accommodate housing needs through 2035.
Sewer Availability
The capacity of sewer lines and treatment facilities is projected to be sufficient to accommodate the City's housing needs through 2029.
City of Upland General Plan Housing Element Page H-56
May 2024
Dry Utilities
Dry utilities such as electric,telephone,cable and internet are provided by private companies and are expanded to meet demand as development occurs and are not a significant constraint to housing development during the 2021-2029 planning period.
City of Upland General Plan 1 Housing Element Page H-57
May 2024
Figure H-21 Very High Fire Hazard Severity Zone - Upland Es REF` Upland
Very High Fire Hazard Severity Zones in LRA
As Recommended by CAt FIRE
,r'
m Yr-i -mnr 1 •. M r��n.m:r.�n m.rv{Glinv4.0 w:i-.::.r r:...:.i:�r�:: !:�.:^i w-r:
rxr.rmom.ixw'7.i:•i 4r F7i:::.+.w.sa.-mol.... -- �..I1'--!#. - - ..�"v_III ivy[r'rh'.-r;-; 3•.;:
City of Upland General Plan 1 Housing Element Page H-58
May 2024
4. HOUSING RESOURCES
This chapter describes the land, financial,and administrative resources available to assist Upland in addressing its housing needs.
Land to Accommodate New Housing Needs
To facilitate new housing production and address the community's housing needs, cities must ensure that sufficient land with appropriate zoning is available to accommodate the amount of additional housing need as determined through the Regional Housing Needs Assessment (RHNA). The City's land use plans and development regulations are discussed in Section 3 — Constraints. A detailed analysis of how the RHNA allocation for the 2021-2029 planning period can be accommodated is provided in Appendix B, including a parcel-specific inventory of potential housing sites.
Financial and Administrative Resources
Upland has access to local, state, and federal financial administrative resources to fund the construction, improvement, and maintenance of housing or the administration of programs. Some of the primary funding sources and organizations are described below.
Financial Resources
Financial resources to provide housing assistance are summarized below. • Community development block grants. CDBG is the largest federal housing-related program for affordable housing.Cities with populations of over 50,000 receive CDBG funds directly from HUD,while smaller cities usually use County-administered CDBG funds. HUD makes allocations based on a formula that takes population, poverty, and housing distress into account. CDBG funds are used for eligible activities aimed at reducing costs for private development(helping fund site acquisition,improvement,and other soft costs);housing acquisition and rehabilitation through short and long-term loans,grants or loan guarantees;direct payment of rent or mortgage and housing counseling services;and fair housing activities.
Upland receives $675,000 annually in CDBG funds.
• State and Federal HOME. HOME is a formula-based grant that must be spent for the acquisition, construction, and rehabilitation of affordable rental and home ownership. HOME requires local governments to provide matching funds,though the matching ratio depends on the specific uses to which HOME funds are to be put. Upland does not qualify for entitlement HOME funds but rather applies to the State HCD for them. In addition, the City also periodically applies to the state for CalHome funds to support its affordable housing programs.The City uses State HOME and CalHome program income funds to support its First Time Homebuyers and HOME Improvement Programs. Before Upland can apply for additional HOME dollars, staff must expend the $1.25 million of program income the City has on hand.
CalHome funds for these programs are no longer available from the State.However,the City has$550,000 of reuse funds available for the same programs.
• Rental housing choice vouchers (formerly Section 8).The federal housing choice voucher program is rental assistance provided to lower income households that allows a household to afford to rent a unit.The voucher amount equals the difference between what a household can afford to pay(up to 30%of monthly City of Upland General Plan Housing Element Page H-59
May 2024
income)and the fair market rent.The vouchers are typically granted to individuals who can use the voucher at any apartment project where the property owner accepts the voucher. Although this long-standing federal assistance program is not expected to increase in size,it remains an important affordable housing program.The housing choice voucher program in Upland is administered by the Housing Authority of San Bernardino County,which receives approximately$6.2 million annually to administer the housing voucher program.
• Tax exempt multi-family revenue bonds. The construction, acquisition, and rehabilitation of multi- family rental housing developments can be funded by tax exempt bonds which provide a lower interest rate than is available through conventional financing. Projects financed through these bonds are required to set aside 20% of the units for occupancy by very-low-income households or 40% of the units to be set aside for households at 60%of the area median income.Tax exempt bonds for multi-family housing may also be issued to refinance existing tax-exempt debts,which are referred to as a refunding bond issue.The City has several bond-funded affordable housing projects in the community. • Housing fund. Upland owns three multiple-family housing projects funded through mortgage revenue bonds and former redevelopment funds.Due to the low cost of bond refinancing completed in 2007,these apartment projects provide net positive revenues after all operating and long-term expenses on the apartment projects are paid. These projects include Sunset Ridge, Village Apartments, and Magnolia Colony,which provide approximately$2.4 million net annually.The funding is used to support monitoring, implementation and preservation of existing affordable housing units. Although these projects provide a sizable amount for operating the City's housing programs,the long-term viability of this source is uncertain. • Enforceable obligations. The City of Upland historically set aside $1.26 million in redevelopment tax increment financing to provide funding for the Coy D. Estes senior project. Upon dissolution of the Redevelopment Agency, the City petitioned that these funds should be deemed to be an enforceable obligation.The Department of Finance concurred,and the RDA tax increment funds were granted for this project. It is important to note that these are one-time funds and cannot be used for purposes other than the Coy D. Estes project. Upon the use of funds, the City will not have additional redevelopment tax increment funds that can be used to fund the development of new affordable housing.
Administrative Resources
The following agencies and organizations assist the City of Upland in implementing a variety of housing programs and activities.
• Upland Development Services. The Development Services Department facilitates the orderly physical and economic development of the City. Following closure of RDA, the department assumed their responsibilities. The Development Services Department administers advance planning, current planning, building permitting, and building inspection programs in compliance with local, state, and federal requirements. The Building Division provides reasonable controls for construction, occupancy, and maintenance of buildings and structures throughout the community. The department also implements programs that promote economic and housing development projects,emphasizing those that produce jobs, build infrastructure,expand the City's tax base,and/or provide housing. • Nonprofit Housing Developers. The City of Upland works with nonprofit partners to assist in administering programs or furthering housing goals. The City has partnered with Upland Community Housing to develop 72 affordable assisted living units for the elderly in Downtown and to develop the 131- City of Upland General Plan Housing Element Page H-60
May 2024
unit Coy D. Estes Senior Apartments project. The City works with the Foothill Family Shelter to provide emergency shelter, transitional housing, and services to homeless residents. The City also assisted the shelter with the acquisition and rehabilitation of 44 units of permanent affordable housing in the Magnolia Colony project.Nonprofit affordable housing developers are a key asset for any community. • San Bernardino County Housing Authority. The San Bernardino County Housing Authority is responsible for management of a public housing development of 97 units and administration of the City's rental assistance program (Section 8 Housing Choice Vouchers). This program encompasses more than 619 housing choice vouchers at an annual value of$6.2 million. The housing authority also manages the Public Housing Modernization Program. Coupled with the City's publicly assisted multiple-family projects, these two efforts are the largest providers of affordable housing for residents. Given the demise of redevelopment,many cities are considering options for enhancing cooperation with housing authorities for implementing or managing affordable housing programs for residents.
City of Upland General Plan Housing Element Page H-61
May 2024
5. HOUSING PLAN
This chapter describes the goals,policies,programs and objectives to address the City's housing needs for the 2021-2029 planning period. The Plan addresses the issues of new housing production, rehabilitation, conservation,and assistance for current and future Upland residents.
Goals and Policies
The three goals around which the Housing Plan is organized are:
• Goal 1:Upland's Neighborhoods.Strong and healthy neighborhoods with well-maintained housing, ample public services,open space,and infrastructure that provide a quality place to live. • Goal 2: Upland's Housing Supply. A diverse supply of housing that is designed, built, and located in a manner that is consistent with the City's land use,zoning,circulation,and open space goals. • Goal 3: Housing Assistance. Opportunities for lower- and moderate- income residents and households with special needs to rent,purchase,or maintain adequate housing in the community.
Issue #1:Housing and Neighborhood Quality
Upland residents are drawn to the community for its quality housing and the unique character of neighborhoods. Upland offers a blend of neighborhoods, ranging from traditional to more urban living experiences. Whether it is the hillside ambience of northern Upland, traditional neighborhoods of central Upland, or a more historic neighborhood setting in the Historic Downtown area, each neighborhood offers a unique lifestyle for residents.Strengthening and creating quality neighborhoods while preserving and promoting community character are essential priorities for the community. The following goal and policies further the livability of Upland's neighborhoods.
Goal HE-1 Strong and healthy neighborhoods with well-maintained housing,ample public services,open space,and infrastructure that provide a quality place to live.
Policy HE-1.1 Housing Quality. Promote the repair, improvement, and rehabilitation of single- family housing, multiple-family housing, and mobile homes to enhance the quality of life and improve and maintain property values.
Policy HE-1.2 Historic Character. Support the maintenance and preservation of the City's historic districts,historic homes,buffers,and other neighborhood features of local significance that lend identity to the community.
Policy HE-1.3 Neighborhood Improvement. Encourage maintenance, and upgrading of neighborhoods through property maintenance codes, graffiti abatement, high quality infill housing,and replacement of deteriorated infrastructure.
Policy HE-1.4 Neighborhood Amenities. Maintain a variety of distinctive amenities in Upland (landscape, trees, urban design, parks, etc.) that provide and enhance the beauty, identity,and form of the City's districts and residential neighborhoods.
City of Upland General Plan Housing Element Page H-62
May 2024
Policy HE-1.5 Neighborhood Preservation. Maintain lower-density residential designations in established low-density residential areas,unless conversion to another use is encouraged by the General Plan land use plan and policies.
Issue #2:Housing Opportunities
Upland is committed to addressing the housing needs of its residents and meeting its State-mandated responsibilities.Addressing these needs requires a multifaceted strategy. Housing needs and preferences differ for families, young and working-age adults, college students, seniors, and other groups. Therefore, the City's housing strategy includes facilitating a wide range of quality housing products—including single-family homes, townhomes,apartments,and mixed-use residential developments where appropriate.
The City is strategically accommodating growth to address several objectives. These include preserving residential neighborhoods, supporting economic development, and managing traffic and safety concerns.
Adopted specific plans propose residential and mixed-use developments while incentives are in place to revitalize corridors and other neighborhood areas of Upland. The following goal and policies further these objectives.
Goal HE-2 A diverse supply of housing that is designed,built,and located in a manner that is consistent with land use,zoning,circulation,and open space goals of the City.
Policy HE-2.1 Housing Growth. Direct new housing growth into strategic locations that strengthen the City's economy, maximize existing and planned infrastructure, and foster the use and development of transit and multimodal transportation.These areas include Historic Downtown,Foothill Boulevard,Southeast Quadrant,and College Heights.
Policy HE-2.2 Housing Diversity: Provide high-quality housing in a range of types, densities, and unit sizes that meet the housing needs of residents of all income levels and household types. This includes single- and multiple-family housing, senior developments, mixed- use projects,and transit-oriented developments.
Policy HE-2.3 Housing Design.Require adherence to design standards with respect to site planning, materials and colors, building treatments, landscaping, open space, parking, and environmentally sustainable design practices that adhere to standards set in general plan and design guidelines.
Policy HE-2.4: Housing Incentives. Facilitate the development of a mix of prices, types, and affordability of housing products through the implementation of flexible standards, efficient permitting process,and other assistance.
Policy HE-2.5: Natural Environment.In meeting housing needs,preserve important natural features of Upland's environment,including hillsides and viewsheds,historic resources,habitat, landscaped amenities,and other distinctive features.
Issue #3:Housing Assistance
Upland residents exhibit a diversity of housing needs. Some Upland residents wish to purchase a new home, while others may wish to downsize to housing that is age-appropriate,such as senior housing.Younger residents may be seeking their first independent apartment.Within its resource limitations,Upland seeks to improve the City of Upland General Plan Housing Element Page H-63
May 2024
ability of residents to secure and maintain adequate housing. The following goal and policies serve as a guide in providing housing assistance.
Goal HE-3 Opportunities for lower- and moderate-income residents and households with special needs to rent,purchase,or maintain adequate housing in the community.
Policy HE-3.1 Rental Assistance. Continue to support the San Bernardino County Housing Authority's efforts to provide rental assistance for individuals and families earning lower incomes and the modernization and maintenance of existing affordable housing.
Policy HE-3.2 Homebuyer Assistance.Support and increase opportunities for residents and Upland employees to achieve homeownership through the provision of financial or regulatory assistance where feasible.
Policy HE-3.3 Special Needs. Address the special housing needs of seniors, families with children, disabled people, homeless people, and others with special needs through proactive strategies aimed at housing production and assistance.
Policy HE-3.4 Collaborative Partners. Work collaboratively with nonprofit, for-profit, and faith- based organizations in the community to address the housing and supportive services of residents and those with special housing needs.
Policy HE-3.5 Affordable Housing Preservation. Support the maintenance, rehabilitation, and continued long-term preservation of publicly subsidized rental housing affordable to lower-income and special needs households.
Policy HE-3.6 Mobile Homes. Preserve the long-term affordability, condition, quality, and viability of mobile home parks in the community through rent stabilization and proactive maintenance and repair of units.
Policy HE-3.7 Fair Housing. Promote equal and fair housing opportunities for residents from all walks of life to allow for adequate choice to purchase or rent a home or live in a neighborhood that is best suited to their individual needs.
Housing Programs
Programs for Housing and Neighborhood Quality
Program 1. Code Enforcement
The Code Enforcement program is intended to ensure compliance with municipal codes to maintain the value and safety of property and structures. The program addresses hazardous vegetation, substandard buildings, accumulation of debris and vehicles,yard sales,graffiti,stormwater drainage,green pools,construction without a permit,land use violations, and various other health and safety codes. The City's code enforcement officers work with residents and the business community to remedy code violations in a timely manner. The code enforcement program also includes graffiti removal. This program is essential to maintaining and improving the safety,livability,and value of properties in the City of Upland.
City of Upland General Plan Housing Element Page H-64
May 2024
Objective(s):
• Continue to implement code enforcement activities throughout the planning period to ensure full compliance with City ordinances. Inspect up to 4,300 units annually. • Develop abatement process by October 2024 for buildings where the property owner does not remedy substandard housing conditions; utilize the Administrative Citations Ordinance to obtain code compliance.
• Refer property owners to assistance programs (e.g.,Program 2) Responsible Agency: City Housing Division
Funding Source(s): CDBG Funds;General Funds
Time Frame: Ongoing
Program 2. HOME Improvement
The HOME Improvement Program provides loans of up to $90,000 to lower income households for repair work to single-family owner-occupied homes.Funds must be used to correct code deficiencies in the structure.
Eligible improvements include electrical, plumbing, kitchen and bathroom improvements, furnace and hot water heater replacement, home painting, structural upgrading, roofing, foundation and drainage improvements,disabled access,windows,doors and frames,rodent and pest extermination and repairs, fence improvements, and energy conservation. Loans are deferred at 0% or 3% interest and are due upon sale or transfer of property, 30 years or no longer occupied as a primary residence, whichever is less. The City will promote the availability of the HOME Improvement Program through the City web site,word of mouth and articles in City newsletter on a yearly basis.
Objective(s):
• Provide up to 4 HIP loans annually to qualified low-and moderate-income(1 VL,3 Low)homeowners earning less than 80%of CMFI.
• Annual outreach to developers
Responsible Agency: City Housing Division
Funding Source(s): CalHome;HOME;Housing Rent Revenues Time Frame: Ongoing;annual promotion in the City newsletter Geographic Target: At least 50%of assistance to households south of Foothill Boulevard.
Program 3. Emergency Repairs for Homeowners
The Emergency Repairs Program for Upland Homeowners Program provides a grant of up to $10,000 for emergency repairs. The grant is eligible for very-low-income homeowners of single-family homes, condominiums,and mobile homes.The grant can be increased to$12,000 for homeowners wishing to provide a dollar-for-dollar match above the $4,000 emergency grant limit. Qualifying home repairs include structural, mechanical, plumbing, electrical, and code violations, as well as weather-proofing, installation of low-flow toilets and smoke detectors, HVAC repairs, and accessibility improvements. This program works in tandem with the code enforcement program where income qualified homeowners who have housing units with code violations can be referred to seek grants to make necessary repairs.The City will promote the availability of the HOME Improvement Program through the City website,word of mouth and articles in City newsletter on a yearly basis.
City of Upland General Plan Housing Element Page H-65
May 2024
Objective(s):
• Provide grants to up to 25 (VL) qualified homeowners annually to address emergency repairs; disseminate information to property owners;and seek additional funding for the program to ensure its long-term viability. Geographic target of 50%of assistance south of Foothill Boulevard. • Annual outreach to developers
Responsible Agency: City Housing Division
Funding Source(s): CDBG Funds;Housing Rent Revenues Time Frame: Ongoing and Annual Basis
Geographic Target: At least 50%of assistance to households south of Foothill Boulevard.
Program 4. Rental Acquisition and Rehabilitation
The Rental Acquisition and Rehabilitation Program(RARP) is designed to assist lower income tenants (whose combined family income does not exceed 80% of the County median income) by providing Upland landlords with loans to acquire multi-family units and rehabilitate their multi-family properties.The program offers zero interest deferred loans of up to $30,000 per dwelling unit for rehabilitation expenses. Eligible improvements include structural, roofing, insulation, plumbing, electrical, lead paint abatement, accessibility improvements, foundation work,habitability,health and safety,etc.Code violations take precedent.The minimum affordability covenant may be 5, 10, 15 and up to 55 years depending on the project, the loan amount, and the funding source used for the rehabilitation loan.The City will reach out to existing RARP participants annually to extend loans and affordability provisions to the extent funding is available.
Objective(s):
• Continue to provide RARP grants to up to 4 units annually to address properties with substantial rehabilitation or maintenance needs. Geographic target of 50% of assistance south of Foothill Boulevard.
• Work to pursue and purchase properties defaulting on local taxes to remove substandard housing.
Responsible Agency: City Housing Division
Funding Source(s): Home Funds;Housing Rent Revenues Time Frame: Ongoing and Annual Basis
Geographic Target: At least 50%of assistance to households south of Foothill Boulevard.
Program 5. Multi-Family Rental Rehabilitation Program The Multi-Family Rental Rehabilitation Program(MFRRP)is designed to assist low to moderate income (LMI) tenants (i.e.,tenant's whose combined family income does not exceed 80%of the County median adjusted by family size,as promulgated by the U.S.Department of Housing and Urban Development[HUD])by providing Upland landlords of multi-family apartments (8-units or less) with grants to make energy efficiency improvements to units occupied by LMI tenants in the City of Upland. Energy improvements will include energy star rated dual-pane vinyl windows, attic insulation, cool roofs, HVAC improvements, LED lighting, low-flow toilets and water fixtures. The amount available for rehabilitation financed under this Program will be $25,000 and will be dependent on a 50%match contribution from the property owner. As such, for every one-dollar($1.00) of grant funds provided by the City,the property owner will be required to make a fifty-cent ($0.50) match used towards making other living condition improvements to the units.
City of Upland General Plan Housing Element Page H-66
May 2024
Objective(s):
• Provide up to 5 grants annually to qualified multiple family rental properties. • Increase affordable housing stock by requiring affordable covenants to be recorded on each property receiving the grant.
Responsible Agency: City Housing Division
Funding Source(s): Housing Fund balance,and Housing rental revenues Geographic Target: At least 65%of funds to areas south of Foothill Boulevard Time Frame: Ongoing and Annual Basis
Programs to Improve Housing Opportunities
Program 6. Adequate Sites to Accommodate Regional Housing Needs The sites analysis presented in Appendix B indicates that relatively little vacant land suitable for residential development remains in Upland; therefore, most future residential development — especially higher-density housing to facilitate affordable housing —will occur on properties that have previously been used for non- residential purposes but are now underutilized and ripe for residential redevelopment.
The Regional Housing Needs Assessment(RHNA) for the 2021-2029 planning period assigned Upland a new housing need of 5,686 units,of which 2,543 (45%) are in the lower-income categories. To address the current shortfall in capacity for potential housing development the City will process zoning amendments to fully accommodate the City's remaining housing need. Rezoned sites will comply with the requirements of Government Code §65583.2(h) and (i).
• Permit owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower income households. By-right means local government review must not require a CUP, planned unit development permit, or other discretionary review or approval.
•Accommodate a minimum of 16 units per site;
•Require a minimum density of 20 units per acre;and
• At least 50 percent of the lower-income need must be accommodated on sites designated for residential use only or on sites zoned for mixed uses that accommodate all of the very low and low- income housing need,if those sites:
o Allow 100 percent residential use,and
o Require residential use occupy 50 percent of the total floor area of a mixed-use project.
The rezone program will consist of the following,as shown in Figure H-22_ • Rezone or upzone 132 parcels totaling 63.8 acres to allow residential uses from 20 to 40 du/acre (including parcels to be in the Transit Overlay Zone) (projected for 544 very low, 376 low, 414 moderate,and 385 above moderate,totaling 1,719 units).
• Rezone one 0.48 acre-parcel to the Citrus Transportation District,allowing up to 55 du/acre(projected for 11 moderate and 10 above moderate units,totaling 21 units). • Rezone or upzone 42 parcels totaling 12.21 acres to allow mixed-use residential up to 30 du/acre (projected for 46 very low,30 low, 64 moderate,and 49 above moderate units,totaling 189 units).
City of Upland General Plan Housing Element Page H-67
May 2024
• Rezone or upzone 8 parcels totaling 10.66 acres to RM-20 (projected for 163 very low, 109 low, 18 moderate,and 16 above moderate units,totaling 306 units). • Rezone or upzone 60 parcels totaling 41.14 acres to RM-30, allowing residential densities from 20-30 du/acre (projected for 487 very low, 327 low, 131 moderate, and 116 above moderate, totaling 1,061 units).
• Rezone two parcels totaling 15.5 acres to RS-4, allowing densities up to 10 units per acre (projected for 85 moderate and 84 above moderate units,totaling 169 units).
Figure H-22 Rezone and Upzone Areas
a tW - Ff
y
4 - t fi
„,
7 ,. .44,
tµ
,y .Y
ry2
,,T,',
1 Y } K'
is
W 2 st St 4..
PI,�B:'ir Ek ;
t.- I
W 19th St ...- 1=qn St
,' tl tApi l: ,,x a meµ 1
e lin �� iC�=,ma �_W i9th St,$ { _ x �0i!"�5�d'} - inillil iwl yuas=��a r,�t Upland Hills
-'y ,' —:Ni,'.list
#a r.n a ;y P t,- I k, J Cauniry club. k y 1u E
jam
n f 'ft�II., OP z 66'333p,,, i l i tgqyt• .T �.A ..�.sr l .4 '''1"1 m .F F.j� @'e.f2SA f«="' x
cai 'ri 11 r y t 5 '4"
f
t 'ilS T".. `-L - - w F thfii'Blvd'• "' . . .E1-oo Tooth!!!B i d r`.:'. Legend
t11 5: .Other Jurisdictions
• 'i
;', ■ � L e '-' Q City Boundary
! i :- °kdl RHNASites
w Arrow'ate t :••;a'�M�,. r w Arrow H.. Upland ' e Arrow Hwy Rezone/Upzone Action r _ ,.1 _i -RS 4
■ �', i
lk a�� W 9th'St-- 'E 9th Sti ltltl -; 1.RM-20 3 • s
- _Arr'ow.Hwy — �• IN =Sth'St IIgthyS_, IllMixed-Use 30 du/ac r 1 _ im 40 du/ac
SI oreno St - - w 7th St -Citrus Transportation i. �I I P. ■ .' -No Change
Upland Rezone and Upzone Areas 0 0.5 1MIes A To address AFFH goals (see Appendix C) and improve access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed-use and flexible residential uses are allowed. (see also Program 23)
Reused Sites: The adequate sites rezoning program will include a provision that on any non-vacant sites identified in Appendix B that were listed in a previous Housing Element sites inventory, or vacant sites that were listed in two previous consecutive inventories, residential development will be allowed by-right when a City of Upland General Plan 1 Housing Element Page H-68
May 2024
housing project provides at least 20 percent of the units affordable to lower-income households in compliance with Government Code Sec. 65583.2(c),
Replacement Policy: Development on any site listed in Appendix B that proposes to demolish existing housing units shall be subject to a policy requiring the replacement of affordable units as a condition of any development on the site pursuant to Government Code Sec.65583.2(g)(3).RHNA sites with existing residential uses will be subject to a replacement housing policy. The replacement housing policy will comply with all provisions of Government Code section 65915,subdivision (c) (3).
To facilitate housing development, zoning regulations, development standards and fees will continue to be posted on the City website and updated annually,and the City will establish written procedures for streamlined review consistent with Government Code Section 65913.4 (SB 35) by December 2024.
The City will continue to facilitate development and monitor approvals of all pending projects that are used to meet the RHNA. Currently, City staff coordinates with applicants, supports and assists with funding applications, and expedites approvals of projects as possible. The City will continue to provide technical assistance to ensure that projects counted towards the RHNA are built during the planning period. The City will monitor the status of these projects,including units and income levels.
The City will conduct a mid-cycle review of units built and capacity to meet the RHNA in 2026.If the entitled projects are not anticipated to be completed during the 6th Cycle at this time, the City will identify additional sites and/or programs,such as upzoning or rezoning of additional parcels,to adequately meet the RHNA.The City will identify sites or initiate any necessary_programs within six months of the identified net loss.
City-Owned Sites:
There are 18 City-owned parcels in the sites inventory with a projected capacity 96 lower and moderate income units.They are all public parking lots.The City will declare these sites surplus with the intent to develop housing.
The sites will be developed in compliance with the Surplus Land Act.The City will issue a request for proposal after the development of a downtown parking garage.The City will outreach with developers by Q3 2025 for the development of the site. To ensure the development of the sites, the City will monitor developer interest and status of the development of the parking garage as well as incentivize the development of the sites, once they are declared surplus. Actions to develop the sites may include, but are not limited to priority processing, flexibility in development standards,and financial assistance as possible.
The parking structure design will be approved in the first quarter of 2025. Construction will be completed toward the end of 2026.Development of the 18 parcels in the RHNA inventory will follow.
Objectives:
• Process amendments to the General Plan and zoning regulations to make adequate sites available to accommodate the City's RHNA allocation for the 2021-2029 planning period.The following outlines the rezone program:
• Rezone or upzone 132 parcels totaling 63.8 acres to allow residential uses from 20 to 40 du/acre (including parcels to be in the Transit Overlay Zone) (projected for 544 very low, 376 low, 414 moderate,and 385 above moderate,totaling 1,719 units).
• Rezone one 0.48 acre-parcel to the Citrus Transportation District,allowing up to 55 du/acre(projected for 11 moderate and 10 above moderate units,totaling 21 units).
City of Upland General Plan Housing Element Page H-69
May 2024
• Rezone or upzone 42 parcels totaling 12.21 acres to allow mixed-use residential up to 30 du/acre (projected for 46 very low,30 low, 64 moderate,and 49 above moderate units,totaling 189 units) • Rezone or upzone 8 parcels totaling 10.66 acres to RM-20 1,projected for 163 very low, 109 low, 18 moderate,and 16 above moderate units,totaling 306 units). • Rezone or upzone 60 parcels totaling 41.14 acres to RM-30, allowing residential densities from 20-30 du/acre (projected for 487 very low, 327 low, 131 moderate, and 116 above moderate, totaling 1,061 units).
• Rezone two parcels totaling 15.5 acres to RS-4, allowing densities up to 10 units per acre (projected for 85 moderate and 84 above moderate units,totaling 169 units). • Seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed-use and flexible residential uses are currently allowed and will be allowed through rezoning.
• Post zoning, development standards and fees on the City website annually throughout the planning period
• Establish procedures for streamlined permit review by October 2024 • Monitor progress annually through Annual Progress Reports • No net loss of units below the RHNA.
• Development of 96 units on 18 city-owned parking lots within the planning period.
Responsible Agency: City Planning Division
Funding Source(s): State grants;General Fund
Time Frame(s): General Plan and zoning amendments by 02 2025 begin zoning process in May 2024.
CEQA process 2024,hearings in early 2025;annual progress reports and website updates.Mid-cycle review by Q2 2026. Completion of 96 units on 18 city-owned parking lots by end of planning period, reach out to developers by Q3 2025.
Program 7. Specific Plans
Upland has developed specific plans to guide development of key areas in the community according to smart growth principles.These include the creation and restoration of diverse,walkable,compact,vibrant,mixed-use communities composed of the same program components as conventional development, but assembled in a more integrated fashion. These contain housing, workplaces, shops, entertainment, schools, parks, and civic facilities essential to the daily lives of the residents, all within easy walking distance. The intent is to design complete neighborhoods that are coherent, visually attractive, and integrated. Specific plans with remaining development capacity include the Enclave,Villa Serena and Sycamore Hills.
The Historic Downtown Upland Specific Plan was adopted in 2012.This specific plan covers the City's historic core and contains a transit station,civic center,parks,schools,housing,and commercial uses.The specific plan denotes nine districts, each with a defined purpose and mix of land uses. To facilitate the production of multiple-family housing,especially affordable housing,the Plan allows for more than 1,000 new housing units, with multiple-family and mixed uses allowed by-right at densities of up to 55 units per acre.The City is working with developers to build affordable senior housing,townhomes,and mixed-use projects.The City will outreach annually to developers, including affordable housing developers, to advertise and discuss opportunities for housing development in the City, including in specific plan areas. This could be done through a roundtable, City of Upland General Plan Housing Element Page H-70
May 2024
virtual meetings,or other outreach efforts. The City will continue to manage the implementation of this plan, which includes strategies and priorities to increase housing opportunities within the district.
Objective(s):
• Continue to implement specific plans throughout the planning period to facilitate the development of high-quality infill residential development in Upland.
• Process amendments needed to encourage the production of housing for all income levels,in particular for lower- and moderate-income households concurrent with zoning amendments described in Program 6.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame(s): Ongoing implementation of plan. Track developments as applications are received.
Outreach to developers annually.
Program 8. Reduce Potential Constraints to Housing Development Housing cost is affected by the time required for review and approval as well as the perception of development approval certainty.While the development review process in Upland is not considered to create unreasonable constraints to new housing, the City will process an amendment to the Zoning Ordinance to eliminate use permit(AUP or CUP)requirements on residential development and establish objective development and design standards for projects that are eligible for ministerial review. In addition, the garage requirement will be eliminated for multi-family development.
Objective(s):
• Reduce the time and cost of development
• Process a Code amendment by December 2024.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame(s): Code amendment by December 2024
Program 9. Accessory Dwelling Units
The Upland Municipal Code allows accessory dwelling units (ADUs) in all residential zones. ADUs provide additional income for the homeowner, while also providing affordable housing opportunities for family members, students, caretakers, seniors, and other individuals seeking housing in Upland. The City has seen significant increase of ADU development in recent years,and is currently averaging 45 ADUs per year.
In 2021 the City received approval for a State SB 2 grant to prepare an ADU Assessment, Workbook and Website. Encouraging the development of ADUs is one of several ways to increase housing production in the City. This activity will include conducting an assessment that will be looking at ADU capacity within the City, preparation of pre-approved ADU plans to reduce the cost to property owners.This activity will provide sample floor plans, useful videos, a list of local regulations, and a cost calculator to assist homeowners in developing ADUs for low-income households.These tools will encourage and assist in developing ADUs in Upland.
Additionally,the City participated in an ADU Education Workshop in December 2023 held by Chaffey Federal Credit Union. This workshop provided information on financing options for ADUs including Home Equity Line of Credit and Reverse Mortgages Line of Credit as well as answered questions on the process of building City of Upland General Plan Housing Element Page H-71
May 2024
an ADU in Upland. As a part of outreach to encourage ADUs,the City will actively continue participation in education events with local credit unions and other partners working to develop ADUs in the area. The City will participate in at least one such outreach,workshop or ADU educational event annually.
To ensure that City regulations remain consistent with State laws, the City will review ADU regulations each year and process Code amendments as necessary to incorporate any changes.The City will continue to monitor the extent of ADU production to ensure that the ordinance is being successful and that the Housing Element goals and RHNA production can be met.
If annual production and affordability rates do not match the estimates included in the Housing Element,the City will update the ADU strategy to ensure that the City continues to maintain adequate capacity for all income levels.In the event of an ADU shortfall that results in a net loss of units below the RHNA,the City will adopt another ADU program such as adopting fee waivers, seek state.grant funding to incentivize ADU production to reimburse pre-development costs, additional promotion of ADU opportunities through outreach such as surveys and workshops,or will identify additional sites within six months of the identified shortfall.
Objective(s):
• Encourage ADU production through preparation of an ADU assessment,workbook and website with pre-approved plans.The efforts are intended to help encourage ADU construction and affordability. • Review State ADU law annually and process amendments to local regulations as necessary to ensure conformance with current law.
• Track the number of ADUs produced annually by type and residential covenants issued during the planning period.The City will review ADU production annually and if permits fall short of projections, additional incentives and strategies will be identified to further encourage ADU construction within six months.
• Development of 45 ADUs annually,with a geographic target of 50% of ADUs in north Upland. • Continue outreach with local credit unions and ADU partners, with participation in at least one outreach event annually.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Geographic Target: At least 50%of affordable ADUs north of Foothill Boulevard Time Frame: Code amendment by December 2024 and as necessary thereafter on an annual basis, Review of ADU production annually and additional incentives adopted within six months of any identified shortfall.
Program 10.Water Priority System
The City Public Works Department, San Antonio Water Company,West End Consolidated Water Company, and MWD provide water to Upland residents. The Inland Empire Utilities Agency (IEUA) provides sewer services. Senate Bill 1087 (2005) requires all local governments to transmit a copy of the Housing Element to water and sewer service providers that serve their community. It also requires water and sewer providers to have a policy that gives priority for service allocations to proposed projects with housing units affordable to lower-income households if a shortfall in supply occurs. Because the City is a majority owner in two water utilities (except for MWD), the City will actively encourage these entities to draft and adopt a water priority system. The City will also notify IEUA of their responsibility under state law upon adoption of the Housing Element.
City of Upland General Plan Housing Element Page H-72
May 2024
Objective(s):
• Notify water and sewer providers of requirements for a water and sewer priority system by December 2022.
Responsible Agency: Public Works Department
Funding Source(s): General Funds
Time Frame: December 2022 and Ongoing
Program 11. Neighborhood Improvements
Having adequate public facilities is essential for a complete community. These services provide a high quality of life for residents and workforce, improve property values, and increase City revenues that are available to fund and expand City services. This includes the improvement and maintenance of libraries, sewer system, school services, drainage and water system,police and fire,parks and recreational facilities,private recreation facilities required for new residential development,and other services.The City prepares a capital improvement program on an annual basis to identify and prioritize the improvements needed. Certain services are tied more directly to specific plan areas,others to private developments,and others to the entire community.The City of Upland will review neighborhood improvement needs on an annual basis and continue to make such infrastructure and service improvements that further the vision of the City Council through the annual budget process.
Objective(s):
• Continue monitoring,planning,and programming for public improvements that serve the community on an annual basis.
Responsible Agency: City Planning Division,Public Works Funding Source(s): General Funds,Measure I,CDBG
Time Frame: Annual review and budgeting
Programs for Housing Assistance
Program 12. Homeownership Assistance
The Housing Division provides low-interest FTHB loans,as funds are available,to help individuals and families who wish to purchase a home,but are unable to qualify and/or do not have the necessary down payment.This program is designed to help persons who would not otherwise achieve the American dream of owning their own home.A program loan is a silent second mortgage;a 0%to 3% simple interest loan (interest free after 20 years) with all payments deferred until the first occurrence of sale, refinancing, full payment of the first mortgage, or 30 years. As of 2021, the maximum assistance is 30% of the purchase price and the home price cannot exceed$669,750.Because the program is dependent on State HOME funding,and due to loss of RDA funds,it is necessary to seek additional grants to continue and expand the program.
Objective(s):
• Continue to provide up to 2 FTHB loans annually to qualified low-income homebuyers and advertise program availability.
• Annually evaluate the City's funding capacity and as needed, pursue additional HOME/CalHOME funds from HCD.
City of Upland General Plan Housing Element Page H-73
May 2024
Responsible Agency: City Housing Division
Funding Source(s): HOME, Ca1HOME,and Housing rental revenues Time Frame: Ongoing and Annual Basis
Program 13. Rental Housing Assistance
The Housing Authority of San Bernardino County is responsible for implementing the Section 8 rental assistance program. Under this program, the Housing Authority extends rental subsidies to very-low-income households who spend more than 30%of their gross income on housing.Rental assistance not only addresses housing affordability but also overcrowding, by allowing families that "double up" to afford their own unit.
The San Bernardino County Housing Authority is also responsible for managing public housing in Upland,the public housing modernization program, and partnering with the City on various affordable housing programs and outreach.
Objective(s):
• Continue to participate in the federal housing choice voucher program and family self-sufficiency program.
Responsible Agency: San Bernardino County Housing Authority Funding Source(s): HUD housing choice vouchers
Time Frame: Ongoing
Program 14.Acquisition of Existing Units for Affordable Housing The Housing Division oversees the management of 255 City-owned dwelling units which are generally contained within three apartment complexes: Magnolia Colony, Sunset Ridge and The Village. A majority of the 255 units are designated for up to Low-Income households. Magnolia Colony was constructed in 1960 and consists of thirty-seven(37) fourplexes on individual lots.The City owns eighteen (18) of the fourplexes which were purchased in the early 2000's with Low- and Moderate-Income Housing Funds (LMIHF) and are restricted to up to Low-Income households. Seven (7) of the fourplexes are owned by a private non-profit which provides transitional housing and eleven (11) are individually owned by private parties and are market rate properties.This program entails the City to proactively acquire the remaining eleven(11) fourplexes to add to the City's affordable housing portfolio.The City is currently in escrow on one of the eleven(11) fourplexes.
Obiective(s):
• Pursue the acquisition of the remaining eleven (11) privately-owned fourplexes in Magnolia Colony and covenant for affordable housing up to the Low-Income level. Acquire at least one fourplex every two years.
• Annually evaluate the City's Housing Fund for funding capacity and pursue additional grant opportunities to augment the financial capacity to purchase the remaining eleven (11) fourplexes at Magnolia Colony.
Responsible Agency: City Housing Division
Funding Source(s): Housing Fund balance,Housing rental revenues,and Affordable Housing Grants Geographic Target: Existing fourplexes in Magnolia Colony,Sunset Ridge,and The Village Time Frame: Ongoing and Annual Basis,as fourplexes are available for purchase City of Upland General Plan Housing Element Page H-74
May 2024
Program 15. Housing Incentives
Upland implements a toolkit of incentives to facilitate the construction of affordable and market rate housing.
These include a density bonus ordinance,a minor modification and variance process,lot consolidation efforts, etc.Lot consolidation is encouraged when developers initially approach the City with preliminary applications and will be facilitated through expedited processing and fee waivers when affordable units are provided. The density bonus ordinance (Municipal Code Chapter 17.17) allows the development of additional units and the provision of regulatory/financial incentives for projects providing affordable units. Both the minor modification and variance processes facilitate infill development. Financial assistance may also be provided subject to availability.
The current lot consolidation process consists of completing the Lot Merger application. The application is a simple,ministerial process and consists of submitting four sets of plans,two copies of the legal description of the lots,two copies of the title report,and a notarized letter from the lender and property owner,if applicable.
The City will provide a number of incentives for the consolidation of small lots including:
• Expedite processing of lot consolidation so that it is completed within 30 days. • Provide fee waivers for lot consolidation projects that have affordable units or housing for special needs households.
• Proactive outreach to developers and applicants regarding opportunities for lot consolidation.The City will outreach to developers on an annual basis regarding opportunities for development in the City. • Assisting developers in identification of parcels with lot consolidation potential. • Provide technical assistance with the lot consolidation process. • Continue to utilize a ministerial process for lot mergers.
Objective(s):
• Update the Density Bonus Ordinance by October 2025 • Continue to permit and encourage density bonuses, lot consolidations, and other means to build market-rate and affordable housing. Advertise the availability of incentives at the planning public counter and through the development review process.
• Facilitation of development on small lots.
Responsible Agency: City Planning Division
Funding Source(s): General Funds
Time Frame: Code amendment by October 2022;Ongoing; Outreach to developers annually.
Program 16. Mobile Home Rent Stabilization
The City's Mobile Home Rent Ordinance is intended to protect occupants of from unreasonable rent increases while still recognizing the need for park owners to receive a reasonable return on investment and increase rents at a rate sufficient for covering the costs of repairs,maintenance,insurance,upkeep,and amenities. Under the Mobile Home Rent Ordinance,the annual rent increase is indexed to the consumer price index.The Ordinance covers six mobile home parks: Mountain View Estates, Oasis Mobile Estates, Upland Cascade, Upland Eldorado, Upland Meadows Mobile Estates, and Upland View Terrace.The City had been looking to update the Rent Review ordinance,but due to pending court cases regarding the constitutionality of Rent Stabilization City of Upland General Plan Housing Element Page H-75
May 2024
laws the process was placed on hold pending the outcome from the courts. Staff has been given the go ahead to begin implementing the existing ordinance and review the ordinance for any updates to current State laws.
Objective(s):
• Continue to enforce the Mobile Home Rent Ordinance to preserve mobile home affordability throughout the planning period consistent with State law.
Responsible Agency: City Housing Division
Funding Sources: General funds
Geographic Target: Mobile Home Parks
Time Frame: Ordinance review and updates by Q2 2026;Ongoing Program 17. Affordable Housing at Risk of Conversion to Market Rate The City periodically monitors its affordable housing projects to determine properties at risk of conversion.A total of 176 lower-income rental units are at risk of conversion by 2031. In 2022 and each year thereafter City staff will contact property owners to discuss options for extending affordability covenants for units at risk of conversion and will also notify qualified entities if a project is proposed for conversion. Notification will incorporate State preservation notice law (Government Code section 65863,10, 65863.11, and 65863.13) to inform the property owners of their responsibilities to tenants beginning three years before the property's potential conversion to market-rate.
Objective(s):
• Monitor publicly assisted low-income rental units at risk of conversion;support efforts to preserve the units through grants,tax credits,bonds,and transfer of ownership to entities willing to keep the units affordable.
• Inform tenants and property owners of their rights and responsibilities to provide adequate notice and other procedures if an affordable project is proposed for conversion to market rate housing.
Responsible Agency: City Housing Division
Funding Source(s): General Fund,Housing Rent Revenue Fund Time Frame: Annual review and outreach
Program 18. Homeless Services and Facilities
The City of Upland seeks to proactively address the needs of the homeless population by encouraging production of emergency shelters,transitional housing, supportive housing,and single-room-occupancy units.
Transitional housing and supportive housing must be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone (Gov. Code, § 65583(a)(5)). In 2018 AB 2162 amended State law to require that supportive housing also be a use by-right in zones where multi-family and mixed uses are permitted, including non- residential zones permitting multi-family uses, if the proposed housing development meets specified criteria.
Regulations and management standards for emergency shelters must be objective and encourage and facilitate the development of, or conversion to, emergency shelters, and are subject to the same development and management standards applicable to residential or commercial development within the same zone except for those standards prescribed by Government Code section 65583 (a)(4)(A). Key development standards that would be revised include separation/distance requirements, parking requirements, waiting and intake area requirements, and operational requirements. AB 139 (2019) modified the allowable parking standards for emergency shelters. AB 101 (2019) added the requirement that low barrier navigation centers meeting specified City of Upland General Plan Housing Element Page H-76
May 2024
standards be allowed by-right in areas zoned for mixed use and in non-residential zones permitting multi-family uses pursuant to Government Code §65660 et seq. The City will review current development standards for these facilities and process a Code amendment to ensure that regulations regarding emergency shelters, transitional housing,supportive housing and low barrier navigation centers are consistent with State law.
Objective(s):
• Amend City regulations regarding emergency shelters, transitional housing, supportive housing and low barrier navigation centers consistent with State law.
Responsible Agency: Development Services Department,
Funding Sources: General Fund,Housing Rent Revenue Fund Time Frame: Code amendment by December 2025
Program 19. Administrative Capacity
The dissolution of redevelopment agencies and loss of funding has required many cities to look for ways to activate the nonprofit sector and seek to collaborate and leverage resources to address community needs.The City has many active nonprofit organizations to address local needs.As the City continues to realign resources, augmenting its administrative capacity is a key concern. The City will leverage available resources through annual outreach and coordination with local non-profit organizations to maximize the benefits to lower-income households and persons with special needs.
Objective(s):
Utilize faith-based organizations, other non-profits, San Bernardino County Housing Authority, County, and other stakeholders and create a network of community and mainstream resources. The City will develop and implement a Homeless Services Plan that addresses:
• Community Outreach,Engagement,and Education Initiatives • Treatment and Permanent Supportive Housing Initiatives • Housing First/Rapid Re-housing Initiatives
• Chronic Homelessness
• Enforcement
Responsible Agency: Police Department
Funding Sources: General Fund,PLHA,CDBG and Housing Fund Time Frame: Annual outreach and coordination with local non-profit organizations Program 20. Housing for People with Disabilities or other Special Needs The City of Upland encourages the provision of housing to serve the needs of persons with disabilities or other special needs,including residential care facilities, senior housing, transitional housing and supportive housing, and employee housing.The City will monitor changes to State law and process amendments to the Municipal Code annually as necessary to ensure that City regulations are consistent with State requirements. The City of Upland also has many organizations that serve persons with disabilities, including those with developmental disabilities.This includes OPARC Center,Easter Seals Development Center,Salem Christian Homes,and other organizations.
City of Upland General Plan Housing Element Page H-77
May 2024
Objective(s):
• Monitor changes in State law and process amendments annually to the Municipal Code as necessary to ensure that City regulations are consistent with State requirements. Support agencies in seeking funding, as available, for the provision of housing and services for people with disabilities, including developmental disabilities. Reach out to potential developers or service agencies as part of the annual Action Plan solicitation for CDBG.
• Create reasonable accommodation process and procedure by December 2025 to allow flexibility in land use,building,and development standards to accommodate people with disabilities. • Amend use standards and parking regulations for small residential care facilities by December 2025 to be the same as for other residential uses of the same type in the same zone consistent with State law. • Review and amend regulations and parking standards for large (7+) residential care facilities by December 2023 to replace or modify the CUP requirement to provide greater objectivity and development certainty for residential care facilities serving 7 or more persons in all residential zones. • Remove the definition of"single housekeeping unit". • Amend regulations for employee housing consistent with the Employee Housing Act by December 2023.
• Assist in the development of housing for persons with special needs, including 792 extremely-low- income households,throughout the planning period through priority processing,granting fee waivers or deferrals, modified development standards, concessions and incentives for housing developments that include units affordable to extremely-low-income households; assisting and supporting funding applications;and annual outreach and coordination with affordable housing developers.
Responsible Agency: City Housing Division;Development Services Department Funding Sources: General fund
Time Frame: Code amendments by December 2025; Annual monitoring, outreach and coordination
Program 21. Affirmatively Furthering Fair Housing
Upland implements programs to promote fair housing opportunities for all persons, regardless of protected status. As an entitlement jurisdiction, Upland prepares an Analysis of Impediments to Fair Housing Choice (AI) to periodically identify constraints or obstacles to fair housing opportunity. The City also contracts with the Inland Fair Housing and Mediation Board (IHFMB) to provide fair housing services that affirmatively further fair housing. Services include landlord and tenant education, community outreach and advocacy, and enforcement of fair housing laws. IFHMB also implements the policies and recommendations, where applicable,articulated in Upland's AI.
Objective(s):
• Promote fair housing practices through contract with IFHMB. Comply with all State and federal fair housing requirements when implementing housing programs or delivering housing-related services. • Continue to prepare the Analysis of Impediments to Fair Housing Choice as required under federal law;implement the recommendations to improve fair housing as contained therein. • Monitor residential and commercial developments that may impact ridership potential for expanded fixed route service north of the 210 Freeway and if any new developments in this area have the potential to generate ridership, the City will share this information with Omnitrans for consideration in future transit planning.
City of Upland General Plan Housing Element Page H-78
May 2024
• To foster development of a balanced community that provides access to a diverse array of housing opportunities for all Upland residents including members of protected classes, the City will seek to expand affordable rental housing opportunities north of Foothill Boulevard by encouraging multi- family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed use and flexible residential uses are currently allowable. (see also Program 7) • Encourage continuing stakeholder involvement in local housing issues through ongoing, proactive outreach to engage members of all socio-economic groups and recruit members of underrepresented groups to participate in City meetings.
Responsible Agency: City and Inland Fair Housing and Mediation Board Funding Sources: CDBG Funds
Time Frame: Ongoing and Annual Basis
Program 22. Housing Outreach and Information
The City shall provide information about housing assistance, fair housing, housing_resources, and housing programs through a wide variety of outreach methods.
Objective(s):
• Disseminate fair housing outreach materials at the library,website, and counter so that residents and landlords are aware of their rights, responsibilities, and opportunities for resolving fair housing concerns. Provide information to 100 households annually. • The Upland Development Services Department and IFHMB will continue providing educational opportunities for property owners,property managers,and residents in Upland concerning the law as it pertains to reasonable accommodations and reasonable modifications. The City will contract with IFHMB to provide two workshops per year in the City,with one workshop per year serving as a general introduction to fair housing laws and possible discrimination, and one workshop each year being specifically focused on housing issues faced by persons with disabilities and the reasonable accommodation and modification processes.
• The City will also contract with IFHMB at least once during the planning period to fund matched pair testing in Upland to address issues of possible discrimination based on disability as well as race,familial status,national origin,disability and other protected categories.
Responsible Agency: City and Inland Fair Housing and Mediation Board Funding Sources: General fund
Time Frame: Ongoing and Annual Basis. Two workshops per year. Matched pair testing once in the planning period.
Program 23. Housing Mobility
The City will strive to increase opportunities and promote housing mobility, specifically, the City will strive to improve housing mobility and options north of Foothill Boulevard.To promote housing mobility in relatively higher income and lower density areas,the City will employ a variety of strategies to achieve the development of 150 units (such as ADUs,JADUs,and SB 9 units) throughout the entirety of the planning period.
The City will create and implement an ADU Bonus Program. The City amend its zoning ordinance to allow one additional ADU,beyond state law,on lots in the RS-10,RS-15,and RS-20 zones with a single family home that are larger than 15,000 square feet.The program will allow additional one additional ADU on eligible single- City of Upland General Plan Housing Element Page H-79
May 2024
family lots given that the bonus ADUs are deed restricted as affordable to lower-income households for a certain, shortened period of time (ex. 10 years).The program is applicable to an estimated 1,940 lots.
Objective(s):
• ADU Bonus Program:Increase affordable housing opportunity north of Foothill Boulevard through allowing more than one ADU per lot on eligible single-family parcels. Goal of at least 50% of ADUs developed in north Upland.Creation of 20 bonus,affordable ADUs annually once program is in place. • Encourage multi-family affordable rental housing developments as part of infill projects or as part of Specific Plans where mixed use and flexible residential uses are currently allowable. (see Programs 5 and 6). Use of Specific Plans can incentivize higher density housing in these areas. • Develop of ADUs (Program 9). Development of 45 ADUs annually,with a geographic target of 50% of ADUs in north Upland
• Rezone to allow additional housing opportunities throughout the City, including an assumed 273 lower-income units north of Foothill(Program 6)
• Increase Housing Choice Voucher use in north Upland As part of these efforts,the City will conduct a mid-cycle evaluation in 2026 to review the effectiveness of the above strategies and consider additional programs as necessary, including but not limited to higher density opportunities on religious,institutional and quasi-institutional lands,missing middle zoning in addition to SB 9 such as adaptive reuse,acquiring and adding affordability to existing structures,and upzoning.
Responsible Agency: City Housing Division;Development Services Department Funding Sources: General fund, CDBG Funds
Time Frame: Ongoing and Annual Basis. Creation of Bonus ADU program by Q1 2025.
Promotion of ADU program in 2025 and beyond. Mid-cycle review in 2026.
Geographic Target: Comparatively higher income and resource areas of the City,including the RCAA area in northern Upland.
Program 24. Place-Based Improvements in South Upland
Develop and continue programs and strategies to create place-based improvements through investments in the public right of way. The City will continue to prioritize CDBG funding in south Upland, communities south of Foothill Boulevard, and low-resource areas of the City as well as annually work with the City Council to prioritize other funding sources in these areas. This will serve to continue to improve communities through neighborhood improvements such as enhanced streetscapes,multi-modal and active transportation,pedestrian safety improvements, safe routes to schools, community facilities, park improvements, and other community amenities.
Objective(s):
• Business Attraction Assistance Program(BAAP).This program provides up to$75,000 via a forgivable loan to sales tax producing businesses in locate in Downtown Upland in exchange for creating full time equivalent jobs for low to moderate income persons. Since its inception,the program has provided 15 business loans,ranging from$25,000 to $75,000.
• Historic Downtown Revitalization Program(Commercial Rehabilitation Program,CRP).This program provides a grant to businesses located in downtown Upland of up to $30,000 for eligible facade improvements and an additional $15,000 for mitigation of asbestos or lead-based paint hazards. The City of Upland General Plan Housing Element Page H-80
May 2024
City has provided 15 grants through this program. Eligible improvements include ADA entry improvements, exterior lighting,doors and windows,facade reconfiguration,and signage. • Capital Improvements in south Upland. The City will continue to complete Capital Improvement Projects in south Upland.Recent and ongoing projects south of Foothill include o ARPA Alley Rehabilitation Phase I ($465,490, 50%of project south of Foothill) o Civic Center Paving and ADA Improvements ($247,626)Pavement maintenance on Euclid Ave ($436,749, 60%of project south of Foothill)
o Street and Alley Program from 2018-2020, ($732,414) o Complete rehabilitation (street, sidewalk,curb,gutter,ADA,pedestrian improvements,water and sewer infrastructure) of Arrow Highway($11,490,592). • Multiple Family Rental Rehabilitation Program (Program 5) provides targeted funding to improve affordable existing affordable housing stock,including a target of 50%of funding going to properties south of Foothill.
• The City will continue to seek grant funding for improving and encouraging redevelopment in south Upland.
Responsible Agency: City Housing Division;Development Services Department Funding Sources: General fund, CDBG Funds, CIP,Housing Fund balance,Housing rental revenues Time Frame: BAAP and CRP are ongoing. CIP projects per CIP schedule. Seek grant funding annually or as available.
Geographic Target: Southern Upland,and areas with comparatively lower income and resources.
City of Upland General Plan Housing Element Page H-81
May 2024
Quantified Objectives
Subject to availability of funding,Table H-21 summarizes the City's quantified objectives for the 2021-2029 planning period.
Table H-21 Housing Element Quantified Objectives
Households Assisted by Income Level
dill Housing Program Area d, Ext.Low Very Low Low Moderate Above Mod New Construction1 792 792 959 1,013 2,130 Housing Rehabilitation2 50 100 89 - N/A Housing Preservation3 - - 176 - N/A Rental Assistance4 416 165 29 N/A N/A Homebuyer Assistance5 - - 10 - N/A Mobile Home Rent Stabilization6 806 N/A
Code Enforcement Case Resolution? 20,000 N/A Source:City of Upland,2021.
Note:Quantified objectives dependent on continued funding. 1 Housing construction goals refer to the provision of sites to address the 2021-2029 RHNA allocation. 2 Housing rehabilitation goals include the Housing Improvement,Emergency Repairs for Homeowners,and Rental Acquisition and Rehabilitation programs.
3 Housing preservation goals refer to the preservation of publicly subsidized units at risk of conversion to market rate. 4 Rental assistance goals refers to the annual number of housing choice vouchers issued by the San Bernardino County Housing Authority. 5 Homeownership goals refer to the City's homeownership assistance program. 6 Mobile home rent stabilization goals refer to all units under the program,regardless of income level. 7 Code enforcement refers to units inspected citywide and in focus areas.
City of Upland General Plan Housing Element Page H-82
May 2024
Appendix A Evaluation of the Prior
Housing F lement
Section 65588(a) of the Government Code requires that jurisdictions evaluate the effectiveness of the previous Housing Element; the appropriateness of goals, objectives, and policies; and the progress in implementing programs for the previous planning period.
Table Al summarizes the City's accomplishments in implementing the programs for the previous planning period.In addition,a cumulative evaluation of the effectiveness of goals,policies,and related actions in meeting the housing needs of special needs populations (e.g.,elderly,persons with disabilities,large households,female headed households,farmworkers and persons experiencing homelessness) is described below.
The City of Upland implemented various programs as part of its previous cycle of the Housing Element in an effort to maintain its existing housing stock, conserve and improve existing affordable housing, increase housing production,provide assistance to households in need,create equal opportunity to housing,and comply with State law and code amendments.
A number of the City's programs addressed the housing needs of special needs populations during the previous cycle. Special needs populations include seniors, large families, single-parent households, people who are homeless, and people with disabilities. The City addressed the housing needs of special populations through the following programs:
• The Emergency Repair Program (ERP) -provides a grant for emergency repairs to single-family homes, condominiums,and mobile homes of very-low-income families.The grant is available to income eligible homeowners who live within Upland's city limits. Funding for this program is provided by Community Development Block Grant (CDBG) and/or local City funds and grants up to $ 15,000 are available for emergency repairs and/or code violations corrections on a first come, first served basis subject to type of emergency and annual appropriation caps.
• First Time Home Buyer Program —The Housing Division of the Development Services Department provides low-interest loans for First Time Home Buyers(N'1'HB)through HOME and Cal HOME funds.
When funds are available, this program helps individuals and families to purchase a home if they are unable to qualify and/or raise the necessary down payment without financial assistance.This program is designed to help persons who would not otherwise achieve the American Dream of owning their own home.Loan are structured as a second mortgage at 3% simple interest-with all payments deferred until the first occurrence of sale,refinancing,or full payment of the first mortgage. • The Home Improvement Program is funded by HOME and CalHOME funds and provides 30-year deferred,zero or 3%interest loan up to$90,000 for qualifying repairs.This program targets lower-income homeowners who cannot secure conventional funding for repairs. • Affordable Housing—There are currently 10 affordable rental housing complexes in the City that offer a total of 732 affordable units at the following sites: Coy D. Estes Senior Housing,Los Olivos Housing Authority of the County of San Bernardino,The Village Apartments,Sunset Ridge Apartments,Magnolia Colony Apartments, Northwoods Apartments, Arbor Park Apartments, Alpine Woods, Mountain Springs Apartments and Ninth Street Terrace Apartments.
City of Upland General Plan Housing Element Page H-83
May 2024
• Families and Individuals in Need of Emergency Shelter/Homelessness—The City of Upland is actively engaged in supporting residents experiencing homelessness by providing direct Outreach Services through the U-HOPE program implemented by the Upland Police Depattinent. Homelessness occurs for a variety of reasons and requires different resources and services for each homeless individual,serving the needs of this population is complex.The City aims to provide a system that coordinates and focuses resources to those most in need and least able to advocate for themselves. People experiencing homelessness in Upland can be connected to Emergency Shelters, Substance Abuse Programs, and the County Coordinated Entry System (2-1-1). Available services include clothing, food, childcare, health care, government resources, transportation, local libraries and afterschool programs, donation information and volunteer information. Service locations include the following:
Abundant Living Family Church Salvation Army
Hours: Tuesday & Thursday, 4 p.m.-7 p.m. Hours:Monday-Friday, 9 a.m.-10:30 a.m.
Saturday 10 a.m.-1 p.m. 412 S.Euclid Ave.,#408 Ontario,CA 91762 9269 Uticia Ave. #125 Rancho Cucamonga, CA Food Bank (909) 986-6748 Shelter (909) 888- 91730 4880
(909) 987-7110
GAP—Food Bank
Citylink—Food Bank Only Thursdays only 4 p.m. - 6 p.m.
Hours:Tuesday and Thursdays 2:p.m. - 6 p.m. 8768 Helms Ave Rancho Cucamonga,CA 91730 16779 Spring St. Fontana,CA (909) 945-1020
(909) 803-1059
Para Los Niiios
Foothill Family Shelter Family Services Hours: Tuesday-Friday, 9 a.m.-1 Hours:Tuesday-Friday,9:00a.m.-5 p.m. p.m.
1501 W. 9th Street,Ste D Upland,CA 91786 1205 N. Baker Ave (909) 920-0453 Ontario,CA 91764
(213) 413-1466
St. Joseph's Church—Food Bank His Hands
Ministry(Upland only) Inland Valley Hope Partners Hours: Monday-Thursday, 9 a.m.-11 a.m. Saturday Hours:Monday-Thursday, 8:00 a.m.-6 p.m. 7:00 a.m. -2 p.m. 1753 Park Avenue.
937 N. Campus Ave. Upland,CA 91786 Ontario,CA 91762 (909) 981-8110 (909) 622-3806
City of Upland General Plan Housing Element Page H-84
May 2024
Table Al. Program Accomplishments, 2013-2021 Housing Element Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
Code Enforcement Ensure compliance with municipal codes Ongoing The City has continued to provide code enforcement services. Program 1 and maintain value and safety of This program is successful and should be continued. Modify to property and structures. include clear objectives on number of inspected units per year and timeframe for the abatement process.
Home Improvement Provide Home Improvement loans to Ongoing Due to the decrease of the State after rehabilitation value limits Program 2 qualified low and moderate income to$285,000 and the long-awaited approval to increase said homeowners earning less than the 80% value limits,staff has struggled to provide assistance to any Area median Income. potential qualified applicants.This program should be continued. Modify to include clear objectives on number of HIP loans provided per year.
Emergency Repair Program Provide grants to qualified homeowners Ongoing This program continued to provide grants to qualified Program 3 to address emergency repairs. homeowners to address emergency repairs. During 2014-2020 92 households were assisted through the Emergency Repair Program.This program helps to avoid deterioration and should be continued. Modify to include clear objectives on number of grants provided for homeowners per year.
Rental Acquisition and Continue to provide grants to address Ongoing No units were assisted during 2014-2020 due to dissolution of Program 4 Rehabilitation properties with substantial rehabilitation the Redevelopment Agency.This program helps to avoid or maintenance needs. deterioration and should be continued if funding is available.
Modify to include clear objectives on number of RARP grants provided per year.
Historic Preservation Continue to support the preservation of Discontinued The Historic Home Rehabilitation Program has been defunded, N/A historic properties through a variety of however,if there is an opportunity to preserve a Historic Home planning,zoning,rehabilitation,and for affordability purposes,the city will assist in that activity. other incentives.
Five Star Rental Recognition The objective is to continue this program Discontinued This program was discontinued in 2016. N/A and disseminate information to landlords
to encourage their participation in the
Five Star Rental Recognition Program.
Specific Plans Continue to implement remaining Ongoing The City continued to implement the remaining specific plans Program 7 specific plans to facilitate the in order to facilitate the development of high quality infill development of high quality infill residential development in Upland.This program is an residential development in Upland. important strategy for effective land use planning and should be continued. Modify to include clear objectives to process specific plan amendments to encourage the production of housing for all income levels, in particular for lower-and City of Upland General Plan Housing Element Page H-85
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
moderate-income households concurrent with zoning
amendments described in Program 6_
Historic Downtown Specific Plan Continue to implement the Historic Ongoing The City continued to implement the Downtown specific plan. Program 7 Downtown Specific Plan to facilitate the This program is an important strategy for effective land use development of high quality infill planning and should be continued. Modify to include clear residential development in Upland. objectives to facilitate the production of multi-family housing at 55 units per acre in the Historic Downtown Specific Plan.
Secondary Units The City will continue to support the Ongoing The City continued to support the production of accessory units Program 9 production of second units and guest and in 2021 the ADU Ordinance was updated consistent with quarters that meet the requirements State law.This program is an important component of the City's in the municipal code. overall housing strategy and should be continued. Modify to include clear objectives on number of ADUs developed per year.
Green Valley Initiative Ongoing The City continued to participate in this collaborative effort.As N/A Participate in the Green Valley
Initiative's regional meetings and of 2021 the City participates in 4 open PACE programs.This outreach efforts to promote a healthy program supports energy conservation and should be economic and environmental future. continued.
Continue implementation of the City's
other green initiatives,including waste
management,water conservation and
use,and CalGreen programs. _
Water Priority System Encourage water and sewer providers to Ongoing The City actively participated in the establishment of a Program 10 have a water and sewer priority system water and sewer priority system.This program supports in place in compliance with state infrastructure for new housing and should be continued. housing law. Modify to include clear objectives on program time frame.
Neighborhood Improvements Continue monitoring,planning,and Ongoing The City continued to make such infrastructure and Program 11 programming for public improvements service improvements to further the vision of the City that serve the community. Council.This program supports infrastructure for new housing and should be continued.
Homeownership Assistance Continue to provide up to 2 FTHB Ongoing During 2014-2020 there were 2 FTHB loans granted. Program 12 loans annually to qualified low income This program supports home ownership for low- homeowners and advertise program income households and should be continued. Modify availability.Annually evaluate the to include clear objectives on number of FTHB loans City's funding capacity and as needed provided per year as well as a commitment to pursue additional HOME/CAL HOME evaluate the City's funding capacity annually. funds.
Rental Housing Assistance Continue to participate in the federal Ongoing According to the Housing Authority of the County of San Program 12 City of Upland General Plan Housing Element Page H-86
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
housing choice voucher program and Bernardino,the Upland Housing Authority served vouchers to family self-sufficiency program 619 families.This program supports rental housing affordability allocating. and should be continued. Modify to include clear objectives on the time frame and continuance of program.
Housing Incentives Continue to permit and encourage Ongoing The Development Code Update was adopted on September Program 15 density bonuses,lot consolidations,and 28,2015.The update provided modifications to the other means to build market rate and Development Code that were recommended in the Housing affordable housing.Amend the Zoning Element.These included providing for residential care Code to allow half covered/uncovered facilities(7 or fewer)by right in all residential zones.New spaces for studio and 1-bedroom units provisions were also provided for Supportive and in projects outside the downtown and Transitional Housing,Emergency Shelters,Child Care/Day mixed use corridors provided the project Care,SROs,and efficiency units.This program supports qualifies for a density bonus or is deed production of new housing,including affordable units,and restricted as affordable.Advertise the should be continued. Modify to include clear objectives on availability of incentives at the planning the time frame for the Density Bonus code amendments to public counter and through the be completed.
development review process.
Continue to enforce the Mobile Home Ongoing The City was advised to place a hold on proposed revisions to Program 16 Rent Ordinance;complete review and the existing ordinance pending litigation challenging the Mobile Home Rent Stabilization revisions to the Rent Ordinance after constitutionality of Rent Stabilization law until the outcome of the courts complete proceedings on the court proceedings Modify to include a clear timeline. legality of rent stabilization
Housing at Risk of Conversion Monitor publicly assisted multiple units Ongoing The City continued to monitor affordable housing projects to Program 17 at risk of conversion;support efforts to determine properties at risk for conversion.This program is an preserve the units through grants,tax important strategy for preserving existing affordable housing credits,bonds,and transfer of and should be continued. Modify to include clear objectives on ownership to entities willing to keep the commitments regarding the annual monitoring and outreach of units affordable.Inform tenants and affordable housing projects. property owners of their rights and
responsibilities to provide adequate
notice and other procedures if an
affordable project is proposed for
conversion to market rate housing.
Low Income Housing Assistance Offer expedited permit processing, Ongoing This program is duplicative and should be combined with other Program 15 contact developers annually about programs that have similar purposes. potential sites,and support applications
of developers to build affordable
City of Upland General Plan Housing Element Page H-87
May 2024
Name of Program Objective Timeframe in Status of Program Implementation v- „p,ic r 1-v�.atiOn H.E
housing that targets extremely low
income households in Upland.Assist in
the development of housing for lower-
income households by outreaching to
affordable housing developers,
exploring available funding options,and
supporting grant applications for
housing.
Homeless Services Define shelters,transitional housing, Ongoing The City continued to provide funding support to agencies that Program 18 and permanent supportive housing serve the homeless and at-risk homeless through the CDBG consistent with state law,permit Program process and the City's Housing Fund.In 2013,a shelters with a ministerial permit in the Homeless Shelter Stakeholders Group was formed to assist the Industrial zone;and establish objective implementation of this goal.The Development Code Update standards as allowed by state law. In was adopted in the summer of 2015. In December 2019,the all zones allowing residential uses, City hired a Homeless Coordinator to conduct and assist with permit transitional and supportive homeless prevention activities.During CY2020,the City housing as a residential use and only applied for and received a new affordable housing grant from subject to those restrictions that apply the State that will provide funding to the Homeless Prevention to other residential uses of the same Program for the next 3 years. Also,during CY2020,the City type in the same zone. applied and received CARES CV1 and CV3 to provide additional funds to assist homeless prevention activity.This program is an important strategy for addressing the special needs of the homeless and should be continued. Modify to include clear objectives and time frame to amend City
regulations regarding emergency shelters,transitional housing, supportive housing and low barrier navigation centers
consistent with State law.
Administrative Capacity Utilize the Service Council to coordinate Ongoing The City has continued to work with the various organizations Program 19 the City,faith-based organizations,other in San Bernardino County to create a Homeless Service Plan. non-profits,Upland Housing Authority, The stakeholders team is comprised of individuals and County,and other stakeholders and organizations that have a desire to help the community and create a network of community and seek a positive change in the city,specifically,as it relates to mainstream resources.The Service those affected by homelessness.The team meets monthly in Council will develop and implement a order to maintain an active effort to address the homeless Homeless Services Plan that addresses: issues.In December 2019,the City hired a Homeless -Community Outreach,Engagement, Coordinator to assist with all homeless activities.During and Education Initiatives CY2020,the City applied for the Permanent Local Housing -Treatment and Permanent Supportive Allocation to assist the Homeless Coordinator with additional City of Upland General Plan Housing Element Page H-88
May 2024
Name of Program Objective Timeframe in Status of Program Implementation 6th Cycle Program Location H.E
Housing Initiatives funds for the City's Homeless Prevention Program.Also,during -Housing First/Rapid Re-housing CY2020,the City applied and received CARES CV1 and CV3 initiatives to provide additional funds to assist homeless prevention -Chronic Homelessness activity.This program is an important strategy for leveraging -Enforcement housing resources and should be continued. Modify to include clear objectives of the Homeless Services Plan and the City's outreach and coordination responsibilities.
Housing for People with Amend the Zoning Code to define and 2015 The Development Code Update was adopted on September Program 20 Disabilities allow residential care facilities serving 28,2015.The update provided modifications to the six or fewer residents as a by-right Development Code that were recommended in the Housing use in all residential zones;remove or Element.These included providing for residential care amend the definition of a family in the facilities by right in all residential zones(for those serving 6 Zoning Code.Permit larger facilities or fewer residents),Supportive and Transitional Housing, with a CUP in two additional mixed- Second Dwelling Units,Emergency Housing and Single use zones. Room Occupancy(SRO)in Mixed Use Zones and Efficiency Support agencies in seeking funding, Units.This program is an important strategy for addressing as available,for the provision of the special housing of persons with disabilities and should housing and services for people with be continued. Modify to include clear objectives and time disabilities, including developmental frame of the code amendments as well as the City's disabilities. Reach out to potential commitment to annually monitor State law,conduct developers or service agencies as outreach,and coordination with affordable housing part of the annual Action Plan developers.
solicitation for CDBG.
Create reasonable accommodation
process and procedure as part of the
Zoning Code Update to a low flexibility
in land use,building,and development
standards to accommodate people
with disabilities. _
Fair Housing Promote fair housing practices through Ongoing The City continues to promote fair housing practices and Program 21 contract with IFHM B.Comply with all provide educational information to the public.This program state and federal fair housing is an important strategy for affirmatively furthering fair requirements when implementing housing and should be continued. Modify to include clear housing programs or delivering housing- objectives. related services.Continue to prepare the
Analysis of Impediments to Fair Housing
Choice as required under federal law;
implement the recommendations to
City of Upland General Plan Housing Element Page H-89