Victorville City Council
January 16, 2024

City Council Chambers
14343 Civic Drive
Victorville, CA
www.victorvilleca.gov
VICTORVILLE CITY COUNCIL
VICTORVILLE LIBRARY BOARD OF TRUSTEES
SOUTHERN CALIFORNIA LOGISTICS AIRPORT AUTHORITY
SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY
THE CITY AS HOUSING ASSETS SUCCESSOR
JOINT POWERS FINANCING AUTHORITY
VICTORVILLE WATER DISTRICT
Regular Meeting Agenda
Tuesday, January 16, 2024
5:00 p.m. Closed Session
6:00 p.m. Regular Session
The

City

Council

holds

its

business

meetings

in

public

in

accordance

with

the

requirements

of

the

Ralph
M.

Brown

Act,

its

established

policies

and

procedures,

and

its

adopted

parliamentary

authority.

The
Council

strives

to

carry

out

its

meetings

in

an

atmosphere

of

professionalism

with

full

participation

by
members

of

the

body

and

the

public.

As

such,

the

Presiding

Officer

is

empowered

to

govern

City

Council
Meetings

to

foster

the

efficient

and

fair

administration

of

City

business

and

reserves

the

right

to

enforce
(or

cause

to

be

enforced)

the

Meeting

Rules

of

Conduct

and

Decorum

as

set

forth

in

Chapter

5 of

the

City
Council Policy and Procedures Manual.

The

City

Council

welcomes

and

encourages

public

participation

and

invites

the

community

to
attend

in

person.

Now

that

COVID-19

cases

in

our

area

have

reduced

to

a

point

that

social
distancing

requirements

have

been

lifted,

City

Council

Meetings

will

be

held

in-person

at

City

Hall
in

Council

Chambers.

Remote

viewing

of

our

Council

Meetings

is

available

through

YouTube,

but
public comments must be given in-person at the meeting or in advance as noted below.

Public

Comments:

Members

of

the

public

may

submit

comments

electronically
to

[email protected]

by

4 p.m.

the

day

of

the

meeting

to

be

distributed

to

City

Council.

Participants

are

invited

to

address

the

Council

on

agendized

and

non-agendized

topics

at

the

beginning
of

the

meeting.

Public

comments

will

be

no

longer

than

three

(3)

minutes

per

community

member.

Should
a

speaker

conclude

their

comments

prior

to

the

expiration

of

three

(3)

minutes,

the

speaker

waives

the
right

to

speak

for

any

remaining

amount

of

time.

For

further

information

about

how

to

address

the

Council,
please refer to the City’s website at
victorvilleca.gov/government/agendas
.

In

compliance

with

the

Americans

with

Disabilities

Act,

if

you

need

special

assistance

to

participate

in

this
meeting,

please

contact

the

City

Clerk’s

office

at

(760)

955-5188

no

later

than

72 hours

prior

to

the
meeting.

5:00 p.m. Closed Session

Call to Order

Roll Call

Introduction to Public Comments

Public Comments for Closed Session Items

Declaration of Closed Session Item(s) by City Attorney

CITY COUNCIL

A.

CONFERENCE WITH LEGAL COUNSEL- EXISTING LITIGATION
Pursuant to Government Code § 54956.9(d)(1)
Case

name

unspecified:

(Disclosure

would

jeopardize

existing

settlement
negotiations)

B.

CONFERENCE WITH LEGAL COUNSEL- EXISTING LITIGATION
Pursuant to Government Code § 54956.9(d)(1)
Case

name

unspecified:

(Disclosure

would

jeopardize

existing

settlement
negotiations)

Recess to Closed Session

6:00 p.m. Regular Session

Call to Order

Roll Call

Closed Session Announcements by the City Attorney

Invocation:

Pledge of Allegiance: Police Captain John Wickum

Proclamations/Special Presentations

Presentation

Recognizing

Sophia

Burciaga,

Winner

of

the

City’s

Annual

Civil

Rights
Memorial

Essay

Contest

and,

Advanced

Medical

and

Kidney

Institute,

Sponsor

of

the
City’s Annual Civil Rights Memorial Essay Contest

Introduction of New Hires and Promotions to City Council

American

Public

Works

Association

Best

Transportation

Project

of

the

Year

Award

for
the Green Tree Extension

Animal Shelter Update

Presentation by City Manager to City Council – 2023 Year in Review

City Clerk Presents Agenda/Revisions to Agenda

Conflict of Interest Declarations
Any

items

on

this

agenda

that

might

be

a

conflict

of

interest

to

any

Council
Members/Board Members should be identified at this time.

Introduction to Public Comments

Public Comments
PUBLIC HEARING(S)

1. An

Amendment

to

the

Victorville

Municipal

Code

with

an

Environmental

Exemption
Making

Changes

to

Title

16 to

Address

the

Recently

Adopted

Land

Use

Element

of
the General Plan

Recommendation:

That

the

Honorable

City

Council

conduct

a

public

hearing,

receive

public

testimony,
and take the following actions:
(1)

Find

the

Code

Amendment

exempt

pursuant

to

Section

15061(b)(3)

of

the
California Environmental Quality Act (CEQA);
(2)

Introduce

Ordinance

No.

2448

for

adoption,

and

first

reading

by

title

only,

to
amend

Title

16 of

the

Victorville

Municipal

Code

and

rescind

City

Council

Policy

No.

CP-11-05 pertaining to Interim Use Permit Regulations; and (3) Waive a further reading in full of proposed Ordinance No. 2448.

CONSENT CALENDAR

2. Substitution

of

Trustee

and

Deed

of

Reconveyance

for

Map

Case

No.

09-01-04

-
Alcala

Recommendation:

That Your Honorable City Council:
(1)

Approve

the

Substitution

of

Trustee

and

Deed

of

Reconveyance

for

MAP

Case
No. 09-01-04;
(2) Authorize the execution thereof by the City Manager; (3) Accept the payoff of the loan receivable; and
(4)

Adopt

Resolution

No.

CHAS

24-001,

amending

the

annual

budget

for

Fiscal
Year 2023-2024

3. Victorville

Water

District

Operating

Results

Report

for

the

Fourth

Quarter

of

Fiscal
Year 2023

Recommendation:

That the Honorable Victorville Water District Board of Directors review and file.

4. Fire Department Newsletter

Recommendation:

That

the

Honorable

Council

review

and

file

the

attached

Fire

Department
Newsletter.

5. Second Reading of Ordinance No. 2447

Recommendation:

That

the

City

Council

adopt,

by

second

reading,

Ordinance

No.

2447

adopting

the
zone

change

portion

of

Case

No.

PLAN22-00027;

a

zone

change

to

rezone
approximately

1.52 acres

of

General

Commercial

(C-2)

designated

land

to

Industrial
Park

District

(IPD)

designated

land

on

property

located

at

the

northwest

corner

of
Dos Palmas Road and Park Avenue.

6. Notice of Completion - Eva Dell Park Playground Replacement

Recommendation:

That

the

Honorable

City

Council

accept

as

complete

and

approve

the

Notice

of
Completion

for

the

Eva

Dell

Park

Playground

Replacement

project

and

authorize
the City Manager to execute the Notice of Completion.

7. Payroll Warrant List

Recommendation:

That

the

City

Council

and

Board

of

Directors

ratify

Payroll

Demand

Schedule

No.
5A

for

Payroll

Period

October

27,

2023,

through

November

10,

2023,

in

the

amount
of

$2,113,124.20

covering

Check

Nos.

33730

through

33769,

including

Vendor
checks.

Please

note

employee

Check

Nos.

33745

-

33747

and

33753

have

a

live
Check

and

an

EFT

Advice.

Also

included

are

Advice

Nos.

306737

through

307246,
per

adopted

budget

for

Fiscal

Year

2023-2024

(period

covering

July

1,

2023,
through June 30, 2024).

8. Commercial Demand Schedule No. 11

Recommendation:

That

the

City

Council

and

Board

of

Directors

ratify

Commercial

Demand

Schedule
No.

11 in

the

amount

of

$5,227,529.53,

covering

Electronic

Fund

Transfers

No.
337131

through

337260

and

Warrant

No.

793109

through

793294

for

11/29/2023
through

12/06/2023,

per

the

adopted

budget

for

Fiscal

Year

2023-2024

for

the
period covering July 1, 2023 through June 30, 2024.

9. Reduction of Securities for Tract Map No. 15310

Recommendation:

That the Honorable City Council:

(1)

Approve

an

80-percent

release

of

the

Faithful

Performance

Street

securities

for
Tract Nos. 15310-1, 15310-2, and 15310-3;
(2)

Approve

the

full

release

of

the

Faithful

Performance

and

Labor

&

Materials

for
the Sewer and Street securities for Tract Nos. 15310-5 and 15310-6; (3)

Approve

the

full

release

of

the

Monumentation

Faithful

Performance

Securities
for Tract Map No. 15310; and
(4) Accept the recently completed street public improvements.

10. Commercial Demand Schedule No. 12

Recommendation:

That

the

City

Council

and

Board

of

Directors

ratify

Commercial

Demand

Schedule
No.

12 in

the

amount

of

$11,922,104.57,

covering

Electronic

Fund

Transfers

No.
337261

through

337532

and

Warrant

No.

793295

through

793521

for

12/13/2023
through

01/02/2024,

per

the

adopted

budget

for

Fiscal

Year

2023-2024

for

the
period covering July 1, 2023 through June 30, 2024.

11. Reduction of Securities for Tract Map No. 16684

Recommendation:

That the Honorable City Council:
(1)

Approve

an

additional

20-percent

reduction

for

the

Street,

Water,

Drainage,

and
Sewer Faithful Performance Securities for Tract Map No. 16884; (2)

Approve

the

full

release

of

the

LMAD

Faithful

Performance

and

Labor

&
Materials Securities for Tract Map No. 16884; and
(3) Accept the Street, Water, Drainage, and Sewer improvements for maintenance.

12. Full Monumentation Security Release for Tract Map No. 15598

Recommendation:

That

the

Honorable

City

Council

approve

the

full

release

of

the

Monumentation
Faithful Performance and Labor & Materials Securities for Tract Map No. 15598.

13. Annual AB 1600 Development Impact Fee Report for Fiscal Year 2022-2023

Recommendation:

That

the

Honorable

City

Council

adopt

Resolution

No.

24-004

approving

the

annual
AB 1600 Development Impact Fee Report for Fiscal Year 2022-2023 WRITTEN COMMUNICATIONS

14. Appointment of Mayor Pro Tem

Recommendation:

That

Your

Honorable

City

Council

open

nominations

for

the

office

of

Mayor

Pro
Tem,

take

nominations,

and

have

the

City

Clerk

announce

the

outcome

of

the

vote
and declare the appointment upon a majority vote of the Council.

15. Purchase

of

a

Lighting

System

Provided

by

Musco

Sports

Lighting,

LLC

for

the
Hook Jr. High Sports Field Lighting Project

Recommendation:

That

the

Honorable

City

Council

approve

the

purchase

of

a

lighting

system
provided

by

Musco

Sports

Lighting,

LLC

for

the

Hook

Jr.

High

Sports

Field

Lighting
Project in an amount not to exceed $277,312.50.

16. Encampment Resolution Funding Program - Contract with San Bernardino County

Recommendation:

That the Honorable City Council take the following actions:
(1)

Adopt

Resolution

Nos.

24-001

authorizing

a

contract

between

the

City

of
Victorville

and

San

Bernardino

County

to

receive

California

Encampment
Resolution

Funding

(ERF)

Program

grant

funding

in

the

amount

of

$691,092.00

to
aid

the

City

of

Victorville

in

engagement,

stabilization,

and

housing

of

homeless
individuals

residing

in

the

Mojave

Riverbed

Encampment

Area,

and

the

restoration
of

former

encampment

sites

to

their

natural

state

in

compliance

with

the

ERF
Program;
(2)

Authorize

the

City

Manager

to

finalize

all

documents

needed

to

execute

the
contract; and
(3)

Adopt

Resolution

No.

24-002

amending

the

annual

budget

for

fiscal

year

2023-
2024 to reflect an additional appropriation in the amount of $691,092.00.

17. Amendment

No.

3 to

the

First

Amended,

Consolidated

and

Restated

Exclusive
Franchise

Agreement

with

Victorville

Disposal,

Inc.

for

Solid

Waste

Refuse

and
Waste Diversion (Recycling) Services

Recommendation:

That the Honorable City Council:
(1)

Approve

Amendment

No.

3 to

the

First

Amended,

Consolidated

and

Restated
Exclusive

Franchise

Agreement

between

the

City

of

Victorville

and

Victorville
Disposal, Inc. for Solid Waste Refuse and Waste Diversion (Recycling) Services; (2)

Authorize

the

City

Manager

to

make

non-substantive

changes

and

clarifications
to the Amendment No. 3; and
(3)
Authorize the Mayor to execute Amendment No. 3.

18. Amendment

No.

1 to

the

General

Services

Provider

Standard

Agreement

with
Industrial

Clerical

Recruiters,

Inc.

for

Temporary

Staffing

Services,

Project

ESC24-
012

Recommendation:

That

the

Honorable

City

Council

approve

amendment

No.

1 to

the

General
Services

Provider

Standard

Agreement

with

Industrial

Clerical

Recruiters,

Inc.
(ICR)

for

Temporary

Staffing

Services,

increasing

the

total

compensation

by
$100,000.00 to an amount not to exceed $225,000.00.

19. Fringe Benefits Update - Resolution No. 24-003

Recommendation:

That

the

Honorable

City

Council

approve

Resolution

No.

24-003

which

revises

the
fringe

benefits

available

to

Council

members

who

are

also

CalPERS

retirees,

retroactive to July 1, 2023

20. City Manager Reports

21. Discussion and Possible Action Regarding Upcoming Agenda Items

22. Reports from Council Members

Adjournment

Item Number: 1
City Council / Board of Directors
Public Hearing(s)
Meeting of: January 16, 2024
Submitted By:

Scott Webb, City Planner

Subject:

An Amendment to the Victorville Municipal Code with an Environmental Exemption Making Changes to Title 16 to Address the Recently Adopted Land Use Element of the General Plan
Recommendation:

That the Honorable City Council conduct a public hearing, receive public testimony, and take the following actions:
1) Find the Code Amendment exempt pursuant to Section 15061(b)(3) of the California Environmental Quality Act (CEQA);
2) Introduce Ordinance No. 2448 for adoption, and first reading by title only, to amend Title 16 of the Victorville Municipal Code and rescind City Council Policy No. CP-11- 05 pertaining to Interim Use Permit Regulations; and
3) Waive a further reading in full of proposed Ordinance No. 2448.

Fiscal Impact:

Changes to a land use regulatory document do not result in a direct fiscal impact; however, the increased residential densities and non-residential development intensities included in this proposal will result in increased development impact fee collection and property tax revenue for the City as new development occurs.

Strategic Plan Goal:

Approval of Ordinance No. 2448 to allow for an amendment to Title 16 of the Victorville Municipal Code will enable the City to further fulfill the following Goals outlined in the 2023-2025 Strategic Plan:
•Goal C (Community and Economic Development) – The proposed Victorville Municipal Code amendment includes an update to allowable and “similar” land uses in order to attract new businesses, while the Health and Wellness Overlay district areas will allow a greater range of related land uses. Additionally, the proposed 3 4
3 0
update to the non-conforming section of the Victorville Municipal Code will aid in retaining existing businesses by clarifying their ability to continue existing operations. •Goal D (Reduce Homelessness) – The increased residential densities included in the proposal will allow for a greater range of housing stock to be developed while the updated development standards will act to promote multi-family development and provide housing opportunities to all income levels throughout the City of Victorville.

Background:

On December 13, 2023, the Planning Commission by a vote of 4-0 recommended approval of Victorville Municipal Code Amendment Case No. PLAN23-00025 (Attachment A). The subject amendment was proposed in order to implement the recently adopted Land Use Element of the General Plan (Attachment B), which itself was updated to comply with City’s adopted Housing Element of the General Plan (Attachment C).

Inasmuch as both the Land Use and Housing Elements of the General Plan require an update to the City’s current Zoning Ordinance to accommodate housing sites/densities identified within the General Plan to meet the City’s Regional Housing Needs Allocation (RHNA), adoption of the subject Municipal Code Amendment is necessary to comply with the various State laws and programs monitored by the California Department of Housing and Community Development (HCD).

In preparation for the subject Municipal Code Amendment, the Planning Commission conducted three separate public hearings to obtain input from the public and Planning Commission. A summary of the noted public hearings is provided below. •September 13, 2023, the Planning Commission conducted a public workshop to discuss proposed development standards for existing Residential Zone Districts and new Mixed Use Districts. The workshop focused on new development standards and development intensity/density allowances for the City’s Mixed Use Districts and updated residential categories.
•On November 8, 2023, the Planning Commission conducted a second public workshop to discuss the new Low Density Residential Infill Overlay and Health and Wellness Overlay Districts, including proposed development standards, land use allowances, and implementation procedures. Additional changes to general land use allowances were also recommended by the Planning Commission at this workshop. •On December 13, 2023, the Planning Commission conducted a public hearing to review the complete draft amendment to Title 16 of the Victorville Municipal Code, resulting in a recommendation that the City Council adopt the subject amendments (Attachment D).

Discussion:

Proposed Code Amendment Summary
The proposed amendments discussed herein generally include updated and new development standards for Residential, Commercial, Industrial, and Public and Civic zone 3 4
3 0
districts as well as new Mixed Use districts and Overlay districts introduced by the Land Use Element of the General Plan (LUE). In order to accommodate the updated LUE designations, new and updated Residential and Mixed Use zoning districts are required.

These proposed updates are identified in the following table, which also notes the corresponding LUE Designation as well as the “Existing Zoning District” that will be replaced by the “New Zoning District” and associated development standards.

LUE Designation
(Dwelling Units/Acre Range)
Existing Zoning Districts
(Dwelling Units/Acre Max)
New Zoning Districts
(Dwelling Units/Acre Range)
Open Space
(1 du per 5 ac)
AE Exclusive Agriculture
(1 du per 5 ac)
A Agricultural-Residential
(1 du/ac)
AE Exclusive Agriculture
(1 du per 5 ac)
Low-Medium Density
Residential
(5.1-12 du/ac)
R-2 Medium Density
Residential
(8 du/ac)
R-2 Low-Medium Density
Residential
(5.1-12 du/ac)
Medium Density
Residential
(12.1-20 du/ac)
R-3 High Density Residential
(15 du/ac) &
R-4 Very High Density
Residential (20 du/ac)
R-3 Medium Density
Residential
(12.1-20 du/ac)
High Density Residential
(20.1-30 du/ac) N/A R-4 High Density Residential
(20.1-30 du/ac)
Mixed Use 1
(0-15 du/ac)
MU Mixed Use
(0-60 du/ac)
MU-1 Medium Density
Mixed Use
(0-15 du/ac)
Mixed Use 2
(15.1-30 du/ac)
MU Mixed Use
(0-60 du/ac)
MU-2 High Density
Mixed Use
(15.1-30 du/ac)
While the Residential and Mixed Use Zoning Districts have been revised as noted above, Commercial and Industrial Zone Districts remain unchanged, excepting for updated development standards. The proposed amendments also address the new Low Density Residential Infill Overlay (LDRIO) District as well as the Health and Wellness Overlay (HWO) District, which are combined with existing “base” or underlying zone districts to create areas that promote and encourage infill development within underutilized or partially developed areas of the City. As defined within the draft amendments, the purpose of each of the proposed Overlay districts is described as follows:
•“The Low Density Residential Infill Overlay zoning district is intended to provide an increase in density to encourage infill development, promote the efficient use of existing infrastructure, and provide additional housing opportunities in the core area of the city for those desiring a detached single-family residential housing type but who are willing to have or want smaller lots, with appropriate community facilities…” •“The Health and Wellness Overlay zoning district is intended to provide an opportunity to integrate land uses and design principles that promote health, wellness, equity and associated multi-family housing development with a density of up to 30 units per acre 3 4
3 0
for health care workers, seniors, and others who would benefit from health and wellness related development...”
Cumulatively, the proposed development standards and district regulations for Residential, Commercial, Industrial, and Public and Civic zone districts as well as new Mixed Use districts and Overlay districts are intended to address and implement new density and development intensity allowances while also providing guidance for the review and approval of new development. Associated changes related to definitions and land use allowances are also included in the proposed Development Code Amendment.

Accompanying the Zoning Ordinance is an updated City Zoning Map, which utilizes the adopted General Plan Land Use Map to establish new and updated Zone Districts and boundaries that correspond to the new General Plan designations. Three versions of the updated Zoning Map area have been provided (Attachment E) to illustrate the areas in which zone changes are proposed, including “Proposed and Current City Zoning”, “Proposed City Zone Changes”, and the complete “City Zoning Map” proposed for reference.

Additionally, changes relating to “Similar Uses” have been included in this proposal to allow flexibility with review of new business/land uses at existing sites, which is proposed to replace the City Council Policy No. CP-11-05 for Interim Uses that was established during the Great Recession to allow similar uses to fill vacancies. “Similar Uses” are discussed further in the next section of this report under Chapter 1, Article 3 and Chapter 3, Article 7.

Proposed Code Amendment Analysis
A description of the proposed code amendments included in this Zoning Ordinance update are discussed herein. The proposed changes and a brief description of their purpose are referenced below using their “Chapter” & “Article” positions within Title 16 of the Victorville Municipal Code (also known as the “Development Code”).

Chapter 1: Development Department
Article 3: Definitions
•Updated definitions to clarify non-residential application of Floor Area Ratio (FAR). •In conjunction with proposed changes to Article 7, included definitions related to land use to clarify and explain differences between conditional, permitted, prohibited, and similar uses.
o“Similar Uses” as defined would allow for greater flexibility in the review of potential land use allowances within existing development.
•Adjusted the listing format of certain terms to be more consistent with existing and new definitions.

Chapter 3: Zoning and Land Use Requirements
3 4
3 0
Article 5: Nonconforming Uses, Structures, Sites and Signs •Added language to clarify the standards for the termination of existing non-conforming uses and required non-conforming site compliance to reflect the City’s historical enforcement.
oTerminating non-conforming uses or requiring non-conforming sites to comply with current standards has historically been at the direction of the City Council via Ordinance and compliance with the 20-year standard has not been tracked. As a result of feedback from property owners in the community with concerns over the viability of the continued use of their property, Staff has proposed this change to reflect the documented implementation of the subject sections.

Chapter 3: Zoning and Land Use Requirements
Article 6: Zoning Districts and Boundaries
•Updated district listings to address changes to Residential zoning designations and Mixed Use districts.
•Included new Low Density Residential Infill Overlay (LDRIO) and Health and Wellness Overlay (HWO) districts as well as the Greenway/Utility Corridor (GUC). •Removed “A” Agricultural Residential district due to limited applicability and to reflect updated LUE Open Space designation.

Chapter 3: Zoning and Land Use Requirements
Article 7: Land Use and Special Requirements
•Provided language allowing the Zoning Administrator to make land use determinations for similar uses.
o“Similar Uses” as defined would allow for greater flexibility in the review of potential land use allowances within existing development while still retaining the option to require a Conditional Use Permit. As proposed, this language would render the City Council Policy on Interim Uses (Attachment F) unnecessary. •Updated Zoning Categories to address changes to Mixed Use districts and new Low Density Residential Infill Overlay (LDRIO) and Health and Wellness Overlay (HWO) districts.
•Provided clarification on the omission of new MU-1 and MU-2 Mixed Use districts, Greenway/Utility Corridor district, as well as the LDRIO district from Land Use Table 7-1.
•Removed the “A” or Agricultural district from Table 7-1 as it will be combined with the “AE” Exclusive Agriculture district as proposed.
•Added a HWO district category to Land Use Table 7-1 to expand allowable land uses within the HWO areas in order to provide flexibility for health and wellness as well as medical related uses as opposed to existing C-2 (General Commercial) standards.

Examples of HWO expansion include:
oEducational - Professional business colleges/trade schools as a permitted use. 3 4
3 0
oMedical – Hospitals, convalescent homes, and medical laboratories as permitted uses.
oPublic – Libraries, parks, and community facilities as conditional uses. oMedical Ancillary – Daycare, ambulance services, research service & laboratory, as allowable uses.
•Adjusted residential allowances to reflect updated densities. •Made other minor adjustments throughout Land use Table 7-1 as recommended by Staff and the Planning Commission due to evolving land use patterns.

Chapter 3: Zoning and Land Use Requirements
Article 8: Residential Districts
•Removed Agricultural Residential district due to limited applicability and to reflect updated LUE Open Space designation.
•Removed the Mixed Use district due to its proposed inclusion in Article 9. •Replaced the existing R-2 district by renaming the existing R-3 district as R-2 and updating allowable density to 12 units per acre.
•Replaced the existing R-3 district by renaming the existing R-4 district as R-3 and updating allowable density to 20 units per acre.
oIncludes reduced front yard setback to promote building orientation/frontage facing the right-of-way.
oIncreases building height to 45’ to allow four-story construction and architectural features while also integrating setbacks above the second floor. •Replaced the existing R-4 district with a new R-4 district that accommodates up to 30 units per acre.
oIncludes a minimum lot size of 5 acres to ensure sufficient area to allow enhanced development and integrated open space.
oIncreases building height to 55’ to allow construction and architectural features that can take advantage of increased densities while also integrating setbacks above the second floor.
oReduces private and common recreational amenity requirements based on square footage but increases the total number of required amenities. oApplicable to a limited number of sites identified in the Housing Element of the General Plan with most existing R-4 zoned properties changed to the updated R- 3 zone while maintaining allowances for up to 20 du/ac. •Updated Multi-family Design Guidelines to address common recreational facility requirements for multi-family projects depending on zone district and quantity of residential units provided.

Chapter 3: Zoning and Land Use Requirements
Article 9: Mixed Use Districts
•Added a “General purpose and intent” section to reflect the LUE of the General Plan. •Added development standards table for MU-1 that reflects aspects of R-3 and C-1 Districts.
3 4
3 0
•Added development standards table for MU-2 that reflects aspects of R-4 and C-2 Districts.
•Added wall, fence, and sound barrier requirements to reflect similar residential and commercial land uses.
•Added a Planned Unit Development (PUD) requirement for properties over ten acres in size.
•Added Mixed Use specific design guidelines that focus on design goals, objectives, and principles.

Chapter 3: Zoning and Land Use Requirements
Article 10: Commercial Districts
•Added Maximum Floor Area Ratio (FAR) requirements that correspond to the updated Commercial LUE Designation.
oPer the LUE Designation, allows increased FAR for certain hospitality uses. •Clarified that additional height allowances require specific findings by the Planning Commission.
•Increased setback requirements abutting residential districts.

Chapter 3: Zoning and Land Use Requirements
Article 11: Industrial Districts
•Added Maximum Floor Area Ratio (FAR) requirements that correspond to the updated Industrial LUE Designations.
•Updated minimum lot size to require increased lot size in conjunction with intensified industrial land uses.
•Increased setback requirements for development abutting residential districts.

Chapter 3: Zoning and Land Use Requirements
Article 12: Public and Civic Districts
•Added the Greenway/Utility Corridor district to address areas located under regional electrical power transmission lines.
oLimited land use allowances to utility line towers and associated equipment as well as recreational amenities and open spaces.
oProvided limited development standards due to limited development opportunities.

Chapter 3: Zoning and Land Use Requirements
Article 18: Overlay Districts
•Replaced the existing “Slope Protection District” with the “Overlay District” as Article

18. 3
4 3
0 oThe Slope Protection district was little used and is now addressed through the City’s Landscape Management Assessment District requirements as well as required Site Plan and Tentative Map review processes.
oRemaining properties with a Slope Protection district designation have rezoned with the accompanying Zoning Map update (Attachment E). •Established the following sections of the new “Overlay Districts” Article:
oPurpose – Outlines why the Overlay districts are established and defines their purpose and intent.
oApplication – Defines how Overlay districts are to be applied to underlying zoning designations.
oDevelopment Standards – Provides supplemental development standards for the LDRIO district including allowable lot sizes, lot dimensions, and dwelling unit densities. The standards were created using various Specific Plans and Planned Unit Developments within the City as a guide.
oOther Development Requirements and Standards – Adds requirements for a homeowner’s association and clarifies allowances for patio covers within the LDRIO district.
oApproval Process – Designates the approval process for development types within Overlay districts (i.e. Site Plan Review, Tentative Map Review, and Planned Unit Development Review, as applicable).
oPlanned Unit Development Review – Outlines when a Planned Unit Development is required based on project scope.
oIncentives – Provides incentives to drive development within Overlay district areas. oDesign Guidelines – Adds supplemental design guidelines.

Chapter 3: Zoning and Land Use Requirements
Article 21: Off-Street Parking
•Updated parking standards for multi-family residences to reduce required parking for studio and one-bedroom units, increase required parking for units with four or more units, and introduce visitor parking requirements.

Additional Changes: Updated City Zoning Map
•In order to establish new and updated Zone Districts and boundaries that correspond to the General Plan designations of the recently adopted General Plan Land Use Element, City Staff has provided an updated City Zoning Map (Attachment E). The updated Zoning Map provides boundaries for the new Mixed Use zones, updated Residential zones, new Overlay zones, as well the new Greenway/Utility Corridor zone in order to coordinate with the General Plan Land Use Map. Additionally, included in the proposed rezoning are the elimination of “T” or Transitional Districts that are no longer applicable to certain properties due to current development review processes.

Most of these removed “T” Districts include varying combinations of requirements for site plan review, paleontological/archaeological monitoring, density limitations, and 3 4
3 0
standards related to noise, smoke, and glare for properties near or within a flight path of the Southern California Logistics Airport. All of these referenced standards are currently addressed as part of the development review process (i.e. Site Plan Review, Tentative Tract Map Review, etc.) and therefore render the “T” designations in some areas unnecessary.

Associated City Council Policy CP-11-05
As noted in the preceding discussion, proposed changes relating to “similar uses” have been included in this proposal in order to allow flexibility with review of new business/land uses at existing sites. Should the subject amendment be adopted by the City Council, an appropriate action has been included in Ordinance No. 2448 (Attachment A) to rescind the City Council Policy on Interim Uses (Attachment F) due to the fact that its allowances would be replaced by the proposed changes relating to “Similar Uses”.

Environmental Assessment
The Code Amendment proposal will not have an effect on the environment and is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA guidelines, as there is no possibility that the proposed amendment will have a significant effect on the environment inasmuch as the proposed amendment will adopt development standards, land use allowances, land use zones, and other standards that will not: directly impact the environment; modify existing codes in a manner that is inconsistent with the City’s Housing Element or Land Use Element; or allow development without its own specific environmental review process in accordance with the California Environmental Quality Act.

Attachments: A. Draft Ordinance No. 2448
B. General Plan – Land Use Element
C. General Plan – Housing Element
D. Background Information – December 13, 2023, Planning Commission Meeting
E. Updated City Zoning Map
F. City Council Policy – Interim Use Permit Regulations (CP-11-05)

CITY COUNCIL

ATTACHMENT A
Draft Ordinance No. 2448

ORDINANCE NO. 2448

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VICTORVILLE APPROVING AMENDMENT CASE PLAN23-00025, AN AMENDMENT TO THE VICTORVILLE MUNICIPAL

CODE WITH AN ENVIRONMENTAL EXEMPTION MAKING VARIOUS CHANGES TO TITLE 16 TO ADDRESS THE RECENTLY ADOPTED LAND USE ELEMENT OF THE GENERAL

PLAN INCLUDING BUT NOT LIMITED TO UPDATED DEVELOPMENT STANDARDS,

IMPLEMENTATION OF NEW ZONE DISTRICTS AND OVERLAY DISTRICTS WITH AN

UPDATED LAND USE MAP, AND OTHER ASSOCIATED CHANGES CITYWIDE WHEREAS, Pursuant to Article XI, Section 7 of the California Constitution, the City of Victorville (City”) is authorized to make and enforce within its limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws; and WHEREAS, Pursuant to Title 7, Division 1, Chapter 4, Article 2, Section 65850 of the Government Code of the State of California, the City may adopt by ordinance regulations affecting: the use of buildings, structures and land; the location, height, bulk, and size of buildings and structures; and the size of lots, yards, courts and other open spaces; and WHEREAS, Pursuant to Title 7, Division 1, Chapter 4, Article 2, Section 65850 of the Government Code of the State of California, the City has adopted Title 16, Chapter 2, Article 1, Section 16-2.01.010 of the Victorville Municipal Code, providing the authority to amend Title 16 of the Victorville Municipal Code and the various regulations, requirements, exceptions and guidelines located therein; and
WHEREAS, pursuant to Title 7, Division 1, Chapter 4, Article 2, Section 65860 of the Government Code of the State of California, the City of Victorville Zoning Ordinance shall be amended to be consistent with the General Plan within reasonable time; and WHEREAS, pursuant to Title 7, Division 1, Chapter 4, Article 2, Section 65583(c)(1)(A) of the Government Code of the State of California, the City of Victorville has until February 9th, 2025, to adopt the rezone of properties outlined in the Housing Element of the General Plan; and WHEREAS, pursuant to Section 16-2.01.020 of the Victorville Municipal Code, the City of Victorville Planning Department has initiated an amendment to the Victorville Municipal Code in order to modify Title 16 of the Victorville Municipal Code (the “Development Code”) in a manner consistent with the Land Use and Housing Elements of the General Plan by updating development standards, implementing new zone districts and overlay districts, updating the City’s Zoning Map, and making other associated adjustments to land use allowances, definitions, and requirements; and

WHEREAS, Pursuant to Title 7, Division 1, Chapter 4, Article 2 of the Government Code, State of California and Section 16-2.01.040 of a Victorville Municipal Code, the Victorville Planning Commission held a public hearing on December 13th, 2023, to hear arguments for and against the proposed amendments to the Development Code and; after hearing all testimony offered; the Victorville Planning Commission adopted Resolution No. P-23-028, which recommended to the City Council the adoption of Municipal Code amendments specified in Planning Case No. PLAN23-00025; and
WHEREAS, the City Council finds that the City of Victorville took previous action to initiate compliance with the Housing Element rezone requirements outlined by Title 7, Division 1, Chapter 4, Article 2, Section 65583(c)(1)(A) of the Government Code of the State of California by adopting an updated Land Use Element of the General Plan on December 20, 2022; and WHEREAS, the City Council finds that certain sections of the Development Code must be updated to maintain consistency with the Land Use Element of the General Plan; and WHEREAS, the City Council finds that the proposed Development Code amendment will amend the Zoning Ordinance of the City of Victorville in compliance with Title 7, Division 1, Chapter 4, Article 2, Sections 65860 and 65583(c)(1)(A) of the Government Code of the State of California and maintain consistency with the Land Use Element of the General Plan; and WHEREAS, the City Council finds that the proposed Development Code amendments not otherwise associated with addressing the recently adopted Land Use or Housing Elements of the General Plan are necessary to organize and clarify the enforcement of the Development Code, and provide expanded opportunities for additional land use allowances within the City of Victorville in order to support business growth and promote tax revenue generating activities; and WHEREAS, the City Council finds that the City Council Policy on Interim Use Permit Regulations (CP-11-05) is no longer needed given the proposed amendments included in the proposal relating to similar uses; and
WHEREAS, the City Council finds on their own independent judgment that this project is exempt from the California Environmental Quality Act (CEQA) based upon CEQA Guidelines Section 15061(b)(3), as there is no possibility that the proposed amendment will have a significant effect on the environment inasmuch as the proposed amendment will adopt development standards, land use allowances, land use zones, and other standards that will not: directly impact the environment; modify existing codes in a manner that is inconsistent with the City’s Housing Element or Land Use Element; or allow development without its own specific environmental review process in accordance with the California Environmental Quality Act; and

WHEREAS, Pursuant to Title 7, Division I, Chapter 4, Article 2 of the Government Code of the State of California and Section 16-2.01.060 of the Victorville Municipal Code, a duly noticed Public Hearing was held by the City Council on the 16th day of January, 2024 to hear arguments for and against the code amendments, and after hearing all verbal and written testimony offered, including the Planning Commission’s recommendation and minutes, and after thoroughly reviewing and considering the code amendments, the City Council approved the recommendation of the Planning Commission; and
WHEREAS, the City Council declares that, should any provision, section, paragraph, sentence or word of this ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this ordinance as hereby adopted shall remain in full force and effect.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF VICTORVILLE DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Recitals
The recitals set forth above are true and correct, and are hereby incorporated by this reference as if set forth in their entirety.

Section 2. Certification
The City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published according to law.

Section 3. Rescinding of City Council Policy
City Council Policy No. CP-11-05 on Interim Use Permit Regulations is hereby rescinded.

Section 4. Zoning Map
The Zoning Map for the City of Victorville is hereby amended as illustrated in Exhibit “A” and shall be kept on file with the City of Victorville.

Section 5. Additions, Deletions, and Revisions of Various Sections of Title 16 to the Victorville Municipal Code

Title 16 of the Victorville Municipal Code is hereby amended as described within Exhibit “B” (with included legend defining editing notes as well as existing, new, and deleted text by means of underscores, strikethroughs, and italicization for reference only).

Exhibit “A”

Exhibit “B”
Legend
Existing Text
Deleted Text
Revised Text
New Text
{Editing Notes}
Chapter 1: Development Department
Article 3: Definitions
Sec. 16-1.03.010: Definitions *Addition/Change*
For the purpose of the Code, unless otherwise apparent from the context, certain words, terms and phrases used in this Chapter are defined in this Section.

Words used in the present tense include the future, words used in the singular number also include the plural, and words used in the plural number include the singular, unless the natural construction of wording indicates otherwise. The word "shall" indicates a mandatory requirement, except as when used in connection with an action or decision of the Council or any City commission, board, or official, in which case the word "shall" shall be Directory only. Whenever used in this Chapter, the word "day" shall mean a calendar day.

B
Principal building
Building, principal
a permanent building within which a principal use and accessory use(s) are conducted.

F
Floor Area Ratio
(FAR)
a measure of non-residential development intensity. FAR is the ratio of the gross floor area of a building to the gross area of its site. For example, a multi-story building with a total floor area of one hundred thousand (100,000) square feet on a fifty thousand (50,000) square foot lot will have a FAR of 2.0. For the purpose of FAR calculation, a mezzanine as defined by Section 505 of the California Building Code shall not be considered floor area. The following are examples of how a building with a total floor area of 100,000 sq. ft. can be configured on a 50,000 sq. ft. lot to achieve a FAR of 2.0:

U
Accessory use
Use, accessory
a use incidental and subordinate to the principal use of the parcel of land on which it is located, which does not alter the characteristics of the use considered as a whole and as related to other uses permitted in the same district.

Use, conditional a use that requires approval of a Conditional Use Permit by the Zoning Administrator or Planning Commission before the use is allowed on a specific building site.

Use, permitted a use that is allowed in a particular Zoning District as long as all other zoning district and special criteria requirements are met.

Principal use
Use, principal
any permitted or conditional use listed in this Title.

Use, prohibited a use that is not allowed in a particular Zoning District, unless considered a similar use on a specific building site as defined by this Title.

Use, similar a use that may allowed on a specific building site if determined by the Zoning Administrator to be:
(i) Comparable to a use allowed within the subject Zoning District; or (ii) Located within a commercial or industrial zone district and appropriate to utilize an existing development with sufficient improvements when compatible with adjacent land uses and the built environment, and when the use does not present any negative impacts to public interest, surrounding businesses or residents, and/or the public health, safety and welfare.

Any uses outlined in Section 16-3.07.025 of this Title and/or any uses involving the sales of tobacco products or alcohol shall not be considered a similar use.
{Add new/updated definitions in alphabetical order with existing definitions in Sec. 16-1.03.010.}

Chapter 3: Zoning and Land Use Requirements
Article 5: Nonconforming Uses, Structures, Sites and Signs Sec. 16-3.05.030: Nonconforming uses *Change* (e) Abatement of nonconforming uses. Nonconforming uses shall be abated as follows:
(1) A use that is nonconforming because of an operation or process which poses a threat to the public health, safety, or welfare, as determined by the Building Official, and which fails to discontinue such operation or process or to fully mitigate the hazard involved shall be discontinued upon the issuance by the City of a cease and desist order; (2) A use that does not occupy a structure or which occupies a structure having an assessed valuation of less than $2,500 and which causes a public or private nuisance, shall be discontinued within 5 years from the effective date of the ordinance codified in the Development Code; and
(3) A use that has been abandoned shall comply with subsection (A) of this Section. (4) Every nonconforming use shall be terminated within 20 years after the use became nonconforming, as directed by the City Council when found to be injurious or detrimental to the public health, safety and welfare.
{Remainder of Section remains unchanged.}
Sec. 16-3.05.060: Nonconforming sites *Change*
(a) A lot or parcel that is not in compliance with the site development standards prescribed by the regulations of the zoning district in which the lot or parcel is located, including area, coverage, configuration, dimensions, parking, landscaping, screen walls, fences and enclosure trash receptacles, is deemed a "nonconforming site," provided such lot or parcel was lawfully created and existing at the time the ordinance codified in this Development Code, which created the nonconformity, became effective. (b) A lot or parcel that is nonconforming as to minimum area or dimension shall be granted all development rights and uses of the zoning district within which it is located. (c) A lot or parcel that is nonconforming as to landscaping, parking standards, screen walls, fences and enclosure of trash receptacles, shall be altered to comply with the district regulations covering the following subject standards:, within 20 years following the effective date of the ordinance codified in this Chapter, or (1) As as a condition of any subsequent site plan or Conditional Use Permit approval; or (2) Within 20 years after the site became non-conforming, as directed by the City Council when found to be injurious or detrimental to the public health, safety and welfare.

Article 6: Zoning Districts and Boundaries
Sec. 16-3.06.010: Zoning districts *Addition/Change* The City is divided into the following zoning districts by this Chapter, as follows:

Base Districts
Residential Districts
AE Exclusive Agriculture
A Agricultural-Residential
S-R Suburban Residential
R-1 Single-Family Residential
R-2 Medium Low-Medium Density Residential
R-3 High Medium Density Residential
R-4 Very High Density Residential
MU Mixed Use
MU-1 Medium Density Mixed Use
MU-2 High Density Mixed Use
R-MPD Residential-Mobile Home Planned Development
MDR Mixed Density Residential
Commercial Districts
C-1 Neighborhood Service
C-2/C-4 General Commercial
C-A Administrative Professional Offices
C-M Commercial Manufacturing
Industrial Districts
I.P.D. Industrial Park
M-1 Light Industrial
M-2 Heavy Industrial
Other Districts

FP Conservancy and Flood Plain
GUC Greenway Utility Corridor
S-P Specific Plan
P-C Public and Civic
P.U.D. Planned Unit Development
LDRIO Low Density Residential Infill Overlay
HWO Health and Wellness Overlay
Article 7: Land Use and Special Requirements
Sec. 16-3.07.010: Permitted and conditional land uses—All zoning districts *Addition/Change*
Land and facilities shall only be developed, divided and/or used for those activities listed in Table 7-1 (Permitted, Conditional, Accessory and Temporary Land Uses - All Districts). Table 7-1 establishes uses that are permitted, conditionally permitted or not permitted within each Zoning District established by Article 6 (Zoning Districts and Boundaries) of this Chapter. Article 2 of this Chapter describes the procedures required to obtain a Conditional Use Permit.

The designation "P" means that the use is permitted in the particular Zoning District as long as all other zoning district and special criteria requirements are met. The designation "C" means that a Conditional Use Permit must first be granted by the Zoning Administrator or Planning Commission before the use is allowed in a particular district. Those uses designated with a dash (-) are not permitted within that zoning district. Those primary uses not listed are prohibited unless a determination is made by the Zoning Administrator that the proposed use is similar based on the similarity of the subject use to one of the uses listed within a subject district, and as such are considered a similar use, as defined in this Title, and are permitted or conditionally permitted based upon the nature of use. Those accessory uses not listed are prohibited unless a determination is made by the Zoning Administrator that the accessory use is ancillary to the primary use, and as such are permitted or conditionally permitted based upon the nature of use and the primary use it serves. Any use which violates local, state or federal laws is also prohibited.

No land use shall be permitted that is not consistent with the objectives, policies, general land uses and programs specified in the General Plan. A land use is consistent with the General Plan if, considering all of its aspects, it is found to further the objectives and policies of the General Plan. Appeals of land use determinations shall be as provided in Article 2 (Appeals) of Chapter 2 of this Title.

All uses, unless due to the nature of the use, shall be conducted in a completely enclosed building.

Specific land uses within the table are grouped under the following major headings:

Table 7-1 Permitted, Conditional, Accessory and Temporary Land Uses - All Zoning Districts
Zoning Categories:

Residential Zoning Districts Commercial Zoning Districts Industrial Zoning Districts Other Zoning Districts AE: Exclusive Agricultural C1: Neighborhood Service IPD: Industrial Park PC: Public and Civic A: Agriculture Residential C2/C4: General Commercial M1: Light Industrial SP: Specific Plan* SR: Suburban Residential CA: Administrative Professional Offices
M2: Heavy Industrial PUD: Planned Unit Development*
R1: Single-Family Residential CM: Commercial Manufacturing MU: Mixed-Use>* R2: Medium-Density Residential MU1: Medium Density Mixed Use* R3: High-Density Residential MU2: High Density Mixed Use* R4: Very-High-Density Multiple
Residential
HWO: Health & Wellness Overlay
MDR: Mixed-Density Residential LDRIO: Low Density Residential Infill Overlay*
RMPD: Residential-Mobile Home
Planned Development
FP: Conservancy and Flood Plain*
GUC: Greenway/Utility Corridor

Omitted Zone Districts: Zone Districts delineated above by an asterisk (*) were not included in this Land Use Table due to their unique development process and/or land uses as discussed below.

SP: Land uses and development standards are outlined by the Specific Plan itself, which vary with each existing and future SP.

PUD: Land uses and development standards are outlined by the Planned Unit Development itself, which vary with each existing and future PUD.

MU: Allows for a variety of uses to be determined through the Planned Unit Development of Specific Plan process.

MU1: Land uses and development standards in the MU-1 District can include standalone multi-family residential generally consistent with R-3 allowances, standalone commercial generally consistent with C-1 allowances, or mixed use including both residential and commercial components.

MU2 Land uses and development standards in the MU-1 District can include standalone multi-family residential generally consistent with R-4 allowances, standalone commercial generally consistent with C-2 allowances, or mixed use including both residential and commercial components.

FP: All areas of the City zoned FP are within the Mojave River, which does not allow for any permanent development with the exception of flood control structures. Grazing, crops, wildlife & forest preserves and similar agricultural or open space uses are permitted at the discretion of the City Manager or his/her designee and the San Bernardino County Flood Control District.

GUC All areas of the City zoned GUC are located at existing major utility corridors. New permanent development is not permitted, with the exception of utility transmission line towers and associated equipment/infrastructure, as well as certain open space uses such as non- motorized trails and other recreational facilities permitted at the discretion of the City Manager or his/her designee.

LDRIO: Allows for R-1 land uses, while development standards vary depending on the project area size.

Use Legend:

P: Permitted Use   C: Conditional Use Permit required    -: Not Permitted ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 1) ANIMALS1
6 caged birds, 2 tropical
birds, 3 dogs over 4
months old2 , 3 cats, 2
potbellied pigs, 2 non-
venomous reptiles, 2
turtles, 2 rodents

P P P P P P P P P - - - - - - - P -
Animal breeding and
raising (including sheep,
goats, cattle, dogs, cats,
birds, rabbits, fox, mink
and similar animals)

P P - - - - - - - - - - - - - - - -
Dairy, livestock and
poultry

P - - - - - - - - - - - - - - - - -
Kennel/shelter C C - - - - - - - - - - - - C C C -
Commercial riding clubs
and stables

P P - - - - - - - - - - - - - - - -
Feed Store P P - - - - - - - C C - - - - - - -
2) PRODUCE

AGRICULTURAL
Commercial
nurseries/orchards

P P C C C C C - - C - - - - - - - -
NOTES: California State Law prohibits the possession of all primates. 1 At no time shall more than twelve (12) animals be kept or maintained on any property occupied by a residence. 2 Dog licenses are required pursuant to Victorville Municipal Code.

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 3) ACCESSORY STRUCTURES
Accessory dwelling unit P P P P - P - P - P P P - - - - - - - - - Commercial caretakers
quarters

C C C C C C C - - C - C - - - - C C
Gazebos, workshops,
second garages, pool
houses, etc.

P P P P P P P P P - - - - - - - - -
Solar panels P P P P P P P P P P P P P P P P P P
Wind-powered
generators on a
minimum one-acre
building site

C C C C - - - - - C C C C C C C C C
4) DWELLING UNIT: TYPE
Single family residence P P P P - - - P P - - - - - - - - - Single room occupancy - - - - - C C C - - C - - - - - - - Multiple-family
(2-15 units/acre)
- - - - - - P - - - - - - - - - -
Multiple-family
(8 5.1-12 units/acre)
- - - - P P P P - - - - - - - - - -
Multiple-family
(1512.1-20 units/acre)
- - - - - P P P - - - - - - - - - -
Multiple-family
(2020.1-30 units/acre)
- - - - - - P - - - - - - - - - - -
Mobile home park - - - - C C C - - - - - - - - - - -

RESIDENTIAL
Condominiums - - - C C C C C - - - - - - - - - -

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 5) DWELLING UNIT: USE
Boardinghouse - - - - C C C C - - - - - - - - - -
State licensed care
facilities including group,
community and
residential (up to 6
persons)

P P P P - - - P P - - - - - - - - -
Emergency shelter - - - - C C C - - P - - - - - - - -

RESIDENTIAL
Transitional or
Supportive Housing
P* P* P* P* P* P* P* P* P* - - - - - - - - -
6) ASSEMBLY
Assembly uses, i.e.
church, club, lodge,
mortuary, social hall

C C C C C C C C - C - - - - - - - C
Assembly uses, only as
an accessory use within
a movie theater, hotel
conference center or
similar venue
- - - - - - - - - - C - - - - - - C
7) EDUCATION
Industrial trade school - - - - - - - - - - - - C C C C - - Parochial, private, public
or charter schools

C C C C C C C - - C - - - - - - C C

INSTITUTIONAL
Professional business
college/ trade school
- - - - - - - - - C C C - - - - - P
*Subject to all standards and requirements of the underlying Zone District.

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 8) MEDICAL
Ambulance service - - - - - - - - - C C C P C C C - C
Animal hospital/veterinarian C C - - - - - - - C C - P - P P C C Convalescent - - - - C C C C - C - - - - - - - P
Hospital (* On minimum 20 acre
building site)
- - - - - - - - - - C* P - - - - - P
Medical/dental office - - - - - - - - - P P P C - - - - P Medical or dental laboratory - - - - - - - - - - - C P P P P - P Pharmacy - - - - - - - - - P P P - - - - - P
9) NON-PROFIT SERVICE
Social Services (See Civic
Center Community
Sustainability Plan)
- - - - - - - - - - - - - - - - - -
10) PUBLIC
Community recreation center or
clubhouse

C C C C C C C C C C - - - - - - C C
Library - - - - - - - - - - - P - - - - P C
Museum - - - - - - - - - - - P - - - - P C
Park C C C C C C C C C - - - - - - - C C
Public safety facility C C C C C C C C C C C C C C C C C C

INSTITUTIONAL
Government use including
social services
- - - - - - - - - C - C - - - - P C

ZONET
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 11) RELIGION
Monasteries and convents C C - - - - - - - - - - - - - - - - 12) TRANSIT/TRANSPORTATION
Bus/railroad passenger
terminal

C - - - - - - - - - - - - - - C C -
Helipad C - - - - - - - - C C C C C C C C C
Taxi dispatch facility - - - - - - - - - C - C C - - - - - Truck stop & terminal - - - - - - - - - - - - - - C C - - 13) UTILITIES
Office - - - - - - - - - P - P P - - - - -
Electric transmission lines -
100,000 volts or more

C C C C C C C C C C C C C C C C C C
Facility C C C C C C C C C C - - C C P P C C
Facility and/or maintenance
yard
- - - - - - - - - - - - C - P P C -

INSTITUTIONAL
Photovoltaic solar power
generation facility

C - - C - - - - - - - - - - - - - -

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 14) ALCOHOL
Alcoholic beverage sales for
consumption on or off the
premises (See Sec. 16-

3.07.020; alcohol sales)
- - - - - - - - - P/C P/C P/C P/C P/C P/C P/C P/C P/C
15) AUTOMOTIVE
Automotive repair - heavy - - - - - - - - - C - - C - P P - - Automotive repair - light - - - - - - - - - C C - C - P P - - Car wash - automated - - - - - - - - - C - - C - - - - - Car wash - full service - - - - - - - - - - C - - - - - - C Car wash - self service - - - - - - - - - C - - - - - - - Gas/service station - - - - - - - - - C C - C - C C - - Parking structure - - - - - - - - - C C C C - - - C C
Rental agency - - - - - - - - - C - - C - P P - -
Vehicle sales - new - - - - - - - - - - C - - - - - - C Vehicle sales - used - - - - - - - - - C C* - - - - - - - 16) COMMUNICATION
Recording and broadcasting
studio
- - - - - - - - - - - P C - - - - -
Transmission communication
facility
- - - - - - - - - - - - - C P P - -
Wireless communication facility
& accessory equipment See
Sec. 16-3.24.150

C C C C C C C C C C C C C C C C C C
17) DAYCARE

COMMERCIAL
Day nursery and day care
facility

C C C C C C C C - C - C - - - - - P
*On a minimum one gross acre developed site

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 18) ENTERTAINMENT/RECREATION
Adult oriented business
See Sec. 16-3.23.010
- - - - - - - - - - P - - - - - - -
Auditorium and other
public assembly

C C C C C C C C - C - - - - - - C C
Indoor - - - - - - - - - P P C C - - - - P
Outdoor C C - - - - - - - - C - - - C C C C
Nightclub, live
entertainment, dance
hall
- - - - - - - - - C C - - - - - - -
19) FOOD & BEVERAGE
Bakery - - - - - - - - - P P - P - - - - P
Bar, tavern, cocktail
lounge
- - - - - - - - - C C - - - - - - C
Catering establishment - - - - - - - - - P P - P - - - - P Confectionary store - - - - - - - - - P P - - - - - - P Grocery store - - - - - - - - - P P - - - - - - P
20) LODGING
Hotel & motel (* Resort
hotel or lodge)
C* C* - - - - - - - C C - - - - - - C
21) OFFICE
Administrative/professio
nal office excluding
government uses and
social services
- - - - - - - - - P P P P C - - - P
Travel agency - - - - - - - - - P P - - - - - - P
22) RESTAURANT
Restaurant - - - - - - - - - P P C P C C C - P
Restaurant with drive
thru within 100' of
residential zone
- - - - - - - - - C C C C - - - - C

COMMERCIAL
Restaurant with drive
thru farther than 100'
from residential zone
- - - - - - - - - P P C P - - - - P

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 23) RETAIL
Building materials - - - - - - - - - C C - - P P P - C
Equipment sales & rental - - - - - - - - - C C C P C C C - C Galleria - - - - - - - - - - P - - - - - - P
Guns & ammunition - - - - - - - - - - - - - - C C - -
Indoor/outdoor swap
meet
- - - - - - - - - - - - - - - - - -
New general
merchandise
- - - - - - - - - P P - - - - - - P
Used general
merchandise
- - - - - - - - - P - - - - - - - -
Wholesale establishment - - - - - - - - - C C - - P P P - C 24) SERVICE
Automatic Teller
Machine (ATM) not
accessory to a principal
financial institution on the
same lot
- - - - - - - - - C C C - - - - - C
Financial institution - - - - - - - - - P P P P - - - - P Barber, beauty parlor &
body art
- - - - - - - - - P P P - - - - - P
Cobbler - - - - - - - - - P P P - - - - - P
Dry cleaner - - - - - - - - - P P P P - - - - P
Mortuary or crematory C C - - - - - - - C - - C - - - - C Home repair - - - - - - - - - - - - C P P P - -
Massage - - - - - - - - - C C C - - - - - C
Pet grooming - - - - - - - - - P P - - - - - - P
Photography studio - - - - - - - - - P P P C C C C - P

COMMERCIAL
Tailor - - - - - - - - - P P P - - - - - P

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 25) TOBACCO

COMMERCIAL
Tobacco sales (See Sec. 16-

3.07.020; Tobacco product
and paraphernalia sales
requirements)
26) LIGHT INDUSTRIAL
Assembly plant - - - - - - - - - - - - - P P P - -
Contractor storage &
equipment yard
- - - - - - - - - - - - - - P P - -
Fuel yard - - - - - - - - - - - - - - C C - -
Printing/publishing - - - - - - - - - - C C P P P P - C Research service &
laboratory
- - - - - - - - - - - - P P P P - C
Taxidermy - - - - - - - - - P - - P - - - - -
27) MANUFACTURING
Light - - - - - - - - - - - - P P P P - -
Heavy - - - - - - - - - - - - - - C P - -
28) RECYCLING
Large manned collection
facilities (>500 s.f.)
- - - - - - - - - - - - C - C C - -
Light processing facilities
(<45,000 s.f.)
- - - - - - - - - - - - - - C C - -
Heavy processing facilities
(>45,000 s.f)
- - - - - - - - - - - - - - C C - -
29) REPAIR
Small appliance - - - - - - - - - P P P P P P P - P
INDUSTRIALLarge equipment - - - - - - - - - - - - C C P P - -

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 30) WAREHOUSE/STORAGE
Impound/junk yard - - - - - - - - - - - - - - - C - -
Public/recreational vehicle
storage
- - - - - - - - - C - - C - C - - -
Commercial vehicle storage
yard
- - - - - - - - - - - - - - - P - -

INDUSTRIAL
Warehouse/distribution facility - - - - - - - - - - - - C P P P - - 31) ACCESSORY USES (Subject to Sections 16-3.07.030 & 16-3.07.040 of the V.M.C.) Accessory uses up to 10% of
floor area
- - - - - - - - - - P - - - - - - P
Administrative office - - - - - - - - - - - - - P P P - P Day care - family P P P P - - - P P - - - - - - - - P
Day nursery and day care
facility
- - - - - - - - - - - - - P P P - P
Gun Sales/Ammunition - - - - - - - - - - P - - - - - - - Home occupation business
(Permit required)

P P P P P P P P P - - - - - - - - -
Home schooling - - - P - - - P - - - - - - - - - -
Outdoor display - retail - - - - - - - - - - P - - - - - - P Portable food and beverage
cart
- - - - - - - - - C C C - - - - C C
Recycling - Automated
reverse vending machines
(<50 s.f.)

P P P P P P P P
Recycling - Small manned
collection facilities (<500 s.ft.)
P P P
Restaurant, café or cafeteria - - - - - - - - - - - - - P P P - P Restaurant w/outdoor cooking - - - - - - - - - C P C C C - - - P Restaurant w/outdoor play
area
- - - - - - - - - P P - - - - - - P
Restaurant w/outdoor seating - - - - - - - - - P P - - - - - - P Room rental - - P P - - - - P - - - - - - - - -
ACCESSORY Vehicle repair - - P P P P P P P - - - - - - - - C

ZONE T
Y
P
E
USE
AE A SR R1 R2 R3 R4 MDR RMPD C1 C2/C4 CA CM IPD M1 M2 PC HWO 32) TEMPORARY USES (Permit required & subject to Section 16-3.04.050 of the V.M.C.) Christmas tree, pumpkin lot
& similar (30-day
maximum)
- - C* C* C* C* C* C* - P P P P - P P - P
Construction trailer &
incidental uses

P P P P P P P P P P P P P P P P P P
Garage sale P P P P P - - - - - - - - - - - - -
Indoor event (90 day
maximum)

P P P P P P P P P P P P P P P P P P
Mobile food trucks at a
stationary location
- - - - - - - - - P P P P - - - P P
Model home complex - - - P - - - - - - - - - - - - - -
Outdoor event (30—90 day
maximum)

P P P P P P P P P P P P P P P P P P
Outdoor event (Over 90
days)

C C C C C C C C C C C C C C C C C C
Parking lot sale - - C* C* C* C* C* C* - P P P P - - - - P Public auction P P P P P P P P P P P P P P P P P P
Special event sale - - C* C* C* C* C* C* - P P P P - - - - P

TEMPORARY
Storage containers P P P P - - - - - P P P P P P P P P
* - If located on a lot developed for a commercial use.

Article 8: Residential Districts
Sec. 16-3.08.010: General purpose and intent *Change/Deletion* (b) The purpose of each residential zoning district is as follows:
(1) The AE (Exclusive Agriculture) zoning district is intended to provide protection for agricultural areas from urban development or residential subdivision, and to serve as an open space area around the more intensive urban uses of the City. (2) The A (Agricultural-Residential) zoning district is intended to provide areas primarily for rural or estate-type living, but allowing certain agricultural pursuits to be maintained on land parcels of at least one acre.
(3) (2) The S-R (Suburban Residential) zoning district is intended to provide for the development of large residential lots that have the combined attributes of a rural and urban environment.
(4)(3)The R-1 (Single-Family Residential) zoning district is intended to protect established neighborhoods of single-family dwellings and to provide space for suitable locations for additional developments of this kind, with appropriate community facilities. R-1 districts may be divided into several density categories, and the suffix number shall indicate a minimum lot area in each density class. Single-family residential districts are intended to correlate with the low-density residential designation expressed by the general plan which allows up to five dwelling units per gross residential acre. (5)(4)The R-2 (Low-Medium Density Residential) zoning district is intended to provide areas for the development of multiple-family dwellings at low-medium densities, as stipulated in the land use element of the General Plan, of up to eight twelve dwelling units per gross residential acre.
(6)(5)The R-3 (High Medium Density Residential) zoning district is intended to protect established neighborhoods of such dwellings and to provide suitable space in appropriate locations for additional housing developments of this kind, such as garden apartments, townhouses, duplexes and similar dwellings, including condominium developments. The high-density category depicted by the General Plan, which provides up to fifteen twenty dwelling units per gross residential acre, is intended to guide development for this district.
(7)(6)The R-4 (Very High Density Residential) zoning district is intended to protect established neighborhoods of such dwellings and to provide suitable space in appropriate locations for additional housing developments of this kind, such as garden apartments, townhouses, duplexes and similar dwellings, including condominium developments. The very-high-density category depicted by the General Plan, which provides up to twenty thirty dwelling units per gross residential acre, is intended to guide development for this district.
(8) The MU (Mixed Use) zoning district is intended to facilitate well integrated multi-family and commercial developments, located adjacent to or on top of retail development.

Permitted mix of uses: multi-family up to a density of sixty dwelling units per gross acre, retail, office, civic, open space and other similar uses as defined through the Specific Plan or Planned Unit Development process.
(9)(7)The R-MPD (Residential Mobile Home Planned Development) zoning district is intended to provide for the development of subdivisions to be occupied primarily by residential mobile homes. R-MPD districts are intended to correlate with the low density residential

designation of the General Plan land use element which allows a maximum residential density of five dwelling units per gross residential acre. (10)(8)The MDR (Mixed Density Residential) zoning district is intended to protect established neighborhoods of mixed-density dwellings and to facilitate single-family infill development in the event that extraordinary developmental constraints, such as a lack of required sewer infrastructure, make the continued development of the permitted high- density uses impractical or infeasible. Mixed-density residential districts are intended to correlate with the mixed density residential designation expressed by the General Plan that allows up to fifteen dwelling units per gross residential acre. {Remainder of Section remains unchanged.}
Sec. 16-3.08.020: Development standards *Addition/Change* Tables 8-1 and 8-2 summarize development standards for all residential districts.

Table 8-1: Minimum Dwelling Unit Areas
Studio apartments 500 sq. ft.

One bedroom apartments 600 sq. ft.

Two bedroom apartments 800 sq. ft.

Single-family dwelling 1,400 sq. ft.

Table 8-2: Residential Development Standards
Residential Zoning
Districts
AE A S-R R-1 (7,200) R-2 R-3 R-2 R-4 R-3 R-4 MDR R-MPD
Site Requirements
Maximum Lot Coverage 40% 50% 40%
Minimum Net Lot Area: 5 acres 1 acre ½ acre 7,200 sq. ft. 8,500 sq. ft. 10,000 sq. ft. 10,000 sq. ft.
5 acres 7,200 sq.
ft.
7,200 sq. ft.

Maximum Dwelling Unit
Density (per gross acre)
N/A N/A Up to 2.0 Up to 5.0 Up to 8.0 Up to 15.0
Up to 12.0
Up to 20.0 Up to 30.0 Up to 15.0 Up to 5.0
Off-street Parking Off-street Parking standards shall be provided pursuant to Article 21 of this Chapter.

Minimum Lot Dimensions (in ft.)
Lot Width:

Interior 150 150 85 60 60 70 70 250 60 60
Corner 150 150 85 65 65 75 75 250 65 65
Reverse corner 150 150 85 75 65 75 75 250 65 65
Cul-de-sac (at front
setback)
150 150 85 60 60 70 70 250 60 60
Lot Depth: 150 150 150 100 100 100 100 250 100 100
Minimum Useable Area Every building site shall have a useable area equal to the minimum lot width and depth.

Building Requirements (in ft.)
Minimum Front Yard
Setbacks Porch 25 25 20 14 20 20 15 10 10 20 20
First Story living 25 25 20 20 20 20 15 15 20 20
Minimum Side Yard
Setback  Street side 10 10 10 10 10 10 10 10 10 10
Reverse corner street
side
15 Interior side8 10 10 5 &10 5 & 10 5 5 5 5 5 5
Multi-story Setbacks at
3rd story or higherFacing property lines N/A N/A N/A N/A 10(11) 10(11) 10(11) N/A N/A Facing interior space N/A N/A N/A N/A 5(11) 5(11) 5(11) N/A N/A Separation Between
Dwelling Units
N/A N/A 15 N/A N/A N/A N/A N/A N/A N/A
Minimum Rear Yard
Setback
20 10 20 20(10) 20 20 15 15 10 20
Maximum Height 35 35 30 30 30(1) 35(1) 3545 (1) 55(1) 35 20

Table 8-2: Residential Development Standards (Continued) Residential Zoning
Districts
AE A S-R R-1 (7,200) R-2 R-3 R-2 R-4 R-3 R-4 MDR R-MPD
Open Space Requirements
Minimum Recreational
Living Space: Per
dwelling unit (in sq. ft.)
Private (Ground Floor
Units)
N/A N/A N/A N/A 200 150 150 100 N/A
Private (Units Above
Ground Floor)
N/A N/A N/A N/A 75 75 75 60 (2) N/A
Common N/A N/A N/A N/A 800 700 200 200 N/A
Total N/A N/A N/A 2,000 2,000 900 350 300 1,000
Minimum Landscaping Landscaping shall be provided pursuant to Article 24 of this Chapter.

Wall and Fence
Standards
All wall/fencing designs and materials shall be subject to Section 16-3.08.030.

Max. Fence/Wall Height
(in ft.)
(Refer to Section 16-3.08.030)
Front Yard Area 0(9)
Rear and Side Yard Area 7 7 7 7 7 6(3) 6(3) 6(3) 7 7
Accessory Structure Requirements(4)
Maximum Height (in ft.) 20 20 10(5) (6) 10(5) (6) 15 15 15 15 15 15 Setbacks(6)
Structures that do not
require a building permit
None, provided the roof system does not extend beyond the property line and the structure does not exceed seven (7) feet in height.

Structures that require
a building permit
(in ft.) or exceed a height
of seven (7) feet
5 Maximum Size of
Structure
N/A N/A 400 square feet in floor area or 40% of the square footage of the main building(7) ; whichever is greater. The sum of all accessory structures shall not exceed 20% of rear yard area.

Notes for Table 8-2:
(1) No principle principal building shall exceed a height of one story when located within one hundred feet of an existing single-family residence. (2) Single-family residential development shall comply with the provisions of R-1 District. Multiple-family residential development shall comply with the provisions of the R-3 District. (3) The Zoning Administrator may approve a fence not to exceed eight feet in height based upon evidence of unique circumstances. The evidence may include:
(a) Documented safety and/or security problems which exceed those same problems incurred by other residential developments in the nearby vicinity; and/or

(b) Location of the development adjacent to public property. (4) All accessory structures and additions shall incorporate architectural features/elements of the primary structure (including but not limited to roof pitch, style, building material and color) at the discretion of the Zoning Administrator.
(5) An accessory structure with a height in excess of ten (10) feet shall comply with the setback requirements for a primary building and shall not exceed the height of the primary structure or thirty (30) feet, whichever is less.
(6) Excluding multi-family developments, all accessory structures shall be located at or behind the front yard plane of the principal structure, shall not exceed seven (7) feet in height when located within five (5) of the side or rear property lines and shall meet all current Building Code requirements. (7) Accessory structures on lots one-half gross acre in size or greater are permitted a maximum accessory structure size up to 60% the square footage of the main building. (8) When feasible, larger side yard setbacks of 12 feet or more are encouraged to be placed on the side of the lot where the driveway is located to allow for recreational vehicle access to the side and rear yard.
(9) Decorative garden walls, fences, railings, pilasters and retaining walls that are not Intended to enclose the front yard area are allowed not to exceed 3 feet in height with the allowance of pilasters to extend no more than 4 feet in height. However, properties within ½ acre minimum lot size districts or larger are allowed enclosure fencing not to exceed 4 feet in height, and properties that utilize visibility fencing are allowed enclosure fencing not to exceed the height requirements herein, unless otherwise regulated by this chapter. (10) A minimum of 15 feet, of the required 20 foot rear yard setback, is required to be useable area. (11) Multi-story setbacks shall provide floor areas above the second story that do not exceed 85% of the floor area of the floor immediately below the story subject to the multi-story setback.

Sec. 16-3.08.100: Multi-family design guidelines *Addition/Change* Section 16-3.08.100(c)(6)(iii) Common Recreational Facilities (iii) Common Recreational Facilities - The minimum number of recreational facilities for a development is based on the amount of residential units within a complex and is listed in the following table:

Number of Residential Units* 4-24 25-50 51-75 76-99 100-200 Required Number of
Recreational Facilities required in
R-2, R-3 and MU-1 zones*
1 2 3 4 5
Required Number of
Recreational Facilities required in
R-4 and MU-2 zones**
2 3 4 5 6
* For each 100 units above the first 200 units, 4 additional recreational facilities should be provided.
** For each 100 units above the first 200 units, 5 additional recreational facilities should be provided.

Developments shall select from the following recreational facilities, subject to Planning Commission review and approval:
(A) Large open lawn with one of the dimensions no less than 100 feet; (B) Pool and spa;
(C) Multiple tot lots with multiple play equipment, conveniently located throughout the site;
(D) Community multi-purpose room equipped with kitchen, with attached patio area;
(E) Court facilities (i.e. tennis, volleyball, basketball, etc.) (F) Barbecue facility equipped with grill, picnic benches, etc.; {Remainder of Section remains unchanged.}

Article 9: Mixed Use Districts
{Replace existing Mixed Use District with Mixed Use Districts as follows} Sec. 16-3.09.010: General purpose and intent *Addition* (a) Mixed use districts are established to:
(1) Facilitate well integrated multi-family and commercial developments, located adjacent to retail development;
(2) Develop integrated, multi-use areas that provide a variety of residential, commercial, service, civic, open space/recreational, and other supportive land uses in an integrated, human scale, walkable environment while still accommodating cars, loading, and similar necessities;
(3) Encourage development of local, citywide, and regional mixed-use centers that address different community needs and market sectors, and that complement and are well connected and integrated with surrounding neighborhoods; (4) Encourage mixed-use development as a strategy to revitalize underutilized or under- performing commercial areas and corridors in the city, such as the 7th Street Corridor; (5) Promote linkages using a multi-modal circulation network, including transit, pedestrian sidewalks, paths and paseos, and bicycle and trail networks, to ensure safe, convenient access between uses and to minimize vehicular traffic;
(6) Encourage flexibility of design in development by allowing both a vertical and/or horizontal mix of uses.
(b) The purpose of each mixed use zoning district is as follows:
(1) The MU-1 (Medium Density Mixed Use) zoning district is intended to provide for a mix of neighborhood- and community serving commercial, service, and other complementary and supportive uses with a variety of lower to medium density housing to encourage infill development in certain undeveloped or developing areas or revitalization of existing areas.

The intent is to encourage an active, neighborhood- and local-serving corridor, area, or activity center.
(2) The MU-2 (High Density Mixed Use) zoning district is intended to provide for a mix of community- and regional serving commercial, service, entertainment, and other complementary and supportive uses with a variety of medium- to high-density housing to encourage infill development and/or revitalization of existing areas. The intent is to encourage an active, community- and regional-serving corridor, area, or activity center.

Sec. 16-3.09.020: Development standards *Addition* Tables 9-1 and 9-2 summarize development standards for all mixed use districts.

Table 9-1: Minimum Dwelling Unit Areas
Studio apartments 500 sq. ft.

One bedroom apartments 600 sq. ft.

Two bedroom apartments 800 sq. ft.

Table 9-2: Mixed Use Development Standards
Mixed Use Zoning
Districts
MU-1 MU-2
Project Requirements
Minimum Residential
Components
(1) (2)
Minimum Commercial
Components
(1) (2)
Site Requirements
Non-Residential
Maximum Floor Area
Ratio (FAR)

0.5 1.0
Lot Coverage 40% (all types of
development)
50% (residential development) /
60% (non-residential development)
Minimum Net Lot Area: 10,000 sq. ft. 5 acres
Maximum Dwelling Unit
Density (per gross acre)
Up to 15.0 Up to 30.0
Off-street Parking Off-street Parking standards shall be provided pursuant to Article 21 of this Chapter(3).

Minimum Lot Dimensions (in ft.)
Lot Width: 75 75
Lot Depth: 100 100
Building Requirements (in ft.)
Minimum Front Yard
Setbacks
Porch 10 10
First Story living 15 15
Minimum Side Yard
Setback  Street side 10 10
Interior side 5 5
Separation Between
Dwelling Units

N/A N/A
Minimum Rear Yard
Setback
15 15
Maximum Height 45(4) 55(4)

Mixed Use Zoning
Districts
MU-1 MU-2
Open Space Requirements
Minimum Recreational
Living Space: Per
dwelling unit (in sq. ft.)
Private (Ground Floor
Units)
150 100
Private (Units Above
Ground Floor)
75 60
Common 200 200
Total 350 300
Minimum Landscaping Landscaping shall be provided pursuant to Article 24 of this Chapter(5)
Wall and Fence
Standards
All wall/fencing designs and materials shall be subject to Section 16-3.09.030.

Max. Fence/Wall Height
(in ft.)
(Refer to Section 16-3.09.030)
Front Yard Area 0(6)
Rear and Side Yard Area 6(7)
Accessory Structure Requirements for Residential Uses
Maximum Height (in ft.) 15
Setbacks 5
Maximum Size of
Structure
400 square feet in floor area or 40% of the square footage of the building the structure is accessory to; whichever is greater.

Notes for Table 9-1:
(1) Development in the MU-1 District can include standalone multi-family residential, standalone commercial, or mixed use including both residential and commercial components. Standalone multiple-family residential development shall comply with the provisions of the R-3 District, excepting for maximum dwelling unit density as outlined in Table 9-1. Standalone commercial development shall comply with the provisions of the C-1 District, excepting for maximum FAR as outlined in Table 9-2.
(2) Development in the MU-2 District can include standalone multi-family residential, standalone commercial, or mixed use including both residential and commercial components. Standalone multiple-family residential development shall comply with the provisions of the R-4 District. Standalone commercial development shall comply with the provisions of the C-2 District, excepting for maximum FAR as outlined in Table 9-2. (3) Commercial developments and commercial components of a mixed use development shall require parking based on land use type. Residential developments and residential components of a mixed use development shall require parking based on multi-family parking requirements, excepting that visitor parking may be fulfilled by required commercial parking as determined during Site Plan review.
(4) No principal building shall exceed a height of one story when located within one hundred feet of an existing single-family residence.
(5) Standalone residential developments and residential components of mixed use developments shall comply with multi- family residential landscaping requirements. Standalone commercial developments and commercial components of mixed use developments shall comply with non-residential landscaping requirements. (6) Unless otherwise required by this chapter or approved by the Planning Commission or Zoning Administrator. (7) The Planning Commission or Zoning Administrator may approve a fence not to exceed eight feet in height based upon evidence of unique circumstances. The evidence may include:
(a) Documented safety and/or security problems which exceed those same problems incurred by other residential developments in the nearby vicinity;
(b) Location of the development adjacent to public property; and/or (c) Design of the development as vertical mixed use where the residential component is not located on the ground floor.

Sec. 16-3.09.030: Wall and Fence standards *Addition* (a) Residential components of a mixed use development shall provide six-foot high masonry block walls, as follows:
(1) Decorative masonry wall shall be constructed along the perimeter of all new residential developments, including all interior side and rear project boundaries, and street frontages without front-on units or commercial uses; however, when located at street frontages without front-on units, masonry block walls shall be located at or behind required setback lines.
(2) Wall requirements for the perimeter of a site, including rear or side property lines and street frontages may be modified or waived:
(i) When abutting a property zoned or used as open space/recreation; (ii) To accommodate coordination/connectivity of commercial and residential uses; or (iii) When located behind required landscape planters at street frontages. (b) Prohibited fences and walls include:
(1) Razor wire and/or barb wire;
(2) Chain link fence on any new development; and
(3) Fences or walls along interior parcel lines within the commercial portion of a mixed use development.
(c) Residential Buffer. A solid masonry wall at least six feet in height, not to exceed the maximum height limitations of this Title; provided, such wall shall not exceed four feet in height where it is located within the required front yard, shall be erected and maintained along any rear or side lot line of a mixed use lot that abuts a residential district, unless in the opinion of the Zoning Administrator it is deemed unnecessary due to building and site design and/or site constraints.

Sec. 16-3.09.040: Residential Sound Barrier along Highways 18 and 395 *Addition* Applicants for mixed use developments with a residential component adjacent to Highways 18 (Palmdale Road) or 395, shall properly install a landscaped sound barrier in accordance with Figure 9-1. In addition, the sound barrier shall be in conformance with the following development standards:
(a) The sound barrier shall be 30-feet wide measured from edge of highway right-of-way. (b) The barrier shall contain a six-foot high decorative wall setback 30-feet from the property line on top of a five-foot high dirt berm with slopes not exceeding a three-foot horizontal to one-foot vertical ratio.
(c) The landscaping and irrigation shall be installed in accordance with the design and landscaping palette shown in the City’s LMAD Specifications and Detail Booklet, or as approved in conjunction with an associated Site Plan review. Any changes to the design and palette may be approved by the Zoning Administrator. (d) The Applicant must also ensure the following:
(1) All multi-family residential units within 150 feet of the right-of-way of Highways 18 and 395 shall be limited to one-story only unless the required noise study determines alternative noise mitigation.

(2) A noise study for any residential development adjacent to these highways shall be submitted with the development application to determine the future noise impacts. The noise study shall determine the appropriate mitigation to reduce the future interior noise level for residential uses below a Community Noise Equivalent Level (CNEL) of 45dB. Additionally, the noise study shall determine the appropriate mitigation to reduce the future exterior noise level (behind the sound barrier) below a (CNEL) of 65dB.

Sec. 16-3.09.050: Other development requirements *Addition* The following requirements also apply to uses and structures in Commercial Districts:
(a) Asphalt roof shingles are prohibited on all new construction. (b) Rooftop mechanical equipment shall be screened from public view to the greatest extent possible with the design of the building.
(c) Signs are limited as follows:
(1) Development comprised of all residential uses and the residential component of mixed use development shall be subject to Article 22 and Table 22-1 of this Chapter. (2) Development comprised of all commercial uses and the commercial component of mixed use development shall be subject to Article 22 and Table 22-2 of this Chapter.

Sec. 16-3.09.060: Site Plan Review *Addition*
Site plan review is required, pursuant to Article 1 of this Chapter, for all development and/or physical expansion of a use and/or building within a mixed use district.

Sec. 16-3.09.070: Planned Unit Development Review *Addition* Mixed use developments containing both residential and commercial components when located on a project site of ten acres or more shall be subject to all requirements and development standards of a Planned Unit Development, as outlined in Article 16 of this Chapter.

Sec. 16-3.09.080: Design Guidelines *Addition*
These design guidelines are intended to supplement the Multi-family design guidelines and Commercial design guidelines outlined in Articles 8 and 10 of this Chapter. While the Multi-family design guidelines and Commercial design guidelines shall be utilized to facilitate stand-alone multi-family residential developments and stand-alone commercial developments independently, the noted design guidelines shall also be utilized to facilitate residential components and commercial components of mixed use development that incorporates both land uses. Mixed use development that includes both residential and commercial components shall also be subject to the following supplemental design goals, objectives, and principles. (a) Design goals. Mixed use developments are intended to promote creative mixes of commercial retail, office, housing, civic, institutional, and entertainment uses that vary in composition and intensity based upon location, accessibility, and the surrounding development context. These guidelines present common goals that encourage the

highest level of design quality while allowing maximum flexibility in the design of mixed use development that will:
(1) Encourage a variety of compatible residential and non-residential land uses in proximity, to create, or reactivate vibrant areas for living, working, shopping, and recreating;
(2) Provide flexibility to support changing land use trends; and (3) Emphasize design compatibility with existing development and proposed land uses, both in site planning and architectural design.
(b) Design objectives. The design of mixed use development projects in the City of Victorville shall:
(1) Respect the scale, proportion and character of the surrounding area; (2) Reinforce or establish a distinct architectural image; (3) Establish attractive, inviting, imaginative and functional site design; (4) Foster non-vehicular connectivity and integration between commercial and non- commercial uses;
(5) Facilitate and encourage pedestrian activity and mitigate adverse automotive patterns; (6) Enhance surrounding neighborhoods, existing development and the City as a whole; (7) Maintain a sense of harmony and proportion along street frontages and other portions of the development exposed to public view; and
(8) Preserve and incorporate historically, culturally, or architecturally significant buildings and themes into the development proposals where appropriate. (c) Design principles. Mixed use development shall incorporate the following design principles throughout the project site where appropriate:
(1) Connectivity and Interconnectivity. Mixed use development shall be designed to provide both connectivity on-site between commercial and non-commercial components as well as interconnectivity to surrounding developments and neighborhoods/corridors. Non-vehicular and vehicular modes of transportation shall also be considered equally when designing project circulation patterns. (2) Shared facilities. Required facilities such as recreational amenities, gathering spaces, seating areas, landscaping and required parking should be designed and integrated throughout the site to be utilized by both commercial patrons and residential tenants. (3) Coordinated architectural design. Architectural design should reflect a style that characterizes or complements the predominant area style or theme, as applicable.

The architectural style or theme of a mixed use development should be consistent between both commercial and non-commercial components of a project, however, variation in color schemes, design details, massing and scale are acceptable when continuity is consistent through the development.

Article 10: Commercial Districts
Sec. 16-3.10.020: Development standards *Addition/Change* Development standards for commercial districts are found on Table 10-1.

Table 10-1: Commercial Development Standards
Residential Zoning Districts C-1 C-2/C-4 CA C-M
Site Requirements
Maximum Lot Coverage 40% 60% 50% 60%
Maximum Floor Area Ratio
(FAR)(1)

2.0(1)
Minimum Net Lot Area 10,000 sq ft 10,000 sq ft 7,500 sq ft 10,000 sq ft Off-street Parking Off-street Parking standards shall be provided pursuant to Article 21 of this Chapter
Minimum Landscaping Landscaping shall be provided pursuant to Article 24 of this Chapter
Minimum Site Dimensions (in FT)
Minimum Lot Width 75 75 75 75
Minimum Lot Depth N/A N/A N/A N/A
Building Requirements (in FT)(1) (2)
Front Yard Setback 10 10 10 10
Side and Rear Yard Setback
Street side 10 10 10 10
Interior side and rear None None None None
From Alley or Street 10 10 10 10
Setback from Residential
District
30(2) (3) 30(2) (3) 30(2) (3) 30(2) (3)
Maximum Building Height 35(3) (4) 45(3) (4) 45(3) (4) 45(3) (4) Wall and Fence Standards (All wall/fencing designs and materials shall be subject to Section 16-3.10.030)
Max. Fence/Wall Height(in FT)
Front and Street Side Yard 4
Rear and Side Yards 8
Notes:
(1)FAR of certain multi-floor hospitality uses (e.g. hotels & convention centers) may be increased on a case-by-case basis. (1)(2) Parking, landscaping and walks may project into the required setbacks. (2)(3)The setback shall be provided along any rear or side lot line that abuts a residential district not separated by a public right- of-way. The area within the required setback shall consist of a minimum fifteen-foot wide landscape strip planted with evergreen trees adjacent to the masonry wall required by this Title, unless in the opinion of the Zoning Administrator it is deemed unnecessary due to building and site design and/or site constraints. The required setback shall be increased by 30-feet for every story above the ground floor.
(3)(4)Unless otherwise approved by the Planning Commission, in accordance with Section 16-3.01.030 of this code.

Article 11: Industrial Districts
Sec. 16-3.11.020: Development standards *Addition/Change* Development standards for industrial districts are found on Table 11-1.

Table 11-1: Industrial Development Standards
Residential Zoning Districts IPD M-1 M-2
Site Requirements
Maximum Lot Coverage 60% 60% 60%
Maximum Floor Area Ratio (FAR) 1.0
Minimum Net Lot Area 20,000 sq ft 10,000 30,000
sq ft
10,000 40,000
sq ft
Off-street Parking Off-street Parking standards shall be provided pursuant to Article 21 of this Chapter
Minimum Landscaping Landscaping shall be provided pursuant to Article 24 of this Chapter
Minimum Site Dimensions (in FT)
Minimum Lot Width 100 75 75
Minimum Lot Depth N/A N/A N/A
Building Requirements (in FT)(1)
Front Yard Setback 30 10 10
Side and Rear Yard Setback
Street side and rear 20 10 10
Interior side 10 None None
Interior rear 25 None None
Setback from Residential District 30(2) 30(2) 30(2)
Maximum Building Height 45 50 50(3)
Wall and Fence Standards (All wall/fencing designs and materials shall be subject to Section 16-3.11.030)
Max. Fence/Wall Height(in FT)
Front and Street Side Yard 4
Rear and Side Yards 8
Notes:
(1) Parking, landscaping and walks may project into the required setbacks. (2) The setback shall be provided along any rear or side lot line that abuts a residential district not separated by a public right-of- way. The area within the required setback shall consist of a minimum fifteen-foot wide landscape strip planted with evergreen trees adjacent to the masonry wall required by this Title, unless in the opinion of the Zoning Administrator it is deemed unnecessary due to building and site design and/or site constraints. The required setback shall be increased by 30-feet when building height exceeds 30-feet.
(3) Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, fire or parapet walls, skylights, smoke stacks, wireless masts or similar structures may be erected above the height limits prescribed in this Title; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances. However, no roof structure or any space above the height limit shall be allowed for the purpose of providing additional floor space.

Article 12: Public and Civic Districts
Sec. 16-3.12.010: Purpose *Addition*
In addition to the districts otherwise established by this Title, there shall also be in the City:
(a)a A public and civic use district referred to as a P-C district to apply to land that is owned by a governmental agency and in some form of public use, including open space. The purpose of designating such land as a P-C district on the zoning map is to relate the zoning map to major elements of actual land use and the Citywide land use plan of the General Plan. Any lot in a P-C district may be occupied by any principal uses listed as a permitted and/or conditional use.;
(b) A greenway/utility corridor district referred to as a GUC district to apply to land that is owned by various property owners, including public entities, private entities, and non-profit organizations that is restricted for use by easements and other conditions. The purpose of designating such land as a GUC district on the zoning map is to delineate areas intended to promote the creation of continuous trails and multiple access points for public recreational use through a voluntary conservation easement or other mechanism. Areas located within the boundaries of the GUC district shall be limited to listed permitted and/or conditional uses that do not impact utility functions or existing easements.

Sec. 16-3.12.020: Development standards *Addition* (a)Table 12-1 sets forth the standards which govern the size, location height and other characteristics of structures in the Public and Civic District.

Table 12-1. Public and Civic District Development Standards Category Requirement
Site Size Sites are to be large enough to accommodate the proposed use and shall be as specified as part of Site Plan Review.

Lot Coverage No building shall cover more than forty percent of the building site area in the P-C district.

Setbacks Front yard—twenty feet
Rear yard—none adjacent to commercial or industrial zones; ten feet adjacent to other zones and alleys
Side yard—none adjacent to commercial or industrial zones; ten feet adjacent to other zones and alleys
Building height No building within the P-C district shall exceed fifty feet or four stories in height.

Landscaping Sites within the Public and Civic District P-C district shall be subject to the same standards as a commercial development as described in Article 24 of this Chapter.

(b) Table 12-2 sets forth the standards which govern the size, location height and other characteristics of structures in Greenway/Utility Corridor District.

Table 12-2. Greenway/Utility Corridor District Development Standards Category Requirement
Site Size Sites are to be large enough to accommodate the proposed use and shall be as specified as part of Site Plan Review.

Lot Coverage Buildings shall be limited to only those necessary to serve the listed permitted or conditional use, and no building shall cover more than forty percent of the building site area in the GUC district.

Setbacks Front yard—twenty feet, unless necessary to serve the listed permitted or conditional use as determined by the Zoning Administrator or Planning Commission.

Rear yard—none adjacent to commercial or industrial zones; ten feet adjacent to other zones and alleys, unless necessary to serve the listed permitted or conditional use as determined by the Zoning Administrator or Planning Commission.

Side yard—none adjacent to commercial or industrial zones; ten feet adjacent to other zones and alleys, unless necessary to serve the listed permitted or conditional use as determined by the Zoning Administrator or Planning Commission.

Building height Shall be sufficient to accommodate the listed permitted or conditional use and shall be as approved by the Zoning Administrator or Planning Commission during Site Plan Review.

Landscaping Sites within the GUC District shall be subject to the same standards as a commercial development along all street frontages and access points as described in Article 24 of this Chapter.

Sec. 16-3.12.030: Permitted and conditional uses *Addition* (a) Permitted and conditional uses within the Public and Civic District shall be allowed as outlined in Chapter 3, Article 7 of this Title.
(b) Permitted and conditional uses within the Greenway/Utility Corridor District shall be allowed as follows:
(1) Permitted Uses:
(i) Utility transmission line towers and associated equipment/infrastructure; (ii) Other utility infrastructure legally required by State or Federal standards. (iii) Recreational amenities such as non-motorized trails, open space, and associated equipment/facilities when developed and maintained by a public entity. (2) Conditional Uses:
(i) Recreational amenities such as non-motorized trails, open space, and associated equipment/facilities when developed and maintained by a private entity.

Sec. 16-3.12.030 Sec. 16-3.12.040: Other development requirements *Change* The following requirements also apply to uses and structures in the Public and Civic Districts:
(a) Asphalt roof shingles are prohibited on all new construction. (b) Rooftop mechanical equipment shall be screened from public view to the greatest extent possible with the design of the building.
(c) Signs are limited as set forth in Article 22.

Sec. 16-3.12.040 Sec. 16-3.12.050: Site plan review *Change* All development and/or physical expansion of a use and/or building within the P-C district or the GUC district shall require an approved site plan pursuant to Article 1 of this Chapter prior to securing a building permit, unless otherwise exempt by State or Federal standards.

Article 18: Slope Protection District Overlay Districts {Replace existing Slope Protection District with Overlay Districts as follows} Sec. 16-3.18.010: Purpose *Addition*
(a) Overlay districts are established to:
(1) Facilitate cohesive development within specific areas of the City where increased residential densities and land use allowances complement the built environment; (2) Develop a mix of land uses that allow a variety of residential, health and wellness, open space/recreational, and other supportive land uses that create opportunities to group appropriate land uses while seamlessly integrating with existing neighborhood and development;
(3) Promote development within underutilized or partially developed areas of the City in order to coordinate with existing development and provide complementary uses for the benefit of area residents;
(4) Encourage the establishment of housing development within certain areas of the City by allowing increased density that expands housing options; (5) Provide incentives for infill development within the core area of the City as well as areas located along circulation element designated roadways within the general plan; (6) Establish standards for new housing options and ensure new development is well integrated with existing development;
(7) Encourage flexibility of design in development by allowing both a vertical and/or horizontal mix of uses where appropriate and consistent with the general plan; (8) Promote linkages using a multi-modal circulation network, including transit, pedestrian sidewalks, paths and paseos, and bicycle and trail networks, to ensure safe, convenient access between uses that promotes physical activity and minimizes motorized vehicle use.
(b) The purpose of each overlay district is as follows:
(1)The LDRIO (Low Density Residential Infill Overlay) zoning district is intended to provide an increase in density to encourage infill development, promote the efficient use of existing infrastructure, and provide additional housing opportunities in the core area of the city for those desiring a detached single-family residential housing type but who are willing to have or want smaller lots, with appropriate community facilities. The Low Density Residential Overlay zone district allows up to nine dwelling units per gross residential acre and is intended to supplement the underlying R-1 (Single-Family Residential) zone district and the Low Density Residential designation expressed by the land use element of the general plan, which are cumulatively intended to guide development in the district. (2)The HWO (Health and Wellness Overlay) zoning district is intended to provide an opportunity to integrate land uses and design principles that promote health, wellness, equity and associated multi-family housing development with a density of up to 30 units per acre for health care workers, seniors, and others who would benefit from health and wellness related development. The Health and Wellness Overlay zone district is intended to supplement the underlying C-2 (General Commercial) and MU-2 (High Density Mixed Use) zone districts in conjunction with the Commercial and Mixed Use 2 land use designations of the general plan, which are cumulatively intended to guide development in the district.

Sec. 16-3.18.020: Application *Addition*
Overlay districts shall be applied to properties within the boundaries of the subject districts in conjunction with underlying zone districts as follows:
(a) Low Density Residential Infill Overlay (LDRIO) – The LDRIO zone district shall only be applicable to properties:
(1) Located within R-1 (Single-Family Residential) zones, including any supplement zoning designations (i.e. Transitional Districts, etc.); and
(2) Not part of a previous residential subdivision, excepting for contiguous properties previously subdivided by a parcel map in compliance with Table 18-1. (b) Health and Wellness Overlay (HWO) – The HWO zone district shall be applicable to all C-2 (General Commercial) and MU-2 (High Density Mixed Use) zones, including any supplement zoning designations (i.e. Transitional Districts, etc.).

Sec. 16-3.18.030: Development Standards *Addition* All development standards of the underlying zoning district shall be applicable unless otherwise modified as follows:

Table 18-1 summarizes supplemental development standards for the Low Density Residential Infill Overlay (LDRIO) zone district. Development within the Health & Wellness Overlay zone district shall comply with the provisions of the underlying zone district excepting for non-residential Floor Area Ratio and residential density allowances which may be increased pursuant to Section 16-3.18.060.

Table 18-1: Overlay District Development Standards
Notes for Table 18-1:

1. Requires an integrated development via the implementation of a planned unit development (PUD) to utilize overlay district.

2. Established by a project’s specific planned unit development (PUD).

3. Common recreational amenities shall be installed pursuant to the requirements of Table 16-2 of this Chapter.

Overlay District LDRIO (7 du/ac) LDRIO (9 du/ac)(1)
Project Requirements
Minimum Project Area 2.5 acres 10 acres
Site Requirements
Lot Coverage 50% 50%
Minimum Net Lot Area: 5,000 sq. ft. 4,000 sq. ft.

Maximum Dwelling Unit
Density (per gross acre) Up to 7.0 Up to 9.0
Off-street Parking Off-street Parking standards shall be provided pursuant to Article 21 of this Chapter.

Minimum Lot Dimensions (in ft.)
Lot Width:

Interior 50 (2)
Corner 55 (2)
Reverse corner 55 (2)
Cul-de-sac (at front
setback) 50 (2)
Lot Depth: 90 (2)
Minimum Useable Area Every building site shall have a useable area equal to the minimum lot width and depth.

Building Requirements (in ft.)
Minimum Front Yard
Setbacks

Porch 14 (2)
First Story living 18 (2)
Garage 20 (2)
Minimum Side Yard Setback
Street side 10 (2)
Interior side 5 (2)
Separation Between
Dwelling Units N/A (2)
Minimum Rear Yard Setback 15 (2)
Maximum Height 35 (2)
Open Space Requirements
Minimum Recreational Living
Space: Per dwelling unit (in sq.
ft.)

Private 1,250 (2)
Common (3) (3)
Total 1,250 (2)

Sec. 16-3.18.040: Other development requirements and standards *Addition* The following requirements also apply to uses and structures in Overlay Districts:
(a) Single-family residential development over ten acres in size located within and utilizing any allowance of the Low Density Residential Infill Overlay zoning district shall require establishment of a homeowner’s association that:
a. Is responsible for the maintenance and upkeep of any recreational amenities, landscape areas, clubhouse, drainage facilities, etc. that are not otherwise owned and maintained by the City of Victorville; and
b. Maintains sole oversight and enforcement duties of the rules and regulations of the homeowner’s association where those rules and regulations are not otherwise enforced by the City of Victorville, County of San Bernardino, or the State of California. (b) Planned unit developments within the Low Density Residential Infill Overlay zoning district shall require establishment and permanent operation of a homeowner’s association that:
a. Is responsible for the maintenance and upkeep of any recreational amenities, landscape areas, clubhouse, drainage facilities, etc. that are not otherwise owned and maintained by the City of Victorville; and
b. Maintains sole oversight and enforcement duties of the rules and regulations of the homeowner’s association where those rules and regulations are not otherwise enforced by the City of Victorville, County of San Bernardino, or the State of California. (c) An unenclosed patio attached to a residence within the Low Density Residential Overlay (LDRIO) zoning district may project into the required rear yard setback a maximum of ten feet, excluding eaves; provided a minimum of five feet is maintained between the rear property line(s) and the patio; and:
a. The project site was originally subdivided utilizing the allowances provided by the LDRIO, including average lot sizes less than 7,200 square feet and a density of over 5 dwelling units per gross acre;
b. The rear property line of the project site abuts the rear property line of another lot subject to the rear yard setback projection allowances of the LDRIO zoning district; and c. The project site is not located within a Planned Unit Development.

Sec. 16-3.18.050: Approval Process *Addition*
(a) Developments within Overlay Districts that do not require or utilize a planned unit development shall be subject to the following review and approval processes:
(1) Low Density Residential Infill Overlay (LDRIO) – Tentative map review is required, pursuant to Chapter 4, Article 2 of this Title, for all residential subdivision of property within a LDRIO zoning district.
(2) Health and Wellness Overlay (HWO) – Site plan review is required, pursuant to Article 1 of this Chapter, for all development and/or physical expansion of a use and/or building within a HWO zoning district.
(b) Development within Overlay Districts that requires or utilizes a planned unit development shall be subject to the following review and approval processes:

(1) Low Density Residential Infill Overlay (LDRIO) – All requirements of Section 16-

3.18.050(a) of this Title, in addition to approval of a planned unit development pursuant to Article 16 of this Chapter.
(2) Health and Wellness Overlay (HWO) – All requirements of Section 16-3.18.050(b) of this Title, in addition to approval of a planned unit development pursuant to Article 16 of this Chapter.

Sec. 16-3.18.060: Planned Unit Development Review *Addition* Projects within an Overlay District that utilize the maximum allowances provided by the subject Overlay District, excepting for specific development standards and incentives provided by this article, shall be subject to all requirements and development standards of a planned unit development, as outlined in Article 16 of this Chapter, as follows:
(a) Low Density Residential Infill Overlay (LDRIO) – Requires approval and implementation of a planned unit development, as outlined in Article 16 of this Chapter, when density exceeds 7 dwelling units per gross acre.
(b) Health and Wellness Overlay (HWO) – Requires approval and implementations of a planned unit development, as outlined in Article 16 of this Chapter, when:
(1) Required pursuant to Article 9 of this Chapter; or
(2) Used to implement specific incentives as authorized by Section 16-3.18.070 of this Article.

Sec. 16-3.18.070: Incentives *Addition*
Developments within Overlay Districts are provided the following incentives that can be combined or used independently, which are implemented and allowed as noted:
(a) Increased land use allowances in accordance with Article 7 of this Chapter. (b) When located in the Health and Wellness Overlay zone district on a project site of 10 acres or more, and when subject to a planned unit development, as outlined in Article 16 of this Chapter, with a hospital, medical office, medical facility, or other health and wellness use as the primary use;
(1) Increased floor area ratio of 2.0 within MU-2 zoned areas for non-residential uses; and/or (2) Housing as an accessory use in C-2 zoned areas.
(c) Development Impact Fee reductions can be considered by the City Council in conjunction with a planned unit development review, as outlined in Article 16 of this Chapter, when reductions would promote the development of hospitals or other regional medical facilities.

Sec. 16-3.18.080: Design Guidelines *Addition*
These design guidelines are intended to supplement the Single-Family Residential, Mixed Use, and Commercial design guidelines outlined in Articles 8, 9 and 10 of this Chapter. While the Single-Family Residential, Mixed Use, and Commercial design guidelines shall be utilized to facilitate developments within Overlay Districts independently when a planned unit development is not otherwise required, these supplemental Overlay District design guidelines shall be utilized when a planned unit development is required to utilize the maximum allowances provided by the subject Overlay District pursuant to Section 16-3.18.060 of this article. Development within Overlay Districts that utilizes or requires the establishment of a planned unit development pursuant to this article shall also be subject to the following supplemental design goals, objectives, and principles.
(a) Design goals. Developments within Overlay Districts are intended to promote increased residential densities and provide creative mixes of commercial, professional, residential, and health and wellness related uses that vary in composition and intensity based upon location, accessibility, and the surrounding built environment. These guidelines present common goals that encourage the highest level of design quality while allowing maximum flexibility in the design of development within Overlay Districts that will:
(1) Encourage a variety of compatible residential and non-residential land uses in close proximity to existing or ancillary land uses to complement existing development and surrounding zoning designations;
(2) Provide opportunities to incorporate health and wellness uses, recreational amenities, and open space into new development; and
(3) Emphasize design compatibility with existing development and proposed land uses in site planning, architectural design, and building scale. (b) Design objectives. The design of development projects within Overlay Districts shall:
(1) Respect the scale, proportion and character of the surrounding area; (2) Reinforce or establish a distinct architectural image; (3) Establish attractive, inviting, imaginative and functional project design; (4) Foster non-vehicular connectivity and integration within the neighborhood and between commercial and non-commercial uses;
(5) Facilitate and encourage pedestrian and recreational activity and mitigate adverse automotive patterns;
(6) Enhance surrounding neighborhoods, existing development and the City as a whole; (7) Maintain a sense of harmony and proportion along street frontages and other portions of the project accessible by the public or exposed to public view; and (8) Preserve and incorporate historically, culturally, or architecturally significant buildings and themes into the development proposals where appropriate. (c) Design principles. Development within Overlay Districts shall incorporate the following design principles throughout the project site where appropriate:
(1) Connectivity and Interconnectivity. Development within overlay districts shall be designed to provide connectivity within the project site as well as interconnectivity to surrounding developments and neighborhoods/corridors. Non-vehicular and vehicular

modes of transportation shall also be considered equally when designing project circulation patterns.
(2) Shared facilities. Required facilities such as recreational amenities, gathering spaces, landscaping, drainage facilities and shared parking should be designed and integrated throughout the site to be utilized by all tenants, patrons, and visitors to the site. (3) Coordinated architectural design. Architectural design should reflect a style that characterizes or complements the predominant area style or theme, as applicable.

The architectural style or theme of a development within an overlay district should be consistent throughout a project, however, variation in color schemes, design details, massing and scale are acceptable when continuity is consistent throughout the development.

Article 21: Off-street Parking
Sec. 16-3.21.030 Required number of off-street parking and loading spaces *Change* The number of parking spaces required shall be as specified in Table 21-1, when the calculation results in a fractional number, any fraction up to and including one-half shall be disregarded and any fraction over one-half shall be adjusted to the next higher number. The required number of parking spaces for any use to specifically mentioned or similar to any use enumerated in this Article shall be determined by the Planning Commission after it has ascertained all of the pertinent facts and then by minute action of record sets forth its findings and interpretation. In the event that two or more uses occupy the same building, lot, or parcel of land, the total requirements for off-street parking and off-street loading shall be the sum of the requirements of the uses computed separately.

Table 21-1. Off-street parking and loading requirements Land Use Type Parking Requirement Additional Parking or Parking Credit
Agricultural
Nursery 1 space per 1,000 sq. ft. of
sales and display area
Agricultural
Ranch, farm, dairy, etc… None Per listed uses for an
accessory use to the primary
agricultural use
Residential
Single-Family Residential
Mobile home within the R-MPD
district
2 spaces which may be
tandem within a garage,
carport or awning
Residential caretaking unit Per Conditional Use Permit
Single-family residence 2 spaces within an enclosed
garage
Multi-Family Residential
Boardinghouse 1 space per sleeping room 3 additional spaces Condominium or town house 2 covered spaces per unit (1
space for one bedroom units)
1 uncovered space per 2 units
Mobile Home Park 2 adjoining spaces per unit
which may be tandem
1 space per 5 units
Residential
Multi-Family Residences 2 spaces per unit - 1 space
shall be covered
1 space per each studio unit.

1.5 spaces per each 1
bedroom unit.
2 spaces per each 2-3
bedroom unit.

2.5 spaces per each 4+
bedroom unit.
1 space for each 200 sq. ft. of
administrative area for
employees.

Visitor parking shall be
provided as follows:
1 space per every 3 units for
complexes with 50 or fewer
units.
1 space per every 5 units for
complexes with 51 or more
units.

50% of all required tenant
parking provided shall be
covered.

Institutional
Animal hospital 1 space per 200 sq. ft. Credit - exclude utility rooms Assembly use (i.e. Church,
meeting hall, social or dance
hall)
1 space per every 4 seats (or
6 per every 10 feet of a bench)
for the main assembly area or
1 per 35 sq. ft. of assembly
area
1 space per classroom or
secondary assembly area
Convalescent home 1 space per each four beds
Government buildings
frequently visited
1 space per 200 sq. ft.

Government buildings not
frequently visited
1 space per 400 sq. ft.

Hospital 1 space per bed 1 space per 650 sq. ft.

Library 1 space per every 4 seats (or
6 per every 10 feet of a bench)
for the main assembly area or
1 per 35 sq. ft. of assembly
area
1 space per classroom or
secondary assembly area
Medical or dental office 1 space per 200 sq. ft. Credit - exclude utility rooms Medical equipment rental 1 space per 450 sq. ft.

Museum or art gallery ;lt; 2,500 sq. ft.- 1 space per
100 sq. ft. of display area
2,501 to 5,000 sq. ft. - 1 space
per 150 sq. ft. of display area
5,001 to 10,000 sq. ft. - 1
space per 200 sq. ft. of display
area
Credit - exclude storage, work
and other similar rooms
1 additional space per 500 sq.
ft. of display area over 10,000
sq. ft.

Park and outdoor recreational
uses
10 spaces per acre of active
recreational area and 5
spaces per acre of passive
area
Pharmacy 1 space per 250 sq. ft. Credit - exclude utility rooms Public utility facility 1 space per 500 sq. ft. of office space or work area
1 space per vehicle used in
connection with the use
Schools
a) Business or trade 1 space per classroom Determined by the Planning Commission (per enrollment)
b) Elementary or middle 1 space per classroom 10 additional spaces Institutional  c) High School or college 1 space per ten students 1 space per classroom Commercial
Auditorium or theater 1 space per every 4 seats or 6
per every 10 feet of a bench or
1 per 50 sq. ft. of non-fixed
seating or assembly area
Automobile and machinery
both sales and repair only
1 per 450 sq. ft. of floor area
Commercial
Bank, business and
professional office
1 space per 200 sq. ft. up to
6000 sq. ft per individual user
plus 1 space per 300 sq. ft.
above 6000 sq. ft per
individual user
Credit - exclude utility rooms

Childcare center, day care
nursery and similar uses
1 space per 5 children as
designed or licensed for
1 space per vehicle used in
the operation
Funeral home and mortuary 1 space per every 4 seats
counting 20 inches on a bench
or 1 per 50 sq. ft. of floor area
Furniture and major appliance
sales and repair
1 per 750 sq. ft.

Hotel or motel 1 per sleeping or living unit 5 additional spaces Laundromat or dry cleaning 1 per 3 washers (min 7
spaces)
Multi-tenant commercial
centers over 5 acres
4 spaces per 1000 sq. ft. of
total floor area
Planning Commission may
require additional spaces.

Freestanding restaurants shall
comply with restaurant parking
requirements
Open air commercial uses
such as car, machinery or boat
sales and equipment rental
and storage yards
1 space per 1000 sq. ft. of
sales and display area
Photocopying shop or
photography studio
1 space per 400 sq. ft.

Plumbing repair and service
shop, carpet and upholstery
cleaner, glass sales,
installation and repair
automobile upholstery and
accessory sales and
installation, automotive repair,
body and paint shop and
similar uses
1 space per 400 sq. ft. of floor
area plus 1 space per 200 sq.
ft. of office area
Credit - 1 space per 2 service
bay spaces (not resulting in
less than 4 spaces)
Restaurant, café, cafeteria,
bar, cocktail lounge, nightclub
and similar uses
1 space per 100 sq. ft. Credit - 1 space per 20 lineal
feet of drive-thru stacking
area, with a maximum credit of
2 spaces per drive-thru
Retail establishments, markets
or businesses not listed
1 space per 200 sq. ft. Credit - exclude utility rooms
Wedding or other small item
rental or supply business
(excluding video rental)
1 space per 400 sq. ft.

Commercial Recreational
Arena or sports stadium 1 space per every 4 seats or 6
per every 10 feet of a bench or
1 per 50 sq. ft. of non-fixed
seating or assembly area
Bowling alley 5 spaces per lane Additional spaces per
separate uses within the
building
Dance or gymnastics school 1 space per 400 sq. ft. 1 space per employee Health club, spa and similar
uses
1 space per 175 sq. ft.

Commercial Recreational
Racquetball court 3 spaces per court Additional spaces per separate uses or activities
within the building as

determined by the Planning
Commission
Roller skating rink 1 space per 200 sq. ft. of rink
area
Additional spaces per non-
related uses within the
building
Industrial
Manufacturing or industrial
plant, storage building or yard,
industrial laboratory or similar
uses
1 space for each employee
during the highest shift change
1 space for each 300 sq. ft. of
administrative area
Mini-warehouse 1 space per 300 sq. ft. of office
area
2 spaces for an accessory
residence
Outdoor uses 1 per 2500 sq. ft. of ground
area
Printing or blueprinting 1 space per 400 sq. ft.

Retail distribution warehouse ;lt;<2000 sq. ft. - 1 space per 400 sq. ft.
2000 to 4000 sq. ft. - 5 spaces
plus 1 space per 800 sq. ft.
4000 to 8000 sq. ft. - 10
spaces plus 1 space per 1000
sq. ft. over 4000 sq. ft. of area
8000 to 16000 sq. ft. - 19
spaces plus 1 space per 2000
sq. ft. over 16000 sq. ft. of
area
Industrial
Wholesale and warehouse
uses including speculative
buildings
1 space per 1,000 sq. ft. of the
first 40,000 sq. ft. and 1 space
per 4,000 sq. ft. for the portion
over 40,000 sq. ft.
1 space for each 300 sq. ft. of
administrative area

CITY COUNCIL

ATTACHMENT B
General Plan – Land Use Element

2045 LAND USE ELEMENT
December 2022

City of Victorville General Plan Update
Land Use Element

TABLE OF CONTENTS

1. INTRODUCTION ..................................................................................................................................... 1

1.1 PURPOSE OF THE LAND USE ELEMENT................................................................................................ 1

1.2 STATUTORY REQUIREMENTS .............................................................................................................. 3

1.3 SCOPE AND CONTENT........................................................................................................................ 3

1.4 RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS.......................................................................... 4

1.5 RELATED PLANS AND PROGRAMS ....................................................................................................... 4

1.6 COMMUNITY OUTREACH..................................................................................................................... 6

2. GOALS, OBJECTIVES, AND POLICIES ............................................................................................. 10

2.1 BALANCED GROWTH ......................................................................................................................... 10

2.2 ECONOMIC PROSPERITY ................................................................................................................... 18

2.3 QUALITY OF LIFE............................................................................................................................... 20

2.4 COMMUNITY CHARACTER .................................................................................................................. 23

3. LAND USE PLAN.................................................................................................................................. 26

3.1 OVERVIEW....................................................................................................................................... 26

3.2 TERMINOLOGY ................................................................................................................................. 26

3.3 LAND USE POLICY MAP AND CLASSIFICATION SYSTEM....................................................................... 28

3.4 LAND USE DESIGNATIONS ................................................................................................................ 33

3.5 DEVELOPMENT FOCUS AREAS.......................................................................................................... 47

3.6 RELATIONSHIP WITH ZONING ............................................................................................................ 56

3.7 ACCOMMODATING FUTURE GROWTH ................................................................................................ 58 Figures
FIGURE LUE-1: VICINITY MAP ............................................................................................................................ 2 FIGURE LUE-2: ILLUSTRATION OF FAR............................................................................................................. 28 FIGURE LUE-3: LAND USE MAP........................................................................................................................ 29 FIGURE LUE-4: DEVELOPMENT FOCUS AREA MAP ............................................................................................ 48 Tables
TABLE LUE-1: LAND USE DESIGNATION SUMMARY............................................................................................ 30 TABLE LUE-2: RELATIONSHIP BETWEEN LAND USE DESIGNATIONS AND ZONING DISTRICTS ................................ 57 TABLE LUE-3: 2045 LAND USE ELEMENT BUILD-OUT PROJECTIONS.................................................................. 58 Appendix
APPENDIX A: FISCAL AND ECONOMIC IMPACT ANALYSIS....................................................................................A-1 Victorville Land Use Element (Adopted December 20, 2022) i

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City of Victorville General Plan Update
Land Use Element

1. INTRODUCTION

1.1 Purpose of the Land Use Element
State law requires all jurisdictions in California to prepare and adopt a General Plan as a tool to manage growth and development. The Land Use Element is a mandatory element of the General Plan. The primary purpose of the Land Use Element is to establish the policy foundation that will direct future land use decision-making for Victorville and its Sphere of Influence (SOI) to achieve the community’s long-range goals. It functions as a guide to policy makers, decision makers, the general public, and planners in the City regarding the desired pattern of land use and development through the 2045 planning period.

To assist local governments in preparing general plans and the public in participating in that process, the Governor’s Office of Planning and Research (OPR) is required to develop and adopt guidelines for the preparation and content of the mandatory elements in general plans (Gov. Code § 65040.2) and periodically revises them. OPR adopted a comprehensive update of the guidelines in 2017, upon which this update is based. The General Plan Guidelines provide an excellent synopsis of the purpose of a Land Use Element and its long-term value to a community.

The Land Use Element requirements provide an opportunity to determine the future of a community. By ensuring thoughtful, equitable, and accessible distribution of different densities, intensities, and land uses and by aligning with other General Plan elements, the Land Use Element can address long term environmental issues such as climate change and air quality; enhance local economies; reduce infrastructure costs; facilitate healthy lifestyles; increase transportation choices; and create community resilience. It also can address emerging developments in technology, such as connected and autonomous vehicles and resulting changes in land use, and promote quality housing for all residents of the community. (OPR General Plan Guidelines, pg. 53)
The Victorville Land Use Element is required to plan for future development both within the City’s legal boundary as well as its sphere of influence. A "sphere of influence" (SOI) is a plan for the probable ultimate physical boundaries and service area of a local governmental agency, as determined by the Local Agency Formation Commission (LAFCo) in accordance with State law. SOIs are determined and amended solely at the discretion of LAFCo. Note that Victorville’s SOI has been amended since the last update of the Land Use Element. Figure LUE-1 shows Victorville in proximity to adjacent communities as well as its location within the region.

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Figure LUE-1: Vicinity Map
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1.2 Statutory Requirements
California Government Code Section 65302(a) states that a Land Use Element must designate the proposed general distribution, location, and extent of land uses for:
•
•
Housing (including sites identified in the Housing Element to meet the City’s fair share of regional housing needs at all income levels as mandated by State law), business, and industry
Open space, including agriculture, natural resources, recreation, and enjoyment of scenic beauty
•
•
•
•
•
•
•
Recreation facilities and opportunities
Educational facilities
Public buildings and grounds
Future solid and liquid waste disposal facilities
Greenways (as defined in Section 816.52 of the Civil Code) Timberland Preserve Zone lands, if applicable
Areas subject to flooding, identified by either flood plain mapping prepared by the Federal Emergency Management Agency (FEMA) or the Department of Water Resources or mapped flood areas adopted by the local community on Flood Insurance Rate Maps
•
•
Military land use compatibility and impacts to military readiness, if applicable Other categories of public and private uses of land
The Land Use Element also must include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan.

1.3 Scope and Content
The City of Victorville Land Use Element complies with the requirements for Land Use Elements mandated in Government Code Section 65302(a) and the General Plan Guidelines. The Land Use Element is comprised of three chapters: 1) Introduction, 2) Issues and Citywide Goals and Policies, and 3) the Land Use Plan, which includes the Land Use Policy Map that graphically identifies the planned land uses within Victorville and the SOI for the 2045 planning period.

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1.4 Relationship to Other General Plan
Elements
State law requires internal consistency among the various elements of the General Plan. As a part of this project, the Safety Element is being updated and a new Environmental Justice Element is being prepared in accordance with Government Code Section 65302(h)(2). The policies and plans for both documents have been directly coordinated with the update of the Land Use Element.

State Government Code Section 65581 requires every city and county to prepare a Housing Element as part of its General Plan to adequately “plan” to meet the housing needs of everyone in each jurisdiction at all income levels. Each jurisdiction must demonstrate land use capacity to accommodate its share of the region’s housing needs—this “share” is called the Regional Housing Needs Allocation (RHNA). Housing Elements are required to be updated according to a State-mandated schedule, commonly referred to as a “cycle.” The City adopted its 6th Cycle Housing Element on January 18, 2022. While not a component of this General Plan update, the timing of updating the Land Use Element provided the City with the opportunity to coordinate the update of the City’s 6th Cycle Housing Element with the Land Use Element to accommodate the City’s share of the RHNA in a manner that ensures new residential development occurs in a sustainable manner and incorporates environmental justice policies.

The existing Circulation Element was not updated as part of the 2022 General Plan update.

However, the impacts of the new Land Use Element were considered as part of the preparation of the Environmental Impact Report (EIR) for the General Plan update project. The EIR that was prepared for the 2022 General Plan update (the EIR “proposed project”) concluded that implementation of the proposed project would increase traffic volumes and demand for public transit, bicycle, and pedestrian facilities, which would require the improvement and expansion of the circulation system. However, the Circulation Element incorporates goals, objectives, policies, and implementation measures to achieve the vision of the Circulation Element and to guide the City’s efforts to continue to build and maintain an efficient transportation and circulation infrastructure to support the community development policies.

1.5 Related Plans and Programs
There are a number of related plans and programs that are considered in the formulation, adoption, and implementation of local land use policy; although not an exhaustive list, key plans and programs are summarized below.

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1.5.1 California Environmental Quality Act
The California Environmental Quality Act (CEQA) is a State statute that requires State and local agencies to identify the significant environmental impacts of their actions and to avoid or mitigate those impacts, if feasible. CEQA applies to certain activities of State and local public agencies. A public agency must comply with CEQA when it undertakes an activity defined by CEQA as a "project." A project is an activity undertaken by a public agency or a private entity that must receive some discretionary approval from a government agency, which may cause either a direct physical change in the environment or a reasonably foreseeable indirect change in the environment.

Most proposals for physical development in California are subject to the provisions of CEQA, as are many governmental decisions which do not immediately result in physical development (such as adoption of a general or specific plan). Every development project which requires a discretionary governmental approval will require at least some environmental review pursuant to CEQA unless an exemption applies.

1.5.2 Southern California Association of Governments
The Southern California Association of Governments (SCAG) is a Joint Powers Authority under California state law. It was established in 1965 as an association of local governments and agencies that voluntarily convene as a forum to address regional issues. SCAG is responsible for the regional planning in Southern California, within the SCAG region of counties, which provides a framework for coordinating local and regional decisions regarding future growth and development.

The SCAG region encompasses six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura) and 191 cities in an area covering more than 38,000 square miles.

Under federal law, SCAG is designated as a Metropolitan Planning Organization (MPO) and under State law as a Regional Transportation Planning Agency and a Council of Governments.

The agency develops long-range regional transportation plans, including the region’s Sustainable Communities Strategy, growth forecasts and growth policies for the SCAG region, regional transportation improvement programs, regional housing needs allocations for the Housing Element, and a portion of the Mojave Desert Air Quality management plans.

SCAG adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS)—a plan know as Connect SoCal—in September 2020. Connect SoCal sets the framework for how transportation tax dollars will be spent in the SCAG region over the coming years and decades.

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1.5.3 City Plans
The following existing City plans were considered as a part of this update.

1.5.3.1 Parks and Recreation Master Plan (2008)
A Parks and Recreation Master Plan, which was prepared in 2008, calls for parks and recreational facilities to be within ½-mile of residential uses and includes the standard of five (5) acres per 1,000 residents. Based on SCAG’s population projection of 194,500 residents by 2045, with a parks/recreation standard of five acres per 1,000 residents, the City will need to provide for approximately 972.5 acres of parks and recreation facilities over the next 23 years.

The Land Use Element includes policies for creative and innovative methods to provide parks, recreation, open space, and public gathering spaces to more than double the existing number of parks and recreational space in the city by 2045.

1.5.3.2 Climate Action Plan (2015)
The Climate Action Plan (CAP) for the city of Victorville provides greenhouse gas (GHG) inventories, identifies the effectiveness of California initiatives to reduce GHG emissions, and identifies local measures that were selected by the City to reduce GHG emissions under the City’s jurisdictional control to achieve the City’s identified GHG reduction target. The Land Use Element promotes land use and development patterns, policies, and practices that are sustainable and consistent with smart growth principles, conserve natural resources, and reduce pollution and GHG emissions.

1.5.3.3 Non-Motorized Transportation Plan (2010)
The Non-Motorized Transportation Plan provides a safe network of facilities for pedestrians, hikers, bicyclists, wheelchair users, and health enthusiasts that will link public facilities, such as parks, open spaces, golf courses, the Victor Valley Transportation Center, the Old Town Specific Plan area, the Victor Valley Community College, the Mojave Narrows Regional Park. and other destinations. The goals, objectives, and policies of the Land Use Element, including the newly designated Greenway/Utility Corridor, are all intended to support implementation of the Non-Motorized Transportation Plan.

1.6 Community Outreach
Community outreach is an important component of the development of the General Plan, and is especially critical to inform the preparation of the Land Use Element. In order to reach a broad spectrum of residents and stakeholders, the approach to engaging the community was varied and included a project website, social media posts, focus group meetings and four community Victorville Land Use Element (Adopted December 20, 2022) 6

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workshops. To ensure the efforts were inclusive, project materials were translated into Spanish and interpretation services were offered for the public workshops.

1.6.1 Project Website
The General Plan Update project website was accessible on the City’s website. A flyer explaining “What is a General Plan” was placed on the front page, in both English and Spanish.

A link to the Land Use Element page provided basic information, such as what a Land Use Element is and why it was being updated, the difference between the Land Use Element and the Zoning Ordinance, definitions of common terminology, and announcements of public meetings and opportunities to get information and provide input.

1.6.2 Social Media
Notices of community workshops were sent using the City’s social media networks, including Facebook, Twitter, and Instagram, with posts in both English and Spanish. The City live- streamed the community workshops from the City’s website and Facebook page.

1.6.3 Community Workshops
The Planning Commission adopted the role of advisory body for the General Plan update. Since the Planning Commission is an established advisory body familiar with General Plan and land use and housing issues, they were the ideal host for the community workshops, and having the Community Workshops during Planning Commission meetings increased community participation. All workshops were virtual Zoom meetings that featured a PowerPoint presentation and allowed participants to provide comments and ask questions during the meeting. The Planning Commission hosted four community workshops. Real time Spanish interpretation was offered for most of the meetings, and positive feedback was received from the public who benefitted from the interpretation services. Full video of the four community workshops was available on the website until the adoption hearings for the Land Use Element were completed.

1.6.31. Land Use Element Workshop #1, February 24, 2021 The purpose of the first Land Use Element workshop was to introduce the Land Use Update to Planning Commission and public. At the time of the first Land Use Element workshop, the Housing Element was also in the beginning stages of preparation, so the connection between the Land Use Element and Housing Element was explained. The various housing types were discussed, including housing types not found in Victorville. Workshop #1 concluded with a Visioning Exercise that polled the residents of Victorville, asking what makes Victorville unique; what they like the most about their City and would like to stay the same; what is missing that they would like to have by 2045; and what they would like to see changed. Residents expressed Victorville Land Use Element (Adopted December 20, 2022) 7

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a strong interest in seeing more mixed-use development in their city in the future. Many stated that Victorville’s parks are an important asset to the community, and the city’s central location in the state is both unique and desirable. Others said they appreciate that more people can afford a single-family home with a yard in Victorville than in most other parts of California. Some residents did not like parking in front yards in the City, and thought better code enforcement was needed. Traffic congestion was also noted as something residents would like to see changed and improved.

1.6.3.2 Land Use Element Workshop #2, May 26, 2021
Proposed land use strategies were presented and discussed at the second Land Use Element Workshop. Strategies considered included expanding the list of residential land use designations, adding mixed-use designations, adding a Health and Wellness Overlay, and encouraging infill development in the core of the City before expanding into less developed areas. The Sites Inventory for the Housing Element was reviewed, and nine Opportunity Areas were presented as areas where future potential change could or should occur as the City continues to grow and prosper. Residents, developers, and the Planning Commissioners voiced support for the flexibility provided by the mixed-use land use designation. There was general agreement that higher density residential development should locate in proximity to commercial development. Participants stated support for the proposed Health and Wellness Overlay and there were requests to expand the overlay to encompass additional areas. Input was received that the Land Use Plan needs to include guidelines for quality development, especially for infill projects.

1.6.3.3 Land Use Element Workshop #3, September 29, 2021 The primary topics of discussion for the third Land Use Element Workshop were the possible repeal of the Desert Gateway Specific Plan (DGSP), and a replacement land use plan consisting of a combination of prior and new land uses. The Planning Commission and residents were polled during the workshop and asked for specific feedback regarding the proposal. In general, positive feedback was received in favor of repealing the DGSP, with participants recognizing that it would make future development easier.

The proposed small lot subdivision overlay was discussed at Workshop 2; however additional discussion was held over to Workshop 3. Specifically, the increase in density from 0-7 dwelling units per acre to 0-9 dwelling units per acre in the Low Density Residential Infill Overlay was further considered. Examples of development at both densities were presented. The majority of the comment was in favor of raising the density in the overlay to 0-9 dwelling units per acre.

Several developers in attendance shared that the smaller lots can result in a greater diversity of housing types, more affordable home prices, and homeowner associations that provide amenities. Some participants were reluctant to increase the density, citing problems with residents parking cars and motorhomes in their front yards and lack of design guidance.

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1.6.3.4 Land Use Element Workshop #4, May 11, 2022
The final Land Use Element Workshop (#4) entailed a discussion of the Goals, Objectives, and Policies and a presentation of the final revisions to land use designations and the land use map for input, discussion, and direction. The four focus areas of the Land Use Element were presented, which were developed from the input received, including: Balanced Growth, Economic Prosperity, Quality of Life, and Community Character, along with the associated goals, objectives, and sample policies. The proposed changes to each of the Opportunity Areas were reviewed, and changes made to the land use plan as a result of requests from members of the public were presented. A range of feedback was heard, including comments and questions regarding landscape maintenance in the City and how it gets funded; the need to improve aesthetics along the I-15 freeway corridor and beautification city-wide; positive feedback for greening the utility corridors and turning them into walking/biking paths; and support for mixed use development and the flexibility it provides.

1.6.4 Focused Input Sessions
One focused input session was held with representatives from the Building Industry Association (BIA). The BIA representatives expressed interest in the City allowing smaller lot subdivisions with higher densities. BIA members stated that they are seeing demand for this type of development in other cities in the region and think it would benefit Victorville.

A separate focused session was held with a representative of Providence Health. Providence Health owns vacant land in Victorville and is considering building a new campus. Discussion centered on creating a complete community around a new hospital, focused on health and wellness so that the surrounding land uses can support and encourage healthy lifestyles.

Preliminary ideas for the area include the hospital building, senior housing, a mix of housing types including those that would serve the future employees, commercial office, retail, and medical offices. The discussion prompted the creation of the new Health and Wellness Overlay.

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2. GOALS, OBJECTIVES, AND POLICIES
The goals, objectives, and policies provide the framework for the Land Use Element and guide future decision-making for the planning period.

Goals are general statements of desired outcomes that reflect the community’s aspirations for the future of Victorville. Objectives are more specific statements of purpose, while policies provide a bridge between goals and objectives and implementation actions.

This chapter has been organized by topic, including:
•
•
•
•
Balanced Growth
Economic Prosperity
Quality of Life
Community Character
Each topic includes a summary of associated issues and opportunities, followed by related goals, objectives, and policies that have been established to address these issues and opportunities at the citywide level. The issues, opportunities, goals, objectives, and policies have been developed based on background research and public, Planning Commission, and City Council input received through workshops and stakeholder discussions.

2.1 BALANCED GROWTH
The Victorville Land Use Element provides a diverse mix of residential, commercial, industrial, mixed use, public and civic, and park, recreation, and open space opportunities for people to live, work, shop, and play. As a growing city, achieving and maintaining the ideal balance of these land uses to achieve the community’s overall vision is a fundamental goal of the Land Use Element.

A diverse range of land use types is necessary to generate public revenues to ensure the City’s fiscal stability and provide needed public services and facilities, while creating a healthy and aesthetically pleasing community that meets the social and economic needs of Victorville’s residents. For example, an appropriate balance of land uses allows people to live and work in the same community (also known as a jobs/housing balance). Not only does this improve residents’ quality of life and reduce the cost burden of a long commute, but it also reduces travel time, which in turn reduces the level of air pollution and GHGs.

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Goal 1: A balanced land use pattern to accommodate
Victorville’s future housing, commerce, industry,
recreation and open space, education, employment,
social, and health needs.

LU Objective A: Achieve and maintain an appropriate balance, variety, and distribution of commercial uses that provide for the retail, business, professional, medical/dental, and other commercial and service needs of the City’s residents and will attract customers and visitors from the region and beyond.

Policies:
• LU-A.1: Maintain Victorville as the regional destination for shopping, entertainment, and tourism and hospitality for the Victor Valley.
• LU-A.2: Encourage the development of local-serving commercial uses in proximity to adjacent residential neighborhoods to serve the day-to-day needs of Victorville’s residents.
• LU-A.3: Maintain and enhance the role that Old Town Victorville plays in distinguishing the City’s uniqueness through implementation of the Old Town Victorville Specific Plan and other policies and strategies that capitalize on its strengths and embrace its opportunities.
•
•
LU-A.4: Prioritize infill commercial development before redesignating non-commercial property to commercial land uses.

LU-A.5: Monitor commercial land use trends during the planning period and adjust as necessary to position Victorville to remain strategic, flexible, and responsive regarding the type, quantity, and location of commercially designated land to support Victorville’s economic prosperity and fiscal strength.

LU Objective B: Achieve and maintain an appropriate balance, variety, and distribution of industrial uses support the City’s economy and provide employment opportunities.

Policies:
• LU-B.1: Ensure that industrial land use designations accommodate a variety of traditional, innovative, and creative industrial land uses, including manufacturing, Victorville Land Use Element (Adopted December 20, 2022) 11

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warehousing and distribution, aviation/airport, technological land uses, with standards and incentives that enable Victorville to attract new jobs and revenues without compromising the environment or negatively impacting quality of life. • LU-B.2: Provide an appropriate amount of industrially designated land to ensure long- term opportunities for a range of employment options that support a diverse economy and provide well-paying job opportunities.
•
•
LU-B.3: Promote the development of small-scale and artisan manufacturing uses that support entrepreneurship.

LU-B.4: Allow the integration of compatible uses that complement the industrial uses and serve the needs of employees, such as restaurants, health clubs, business service uses, and other similar supportive uses as secondary uses in industrial areas. •
•
LU-B-5: Continue to implement the Southern California Logistics Airport Specific Plan and encourage new airport, aviation, industrial, and commercial uses to locate there.

LU-B-6: Prohibit the development of manufacturing uses that operate in a manner or use materials that may impose a danger on adjacent uses or are harmful to the environment.

LU Objective C: Accommodate a range of housing opportunities that allow people of all ages, socio-economic status, family size, and abilities to live in Victorville.

Policies:
•
•
•
LU-C.1: Encourage a wide variety of residential development at a range of densities and price points to meet the housing needs of
all economic segments of the community,
accommodate anticipated growth, and
implement the Housing Element.
“Diversity in housing types for
homeowners is needed.”
Comment from member of the public during a
workshopLU-C.2: Expand the types of housing in
Victorville, including, but not limited to, single-
family attached and detached units,
accessory dwelling units, duplexes, triplexes,
quadplexes, townhomes, and multi-family developments.

LU-C.3: Encourage applicants of new residential Specific Plans to provide a range of housing types and a mix of incomes within the development, rather than limiting the developments to single-family residential projects. Consider providing incentives to promote mixed density and mixed income developments.

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•
•
•
LU-C.4: Provide housing that attracts a broad range of income levels.

LU-C.5: Promote opportunities for both ownership and rental housing.

LU-C.6: Implement the new Low Density Residential Infill Overlay (LDRIO) land use designation to provide new options for smaller lot single-family residential housing in the city’s developed core. The City will implement the LDRIO via updating the Zoning Code.

To utilize the allowances of the LDRIO the developer shall provide design elements/amenities in accordance with the Zoning Code as revised and that are privately maintained (e.g., HOA) as opposed to City maintained, as applicable. • LU-C.7: Facilitate housing for seniors and special needs groups, including the developmentally disabled, by allowing a diverse and flexible range of housing configurations that are Americans with Disabilities Act (ADA) compliant. •
•
LU-C.8: Encourage the development of housing for seniors in areas that are accessible to public transit, commercial service, and health and community facilities.

LU-C.9: Promote development of housing types that support multi-generational households and opportunities to age in place.
•
•
LU-C.10: Address the special needs of persons experiencing homelessness.

LU-C.11: Encourage housing in areas and along corridors designated for mixed-use to provide for a variety of housing opportunities within proximity of employment centers, resident-serving uses, and transit.

LU Objective D: Expand and encourage opportunities for mixed use centers and corridors within Victorville to provide development flexibility, respond to recent development trends, foster sustainable land use practices supported by alternative modes of transportation, encourage revitalization of certain areas, and implement housing policies and programs.

Policies:
• LU-D.1: Encourage Opportunity Areas identified as mixed-use centers to be developed as integrated, multi-use areas that provide a variety of residential, commercial, service, civic, open space/recreational, and other supportive land uses in an integrated, human- scale, walkable environment.

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•
•
LU-D.2: Encourage development of local, citywide, and regional mixed-use centers that address different community needs and market sectors, and that complement and are well connected and integrated with
surrounding neighborhoods.
“Mixed-use developments could
include opportunities for jobs, parks,LU-D.3: Encourage mixed-use development as a strategy to revitalize underutilized or
under-performing commercial areas and
corridors in the city, such as the 7 th Street
Corridor.
biking and walking trails.”
Comment from member of the public during a
workshop
•
•
LU-D.4: Require that streets, sidewalks, parking lots, building setbacks, building facades, and landscaping within mixed use centers and corridors are designed to create human-scaled, walkable environments while still accommodating cars, loading, and similar necessities.

LU-D.5: Promote linkages within and around mixed-use projects and areas using a multi-modal circulation network, including transit, pedestrian sidewalks, paths and paseos, and bicycle and trail networks, to ensure safe, convenient access between uses and to minimize vehicular traffic.
•
•
LU-D.6: Encourage flexibility of design in development by allowing both a vertical and/or horizontal mix of uses.

LU-D.7: Ensure that gathering areas or plazas are incorporated within mixed-use projects and areas to allow for social interaction and community activities.

LU Objective E: Provide land for parks, recreational facilities, open space, and bikeways and trails to serve the current and future needs of the community.

Policies:
•
•
•
LU-E.1: Maintain and expand parks, recreational trails, bikeways, and pedestrian corridors and linkages throughout the city in accordance with the City’s Parks and Recreation Master Plan.

LU-E.2: Promote recreational use through the development of a system of trails (per Objective 3.5 of the Parks and Recreation Master Plan) within Victorville and between the city and adjacent municipalities.

LU-E-3: Pursue use of utility and other easements to implement the Greenway/Utility Corridor.

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•
•
•
LU-E-4: Ensure that new development contributes its fair share toward the establishment and maintenance of parks, bikeways and recreational trails, and recreational facilities and provides integrated pedestrian and bicycle linkages to the City’s bicycle/trails network.

LU-E-5: Encourage new developments to incorporate plazas and other flexible outdoor spaces that provide opportunities for gathering, outdoor dining, pop-up retail, and music venues. Incorporate amenities such as shade structures, shade trees, seating, and community art.

LU-E.6: Work closely with the school districts serving Victorville to encourage the joint use of facilities as centers for recreation and cultural activities for the City’s residents.

Goal 2: An efficient, fiscally responsible, and sustainable growth strategy.

LU Objective F: Direct and control growth within the City boundary to maximize the efficient use of public roadways, infrastructure, services, and facilities.

Policies:
•
•
LU-F.1: Encourage infill development, redevelopment of underutilized sites and reuse of existing commercial and industrial buildings before expanding in undeveloped areas within Victorville to enhance community character, optimize infrastructure investments, support increased transit use, promote non-motorized transportation, and enhance commercial viability.

LU-F.2: When considering requests to amend
the Land Use Map within the City boundary, Leapfrog Developmentdiscourage “leapfrog development,” which is characterized by proposals for development
in areas which are functionally separated from
developed portions of the City by lack of
infrastructure (including roads and utilities)
and services (such as police and fire);
expanses of vacant land; significant
topographic, jurisdictional, or other barriers;
or other similar constraints.

A discontinuous pattern of
urbanization, resulting in
unsustainable infrastructure costs,
lack of public services, inconsistency
with VMT requirements, and negative
environmental impacts.
• LU-F.3: Encourage residential infill in the Low-Density Residential Infill Overlay.

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not already served by municipal facilities and services, unless they are proposed as part of a mixed density Specific Plan.
• LU-F.4: Consider providing incentives to encourage infill development, especially in Opportunity Areas. Examples include reduction of fees, expedited permit processing, improvement bonding, grants, and other economic development strategies. •
•
•
LU-F.5: Plan and manage expansion of the City’s infrastructure to support growth of businesses and commerce.

LU-F.6: Facilitate residential, industrial, and business growth in those areas where public infrastructure and services are available, including Opportunity Areas.

LU-F.7: Provide mechanisms through which development can fund the cost of City services related to public safety (police and fire) and infrastructure maintenance needs (e.g., parks, landscaping, streets, and drainage facilities.) Pursue a variety of funding strategies, such as Community Facilities Districts (CFDs), assessment districts, and other finance strategies, to cost-effectively support ongoing safety and maintenance needs, as deemed necessary by the City Council.
•
•
LU-F.8: Discourage speculation in the undeveloped portions of the City.

LU-F.9: Continue to utilize Specific Plans to ensure that new development achieves carefully planned comprehensive communities with a number and variety of amenities, is sustainable, provides a multi-modal transportation network, and incorporates and integrates appropriate General Plan goals, objectives, and policies.

LU Objective G: Consider annexation of land within the City’s Sphere of Influence (SOI) where it can be determined to be in the City’s interest to promote orderly development, implement goals and objectives, and /or to expedite facilities and services.

Policies:
• LU-G.1: Encourage infill development within the City boundary before annexing property from the City’s SOI to the extent feasible to make efficient use of land and existing facilities and services.
• LU-G-2: Consider annexation of land within the City’s SOI only where it can be determined to be in the City’s interest to promote orderly development, implement goals and objectives, and/or expedite facilities and services, and that such expansion of the city will not have unacceptable adverse fiscal or environmental impacts to existing City services or residents.

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•
•
LU-G.3: Coordinate with the County and Local Agency Formation Commission (LAFCo) during review and development of projects within the City’s SOI to ensure that new development is compatible with existing development and occurs in appropriate locations when adequate public services and facilities are or can be made available.

LU-G.4: Ensure that all undeveloped property that is annexed to the City pays for costs associated with providing required public improvements and services, to the satisfaction of the City, unless the City determines there are demonstrated benefits to the City that outweigh some or all the associated costs.

LU Objective H: Promote land use and development patterns, policies, and practices that are sustainable and consistent with Smart Growth principles, conserve natural resources, and reduce pollution and GHG emissions.

Policies:
• LU-H.1: Coordinate the land use and mobility plans and policies to reduce vehicle miles traveled (VMT) and emphasize walking, biking, use of transit, and other types of low- emission, local-use modes of transportation as viable and affordable alternatives to the use of the personal automobile.
•
•
LU-H.2: Encourage the provision of multi-modal access to activity centers, such as public and civic facilities, commercial centers and corridors, employment centers, schools, parks and recreation facilities, tourist attractions, and transit stops.

LU-H.3: Incorporate sustainable and Smart Growth principles in all new developments and when updating existing developments to the extent possible, to minimize adverse impacts of development on air quality, traffic, open space, water quality, energy, and other resources and optimize walkability, quality of life, and community vitality. •
•
LU-H.4: Encourage new industrial development to use best available control technology to limit GHG emissions from stationary sources.

LU-H.5: Ensure that development projects are designed to divert waste from landfills to the extent possible, such as providing adequate space to accommodate sufficient storage for recycling, green waste, and food waste (as appropriate). • LU-H.6: Incentivize new buildings to maximize energy conservation designs to promote passive solar energy generation, natural ventilation, effective use of daylight, and on- site electricity generation.

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•
•
LU-H.7: Identify opportunities to expand green infrastructure and encourage implementation of environmentally-friendly development techniques through the development review process to protect natural resources, reduce GHGs, and promote a climate-resilient community.

LU-H.8: Support water-efficient landscaping (xeriscaping) in all publicly owned and maintained landscaping projects and encourage use of xeriscaping for all private developments.

2.2 ECONOMIC PROSPERITY
Economic prosperity refers to a city’s economic growth, security and competitiveness.

Economic prosperity is a key element of quality of life and is also necessary for Victorville to be competitive in the regional economy.

This Land Use Element update considers recent economic issues and trends that could affect land use and addresses them via goals, objectives and policies, and changes to the Land Use Plan. The intent is to promote a healthy and diverse local economy and help the City maintain a reliable revenue base. For example, the Land Use Element encourages economic growth with land use policies that retain and expand existing businesses; promote the emergence of new businesses, both small and large, in locations that provide optimal benefits to the community while protecting the environment; encourages entrepreneurship; and capitalizes on Victorville’s unique character and history by promoting cultural tourism.

Goal 3: A thriving and resilient economy with a range
of well-paying employment opportunities and a
diversified and sustainable tax base.

LU Objective I: Support Victorville as a major regional center for business, commerce, employment, and entertainment.

Policies:
• LU-I.1: Encourage development of land uses and infrastructure to support growth of businesses and commerce.
• LU-I.2: Support Victorville’s economic development strategies by providing an appropriate mix of land uses that supports existing industries, attracts growth sectors in the Victor Valley, and provide jobs for those who choose to both live and work within the city.
• LU-I.3: Ensure that land uses are flexible enough to respond to changes in market conditions and can accommodate new desirable uses.

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• LU-I.4: Balance the need to support existing businesses and encourage infill and reuse of existing underutilized or vacant properties within Victorville with need to position the City to attract new commercial, industrial, and tourism-focused uses. •
•
LU-I.5: Maintain Victorville as the commercial center for the Victor Valley.

LU-I.6: Promote development and expansion of
logistic operations at the Southern California
Logistics Airport (SCLA) and leverage economic
opportunities.
• LU-I.7: Encourage the revitalization of existing
commercial areas and consider developing programs to incentivize building upkeep and maintenance, signage, and façade improvements, especially for small locally owned businesses.
• LU-I.8: Repeal the Desert Gateway Specific Plan and rezone the area to implement the revised land use designations.
•
•
LU-I.9: Support new technologies that may increase business opportunities in the City.

LU-I.10: Promote cultural tourism by incorporating the city’s history, arts, culture, and entertainment into Victorville’s economic development strategy. •
•
LU-I.11: Encourage continued development of tourist related activities.

LU-I.12: Conduct periodic economic analyses to ensure that land use plans and policies are aligned with local, regional, national, and international economic factors. • LU-I.13: Foster opportunities for small-scale manufacturing and the “maker economy” to grow local entrepreneurship and small businesses, develop or enhance new and existing economic sectors, and revitalize key Opportunity Areas. •
•
•
LU-I.14: Provide and maintain a variety of outdoor recreational opportunities and venues and encourage tourism.

LU-I.15: Consider annexations that will improve the City’s economic base and contribute to quality development.

LU-I.16: Ensure adequate and appropriately designated and zoned land to support large tax generating uses, such as the Victorville Auto Park, large retailers, etc.

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2.3 QUALITY OF LIFE
Quality of life entails a number of important factors, including the opportunity for a healthy lifestyle, to live in a safe and secure community, and a place where opportunities for lifelong learning are available to all. The impact of the COVID 19 pandemic, which began during the update process of the General Plan, illustrates how significant an impact community health has on the well-being of residents and how so many facets of community life can be disrupted quickly, including medical services, education, employment, the availability of food and other goods necessary for day-to-day living, and gathering together to socialize, celebrate, play, and worship.

Issues related to equity and environmental justice, and mitigation of adverse environmental effects also have an impact on the quality of life, health, and safety of the community. The Land Use Element is usually associated with development; however, the goals, objectives, policies, and Land Use Plan have direct impacts on the qualities that make Victorville a desirable place to live and work, and the degree to which the residents feel connected to and safe in their community.

Goal 4: A safe city where community members have a
high quality of life and healthful lifestyle, and where equity is routinely considered in land use policies and decision-making.

LU Objective J: Promote a community environment that supports the overall health and well-being of those who live and work in Victorville and Victor Valley.

Policies:
• LU-J.1: Ensure that there is adequate land for
state-of-the-art medical facilities to support
the needs of the population as it grows and
changes over time.
“We need more hospital beds in our
community.”
Comment from member of the public during a
workshop• LU-J.2: Facilitate the implementation of new
Health and Wellness Overlay Districts that
integrate medical facilities with housing and
other supportive uses to create planned districts that encourage and promote community health.

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•
•
LU-J.3: Encourage the incorporation of
healthy community design principles in all
new private and public development.

Healthy Community Design
Principles
Mix of land uses—homes, shops,LU-J.4: Support a community-based schools, work—that are close togetherapproach to improve community health and well-being for all segments of the community
and provide opportunities for people to make
healthful lifestyle choices.

Availability of medical facilities
Developments that are pedestrian-
and bicycle-friendly
Availability of public transit•
•
LU-J.5: Encourage the creation and
operation of community gardens, especially in
neighborhoods that do not have convenient
access to grocery stores. Encourage large-
scale projects to include open space for
edible gardens.

Housing for different incomes,
preferences, and stages of life
Green spaces that are safe and easy
to walk or bike to
Fresh, healthy food outlets
Community spaces to gather for social
interaction and connectivity
LU-J.6: Encourage the development of
facilities and venues for arts and
entertainment.

LU Objective K: Ensure that equity and environmental justice are considered when making and implementing land use policies.

Policies:
• LU-K.1: Ensure that public facilities, services, and infrastructure are available to serve the needs of the community in an equitable manner as the City grows. • LU-K.2: Periodically monitor and respond to the changing needs of the population, including age, family composition, economic and social factors, health, and environmental impacts as they relate to land use policies. •
•
LU-K.3: Ensure that the housing, transportation, health, education, and social needs of vulnerable populations (e.g., the economically disadvantaged, racial and ethnic minorities, the elderly, the homeless, and those with chronic health conditions) are considered in land use policies and decision-making.

LU-K.4: Consider and promote equitable access to open space and recreation, venues for community events, and other opportunities in land use decision-making, subdivision design, and development to facilitate involvement in healthful activities and social interactions.

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•
•
LU-K.5: Encourage the development of grocery stores and other healthful food establishments in food deserts (neighborhoods that have limited access to affordable and nutritious food) and in areas with a high concentration of fast-food restaurants, convenience stores, and liquor stores.

LU-M.6: Implement the objectives, strategies, and policies in the Environmental Justice Element to further promote equity and environmental justice when making and implementing land use policies.

LU Objective L: Encourage and support opportunities for lifelong learning for people of all ages and income ranges in Victorville.

Policies:
• LU-L.1: Allow for and encourage the development of land uses that provide educational opportunities for the City’s residents.
• LU-L.2: Continue to require that new residential development contributes toward providing adequate educational facilities to support the demand created by new housing.
• LU-L.3: Encourage vocational schools and colleges to locate in Victorville.

LU Objective M: Continue to protect the public’s safety by evaluating land use and environmental constraints prior to development and requiring that projects mitigate potential negative environmental and safety impacts.

Policies:
• LU-M.1: Provide a wide range of accessible public facilities and community services, including fire and police protection; flood control and drainage; educational, cultural, and recreational opportunities; and other governmental and municipal services to meet the current and future needs of the community.
•
•
LU-M.2: Implement goals, objectives, and policies in the Safety Element to protect persons and property from potential safety hazards.

LU-M.3: Emphasize public safety considerations for existing and proposed public and private projects, including lighting, keeping vegetation trimmed (e.g., keeping tree canopies trimmed up and shrubs trimmed low for improved visibility), and require the incorporation of CPTED (Crime Prevention Through Environmental Design) safety design techniques in all new and renovated developments.

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•
•
LU-M.4: Incorporate methods to provide
shade and help mitigate heat impacts in
public and private development and facilities
to the extent possible.

Providing Shade and Thermal
Comfort in a Desert Climate
LU-M.5: Require land uses and
developments to be sited and designed to
mitigate potential health and safety impacts
related to odors, dust, noise, chemicals,
hazardous materials and wastes, and other
negative externalities on adjacent uses, with
special consideration for sensitive receptors
(e.g., hospitals, schools, daycare facilities,
senior housing and convalescent facilities,
etc.) and vulnerable populations.
• LU-M.6: Ensure that future development in
areas impacted by aircraft operations is
consistent with the Comprehensive Land Use Compatibility Plan (CLUP) for the Southern California Logistics Airport (SCLA).
•
•
•
LU-M.7: All relevant land use policies of the SCLA Specific Plan and the CLUP for the SCLA, as well as any future updates, are hereby incorporated into the Land Use Element by reference.

LU-M.8: Improve the climate resiliency and energy efficiency of new and existing buildings, site design, and public infrastructure and develop adaptation strategies for areas vulnerable to climate change-related impacts.

LU-M.9: Continue to encourage greener, more efficient, and climate resilient construction practices locally.

2.4 COMMUNITY CHARACTER
Community character refers to the distinct identity of a place. How a community looks, from its neighborhoods and businesses to its streets, sidewalks, parks, and civic spaces, contributes to the collective impression a neighborhood or City makes on its residents and visitors, and has an impact on its livability and ability to attract investment. While health and safety issues take precedence, ensuring that a community is attractive, well-maintained, and distinctive, with a strong “sense of place,” is also an important consideration as these factors reflect the community’s history and traditions, and encourage residents to take pride in their city. Quality design also supports economic development in many ways, such as encouraging private investment and promoting tourism. The Land Use Element recognizes the importance that Victorville Land Use Element (Adopted December 20, 2022) 23

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aesthetics, design and community character have on strengthening Victorville’s uniqueness in the Victor Valley.

Goal 5: An aesthetically pleasing community.

LU Objective N: Promote a distinctive identity and image for Victorville with high quality design of the built environment to increase its desirability as an attractive place to live, work and play.

Policies:
• LU-N.1: Promote high standards of building
design, site planning, landscaping and
“Cities gain value through
public art – cultural, social, and
economic value.”
(https://www.americansforthearts.org/
sites/default/files/PublicArtNetwork_
GreenPaper.pdf)
hardscaping, and signage that reflect the character
of Victorville and strengthen the City’s economic
vitality.
• LU-N.2: Promote the development of high-quality
regional and freeway-serving land uses that are
adjacent to and in the vicinity of the I-15 corridor to generate a sense of place and arrival into
Victorville, particularly at the key interchanges with
I-15.
• LU-N.3: Consider development and
implementation of a coordinated gateway,
wayfinding, and streetscape program for the City
that incorporates design features that highlight
Victorville’s unique identity and history, including
design themes developed for key corridors, key
areas near interchanges with I-15, and Opportunity
Areas. Incorporate public art to the extent feasible,
such as using as metal sculpture in lieu of or in
addition to vegetation.

Metal Joshua trees provide unique,
memorable, and locally identifiable public art
• LU-N.4: Work with Caltrans to develop and
implement design specifications for the State
Highway System improvements (on I-15, SR 395,
and SR 18) and on-going maintenance that
promote an attractive, high quality, and distinctive
identity and image for Victorville. Utilize walls
instead of chain link fencing. Consider unique
Mural in Old Town, Victorville, by Evan
Meyer (Photo Credit—Rene Ray De La Cruz,
The Daily Press)
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design features for walls, overpasses, entrance and exit ramps, landscaping, hardscape, etc.
• LU-N.5: Ensure that new development is sensitive to natural features, including washes, views of the mountains, and surrounding desert areas and preserves and protects Joshua trees.
•
•
LU-N.6: Encourage public art installations on public and private property and incorporate it in the City’s capital improvement projects.

LU-N.7: Ensure properties are adequately maintained, both for safety and aesthetic reasons, by encouraging voluntary compliance whenever possible, and utilizing Code enforcement as necessary.
• LU-N.8: Ensure City-maintained Landscape Maintenance Assessment Districts (LMADs) are funded appropriately for the long-term. Include escalator clauses in all new LMADs and seek methods to fund existing LMADs that do not have escalator clauses.

LU Objective O: Protect existing development from intrusion by new incompatible land uses.

Policies:
•
•
LU-O.1: Ensure that the integrity of each land use district is maintained.

LU-O.2: Require that new development in higher-density and intensity centers and corridors provide appropriate transitions in the scale and massing and that building height and bulk are sensitive to the physical and visual character of lower density adjoining neighborhoods.
•
•
LU-O.3: Require developments to mitigate impacts on adjacent residential uses, such as making sure the uses and scale are compatible, installing vegetation and/or block walls at property lines, using setbacks, and ensuring site and building design mitigates potential noise generation.

LU-O.4: Utilize vegetation to help mitigate the impact of air pollution, including wind- born pollution and particulates. Require the installation of trees and/or vegetative buffers along the property lines of new development that is between existing areas of incompatible uses, and in and near activity areas where people gather.

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3. LAND USE PLAN

3.1 Overview
A wide range of factors provided the framework for the update of the Victorville Land Use Plan, including community and Planning Commission input, the nature and character of existing development, Victorville’s setting within the larger region, environmental considerations, and correlation with the public infrastructure, with a focus on the interrelationship of land use and mobility. The Land Use Plan establishes clear and logical patterns of land use as well as provides direction to guide future development in a manner that will preserve and enhance Victorville’s quality of life and enhance its economic viability. The Land Use Plan addresses future development within Victorville’s legal boundary as well as in its SOI.

The Land Use Plan includes the following sections:

3.2 Terminology

3.3 Land Use Policy Map and Classification System

3.4 Land Use Designations

3.5 Development Focus Areas

3.6 Relationship with Zoning

3.7 Accommodating Future Growth

3.2 Terminology
The land use designations depicted on the Land Use Policy Map identify the type and nature of development allowed for a particular location. The land use designations, which are described in greater detail in Section 3.3, use certain urban planning terminology to define the extent to which the land use types can be developed—they are described by the terms density and intensity.

3.2.1 Density
Density is used for residential uses and refers to the development capacity of residential land.

Within the Land Use Element, density is described in terms of dwelling units per acre of land (du/ac), inclusive of existing and proposed streets and rights-of-way. For example, 50 dwelling units occupying 5 acres of land is a density of 10 dwelling units per acre. The density that is applied to the various land use designations controls the number of dwelling units that can be Victorville Land Use Element (Adopted December 20, 2022) 26

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constructed on a parcel. Where a density range is provided, the larger number controls the maximum number of parcels while the smaller number controls the minimum number of parcels that can be constructed on the property. It is also used to describe the population capacity of land by multiplying the density by the average number of persons per household.

3.2.2 Intensity
Intensity is used for non-residential development and refers to the extent of building square footage within a development on a lot. Although most often used to describe non-residential development levels, in a broader context, intensity also can be used to describe overall levels of both residential and non-residential development types. In this Land Use Element, floor area ratio (defined below) and building floor area square footage are used as measures of non- residential development intensity.

3.2.3 Floor Area Ratio
Floor area ratio (FAR) expresses the intensity of development on a lot. FAR is expressed as a ratio between the total gross floor area (total square footage) of all buildings on a lot by the total land area of that lot. For example, a 20,000 square foot building on a 40,000 square foot lot yields an FAR of 0.5:1. The FAR standard controls the maximum floor area allowed regardless of the number of stories in the building. For example, a 1:1 FAR describes a single-story building that covers the entire lot, a two-story building covering 50 percent of the lot, or a four-story building covering 25 percent of the lot (see Figure LUE-2). Other development standards in the Zoning Code, such as maximum lot coverage, minimum setbacks, and maximum building height, will dictate how the allowable FAR is translated in the building’s form.

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Figure LUE-2: Illustration of FAR
Floor Area Ratio (FAR)
An Example of 1.0:1 FAR
1 Story 4 Story2 Story
(100% lot coverage) (25% lot coverage)(50% lot coverage)

3.3 Land Use Policy Map and Classification
System
The Land Use Policy Map (Figure LUE-3) illustrates the intended use and distribution of land in the Victorville Planning Area, which includes all property within both the city limit and the SOI, during the planning period of this Land Use Element. The parcel-based Land Use map can be found at: https://www.victorvilleca.gov/government/city- departments/development/planning/land-use-plans
The color-coded land use designations on the Land Use Policy Map are organized via a classification system that has 14 land use designations and two overlay designations. This classification system provides an ordered approach to land use development and maintenance of public uses and open space by identifying the types and nature of uses and development allowed in particular locations throughout the Planning Area.

The land use designations are grouped according to the following general categories:

Residential, Mixed Use, Commercial, Industrial, Public/Institutional/Open Space, Overlays, and Specific Plans. Each land use designation provides general categories of permissible uses and development densities and/or intensities allowed. The maximum allowable development on Victorville Land Use Element (Adopted December 20, 2022) 28

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Figure LUE-3: Land Use Map
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individual parcels is governed by these indicators of density and/or intensity (as described in Section 3.2), which provide policy-level guidance for future development within the city and SOI.

A summary of the land use designations with their corresponding density/intensity indicators is provided in Table LUE-1. Section 3.4 describes the land use designations within the Victorville Planning Area in greater detail.

Table LUE-1: Land Use Designation Summary
Land Use Designation Summary

LAND USE SUMMARY DESCRIPTION OF LAND USE
DESIGNATIONS1

DENSITY/INTENIS
Y STANDARDS2DESIGNATIONS
Residential Land Uses:

Very Low Density Generally characterized by single-family detached homes located on lots with a minimum
area of one-half acre, which allows for a
maximum of two (2) dwelling units per acre.

Density: 0-2 du/ac
Residential (VLDR)
Low Density Generally characterized by single-family
detached residential development.

Density: 0-5 du/ac
Residential (LDR)
Low-Medium Density
Residential (LMDR)
Generally typified by single-family detached
units; duplex, tri-plex, and fourplex structures;
patio homes, cottage/bungalow court housing,
and attached townhomes.

Density: 5.1-12
du/ac
Medium Density Generally characterized by cottage/bungalow court housing, attached townhomes, and garden
apartments.

Density: 12.1-20
du/acResidential (MDR)
High Density Generally typified by garden apartments and low- to mid-rise multi-family buildings.

Density: 20.1-30
du/acResidential (HDR)
Mixed Density Intended to facilitate single-family infill development in the event that extraordinary
developmental constraints, such as a lack of
required sewer infrastructure, make the
continued development of the permitted high-
density uses impractical or infeasible.

Density: 1-15 du/ac
for infillResidential (MXDR)
Mixed Use Land Uses:

Mixed Use 1 (MU-1) Provides for a mix of neighborhood- and Density: 0-15 du/ac community-serving commercial, service, and
other complementary and supportive uses with a
variety of lower to medium density housing to
Non-Residential
FAR: 0.5
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encourage infill development and/or
revitalization of existing areas.

MU-1 allows mixed use, stand-alone
commercial, and stand-alone residential
Mixed Use 2 (MU-2) Provides for a mix of community- and regional- serving serving commercial, service, and other
complementary and supportive uses with a
variety of medium- to high-density housing to
encourage infill development and/or
Density: 15.1-30
du/ac
Non-Residential
FAR: 1.0
revitalization of existing areas.

MU-2 allows mixed use, stand-alone
commercial, and stand-alone residential
Commercial Land Uses:

General Commercial
(GC)
Provides for a wide range of retail commercial,
service commercial, and office commercial
activities, as well as large-scale planned
shopping districts serving the local and regional
area and population, “big box” retailers,
motels/hotels, and public assembly uses.

FAR: 2.0
(Note: FAR of
certain uses, such
as hotels,
convention centers,
etc., may be
increased on a
case-by-case basis)
Industrial Land Uses:

Light Industrial (LI) This category of land use is characterized by industrial development either located in
FAR: 1.0
industrial and/or business parks or in mixed
industrial/business park use areas. The main
feature of industrial activities in this category is
that they do not require any significant site or
structure requirements that are so specialized
that would limit future use of the structures
and/or site by another industrial activity.

Heavy Industrial (HI) The Heavy Industrial land use category refers to industrial and manufacturing uses that are more
specialized in nature and require special
FAR: 1.0
consideration in terms of use of the property as
well as impacts on adjacent properties.

Public/Institutional/Open Space Land Uses:

Public/Institutional
(P-I)
Refers to those land uses and activities that are Minimum Density:

N/Apredominately used for public purposes or
owned or operated by a public entity. Activities
within this category include city and county
buildings, public and private schools, colleges,
and public utilities and city yards.

FAR: Development
intensity determined
on a case-by-case
basis
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Open Space (OS) Refers to land that is to remain undeveloped due Minimum Density:
1 du/5 ac onto severe development constraints, lake or river bodies and floodplains; and reserved public
open space in parks, golf courses, or other lands
with an open space character that protect public
safety and/or conserve public resources.
property outside the
flood plain
FAR: N/A
Greenway/Utility
Corridor (GUC)
A designation along the City’s utility corridors.

Intended to promote the creation of continuous
trails and multiple public access points, whether
or not the land is owned by a public entity, a
nonprofit, or is made available by private owners
through a voluntary conservation easement or
other mechanism.

Minimum Density:

N/A
FAR: N/A
Overlays:

Low Density Applies to VLDR and LDR properties in the area included within the overlay
0-9 du/ac3
Residential Infill
Overlay (LDRIO)
Health and Wellness
Overlay (HWO)
Promotes health and wellness for all segments of
the community, (local & regional-serving),
including those who are ill, those who are aging,
and health-conscious individuals of all ages
Density: 20-30 du/ac
Non-Residential
FAR: 2.0
(Note: Density and
FAR may beApplies to existing and proposed
hospitals/medical facilities modified based on
approval of an
implementing PUD)
Specific Plan:

Specific Plan The land use policy provides for a number of specific plans within the city. The specific plans
identify the location, extent, and density of new
development and also indicate specific
All land uses,
regulations, and
development
standards shall be
those as set forth in
the adopted specific
plan.
development standards that are applicable.
1 Refer to Section 3.4 for a more detailed description of each land use designation 2 Density, expressed as dwelling units per acre (du/ac), refers to the allowable residential density range for a stand- alone residential or the residential portion of a mixed-use project, not including any density bonus as allowed per California Government Code Sections 65915 – 65918 and the Victorville Zoning Code.

Intensity, expressed as floor area ratio (FAR), refers to the maximum non-residential square footage allowed on a site including Mixed Use designations, unless otherwise approved by the applicable City reviewing authority. 3 Maximum allowable density may be reduced to 7 du/ac unless certain design/amenity benchmarks are met, pursuant to the Zoning Code.

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3.4 Land Use Designations

3.4.1 Residential Land Use Designations
The Victorville Land Use Plan provides for a wide variety of housing types, densities, and affordability options to meet the personal and financial needs of Victorville’s existing and future residents. The Land Use Plan includes six residential land use designations and one overlay, which are geographically indicated on the Land Use Policy Map. The residential designations range from the lowest density single-family residential designation allowing a maximum density of two dwelling units per acre to a high density multi-family residential land use designation that allows up to 30 dwelling units per acre.

In addition to identifying the distribution of residential uses in Victorville, the residential land use designations also implement housing policy in the City’s Housing Element, which should be considered in association with the Land Use Element. Note that wherever residential uses are allowed, maximum density may be exceeded in accordance with density bonus provisions of Section 65915 of California Government Code and Article IV, Division 4, of Title 29 of the ECMC). The residential designations are described below.

Very Low Density Residential (VLDR)
Description: The Very Low Density Residential
designation is characterized by single-family
detached homes located on lots with a minimum
area of one-half acre. This is the lowest density
land use designation in Victorville and supports a
more rural or estate type of residential
neighborhood. Properties with this designation are
scattered throughout the city, although the
majority of properties are located within
Victorville’s SOI.

Density: 0-2 dwelling units per acre. Maximum
allowable density may be exceeded in accordance
with Section 65852.21 of the Government Code and Section 66411.7 (per SB 9, which became effective on January 1, 2022).

Allowable Land Uses: Uses are primarily single-family residential. Uses such as accessory dwelling units, guest houses, workshops, second garages, pool houses, family day care homes, public facilities, churches, schools, and other uses that are determined to be compatible with and oriented toward serving the needs of rural, low-density neighborhoods, also may be allowed.

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Low Density Residential (LDR)
Description: The
by
LDR designation is
characterized single-family detached
residential development on lots and within
neighborhoods that are typical of conventional
suburban neighborhoods.

Density: 0-5 dwelling units per acre
Allowable Land Uses: In addition to detached
single-family residences, uses such as accessory
dwelling units, guest houses, family day care
homes, public facilities, churches, schools, and
other uses which are determined to be compatible
with and oriented toward serving the needs of suburban low-density neighborhoods, also may be allowed.

Low-Medium Density Residential (LMDR)
Description: The LMDR designation is
characterized by single-family detached and
attached units; duplex, tri-plex, and fourplex
structures; patio homes; cottage/bungalow court
housing; and attached townhomes. The intent of
the LMDR land use designation is to provide
opportunities for a wider range and type of
residential units that provide alternatives to single-
family residential units, also known as “Missing
Middle” housing.

Density: 5.1-12 dwelling units per acre
Allowable Land Uses: In addition to a range of attached and detached residences, uses such as accessory dwelling units, guest houses, family day care homes, public facilities, churches, schools, and other uses which are determined to be compatible with and oriented toward serving the needs of lower-density neighborhoods, also may be allowed.

Medium Density Residential (MDR)
Description: The MDR designation is characterized by patio homes, cottage/bungalow court housing, attached townhomes, and garden apartments. The Victorville Land Use Element (Adopted December 20, 2022) 34

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intent of the MDR land use designation is to provide a transition from suburban-style single-family residential neighborhoods to neighborhoods that provide greater opportunities for a wide range and type of
“Missing Middle” housing than are provided for
in the LMDR designation. Residential
developments at this density support moderate-
income units as provided for in the Housing
Element, as well as for households of any
income who may not desire a typical single-
family dwelling.

Density: 12.1-20 dwelling units per acre
Allowable Land Uses: In addition to the range
and type of units noted above, uses such as
accessory dwelling units, guest houses, family
day care homes, public facilities, churches, schools, and other uses which are determined to be compatible with and oriented toward serving the needs of moderate density neighborhoods, also may be allowed.

High Density Residential (HDR)
Description: The HDR designation is
characterized by garden apartments and low-
to mid-rise multi-family buildings. The intent of
the HDR land use designation is to provide
opportunities for multi-family residential
development that supports moderate- and
lower-income units as provided for in the Housing Element, as well as for households of any income who may not desire a typical single-family dwelling.

Density: 20.1-30 dwelling units per acre
Allowable Land Uses: In addition to the range and type of units noted above, uses such as accessory dwelling units, guest houses, family day care homes, public facilities, churches, schools, and other uses which are determined to be compatible with and oriented toward serving the needs of moderate density neighborhoods, also may be allowed.

Mixed Density Residential (MXDR)
Description: The MXDR designation is intended to facilitate single-family infill development in the event that extraordinary developmental constraints, such as a Victorville Land Use Element (Adopted December 20, 2022) 35

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lack of required sewer infrastructure, make the continued development of the permitted high-density uses impractical or infeasible. Residential development in the Mixed Density Residential land use category ranges from single-family detached units to multi-family attached units, such as apartments.

Density: 1-15 dwelling units per acre for infill
Allowable Land Uses: In addition to the range and type of units noted above, uses such as accessory dwelling units, guest houses, family day care homes, public facilities, churches, schools, and other uses which are determined to be compatible with and oriented toward serving the needs of moderate density neighborhoods, also may be allowed.

3.4.2 Mixed-Use Land Use Designations
The City has two designations—Mixed Use 1 and Mixed Use 2—to provide for and encourage mixed-use development within Victorville. They are applicable within key activity centers and along certain transportation corridors. These
designations promote creative mixes of commercial
retail, office, housing, civic, institutional, and
entertainment uses that vary in composition and
intensity based upon location, accessibility, and the
surrounding development context.

Mixed Use Development
“Mixed-use makes for three-
dimensional, pedestrian-oriented
places that layer compatible land
uses, public amenities, and utilities
together at various scales and
Mixed-use land use designations allow and
encourage a variety of compatible residential and
non-residential land uses in proximity to create or
reactivate vibrant areas for living, working, shopping, and recreating. Mixed use principles serve four key
purposes in Victorville:
intensities. This variety of uses allows
for people to live, work, play and shop
in one place, which then becomes a
destination for people from other
neighborhoods.”
Source:
http://www.placemakers.com/2013/04/04
/mixed-up-on-mixed-use/
✓ First, they have generally been applied to
actively developing areas, some with vacant
parcels, which allows the benefits of mixed
use to create well-integrated projects.

Horizontal Mixed Use
✓ Second, they have been applied to existing
underperforming areas and corridors to
provide an incentive for redevelopment and
revitalization; the introduction of residential
uses is intended to further activate the areas
Vertical Mixed Use
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and support multi-modal transportation options.
✓ Third, mixed use land use designations provide flexibility to support changing land use trends.
✓ Finally, they provide sites identified in the Housing Element that support opportunities for moderate- and lower-income housing in proximity to transit, employment, and goods and services needed by households on a daily basis.

The typical land uses are a combination of residential with retail and service commercial, artisan industrial, civic, and civic/public/quasi-public uses. The mix of uses can occur within a single structure, on a single parcel but not within a single structure, or within an area of multiple individually owned parcels, such as along a corridor or in an existing or new activity center.

Mixed use development may be vertical (residential above non-residential uses) or horizontal (residential behind or beside non-residential uses).

Note that each parcel is not required to include a specified percentage of a mix of uses— instead, the mixed-use designations allow for mixed use, stand-alone residential, and stand- alone non-residential on any parcel. The intent is to achieve a center or corridor that functions as a mixed-use area. All uses and development will be evaluated for land use compatibility with adjacent uses. Design should support walkability within an individual project and/or throughout the mixed use development, corridor, or activity center, with an emphasis on facilitating pedestrian, bicycle, and transit connections. Refer to LU Objective D regarding policies that provide further guidance as to how these mixed-use areas should be developed.

Mixed-Use 1 (MU-1)
Description: The MU-1 designation provides
for a mix of neighborhood- and community-
serving commercial, service, and other
complementary and supportive uses with a
variety of lower to medium density housing to
encourage infill development in certain
undeveloped or developing areas or revitalization of existing areas. The intent is to encourage an active, neighborhood- and local-serving corridor, area, or activity center. Because mixed use development includes both residential and non- residential uses, the designation includes both density and intensity standards, as follows.

Density: Up to 15 du/ac
FAR: Non-residential FAR: 0.5
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Allowable Land Uses: The MU-1 designation allows a mix of non-residential and multi-family residential uses on the same parcel or in the same development. In addition to mixed-use development, stand-alone multi-family residential development is permitted, as is stand-alone non-residential development. The MU- 1 designation allows smaller-scale commercial uses that serve and are compatible with residential neighborhoods, such as retail, grocery stores, pharmacies, financial institutions, cafés and restaurants, offices, personal service uses, and dry cleaners and laundromats. Outdoor gathering spaces are encouraged, as is outdoor dining.

Artisan manufacturing and small motels/hotels also may be appropriate. “Big box” retail is prohibited. A variety of housing options along a continuum of low-medium to medium densities are allowed to provide a range of housing types for a variety of household needs and income levels.

Mixed-Use 2 (MU-2)
Description: The Mixed Use 2 designation
provides for a mix of community- and regional-
serving commercial, service, entertainment,
and other complementary and supportive uses
with a variety of medium- to high-density
housing to encourage infill development and/or
revitalization of existing areas. Accommodates lower income RHNA default density as provided for in the Housing Element, as well as for households of any income who may prefer higher density housing in proximity to goods, services, and transit.

The intent is to encourage an active, community- and regional-serving corridor, area, or activity center. Because mixed use development includes both residential and non-residential uses, the designation includes both density and intensity standards, as follows.

Density: 15.1-30 du/ac
FAR: Non-residential FAR: 1.0
Allowable Land Uses: The Mixed Use 2 designation allows a mix of multi-family residential and non-residential uses on the same parcel or in the same development, including live/work units. In addition to mixed-use development, stand-alone multi- family residential development is permitted, as is stand-alone non-residential development. The mix of uses in a mixed-use development can be vertical or horizontal. A variety of housing options along a continuum of medium- to high- densities are encouraged to provide a range of housing types for a variety of household needs and income levels. The MU-2 designation provides for larger-scale commercial uses that serve surrounding residential neighborhoods and the larger Victorville Land Use Element (Adopted December 20, 2022) 38

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community, such as general retail, business, and consumer services; cafes and restaurants; entertainment venues; and national chain motels/hotels. Outdoor gathering spaces are encouraged, as is outdoor dining. “Big box” retail is prohibited.

3.4.3 Commercial Land Use Designation
One commercial land use designation (described below) is provided for in the Land Use Element and geographically indicated on the Land Use Policy Map.

During the past decade, Victorville has been the dominant retail center for the Victor Valley.

This dominance is attributable to the City’s strategic location along Interstate 15, several State routes, and major arterials, and its large residential and employment population. To maintain this dominance in the future, commercial development continues to be concentrated at key nodes along major arterial roadways, particularly at arterial intersections and near freeway interchanges. The Land Use Element also continues to provide for a variety of commercial uses along key corridors, although the introduction of mixed uses (discussed above) along previously commercial-only corridors is intended to mitigate the impacts that commercial uses have on traffic and air quality.

General Commercial (GC)
Description: The General Commercial land use
designation provides for a wide range of
commercial uses to serve the day-to-day needs
of Victorville residents, as well as to support the
City’s economy by attracting and serving the
regional population and long-distance travelers
and tourists.

FAR: 0.5 (Note: Certain uses, such as hotels, convention centers, and entertainment venues, may be increased on a case-by-case basis)
Allowable Land Uses: The General Commercial land use designation allows retail, office, and professional and personal services. It also may allow small- to large- scale planned shopping centers and districts, “big box” retailers, motels/hotels, restaurants, entertainment venues, and public assembly uses in accordance with the City’s Development Code.

3.4.4 Industrial Land Use Designations
The Industrial category includes two land use designations: Light Industrial and Heavy Industrial, which are geographically defined on the Land Use Policy Map. Industrially Victorville Land Use Element (Adopted December 20, 2022) 39

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designated land provides employment opportunities and supports long-term economic viability and revenue generation.

Light Industrial (LI)
Description: The Light Industrial land use
designation is characterized by industrial
development either located in industrial and/or
business parks or in mixed industrial areas. The
main feature of industrial activities in this
category is that they do not require any
significant site or structure requirements that
are so specialized that would limit future use of
the structures and/or site by another industrial
activity.

FAR: 1.0
Allowable Land Uses: The Light Industrial land use designation allows industrial uses that include the fabrication, manufacturing, assembly, or processing of materials that are in refined form and which do not, in their transformation, create smoke, gas, odor, dust, noise, vibration of earth, soot, or lighting to a degree that is impactful or produce products that pose a danger when located in proximity to nearby non-industrial uses. Provides for warehouses and warehouse distribution centers, and breweries and distilled spirits manufacturers. Also allows for other employment-intensive uses, such as campus-style research and development and business parks, and makerspaces, co-workspaces, and incubator spaces. Most operations within this designation are conducted within enclosed buildings.

Heavy Industrial (HI)
Description: The Heavy Industrial land use
category refers to industrial and manufacturing
uses that are more specialized in nature than
light industrial uses and require special
consideration in terms of use of the property as
well as impacts on adjacent properties.

FAR: 1.0
Allowable Land Uses: The Heavy Industrial land use designation allows industrial uses that include the fabrication, manufacturing, assembly, or processing of materials that are either in or not in refined form and which may, in their Victorville Land Use Element (Adopted December 20, 2022) 40

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transformation, create smoke, gas, odor, dust, noise, vibration of earth, soot, or lighting to a degree that is impactful on non-industrial uses. As a result, the Heavy Industrial designation is applied in suitable locations for certain less restricted types of manufacturing and industrial uses.

3.4.5 Public/Institutional/Open Space Land Use Designations The Public/Institutional/Open Space land use category includes three land use designations— Public/Institutional, Open Space, and Greenway/Utility Corridor. They are described below.

Public/Institutional (P-I)
Description: The Public/Institutional land use
designation refers to those land uses and
activities that are predominately used for public
purposes or owned or operated by a public
entity.

FAR: Development intensity determined on a
case-by-case basis
Allowable Land Uses: Allowable uses within this land use designation include city and county buildings, public and private schools, colleges, and public utilities and city yards.

Open Space
Description: The Open Space land use
designation provides for the preservation of
natural resources, managed production of
resources, outdoor recreation, and public
health and safety in those areas of the city
which, under present conditions, are subject to
periodic flooding and accompanying hazards and to conserve natural resources of benefit to the general public interest.

Density: 1 dwelling unit per minimum 5 acres, only for areas outside the flood plain FAR: Not applicable
Allowable Land Uses: Open Space refers to land that is to remain open (undeveloped) due to severe development constraints, lake or river bodies and floodplains; and reserved public open space in parks, golf courses, or other lands with an open space character that protect public safety and/or conserve public Victorville Land Use Element (Adopted December 20, 2022) 41

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resources. (The Open Space land use designation also supports the Parks and Recreation Master Plan.) Areas outside the flood plain are permitted one single family dwelling on a five-acre minimum lot and agricultural uses.

Greenway/Utility Corridor (GUC)
Description: The Greenway/Utility Corridor is a
designation along the City’s utility corridors.

Intended to promote the creation of continuous
trails and multiple public access points, whether
or not the land is owned by a public entity, a
nonprofit, or is made available by private
owners through a voluntary conservation
easement or other mechanism.

Density: Not applicable
FAR: Not applicable
Students in Germany transform a
transmission line tower into a “lighthouse”
along a trail
Allowable Land Uses: Public utility
transmission line towers, non-motorized
(walking and biking) paths/trails, nurseries, (Photo Credit: Julija Nėjė) public art, xeriscape landscaping and xeriscape landscaping demonstration projects, and other similar uses determined by the utility and Community Development Director to be similar and compatible.

3.4.6 Overlay Designations
An overlay designation is a designation that is applied over another “base” or underlying land use designation to promote or encourage certain uses and/or types of developments identified in the particular overlay. The Victorville Land Use Plan has two overlays (see Figure LUE-3):
the Low Density Residential Infill Overlay (LDRIO) and the Health and Wellness Overlay (HWO). The overlays will be implemented by new sections in the Victorville Development Code.

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Low Density Residential Infill Overlay (LDRIO)
Description: The Low Density Residential Infill
Overlay designation provides for an increase in
density in the core area of the city to encourage
infill, promotes the efficient use of existing
infrastructure, and provides additional housing
opportunities for those desiring a detached
single-family residential housing type but who
are willing to have or want smaller lots. Applies
to the VLDR and LDR designated properties
within the LDRIO.

Density: Up to 9 dwelling units per acre, except
that the maximum allowable density may be
reduced to 7 dwelling units per acre unless
certain design and/or amenity benchmarks are
met pursuant to the Victorville Development
Code.

Residential infill with common recreational
amenities
Allowable Land Uses: Allows uses in the Very Low Density Residential and Low Density Residential land use designations. Also allows recreational, open space, and other uses and amenities as provided for in the Victorville Development Code.

Health and Wellness Overlay (HWO)
Description: The Health and Wellness Overlay designation has been established to provide a unique opportunity to integrate “healthy community” land uses and design principles in a manner that promotes health, wellness, and equity for all segments of the community, (local & regional-serving), including those who are ill, those who are aging, and health-conscious individuals of all ages. One of the features is to encourage the development of multi-family residential development within the Health and Wellness to expand housing options for health care workers, seniors, and others who may benefit from living in close proximity to health care facilities. The HWO also functions as a sustainability hub, promoting active transportation, green infrastructure, open space, EV charging stations, edible landscaping, composting, and other amenities that support a healthy and sustainable lifestyle.

Density: 15.1-30 dwelling units per acre
Allowable Land Uses: Allows public and private hospitals, medical centers and supportive offices, emerging medical facilities, healthcare clinics, community Victorville Land Use Element (Adopted December 20, 2022) 43

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centers, extended care and nursing facilities, pharmacies, 24/7 centers (e.g., imaging, dialysis, etc.), senior housing, day care (adult, child, specialized), Alzheimer’s care and living, restaurants/cafes and juice bars, markets/grocery stores, other support retail, gyms and fitness studios, and other uses determined by the Zoning Administrator to be similar and supportive. Allows a range of housing integrated into the development.

Requires an integrated development via a Planned Unit Development (PUD) to utilize overlay except as otherwise provided for in the Development Code.

3.4.8 Other Land Use and Development Tools

3.4.8.1 Specific Plans
A specific plan is a tool allowed for by State law (Government Code Section 65450-65457) that establishes a link between implementing policies of the General Plan and individual development proposals in a defined area covered by the General Plan. The specific plan process provides for a more comprehensive planning process for the target area and improved correlation between land use and mobility; ensures that site design is sustainable and incorporates and integrates appropriate General Plan goals and policies; and allows for flexibility in the design of development plans while addressing unique site issues and opportunities. Due to their unique qualities and implementing regulations, Specific Plans have a special land use designation on the Land Use Policy Map.

The City encourages developers to utilize Specific Plans to maximize the efficient use of public roadways, infrastructure, services, and facilities (see Policy LU-F.9). In the event that a Specific Plan is proposed for an area which exceeds existing residential densities or introduces changes in land use designations not provided for on the Land Use Policy Map, a General Plan amendment will be required to designate the area as ‘Specific Plan’ and to establish the development limits for the Specific Plan.

Victorville currently has 13 Specific Plans governing land use development in designated areas throughout the City, which are listed below. Note that the Desert Gateway Specific Plan is being repealed as a part of the adoption of the updated Land Use Element and is not included in the list below—see the following discussion regarding its repeal.

Victorville Specific Plans:
•
•
•
•
Brentwood Specific Plan
Crossings Specific Plan
Foxfire Ranch Specific Plan
Mesa Verde Specific Plan
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•
•
•
•
•
•
•
•
•
Mojave Vista Specific Plan
Old Town Specific Plan
Parkview Specific Plan
Rancho Tierra Specific Plan
Southern California Logistics Airport (SCLA) Specific Plan Talon ranch Specific Plan
Vista Verde Specific Plan
West Creek Specific Plan
Civic Center Specific Plan
Repeal of the Desert Gateway Specific Plan (DGSP):

This Land Use Element update includes the repeal of the existing Desert Gateway Specific Plan (see Policy LU-I.8). The DGSP was originally adopted in 2010. Its purpose was to establish a transit-oriented plan for the future high speed rail station that was to be located within its boundaries. At the time the plan was prepared, nearly all the DGSP was in a defined redevelopment area; however, the State abolished redevelopment agencies in late 2011. A single developer funded the preparation of the DGSP.

The reasons for repealing the DGSP are many and varied. The location of the planned high speed rail station has changed and has been relocated to the east of the I-15 corridor, out of the DGSP area. The land use plan for the Specific Plan area does not follow parcel boundaries which would make it a challenge to develop.

Implementation would require a single developer, and there has been no expressed interest in building out the DGSP as it is currently planned. Further, the plan includes a large area that is in the City’s SOI and outside City boundaries, which means multiple jurisdictions would be involved in any plan to develop the DGSP. The plan was aggressive in that it would develop over 26,000 housing units in an area not well served by utilities. Finally, developers have expressed interest in developing according to the land use plan that was in place prior to the DGSP, which is a further justification to repeal the existing plan. Please see Section 3.5.4 (DFA4: Desert Gateway) for an overview of the land use changes for this area.

The DGSP includes area in the SOI in the central to the northeastern portion of the map. As part of the update of this Land Use Element, it has reverted to the land uses shown in the San Bernardino County General Plan. Much of the land in the SOI is Victorville Land Use Element (Adopted December 20, 2022) 45

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owned by the federal government and is identified as very low density residential, Bureau of Land Management property, San Bernardino County lands, or other federal government land. A future super arterial, as identified in the Circulation Element, is shown passing through this area roughly paralleling the I-15 Freeway, along with connecting future roadways and interchanges. An open space corridor along Stoddard Wells Road extends northeast to the interchange with I-15 just northeast of the City boundary.

3.4.8.2 Planned Unit Developments
The City’s Development Code allows the use of Planned Unit Developments (PUDs) to provide an opportunity for developments that are unique, alternative, and superior to those that can be accomplished through the rigid standards, yet remain consistent with the goals and objectives of the General Plan and further those goals and objectives beyond that in the inflexible zone districts. It is intended to be applied only to areas which are sufficiently large to allow for overall planning and design in detail so as to secure to the community, the future occupants and the developer, values and amenities greater than those likely to be achieved by the relatively inflexible provisions necessary to regulate the successive development of individual lots by numerous different owners. To offset flexibility in development standards, the City may require PUDs to incorporate amenities and features not normally required of standard residential developments.

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3.5 Development Focus Areas
Development Focus Areas (DFAs) identify locations where key changes to the Land Use Map have occurred as a part of the Land Use Element update, representing areas where the City wants or anticipates land use change and/or growth to occur during the planning period (see Figure LUE-4). They do not represent the only areas of expected future development; instead, they identity: 1) areas of existing development that can benefit from targeted planning to help guide transformation, and 2) property that either has not yet been developed and/or where growth is expected or proposed to occur. DFAs include one or more of the 11 Opportunity Areas (OAs) that were identified and considered during the public outreach portion of the update process for the Land Use and Housing Elements (see Section 1.6).

This section provides a description of each DFA, including an overview, a vision, and proposed actions to guide future planning. DFAs emphasize and support the Land Use Element goals, objectives, and policies, emphasizing the principles of “smart growth”/sustainability, community identity and design, and creating physical and social connections. A key element of each DFA is the correlation of land use and site design with proposed improvements to the circulation infrastructure in the Circulation Element and promoting multi-modal transportation options. The DFAs also support the open space and recreation goals identified in the City’s Parks and Recreation Master Plan.

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Figure LUE-4: Development Focus Area (DFA) Map with Opportunity Areas Victorville Land Use Element (Adopted December 20, 2022) 48

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3.5.1 DFA 1: Palmdale Road/395
Overview
The Palmdale Road/395 DFA is located on the south side of Palmdale Road (also known as California State Route 18) generally from the west boundary of Victorville to Cobalt Road and the east side of the intersection with U.S. Route 395 (see Figure LUE-4).

It includes OAs 1, 2, and 3, all three of which include residential sites on the City’s 2021-2029 Housing Element Sites Inventory for lower income, moderate+ income, and mixed income households (see Figure 8.1 in the Housing Element). It functions as a key gateway to Victorville on the west side of the city. There are several residential Specific Plans to the south of Palmdale Road, as well a considerable amount of vacant land with both residential and commercial land use designations. The northeast corner of the Palmdale Road/395 intersection is developed with a Walmart Supercenter, fast food restaurants, other retail establishments, and a service station. The northwest corner of the intersection is located in Adelanto and is developed with a grocery store and retail uses. Changes to land use designations in the Land Use Element update include introduction of the new Mixed Use 2 land use designation and High Density Residential. The new Greenway/Utility Corridor crisscrosses this DFA.

Vision
The Palmdale Road/395 DFA provides the City the opportunity to guide expected growth in a manner that promotes an integrated activity center/node that provides commercial uses to serve the surrounding residential neighborhoods while integrating a wide range of housing types and affordability levels into what had been a typical commercial corridor. The introduction of the Mixed Use 2 land use designation provides property owners and developers flexibility for future development. The new Greenway/Utility Corridor serves as a new recreational amenity while providing enhanced non-motorized connections through Victorville. The Palmdale Road/395 DFA also serves as an important gateway to Victorville.

Proposed Actions
• Revise the Zoning Map and the Development Code as necessary to provide consistency with the Land Use Map.
•
•
•
Consider adding gateway monument signage.

Consider developing a streetscape plan for the area.

Consider incorporating public art in streetscape/entry plans in the public right-of-way and encourage its inclusion in private development.

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•
•
•
Encourage multi-modal connections throughout the area, and especially between residential and non-residential uses.

Ensure that all new development that is in proximity to the Greenway/Utility Corridor integrates access to it from within the project.

Seek grants and other funding and/or partnerships to develop active trails along the Greenway/Utility Corridor.

3.5.2 DFA 2: 7th Street Corridor
Overview
The 7 th Street Corridor (DFA 2) runs along 7 th Street from the intersection of 7 th Street and Green Tree Boulevard to Mojave Drive, where it abuts the southwestern edge of the Old Town Specific Plan (see Figure LUE-4). Seventh Street is also Historic Route 66, which an original main route across the United States prior to the construction of Interstate Highways. It started in Chicago and ran approximately 2,000 miles to its terminus in Los Angeles. It is now designated Historic Route 66. The 7th Street Corridor continues into the Old Town Specific Plan, which was significantly revised and expanded in 2018. One of the changes was to include the northerly portion of 7 th Street as the main street of Old Town that serves both tourists and locals.

Due to its history, the 7th Street Corridor was a key original commercial corridor in Victorville prior to the City’s growth and expansion. As such, it has many older properties and locally owned businesses.

Also indicative of the age of the corridor, many properties are smaller than those desired by national chains. As Victorville grew, new commercial development was attracted to new and larger arterials that have larger properties and better access to the I-15. This has resulted in a mix of older properties in various states of maintenance, vacant buildings and vacant sites, and new development along the 7th Street Corridor. In order to encourage reinvestment and revitalization, the new Mixed Use 2 land use designation has been applied to the entire 7th Street Corridor.

Vision
The 7th Street Corridor is reimagined as a lively, unique area with a mix of new residential uses and commercial uses that attracts both locals and visitors alike. It reflects and celebrates Victorville’s history and the “cachet” of being on Historic Route 66. The new Mixed Use 2 land use designation provides both the flexibility and incentive for underutilized properties to recycle into mixed use, commercial, or residential developments. The introduction of housing invigorates the corridor by bringing new residents to the area who appreciate the area’s uniqueness and its proximity to Old Town. Local businesses thrive, and entrepreneurs and artisans are attracted to the new opportunities to live and work in the same building or on the same property. The look and feel of the 7 th Street corridor expresses the corridor’s heritage as Historic Route 66.

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Proposed Actions
• Revise the Zoning Map and the Development Code as necessary to provide consistency with the Land Use Map.
• Consider establishing design guidelines to encourage and support a theme for the corridor that promotes interesting and unique building and site design and a contemporary take on the city’s historic Route 66 heritage.
• Consider methods to incentivize revitalization of existing sites in accordance with the vision, mix of uses, and theme for the corridor.
•
•
Encourage public art in both the public rights-of-way and on private property.

Continue the median/streetscape theme already established in the southwest portion of DFA 2 through the remainder of the 7 th Street Corridor, or consider transitioning to a theme that celebrates the corridor’s heritage as Historic Route 66 as the corridor enters Old Town.

3.5.3 DFA 3: Medical Center Health and Wellness District Overview
The Medical Center Health and Wellness District DFA is located just to the west of I-15 at the south entrance to Victorville, one of the City’s primary gateways (see Figure LUE-4). It was identified as an Opportunity Area (OA-4) during the Land Use Element update process because a single health care provider has expressed interest in developing a new medical center on the property, with supporting land uses that would benefit from close proximity to the medical center to create a comprehensive health and wellness hub.

The new Health and Wellness Overlay (HWO) is applied on this site to facilitate its development focus. Section 3.4.6 has a comprehensive description of the type of development anticipated within the HWO. A Planned Unit Development (PUD) is required to allow for an integrated development to incorporate the important varied components of the HWO. The site is vacant and the underlying land uses are designated commercial for most of the area with Mixed-Use 2 at the north end. The new Greenway/Utility Corridor passes through the area in a diagonal alignment from southeast to northwest, offering a unique opportunity for non-motorized transportation and recreation connections throughout the City. Adjacent land uses to the west and north are intended to support the Health and Wellness District and include high density residential, Mixed-Use 1 and Mixed-Use 2, and commercial land uses extend to the northeast along the freeway corridor.

Vision
The Medical Center Health and Wellness District is a master planned, walkable neighborhood that presents a vibrant entrance to the City along the I-15 corridor. A new medical center campus is the Victorville Land Use Element (Adopted December 20, 2022) 51

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core of the area and medical offices and supportive service are within walking distance. A range of housing is available for families, older adults, medical workers, those with disabilities, and those who are ill that especially benefit from the proximity to health care services. The campus is a sustainability hub and incorporates opportunities for outdoor physical activity due to its recreational amenities and trail connections to and from the greenway utility corridor. Supportive commercial and service uses promote healthy lifestyles and include establishments that sell fresh, local produce, restaurants with healthful offerings, gyms and fitness studios, and pharmacies. A weekly Farmer’s Market may be offered to serve the local residents and also as a draw for the broader community.

Proposed Actions
• Revise the Zoning Map and the Development Code as necessary to provide consistency with the Land Use Map.
•
•
•
•
Consider adding gateway monument signage.

Implement the Health and Wellness Overlay.

Incorporate the Greenway/Utility Corridor and connections as part of the overall site planning.

Ensure the development incorporates trees for shade and other landscaping appropriate to the local environment.
•
•
Ensure that all new development that is in proximity to the Greenway/Utility Corridor integrates access to it from within the project.

Seek grants and other funding and/or partnerships to develop active trails along the Greenway/Utility Corridor.

3.5.4 DFA 4: Desert Gateway
Overview
The Desert Gateway DFA (the portion of OA-11 that is within the jurisdictional boundary of Victorville, excluding the SOI) is located in the northeast portion of Victorville, from northeast of the Mojave River to the northeast jurisdictional boundary of Victorville (see Figure LUE-4). The city’s northernmost intersection with the I-15 (Exit 153) is included in this DFA. The Desert Gateway DFA is located within the City boundary of the former Desert Gateway Specific Plan, which is repealed as part of this Land Use Element update (see discussion of the repeal of the Desert Gateway Specific Plan in Section

3.4.7.2.)
The reimagined land use plan for the Desert Gateway area builds on the land uses in place prior to 2010, with additional modifications based on more current property owner and developer interests, future open space corridors, future Circulation Element planned roadways, the City’s economic Victorville Land Use Element (Adopted December 20, 2022) 52

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development goals, objectives, and strategies, and City interest in updating the land use configurations.

A substantial portion of the land in the Desert Gateway DFA is designated for light industrial development, buffered from residential areas, and with good freeway access. One area of heavy industrial is a current recycling plant and reflects their expansion plans. Mixed-use is designated to provide flexibility in areas with existing residential and commercial development. Two roughly parallel open space corridors, one a utility corridor and the other a wash just west of Stoddard Wells Road, are designated in a southwest to northeast direction. Future Circulation Element interchanges are also identified.

Low density residential land uses are planned for the northwestern portion of the area, and also for an existing residential development along Stoddard Wells Road. Grady Trammel Park may be relocated to the east side of Stoddard Wells Road to better serve the residential development in that area. Dante Street is proposed to be extended to the north to provide better access to existing residential uses, the relocated park, and the planned mixed-use land uses.

Vision
The Desert Gateway DFA and its easy freeway access offer excellent opportunities to develop the area in a manner that responds to the growing demand for warehouse and distribution facilities and other light industrial uses. This supports the City’s economic development goals, including new employment opportunities. The new mixed use designation provides flexibility to allow a range of commercial uses to support future demand from both new businesses and residential uses, as well as from the traveling public, while offering new higher density residential choices in proximity to commercial services and employment. The open spaces protect natural resources and support the city’s goals for passive and active recreational opportunities, including the continuation of greenway corridors within and through the Desert Gateway. As another gateway into Victorville, this area also provides the City the opportunity to enhance Victorville’s branding and identity through monument signage, streetscape components, and public art.

Proposed Actions
•
•
•
•
Revise the Zoning Map and the Development Code as necessary to provide consistency with the Land Use Map.

Consider adding gateway monument signage within Victorville from I-15, Stoddard Wells Road, and Route 66.

Consider developing a streetscape plan for the area as part of future implementation of the proposed Circulation Element improvements proposed for the area.

Seek grants and other funding and/or partnerships to develop active trails along the Greenway/Utility and open space corridors.

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3.5.5 DFA 5: Eastern Bear Valley Road Corridor
Overview
Two Opportunity Areas, OAs 7 and 8, are located along the eastern Bear Valley Road Corridor on the Victorville side of Bear Valley Road (north side) as shown in Figure LUE-4. The land uses along this corridor can be characterized as a mix of residential and commercial uses with intermittent vacant sites. The south side of this corridor is entirely in the City of Hesperia and the land uses are similar to those in Victorville. A focus for continued development along this corridor can include infill development, landscaping, street furniture and signage that identify Victorville and contribute to its community identity.

OA-7 is a mostly vacant site along the eastern portion of the Bear Valley Road corridor, just west of Victor Valley College. The parcels fronting along Bear Valley Parkway are designated commercial and are not a part of OA-7. The parcels immediately to the north are part of this DFA and were given a new MU-1 designation because the previous land use designation of Office-Commercial was deleted in this update. The MU-1 zone allows flexibility so that new development can be all residential, all commercial or a mix of uses. In the northeastern portion of OA-7 is an area redesignated public institutional to identify an existing school.

OA-8 is the existing Desert Valley Hospital, plus vacant parcels to the east and north of the hospital.

The Health and Wellness Overlay (HWO) is applied to the portion of area that includes the hospital and parcels immediately north of the hospital. Section 3.4.6 has a comprehensive description of the type of development anticipated within an HWO. The vacant parcels west of the hospital are designated MU-2 which allows flexibility of uses, and the entire OA abuts single-family residential, and commercial uses along Bear Valley Parkway. Although this area is included in the Low Density Residential Infill Overlay, more intensive uses are permitted by the HWO and MU-2 zoning designations.

Vision
Bear Valley Road is a major mixed-use corridor that has a combination of both new infill development around Desert Valley Hospital and Victor Valley College, and well-maintained older retail uses. The corridor is well-served by transit that provides service between the Mall of Victor Valley at the west end of the corridor, and Victor Valley College at the east end, and to Desert Valley Hospital which is roughly in the middle. New housing—perhaps senior housing and supportive health-related services and commercial opportunities—are located in proximity to the hospital. Distinctive street signage and transit benches are designed to identify the City of Victorville, to bolster community identity, and a common landscaping theme is present along the corridor. Farther east along the corridor, new infill lower-density mixed use development supports Victor Valley College and existing residential and commercial uses. Housing appropriate for students may locate here.

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Proposed Actions
• Revise the Zoning Map and the Development Code as necessary to provide consistency with the Land Use Map.
•
•
Implement the Health and Wellness Overlay.

Consider adopting a landscape, street furniture and signage plan to develop a common landscape theme, and distinctive transit benches and street signage that clearly identify the City of Victorville.
• Encourage public art in both the public rights-of-way and on private property.

3.5.6 DFA 6: Bear Valley Road/I-15
Overview
DFA 6 generally encompasses the area of Victorville that is in proximity to the intersection of Bear Valley Road and I-15. As one of the most prominent intersections in the city, it attracts “big box” retailers and other national retailers of all sizes, as well as regional and local commercial businesses.

Many regional and national chain restaurants are located in the area as well. Due to the variety and concentration of commercial uses and its proximity to I-15, it draws local and regional customers as well as the traveling public. Because it is divided by I-15, it is not an integrated DFA. However, it provides significant growth potential because of its regional draw and the amount of vacant land that is ripe for development.

The Bear Valley Road/I-15 DFA includes OAs 5 and 9 (see Figure LUE-4). OA 5, which is at the southeast intersection of Bear Valley Road and Amethyst Road, just west of the Lowe’s Home Improvement Center, has been redesignated to Mixed Use 2. It has been identified as a mixed income site for housing in the 2021-2029 Housing Element. Surrounding uses include single-family residential development on the west, and vacant land that is designated for single-family development to the south, and the new Greenway/Utility Corridor is nearby to the west.

OA 9 is on the east side of I-15 at the intersection of Pahute Avenue and Balsam Road. OA-9 was given the Commercial land use designation because the previous land use designation of Office- Commercial was deleted in this update. The Commercial land use designation also supports the trend in this area to develop with local and regional-serving commercial uses.

Vision
The Bear Valley Road/I-15 DFA is developed with uses that support both the City’s economic development goals and desire to provide flexibility for property owners to respond to current conditions. The west side of the freeway will see new projects with uses compatible to adjacent development according to market forces, which could be all commercial, but more likely all residential Victorville Land Use Element (Adopted December 20, 2022) 55

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or a mix of uses. Mixed income high density residential development provides new housing opportunities for those who like to live within walking distance to goods, services, and entertainment.

New development is sensitive to adjacent land uses, particularly residential development, and features both pedestrian and vehicular connectivity between different types of development. Special consideration is paid to the Oro Grande Wash, ensuring appropriate buffers are maintained from sensitive environmental features. The nearby Greenway/Utility Corridor provides connections to the City’s recreational trail system. The east side of the freeway is developed with regional-serving commercial uses, such as restaurants, retail, entertainment, and/or a hotel, that requires a large site and good freeway access. New development features a buffer along its frontage with Balsam Road to ensure compatibility with adjacent residential neighborhoods.

Proposed Actions
•
•
•
Revise the Zoning Map and the Development Code as necessary to provide consistency with the Land Use Map.

Ensure site design includes connectivity both within and through sites for pedestrians, bicycles and vehicles.

Incorporate principles of sustainability into site design wherever possible and include EV charging stations, bike parking, solar panels in parking lots for shade, and other contemporary energy conservation methods.

3.6 Relationship with Zoning
Zoning is the primary regulatory instrument for implementing a jurisdiction’s Land Use Element.

Zoning divides a community into zoning districts (zones) that specify the permitted, special, and prohibited uses within those zones. Land uses in each zone can be regulated according to type, density, height, lot size, placement, building bulk, and other development standards.

The Land Use Plan is implemented through the City’s Development Code (Title 16 of the Victorville Municipal Code). Under California law (Cal. Gov't Code § 65860), zones are required to be consistent with General Plan land use designations. Table LUE-2 shows the relationship between the land use designations in the Land Use Element and the existing Zoning Map. Adoption of this Land Use Element will require updates to the Zoning Code and Zoning Map for consistency and implementation.

Table LUE-2 identifies new zones that will be required, while other changes to the Zoning Code may be needed to implement certain policies.

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Table LUE-2: Relationship between Land Use Designations and Zoning Districts Relationship between Land Use Designations and Zoning Districts Land Use Designations (Land Use Element)
Residential Land Use Designations:

Zoning Districts (Development Code)
Residential Zoning Districts:

Very Low Density Residential (VLDR) (0-2 du/ac)
Very Low Density Residential (VLDR) (0-2 du/ac)
Very Low Density Residential (VLDR) (0-2 du/ac)
Low Density Residential (LDR) (0-5 du/ac)
Low-Medium Density Residential (LMDR) (5.1-12 du/ac)
Medium Density Residential (MDR) (12.1-20 du/ac)
High Density Residential (HDR) (20.1-30 du/ac)
Mixed Density Residential (MXDR) (1-15 du/ac for infill) Mixed Use Land Use Designations:

Exclusive Agricultural (AE) (No maximum density)
Agricultural-Residential (A) (No maximum density)
(S-R) (Up to 2 du.ac)
(R-1) (Up to 5 du/ac)
(R-2) (Up to 8 du/ac)
(R-3) (Up to 15 du/ac) / (R-4) (Up to 20 du/ac)
To Be Determined (Implementation Program)
Mixed Density Residential (MDR) (Up to 15 du/ac)
Mixed Use Zoning Districts:

Mixed Use 1 (MU-1) (0-15 du/ac; 0.5 non-residential FAR) Mixed Use 2 (MU-2) (15.1-30 du/ac; 1.0 non-residential FAR) Commercial Land Use Designation:

To Be Determined (Implementation Program)
To Be Determined (Implementation Program)
Commercial Zoning Districts:

Commercial (2.0 FAR) Neighborhood Commercial (C-1) (40% Lot Coverage) General Commercial (C-2/C-4) (60% Lot Coverage)Commercial (2.0 FAR) Commercial (2.0 FAR) Administrative Professional Office (C-A) (50% Lot Coverage)
Commercial (2.0 FAR) Commercial Manufacturing (C-M) (60% Lot Coverage) Industrial Zoning Districts:Industrial Land Use Designations:

Light Industrial (1.0 FAR) Industrial Park (IPD) (60% Lot Coverage) Light Industrial (M-1) (60% Lot Coverage)
Heavy Industrial (M-2) (60% Lot Coverage)
Special/Other Zoning Districts:

Public and Civic (P-C)
Light Industrial (1.0 FAR)
Heavy Industrial (1.0 FAR)
Public/Institution/Open Space Land Use Designations:

Public/Institutional (P-I)
Open Space (OS) (1 du/5 ac minimum)
Open Space (OS) (1 du/5 ac minimum)
Greenway/Utility Corridor (GUC)
Overlays:

Public and Civic (P-C)
Conservancy and Flood Plan (FP)
To Be Determined (Implementation Program)
Overlays:

Low Density Residential Infill Overlay (LDIO) (0-9 du/ac, except as otherwise provided for)
To Be Determined (Implementation Program)
Health and Wellness Overlay (HWA) To Be Determined (Implementation Program) Special/Other Zoning Districts:

Specific Plan
Other:

Specific Plan
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3.7 Accommodating Future Growth
Impacts of growth on communities are typically evaluated using projections based on potential build- out of the community’s land use plan. Land Use Elements are required provide build-out projections, including the projected number of housing units, projected population (using the potential number of dwelling units multiplied by persons per household), and the projected square footage of non- residential development. Table LUE-3 provides the estimated build-out projections for the 2045 planning period based on build-out assumptions. Note that total build-out of the Land Use Plan at maximum capacity is not expected during the planning period. For planning purposes, build-out assumptions were made to calculate potential development capacity, including average density, average FAR, and percent acreage build-out by land use designation.

Table LUE-3: 2045 Land Use Element Build-Out Projections Number of
Dwelling Units1
Non-Residential
Square Feet2Land Use Designations
City SOI City SOI
Residential
Very Low Density Residential (VLDR) (0-2 du/ac)
Low Density Residential (LDR)3 (0-5 du/ac)
Low-Medium Density Residential (LMDR) (5.1-12 du/ac)
Medium Density Residential (MDR) (12.1-20 du/ac)
High Density Residential (HDR) (20.1-30 du/ac)
Mixed Density Residential (MXDR) (1-15 du/ac for infill) Commercial
3,715
8,387
2,338
10,657
1,274
700
4,420
2,519
---
---
---
---
---
---
---
---
---
---
---
---
---
13 ---
---
Commercial --- --- 18,826 1,398
Industrial
Light Industrial ---
---
---
---
8,805
6,733
568
---Heavy Industrial
Mixed Use
Mixed Use 1 (MU-2) 744 402
320
1,701
4,167
3,677
314Mixed Use 2 (MU-2) 5,315
Public/Institutional/Open Space
Public/Institutional (P-I0 ---
---
---
---
---
---
530
---
253
---Open Space
Greenway/Utility Corridor
Overlays
--- ---
Single-Family Neighborhood Overlay3
Health and Wellness Overlay
Specific Plans
22,356
---
---
---
---
------
Specific Plans 7,909 --- 7,252 ---
Notes: City = City of Victorville; SOI = Sphere of Influence; NA = Not Applicable 1 Shown in dwelling units per acre (du/ac). Number of dwelling units based on average density at build-out, not maximum allowable density Victorville Land Use Element (Adopted December 20, 2022) 58

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2 Shown in thousands of square feet. The non-residential development square footage based on average intensity (average FAR) at build- out, not maximum allowable intensity
3 Not including Low Density Residential Infill Overlay
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Appendix A. Fiscal and Economic Impact Analysis
APPENDIX A: FISCAL AND ECONOMIC

IMPACT ANALYSIS
Executive Summary
This fiscal and economic impact analysis (“F&EIA”) report (“Report”) presents the findings from a projection of fiscal and economic impacts from the build out of the 2045 Land Use Element update (“Build Out Projections”) for the City of Victorville (“City”). The Build Out Projections are based on updated land use designations and estimates of new development through 2045.

The F&EIA estimates the increases in revenues and expenditures based on new households and new commercial square footage represented in the Build Out Projections. The findings of this Report are summarized in Table A-1.

Table A-1. Summary of Fiscal and Economic Impact Analysis Findings Indirect and
Total Impacts Direct Impacts Induced
Impacts
General Fund Impacts
Increased Revenue 39,453,000
Increased Expenditures (41,534,000)
Measure P Imapcts
Increased Revenue
Increased Expenditures
9,536,000
(11,731,000)
Total Fiscal Impacts
Increased Revenue
Increased Expenditures
Net Fiscal Impacts
48,989,000
(53,265,000)
(4,276,000)
Economic Impacts
Increased Jobs 24,217 23,585 632
Increased Labor Income
Increased Economic Output
Notes:
1,500,543,707 1,463,889,232
5,533,032,737 5,399,232,626
36,654,475
133,800,111

1. See Report for explanation of Build Out Projections, methodology, and limiting conditions.

As shown in the table, this Report projects that the Build Out Projections will increase the City’s General Fund and Measure P Fund revenues by a total of approximately $48,989,000 and expenditures by approximately $53,265,000, a deficit of approximately $4,276,000. These A-1

2045 Land Use Element
Appendix A. Fiscal and Economic Impact Analysis
estimates are based on continuing the current level of service, which is higher than in previous years due to Measure P revenue. It is also important to note that the City can take steps to reduce or eliminate this deficit while maintaining the level of service by increasing revenues and finding additional funding sources. The Analysis and Options section of this Report elaborates on these options.

Table A-1 also shows the estimated economic impacts of the Build Out Projections. As summarized in Table A-1, the Build Out Projections are associated with 24,217 new jobs, more than $1.5 billion in increased labor income, and more than $5.5 billion in increased economic output.

Methodology and Assumptions
This F&EIA estimates the impacts of anticipated development under the 2045 Land Use Element update on the City’s General Fund and Measure P Fund budgets and local economy relative to existing conditions. Specifically, the analysis projects the City’s expected increase in General Fund and Measure P Fund revenues resulting from new development and the expected increase in General Fund and Measure P Fund expenditures due to associated public service costs.

There are factors outside of the scope of this analysis that will affect the City’s budget (e.g., national economic trends). This analysis uses assumptions based on current conditions to provide a projection of impacts most closely associated with the Build Out Projections.

Fiscal impacts measure effects on the operating budget, i.e., revenues and expenditures. Most fiscal impact analyses for cities focus on the General Fund. Typically, cities deposit all general tax revenues and pay most of their operating expenses from the General Fund. All city budgets include other funds besides the General Fund, but these other funds typically represent revenues restricted to specific expenditures. Furthermore, these other funds are often based on user charges billed to customers for service. As a result, cities can adjust the user charges to balance revenues and expenditures, and new development is less likely to create deficits in these other funds.

The General Fund, in contrast, offers the City less control over key revenues—such as property, sales, and transient occupancy taxes—due to state constitution and other regulatory limits. That said, the City does have some influence over General Fund revenues, and there are some charges for services included therein. Examples of City funds excluded from the F&EIA include Enterprise Funds—such as the Sanitary Fund, the Southern California Logistics Authority Fund, and the Victorville Water Funds—and Special Revenue Funds—such as the City Housing Asset Successor, Development Impact Fee Funds, the Fueling Station Fund, and Gas Tax Funds.

In contrast, this Report includes the Measure P Fund. On November 3, 2020, City residents voted to enact Measure P, a one-cent sales tax measure to fund a higher level of City services.

Fiscal Year 2021-22 was the first full year of Measure P revenues. While Measure P funding is A-2

2045 Land Use Element
Appendix A. Fiscal and Economic Impact Analysis
kept in a separate fund, revenues come almost entirely from sales taxes and the types of expenditures are determined by the City Council and are based on the recommendations of a Citizens’ Oversight Committee. The Citizens’ Oversight Committee prioritizes and earmarks the allocation of Measure P funds based on community needs and the City Council makes the final allocations through the budget process.

The Report uses the City’s Fiscal Year 2022-23 Adopted Budget as a baseline to measure fiscal impacts. A review of the budget suggests that lingering effects of the COVID-19 pandemic on the City’s revenues and expenditures are minimal, if any. Therefore, no COVID-19-related adjustments are necessary.

In addition to using the City’s General Fund and Measure P Fund budgets, the Report incorporates demographic, land use, assessment roll, and market data from a variety of sources to customize the methodology and findings for the City. Additional assumptions and the methodology for the fiscal impact analysis are described further below.

Economic impacts measure effects on the local economy, i.e., jobs, labor income, and economic output. The economic impacts are estimated using the IMPLAN model. Additional details on the model are provided in the Economic Impact Methodology section.

Service Population
For a complete fiscal impact analysis, it is important to consider both residents and workers. The two groups place a demand on City services, though to different degrees. Therefore, the analysis starts by calculating the City’s Full-Time Equivalent (or FTE) “Service Population,” which adjusts for the different demands on City services created by residents and workers.

Weighting of the service population is intended generally to approximate the share of time that people spend within the City. Residents employed outside of the City are weighted 67%.

Residents employed in the City are split between the resident and worker categories, totaling 100% weighting between the two. All other residents are weighted 100%. The remaining category is people who live outside of the City and work within it, and the category is weighted 33%. Visitors are not included in the service population. This Report estimates that demands for City services from visitors are generally offset by residents traveling outside of the City. Data for residents and workers, including place of work, is based on US Census data, including the 2020 Decennial Census, the American Community Survey, and OnTheMap.

Table A-2 illustrates the City’s service population calculation. This calculation accounts for workers who commute into the City and residents who work outside of the City. Per US Census data, the City has 134,810 residents and 36,980 workers, for a total FTE Service Population of 131,106. This figure is used to understand a significant portion of the City’s revenues and all of its expenditures on a per-service population basis.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-2. Victorville Service Population Estimate
FTE Service
Population# % Weight 2
1Employment Status of Victorville Residents
Not in Labor Force / Unemployed 86,607
14,268
33,935
134,810

64.2%

10.6%

25.2%
100.0%
100%
50%
67%
86,607
7,1343Employed in the City
Employed outside of the City
Total Residents
22,736
116,477
1Residence Status of Victorville Workers
3 14,268
22,712
36,980

38.6%

61.4%
100.0%
50%
33%
7,134
7,495
14,629
Live in the City
Live outside of the City
Total Workers
FTE Service Population Calculation
Attributable to Residents
Attributable to Workers
116,477
14,629

88.8%

11.2%
Total FTE Service Population 131,106 100.0%
Notes:

1. Total Residents based on 2020 Decennial Census. Residents' labor force status based on American Community Survey 2020 5-year estimates. Non-resident employee data based on OnTheMap (a US Census product) 2019 estimates.

2. Harris estimates of various residents' and workers' demand for City services, roughly corresponding to time of day spent in the City.

3. Residents who work in the City and workers who live in the City are the same people. This group is reflected in two categories with their weight split evenly.

Sources: US Census Bureau (LEHD OnTheMap 2019, Decennial Census 2020, American Community Survey 2020)
Current and Projected Land Uses
The Report focuses on five land use categories with corresponding units to measure development:

1. Single-family residential (households)

2. Multifamily residential (households)

3. Retail (1,000s of square feet)

4. Office (1,000s of square feet)

5. Industrial (1,000s of square feet)
These five land use categories are the most common in fiscal and economic impact analyses.

Table A-3 lists the relevant conditions for each land use category.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-3. Current Land Use Conditions
Residents / Estimated
Unit
Assessed
Value
Service
Population
per Unit
Estimated
Unit Market
Value
Land Use
Category Unit Workers
1per Unit
Residential
Single-Family 1 household 3.47 3.00 $ 235,000 $ 404,000 Multifamily 1 household 3.59 3.10 $ 74,000 $ 119,000
Non-residential
Retail
Office
1,000 square feet
1,000 square feet
1,000 square feet

1.67 10.03

0.63 0.66 $

3.97 $

0.25 $
34,000 $ 116,000
29,000 $
7,000 $
70,000
39,000Industrial
Notes:

1. Estimates are based on American Community Survey Housing Characteristics and occupational data by industry.

Sources: American Community Survey 2020, San Bernardino County Assessment Roll (FY 2022-23), Zillow.com, ParcelQuest
Data for current land use conditions is estimated using data from the US Census, the Fiscal Year 2022-23 assessment roll, Zillow.com, and ParcelQuest. US Census data is used to estimate residents per single-family and multifamily household, as well as workers per thousand square feet for each of the non-residential categories. Property market values are based on the Zillow home value index, and ParcelQuest data on recent sales. Assessed values, provided for comparison, usually lag behind market values due to California’s Proposition 13, which limits annual growth in assessed value to 2% or less, except in the case of new construction or a property sale. New construction can be expected to add its own market value to the total assessed value. Though market values can fluctuate, this analysis uses current market values for simplicity.

The data show average household sizes of 3.47 in single-family homes and 3.59 in multifamily homes. Based on the full-time equivalency of residents, these household sizes correspond to service populations of 3.00 and 3.10 per single-family and multifamily household, respectively.

Further, the data show 1.67, 10.03, and 0.63 workers per thousand square feet of retail, office, and industrial land uses, respectively. Based on the full-time equivalency of workers, these numbers correspond to service populations of 0.66, 3.97, and 0.25 per thousand square feet of the respective non-residential land uses. Market values are estimated at $404,000 per single- family home, per the Zillow Home Value Index, and $119,000 per multifamily home, per recent property sales. Market values for the non-residential uses are estimated at $116,000, $70,000, and $39,000 per thousand square feet of retail, office, and industrial building area, respectively.

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Appendix A. Fiscal and Economic Impact Analysis
According to UrbanFootprint, a proprietary platform for complex land use-based data analysis, current land use development totals 36,195 residential units and 27,990,000 non-residential square feet. Table A-4 identifies these households and non-residential square feet by land use designation, as analyzed in the UrbanFootprint platform.

Table A-4. Current Development by Land Use Designation
Land Use Designation Households Non-residential Square Feet Very Low Density Residential
Low Density Residential
Low Medium Density Res.

Medium Density Residential
High Density Residential
Mixed Density Residential
Commercial
Light Industrial
Heavy Industrial
Mixed-Use 1
Mixed-Use 2
Public/Institutional
Open Space
Greenway/Utility Corridor
Greenway/Utility Corridor PC
Specific Plan
3,204
18,193
1,440
4,493
-
172,000
2,036,000
166,000
441,000
-
313
195
74 50,000
8,225,000
1,548,000
3,468,000
188,000
1,439,000
2,184,000
130,000
50,000
7 101
140
1 45
4 82
7,903
36,195
11,000
7,882,000
27,990,000TOTAL
Source: Urban Footprint, July 2022
Table A-5 shows current development for each of the five land use categories previously identified. For this analysis, the data is categorized by merging American Community Survey data and commercial real estate market data from JLL and Avison Young for consistency with the UrbanFootprint estimates.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-5. Current Development by Land Use Category
Residential Households
30,4491Single Family
Multifamily 5,746
TOTAL Households 36,195
Non-residential
Square Feet 2
8,682,000
Non-Residential
Retail
Office
Industrial
1,091,000
18,217,000
27,990,000TOTAL Non-residential Square Feet
Notes:

1. Includes mobile homes and "other type of housing," as defined in American Community Survey data.

2. Estimated by modifying JLL and Avison Young 2020 and 2021 market data for consistency with Urban Footprint data.

Sources: Urban Footprint, July 2022; American Community Survey 2020; JLL 2019; Avison Young 2020 & 2021
Single-family residential use makes up approximately 84% of existing City households. It is worth distinguishing here between land use category (single family vs. multifamily) and tenure type (owner vs. renter). The City’s home ownership rate of 56% is lower than the rate of single-family homes, indicating there are more single-family home renters than multifamily home (e.g., condominium) owners. Industrial land use makes up 65% of the City’s total non-residential land use square feet, retail makes up 31%, and office is the remaining 4%.

Projected development by land use designation is based on the Build Out Projections. As shown in Table A-6, the projections include a total of 63,395 households and more than 48 million square feet of non-residential land use. The projections notably show no households or non- residential development in land use designations that do not permit these types of land uses, in keeping with land use regulations. In contrast, the current development by land use designation (Table A-4) shows small amounts of such development. The non-conforming developments could include “grandfathered” development (i.e., structures built before a land use designation was changed) and structures built with a variance or other exemption from land use regulations.

Regardless, these types of developments represent a relatively small portion of total development, and their effect on the analysis is eliminated by the use of the five land use categories.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-6. Projected Development by Land Use Designation Land Use Designation
Very Low Density Residential
Low Density Residential
Low Medium Density Res.

Medium Density Residential
High Density Residential
Mixed Density Residential
Commercial
Light Industrial
Heavy Industrial
Mixed-Use 1
Mixed-Use 2
Households
3,715
30,743
2,338
10,657
1,274
700
Non-residential Square Feet
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
744
5,315
N/A
N/A
18,825,761
8,804,565
6,733,287
1,701,454
4,167,385
529,907
N/A
Public/Institutional
Open Space
Greenway/Utility Corridor
Greenway/Utility Corridor PC
Specific Plan
N/A
N/A
7,909
63,395
N/A
N/A
7,252,423
48,014,782TOTAL
Source: City of Victorville 2045 Land Use Element
Projected development is summarized by land use category based on the Build Out Projections.

Table A-7 shows an overall increase of 27,200 households, equivalent to an increase of 75% of existing households, split almost evenly among single-family and multifamily households. This reflects the City’s increasing emphasis on multifamily development, including at densities above 30 dwelling units per acre, as required for the 2021-2029 Housing Element update. The projections also include an overall increase of more than 20 million non-residential square feet, equal to approximately 71% of existing non-residential development. The latter increase is anticipated to be greatest in the retail and industrial land use categories, with the office land use category lagging mostly due to changes in office space demand related to an upward work-from- home trend following the COVID-19 pandemic.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-7. Projected Development by Land Use Category
Residential Total Households Increase in Households
1Single Family
Multifamily
43,248
20,147
63,395
12,799
14,401
27,200TOTAL Households
Total Non-residential Increase in Non-residentialNon-Residential 2 2Square Feet Square Feet Retail
Office
Industrial
15,248,439
1,526,826
31,239,517
48,014,782
6,566,439
435,826
13,022,517
20,024,782TOTAL Non-residential Square Feet
Notes:

1. Includes mobile homes and "other type of housing," as defined in American Community Survey data.

2. Estimated by modifying JLL and Avison Young 2020 and 2021 market data for consistency with Urban Footprint data.

Sources: Urban Footprint, July 2022; American Community Survey 2020; JLL 2019; Avison Young 2020 & 2021
Fiscal Impact Analysis
With current conditions and underlying assumptions identified, the F&EIA begins to estimate the fiscal impacts of new land use development with an overview of the City’s Fiscal Year 2022-23 budgeted (“Current”) General Fund and Measure P Fund. Tables A-8 and A-9 summarize the General Fund and Measure P Fund current revenues, how the revenues are expected to change in response to new development, and the projected additional revenues resulting from the 2045 Land Use Element built-out projections.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-8. General Fund Revenue Summary and Projection
Projected
Additional
Revenues with
2045 Build-Out
Projections
FY 22/23 General
Fund RevenuesRevenue Category Impact Estimating Factors General Property Tax $ 19,291,500 15.88% of 1% of assessed value $ 12,998,000 General Property Transfer Tax 628,750 $0.55 per $1,000 in assessed value 196,000 1 General Sales Tax
Transient Occupancy Tax
Franchise Fees
31,418,055 1.00% of estimated taxable sales
1,787,700 7% of gross room revenue
4,247,500 $32.40 per service population
3,813,000 $29.08 per service population
82,177 $0.63 per service population
112,500 Not impacted
6,096,398 $46.50 per service population
393,875 Not impacted
9,175,278 Not impacted
9,092,000
1,242,000
2,993,000
2,686,000Licenses & Permits
Fines & Forfeitures
Intergovernmental
Charges for Services
Investment Income
Cost Allocations Received
Miscellaneous Revenue
Pass Throughs
58,000
-
4,295,000
-
-
3,223,611 Not impacted -
5,893,000
-
7,360,225 12% of 60% of 1% assessed value
4,100,491 Not impactedTransfers In
Total Revenues $ 91,731,060 $ 39,453,000

1. The City receives 2% of taxable sales. However, 1% of taxable sales is received per Measure P and is recorded in a City fund separate from the General Fund.

Table A-9. Measure P Fund Revenue Summary and Projection Projected
Additional
Revenues with
2045 Build-Out
Projections
FY 22/23 General
Fund RevenuesRevenue Category Impact Estimating Factors Sales Taxes $ 28,582,686 1.00% of estimated taxable sales 1 192,803 $1.47 per service population
4,202 Not Impacted
$ 9,092,000
136,000
-
Licenses & Permits
Intergovernmental
Charges for Services
Miscellaneous Revenues
Total Revenues
436,927 $3.33 per service population
297,254 Not Impacted
29,513,872
308,000
-
9,536,000$ $

1. 1% of taxable sales is received per Measure P and is recorded in a City fund separate from the General Fund.

Total revenues of approximately $91.7 million and $29.5 million in the General Fund and Measure P Fund are projected to increase by approximately $39.5 million and $9.5 million. The increases are driven primarily by property tax and sales tax revenues.

Tables A-10 and A-11 summarize the General Fund and Measure P Fund current expenditures, how the expenditures are expected to change in response to new development, and the projected additional expenditures resulting from the Build Out Projections.

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Appendix A. Fiscal and Economic Impact Analysis
Table A-10. General Fund Expenditure Summary and Projection Estimated Additional
Expenditures with 2045
Build-Out Projections

4.25 $ 393,000
Expenditures by
Department
FY 22-23
Budget
Variable
Amount
Per Service
PopulationVariable Calculation
City Manager $ 5,572,402 10% variable $ 557,240 $
Finance 3,710,858 20% variable
1,763,487 20% variable
6,649,343 20% variable
742,172
352,697
1,329,869
1,216,779
1,665,891
833,318
492,579
30,348,149
14,801,854
658,511
5,951,937
-

5.66 2.69

10.14 9.28

12.71 6.36

3.76 231.48
112.90

5.02 45.40
-
523,000
248,000
937,000
857,000
Human Resources
Information Technology
Recreation & Library
Code Compliance
Planning
Building
Police
Fire
Engineering
3,802,434 60% recovery, 80% variable
2,313,738 10% recovery, 80% variable
1,851,818 10% recovery, 50% variable
4,925,793 80% recovery, 50% variable
33,626,758 5% recovery, 95% variable
17,312,110 10% recovery, 95% variable
1,219,465 40% recovery, 90% variable
8,817,684 10% recovery, 75% variable
126,745 0% variable
1,174,000
587,000
347,000
21,382,000
10,429,000
464,000
4,193,000
-
Public Works & Water
Economic Development
General 503,666 0% variable - - -
Total 92,196,301 41,534,000
Table A-11. Measure P Fund Expenditure Summary and Projection Projected Additional
Expenditures with 2045
Build-Out Projections
Expenditures by
Department
FY 22-23
Budget
Variable
Amount
Per Service
PopulationVariable Calculation
City Management
Recreation & Library
Code Compliance
Planning
Building
Police
$ 95,399 16% variable $ 15,264 $ 0.12 $ 11,000
913,000
1,232,000
2,274,000
47,000
4,090,000
2,848,000
316,000
-
4,048,210 60% recovery, 80% variable
2,428,318 10% recovery, 80% variable
7,171,464 10% recovery, 50% variable
661,440 80% recovery, 50% variable
6,432,659 5% recovery, 95% variable
4,728,024 10% recovery, 95% variable
665,403 10% recovery, 75% variable
5,146,733 0% variable
1,295,427
1,748,389
3,227,159
66,144
5,805,475
4,042,461
449,147
-

9.88 13.34

24.61 0.50

44.28 30.83

3.43 -
Fire
Public Works & Water
General
Total 31,377,650 $ 11,731,000
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2045 Land Use Element
Appendix A. Fiscal and Economic Impact Analysis
Total expenditures of approximately $92.2 million and $31.4 million in the General Fund and Measure P Fund are projected to increase by approximately $41.5 million and $11.7 million. The expenditures are driven primarily by police and fire department expenditures. Based on maintaining the current level of service and without any additional steps taken by the City, the Build Out Projections are expected to increase General Fund and Measure P Fund expenditures by approximately $4,276,000 more than their increase to corresponding revenues. This result accounts for maintenance of the City’s higher level of service than in prior years made possible by Measure P funding, including setting aside funds from the annual operating budget for future capital purchases. And there are steps the City can take to reduce or eliminate this potential shortfall, discussed later in this Report. The rest of this section elaborates on the methodology used for specific revenues and expenditures.

General Property Tax
The property taxes that accrue to a City are a function of the assessed value of real property and the City’s share of the total property tax. Property in California is subject to a base 1% property tax rate, which is shared among local jurisdictions including the County, City, and special districts. In addition to the base 1% tax rate, additional taxes and special assessments apply to most properties to pay for local voter-approved debt or other special purposes. These additional taxes and charges vary by location and are restricted for specific uses. The Report evaluates impacts to the City’s General Fund operating budget, which receives a share of the base 1% property tax, but does not receive revenue from additional taxes and special assessments. The City’s share of the 1% base property tax rate averages 15.88% Citywide. The Report uses the market value of new development to represent projected assessed value.

General Property Transfer Tax
The property transfer tax is a one-time assessment on property at the time of sale. The standard rate is $1.10 per $1,000 of sale price, split evenly between the City and the County. Because this tax is assessed only at the time of sale, the Report assumes that new development that occurs due to the Build Out Projections will sell an average of one time during the projection period and that divides the total anticipated transfer tax revenue by 23 to estimate an annual revenue resulting from 23 years of property sales.

General Sales Tax
Taxable transactions that take place in the City are subject to an 8.75% sales tax. This rate includes the statutory 1% Bradley-Burns sales tax that accrues to the City and the 1% Measure P sales tax rate. The former accrues to the General Fund, while the latter accrues to the Measure P Fund. The Report uses household expenditure data from the American Community Survey and weekly worker spending data from the International Council of Shopping Centers to estimate total spending from new households and workers. The Report then assumes conservative A-12

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Appendix A. Fiscal and Economic Impact Analysis
estimates for how much of that spending will be local and taxable (50% for households, 85% for workers) to calculate total, taxable expenditures.

Transient Occupancy Tax
Transient occupancy taxes (“TOT”) are charged on the rental of hotel/motel rooms and other lodging rentals of less than 30 days. The City does not have many hotels and motels, and its TOT rate is 7%. The Report assumes that the increase in hotels and motels in the City will be proportional to the increase in retail and office land uses, because hotels can generally be built in areas designated for office and retail land uses.

Pass Throughs
Pass through revenues are distributions received by the City that would have gone to the former Victorville Redevelopment Agency prior to the 2012 dissolution of redevelopment agencies.

Since 2012, cities, counties, school districts, and other special districts have received the share of property tax revenues in former redevelopment project areas that would have gone to the redevelopment agencies, but is not needed for the former redevelopment agency’s financial obligations. The City contains areas in the project areas of two redevelopment agencies:

Victorville and Victorville Valley Economic Development Authority. The former is expected to have all obligations paid before 2045, while the latter is expected to have debt service obligations through 2055.

After all obligations are paid off, the revenues technically revert to a standard property tax distribution. For simplicity, the Report categorizes the associated revenues as “Pass Throughs” even if they will not be categorized that way in 2045. Approximately 60% of the City’s assessed value is located in the former redevelopment project areas. The City’s share of pass throughs as distributed by the County is approximately 12%. These factors are used to estimate the City’s share of Pass Throughs resulting from the Build Out Projections.

Other Revenues
Franchise fees, licenses & permits, fines & forfeitures, and charges for services are estimated on a per service population-basis. Other revenues are projected not to be impacted directly by the Build Out Projections. These include intergovernmental transfers, investment income, cost allocations, “miscellaneous” revenue, and transfers.

Expenditures
Growth in expenditures is estimated by applying two factors: recovery potential and variability.

Recovery potential is estimated using the revenues by department data in the City’s budget. The more a department can generate revenue from things like charges for services or licenses and permits, the more of its expenditures it can recover without general tax revenues. Variability is estimated based on the nature of each department. For example, the Build Out Projections would A-13

2045 Land Use Element
Appendix A. Fiscal and Economic Impact Analysis
not result in a significant increase in the need for administrative services, like the City Manager, Finance, Human Resources, or Information Technology departments. These departments have relatively low variability. In contrast, the services provided by the Police and Fire Departments generally scale very closely to growth and development, resulting in relatively high variability.

Each department’s recovery potential and variability led to an estimated variable cost per service population. These amounts are multiplied by the new service population to estimate additional expenditures under the Build Out Projections.

Economic Impact Analysis
In addition to impacts to the City’s operating budget, the Build Out Projections will grow the local economy. The economic impacts are estimated using the IMPLAN model. IMPLAN is an economic input-output modeling application, which allows one to estimate the potential economic impacts of certain activities or development.

To estimate the Build Out Projections, Projected Development by Land Use Category (see Table A-7) was adapted to fit the IMPLAN “Event” types. The 27,200 projected new households were allocated at different income levels based on the City’s current distribution of households by income level (taken from the American Community Survey). New workers, estimated based on new non-residential development and data on workers per thousand square feet, were allocated to IMPLAN industries based on current employment in the City, as identified by IMPLAN.

Inputting the new households and workers as described above resulted in the IMPLAN results shown in Table A-12. Over the course of the Land Use Element time period (from the present through 2045), the Build Out Projections are anticipated to involve the creation of 24,217 jobs, including 23,585 directly associated with the non-residential development. Labor income is estimated at more than $1.5 billion. The value added by the economic activity associated with the Build Out Projections is estimated at more than $2.4 billion. Economic output is estimated at more than $5.5 billion.

Table A-12. Economic Impact Results and Analysis
Impact Employment Labor Income Value Added Output
Direct 23,585 $ 1,463,889,232 $ 2,347,211,569 $ 5,399,232,626 Indirect
Induced
Total
231
401
16,942,260
19,712,215
32,567,074
43,683,887
68,889,791
64,910,321
24,217 $ 1,500,543,707 $ 2,423,462,530 $ 5,533,032,737
Analysis and Options
The land use projections underlying the F&EIA are taken from the City’s concurrent 2045 Land Use Element update. The projected increase in residential land use and the corresponding increase in households are notably high due to the City’s 2021-2029 Housing Element update and Regional Housing Needs Assessment, which required the City to plan for 8,165 new A-14

2045 Land Use Element
Appendix A. Fiscal and Economic Impact Analysis
residential units by 2029. Residential land uses are more likely than commercial uses to result in lower or negative net fiscal impacts to cities. This is due in part to residents typically placing a higher demand on City services than businesses do, while certain City revenues (most notably, sales taxes) are driven more directly by commercial land uses.

In proactively analyzing and identifying the projected negative net fiscal impacts, the City can take action so that the Build Out Projection is net neutral in its budgetary effects. In addition, the revenue and expenditure projections in this Report assume no change in the City’s current level of service. To maintain the current level of service while also balancing the City’s budget, the City can pursue several options, including the formation of Community Facilities Districts (“CFDs”), increasing tax rates, and pursuing grants and other funding sources to cover City costs.

Revising impact fees and user fees is generally another option for cities to increase operational revenues. However, the City adopted a new impact fee master schedule and updated user fees in 2022. These updated fees were incorporated into the Analysis.

Community Facilities Districts
CFDs, also known as Mello-Roos Districts, are special tax districts, by which either registered voters (generally for developed areas) or property owners (generally for new development) in an established geographic area agree to impose a tax on property within the area to fund services, public improvements or infrastructure. CFDs require a local agency sponsor, such as the City.

The City could pursue creating CFDs on developed area(s) or on new development to supplement operational revenues and to continue providing its current level of service. The amount of revenue that could be generated by CFDs depends on the size of the CFD areas. The City would have a broad level of discretion in setting the special tax levy for the CFD, as long as the City could get the CFD approved by the voters or property owners.

Tax Rates
The City could consider increasing certain tax rates. Measure P increased the sales tax rate effective in 2021. An additional increase to the sales tax rate may not be supported. However, the City’s transient occupancy tax rate of 7% is relatively low. Two of the City’s neighbors (Adelanto and Hesperia) have rates of 10%. The Countywide average is 9.2%, and 13 of the County’s 24 cities have a rate of 10% or higher.

Another tax option for the City is the utility user tax (“UUT”), which the City currently does not have. The UUT is imposed on the consumption of utility services, including electricity, gas, water, sewer, telephone (including cell phone and long distance), sanitation, and cable television. Cities can impose the UUT on some or all utility services and can set the rates. Five cities in San Bernardino County impose UUT, ranging from 2.5% to 9.0%.

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2045 Land Use Element
Appendix A. Fiscal and Economic Impact Analysis
Outside Funding Sources
The City has restricted fund accounts for local, state, and federal grants. Being restricted, these funds cannot directly offset General Fund expenditures. However, they may be used for expenses that would otherwise have to be covered by the General Fund. In this way, outside grants may help to reduce the strain on the General Fund budget.

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CITY COUNCIL

ATTACHMENT C
General Plan – Housing Element

2021–2029 HOUSING ELEMENT
January 2022

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ACKNOWLEDGEMENTS

CITY COUNCIL
Debra Jones, Mayor
Leslie Irving, Mayor Pro Tem
Elizabeth Becerra, Council Member
Blanca Gomez, Council Member

PLANNING COMMISSION
Rob Kurth, Chair
Rob Harriman, Vice-Chair
Kenneth Cook-Askins, Jr., Commissioner
Bill Thomas, Commissioner

EXECUTIVE MANAGEMENT
Keith Metzler, City Manager
Sophie Smith, Deputy City Manager
Jenele Davidson, Deputy City Manager

CITY STAFF
Scott Webb, City Planner
Michael Szarzynski, Senior Planner
Sue Jones, Public Information Officer
Charlene A. Johnson, Secretary
Melissa Nelson, Management Technician

CONSULTANT TEAM
Harris & Associates

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2021–2029 Housing Element
Table of Contents

TABLE OF CONTENTS
Acronyms and Abbreviations.....................................................................................................ix 1 Introduction ....................................................................................................................... 1-1

1.1 1.2

1.3 1.4
Background ............................................................................................................ 1-1 Community Overview ............................................................................................. 1-2 Role of the Housing Element.................................................................................. 1-3 Relationship to Other Elements.............................................................................. 1-4 Public Outreach and Participation..................................................................... 1-5 Organization...................................................................................................... 1-5

1.4.1 1.4.2
2 Community Profile............................................................................................................. 2-1

2.1 2.1.1
Population, Demographic, and Employment Trends .............................................. 2-1 Background....................................................................................................... 2-1 Population Trends............................................................................................. 2-2 Population Demographics: Race, Ethnicity, and Diversity................................. 2-3 Population by Age and Sex............................................................................... 2-4 Employment Trends.......................................................................................... 2-6 Household/Housing Characteristics...................................................................... 2-11 Housing Types ................................................................................................ 2-11 Housing Type Trend........................................................................................ 2-12 Vacant Units by Type...................................................................................... 2-13 Housing Units by Year Built............................................................................. 2-13 Ownership/Rental Statistics ............................................................................ 2-14 Substandard Housing...................................................................................... 2-16 Housing Conditions......................................................................................... 2-17 Median Home Sales Price for Existing Homes................................................ 2-19 Housing Units Permitted.................................................................................. 2-20

2.1.2 2.1.3

2.1.4 2.1.5

2.2 2.2.1

2.2.2 2.2.3

2.2.4 2.2.5

2.2.6 2.2.7

2.2.8 2.2.9
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2.2.10 Overpayment and Overcrowding..................................................................... 2-21

2.2.11 Household Income .......................................................................................... 2-21

2.3 2.3.1

2.3.2 2.4
Extremely Low Income Housing Needs................................................................ 2-28 Existing Needs................................................................................................. 2-28 Projected Needs.............................................................................................. 2-28 Special Housing Needs ........................................................................................ 2-30 Town of Apple Valley and City of Victorville Consolidated Action Plan ............... 2-30 Seniors............................................................................................................ 2-31 Large Families................................................................................................. 2-34 People with Disabilities ................................................................................... 2-38 Affirmatively Furthering Fair Housing ................................................................... 2-53

2.4.1 2.4.2

2.4.3 2.4.4

2.5 3 Housing Constraints.......................................................................................................... 3-1

3.1 3.1.1
Nongovernmental Constraints ................................................................................ 3-1 Land Costs........................................................................................................ 3-1 Construction Costs............................................................................................ 3-1 California Government Code, Section 65583(a)(6), Development Analysis..... 3-2 Availability of Financing..................................................................................... 3-3 Availability of Mortgage Financing..................................................................... 3-4 Environmental Constraints ..................................................................................... 3-5 Flooding Hazards.............................................................................................. 3-5 Biological Resources......................................................................................... 3-5 Cultural Resources............................................................................................ 3-6 Seismic Hazards ............................................................................................... 3-6 Hillsides/Slopes................................................................................................. 3-6 Governmental Constraints...................................................................................... 3-7 Federal and State Constraints........................................................................... 3-7 Local Constraints ............................................................................................ 3-10

3.1.2 3.1.3

3.1.4 3.1.5

3.2 3.2.1

3.2.2 3.2.3

3.2.4 3.2.5

3.3 3.3.1

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Table of Contents

3.4 3.4.1
Variety of Housing Types ..................................................................................... 3-16 Single-Family Housing .................................................................................... 3-16 Multi-Family Housing....................................................................................... 3-16 Manufactured Housing and Mobile Home Parks............................................. 3-16 Farmworker and Employee Housing............................................................... 3-17 Single-Room Occupancy................................................................................. 3-17 Emergency Shelters........................................................................................ 3-18 Low-Barrier Navigation Centers ...................................................................... 3-19 Transitional and Supportive Housing .............................................................. 3-20 Residential, Group, and Community Care Facilities........................................ 3-21

3.4.2 3.4.3

3.4.4 3.4.5

3.4.6 3.4.7

3.4.8 3.4.9

3.4.10 Accessory Dwelling Units................................................................................ 3-22

3.4.11 Development Standards.................................................................................. 3-23

3.4.12 Fees................................................................................................................ 3-30

3.4.13 Other Local Programs..................................................................................... 3-33

3.5 Reductions to Constraints .................................................................................... 3-35 4 Housing Resources and Opportunities.............................................................................. 4-1

4.1 4.1.1

4.2 4.2.1
Identification of Adequate Sites for Future Housing Needs .................................... 4-1 Regional Housing Targets................................................................................. 4-1 Financial Resources............................................................................................... 4-2 Federal Funding Sources.................................................................................. 4-2 State Funding Sources...................................................................................... 4-5 Quasi-Government Agencies .......................................................................... 4-10 Local Funding Sources ................................................................................... 4-11

4.2.2 4.2.3

4.2.4 5 Review of Previous Housing Element (2013–2021).......................................................... 5-1 6 At-Risk Affordable Housing ............................................................................................... 6-1

7. Housing Plan..................................................................................................................... 7-1 Goal 1: Encourage development of different housing types to meet the City’s different needs ................................................................................................................ 7-2 Goal 2: Maximize land utilization for residential development ......................................... 7-9 iii

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Table of Contents
Goal 3: Preserve existing housing stock........................................................................ 7-10 Goal 4: Encourage more affordable housing units ........................................................ 7-15 Goal 5: Maximize solutions for those experiencing or at risk of homelessness............. 7-21 Goal 6. Encourage homeownership .............................................................................. 7-26 Goal 7: Improve quality of life and promote placemaking.............................................. 7-28 Goal 8: Affirmatively further fair housing........................................................................ 7-33 Quantified Objectives .................................................................................................... 7-36 8 Adequate Sites Inventory Analysis and Methodology ....................................................... 8-1

8.1 8.2

8.3 8.4
Summary of Sites Capacity .................................................................................... 8-2 Capacity Determination .......................................................................................... 8-3 Identification of Developable Sites and Potential Capacity Methodologies............. 8-4 Housing Capacity and Past Housing Production by Community ........................... 8-9 Recent Past Housing Production by Community............................................... 8-9 Housing Potential Assumptions – General ........................................................... 8-11 Housing Potential Methodology – Sites with Commercial Zoning......................... 8-12

8.4.1 8.5

8.6 8.6.1 Likelihood of Development of Sites with Commercial Zoning with Residential Uses ................................................................................................ 13

8.7 8.8

8.9 Consistency with Affirmatively Furthering Fair Housing....................................... 8-13 Vacant Sites ......................................................................................................... 8-13 Non-Vacant Sites.................................................................................................. 8-14 Replacement Housing Requirements.............................................................. 8-148.9.1

8.10 Accessory Dwelling Units ..................................................................................... 8-15

8.11 Assembly Bill 1486 City-Owned Land................................................................... 8-15

8.12 Suitability of Sites for Moderate-Income Housing................................................. 8-16

8.13 Suitability of Sites for Lower-Income Housing ...................................................... 8-17

8.13.1 Sites Used in Previous Planning Periods’ Housing Elements ......................... 8-18

8.13.2 Sites Zoned/Designated for Adequate Density................................................ 8-18

8.14 Assembly Bill 1397 Requirements........................................................................ 8-19

8.15 Specific Plans....................................................................................................... 8-23 iv

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Table of Contents

8.16 Senate Bill 330 Requirements .............................................................................. 8-24

8.17 Senate Bill 1333 Requirements – “No Net Loss” .................................................. 8-24

8.18 Development Site Access to Water, Sewer, and Dry Utilities.............................. 8-25

8.18.1 Water and Sewer ............................................................................................ 8-25

8.18.2 Dry Utilities...................................................................................................... 8-26 List of Tables
Table 2-1. Growth Forecast for 2045...................................................................................... 2-1 Table 2-2. Racial and Ethnic Composition.............................................................................. 2-4 Table 2-3. Population by Age (City of Victorville).................................................................... 2-5 Table 2-4. Residential Code Enforcement Cases, July 1, 2019 – December 31, 2020 ........ 2-17 Table 2-5. Deteriorated Structure Field Survey Results, Old Town Victorville Area ............. 2-18 Table 2-6. Housing Units by Year Built................................................................................. 2-19 Table 2-7. Households by Income Category......................................................................... 2-22 Table 2-8. Cost Burden by Income....................................................................................... 2-23 Table 2-9. Existing Needs for Extremely Low-Income Households ...................................... 2-28 Table 2-10. Resources for Seniors....................................................................................... 2-33 Table 2-11. Resources for Large Families............................................................................ 2-36 Table 2-12. Resources for Individuals with a Disability......................................................... 2-42 Table 2-13. Resources for Female-Headed Households...................................................... 2-45 Table 2-14. Resources for Farmworkers .............................................................................. 2-48 Table 2-15. Homelessness Resources................................................................................. 2-52 Table 3-1. Disposition of Home Purchase and Improvement Loan Applications (2020)......... 3-5 Table 3-2. Disposition of Home Purchase and Improvement Loan Applications (2010)......... 3-5 Table 3-3. City-Wide Land Use and Zoning.......................................................................... 3-12 Table 3-4. Specific Plan Land Use and Zoning..................................................................... 3-13 Table 3-5. Permitted Residential Uses by Zone ................................................................... 3-15 Table 3-6. Development Standards...................................................................................... 3-24 Table 3-7. Parking Requirements for Residential Uses ........................................................ 3-25 v

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Table of Contents
Table 3-8. Permit Processing Fees ...................................................................................... 3-31 Table 3-9. Building Permit Fees Schedule............................................................................ 3-32 Table 4-1. 6th Cycle Regional Housing Needs Allocation (2021–2029) ................................. 4-1 Table 5-1. Program Evaluation.............................................................................................. 5-2 Table 6-1. Affordable Housing Inventory ................................................................................ 6-1 Table 7-1. Quantified Objectives Summary .......................................................................... 7-36 Table 7-2. Quantified Objectives Details............................................................................... 7-37 Table 8-1. Summary of Sites Capacity ................................................................................... 8-2 Table 8-2. Capacity Determination ......................................................................................... 8-3 Table 8-3. Proposed Developments, City of Victorville........................................................... 8-8 Table 8-4. 2013-2021 Housing Units with Issued Permits by Planning Area........................ 8-10 Table 8-5. 2021–2029 Site Inventory by Planning Area ....................................................... 8-11 Table 8-6. Commercial Sites and Net Potential Units........................................................... 8-12 Table 8-7. Identified Sites Suitable for Lower-Income Housing ............................................ 8-17 Table 8-8. Zone/Designation Housing Densities and Associated Density Ranges............... 8-18 Table 8-9. Victorville Adequate Sites Program Summary..................................................... 8-21 Table 8-10. Specific Plan Areas with Sites ........................................................................... 8-23 List of Figures
Figure 1-1. Victorville Vicinity Map.......................................................................................... 1-7 Figure 2-1. Population Trend, 2000–2020 .............................................................................. 2-2 Figure 2-2. Population Growth, the City of Victorville and Neighboring Cities ........................ 2-3 Figure 2-3. Current Population by Age and Sex ..................................................................... 2-5 Figure 2-4. Employment (Riverside–San Bernardino–Ontario Statistical Area [2013–2020]). 2-6 Figure 2-5. Unemployment Rate (Riverside–San Bernardino–Ontario Statistical Area [2013–2020])................................................................................................................ 2-7 Figure 2-6. Employment Projections (2016–2026) ................................................................. 2-8 Figure 2-7. Employment by Industry..................................................................................... 2-10 Figure 2-8. Employment by Occupation ............................................................................... 2-11 Figure 2-9. Housing Type ..................................................................................................... 2-12 vi

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Table of Contents
Figure 2-10. Housing Type Trend......................................................................................... 2-12 Figure 2-11. Vacant Units by Type ....................................................................................... 2-13 Figure 2-12. Housing Units by Year Structure Built .............................................................. 2-14 Figure 2-13. Housing Tenure................................................................................................ 2-15 Figure 2-14. Housing Tenure by Age.................................................................................... 2-15 Figure 2-15. Housing Tenure by Year Moved to Current Residence.................................... 2-16 Figure 2-16. Substandard Housing....................................................................................... 2-16 Figure 2-17. Median Home Sales Price for Existing Homes................................................. 2-20 Figure 2-18. Housing Units Permitted................................................................................... 2-21 Figure 2-19. Spending on Rent............................................................................................. 2-23 Figure 2-20. Spending on Rent by Income ........................................................................... 2-24 Figure 2-21. Household Income by (Cash) Rent .................................................................. 2-25 Figure 2-22. Monthly Owner Costs for Mortgage Holders..................................................... 2-25 Figure 2-23. Costs for Mortgage Holders by Income............................................................ 2-26 Figure 2-24. Household Income by Home Value (for Owned Units)..................................... 2-27 Figure 2-25. Crowding by Extent and Tenure....................................................................... 2-27 Figure 2-26. Senior Households by Income and Tenure ...................................................... 2-31 Figure 2-27. Disability by Type – Seniors (65 Years of Age and Over) ................................ 2-32 Figure 2-28. Households by Household Size........................................................................ 2-35 Figure 2-29. Crowding by Extent and Tenure....................................................................... 2-36 Figure 2-30. Disability by Type ............................................................................................. 2-39 Figure 2-31. Disability by Type – Seniors (65 Years of Age and Over) ................................ 2-39 Figure 2-32. Disability by Employment Status ...................................................................... 2-40 Figure 2-33. Developmental Disabilities ............................................................................... 2-41 Figure 2-34. Female-Headed Households............................................................................ 2-44 Figure 2-35. Households by Poverty Status ......................................................................... 2-45 Figure 2-36. Farmworkers .................................................................................................... 2-47 Figure 2-37. Homelessness Solutions Task Force Action Timeline...................................... 2-49 vii

2021–2029 Housing Element
Table of Contents
Figure 2-38. City and County Homelessness Point-in-Time ................................................. 2-50 Figure 3-1. Mid-Sized, Transit-Accessible, C1 Zoning.......................................................... 3-35 Figure 8-1. Inventory Sites.................................................................................................... 8-27 List of Appendices
Appendix A. Public Engagement
Appendix B. Affirmatively Furthering Fair Housing
Appendix C. Sites Inventory
Appendix D. Housing and Community Development Department Review Letters viii

2021–2029 Housing Element
Acronyms and Abbreviations

ACRONYMS AND ABBREVIATIONS
AB Assembly Bill
ACS American Community Survey
ADU accessory dwelling unit
AMI area median income
CDBG Community Development Block Grant
California Emergency Solutions and Housing
City of Victorville
CESH
City or Victorville
COC Continuum of Care
Consolidated Action Plan 2017–2021 Consolidated Plan and 2017–2018 Action Plan Town of Apple Valley and City of Victorville Consortium Community Revitalization Investment Area
California Tax Credit Allocation Committee
dwelling units per acre
Consortium
CRIA
CTCAC
du/acre
H.O.P.E.

HCD
Homeless Outreach and Proactive Enforcement
Department of Housing and Community Development
U.S. Department of Housing and Urban Development
California Health & Safety Code
junior accessory dwelling unit
HUD
HSC
JADU
JPA Joint Powers Authority
LBNC
LIHTC
NOFA
RHNA
SB
Low-Barrier Navigation Center
Low-Income Housing Tax Credit
Notice of Funding Availability
Regional Housing Needs Assessment
Senate Bill
SCAG
sf
Southern California Association of Local Governments
square feet
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2021–2029 Housing Element
Acronyms and Abbreviations
SRO single-room occupancy
State State of California
Terner Center
UWMP
VWD
University of California, Berkeley, Terner Center
Urban Water Management Plan
Victorville Water Division
VVEDA Victor Valley Economic Development Authority
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2021–2029 Housing Element
Chapter 1: Introduction
1 INTRODUCTION
This document is the Housing Element for the City of Victorville (City or Victorville) as updated for the 2021-2029 6th Cycle planning period. The Housing Element is part of the Victorville General Plan 2030, adopted by the City in October 2008 and certified by the State of California (State) in 2010.

The California Government Code requires that the Housing Element be included in a City’s General Plan as one of seven mandatory elements that express the community’s values, goals, and vision for the future. The Housing Element identifies and analyzes the City’s existing and projected housing needs and contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. The Housing Element identifies ways in which the housing needs of all economic segments of the community, including residents and the local workforce, can be met.

1.1 Background
The provision of adequate housing for families and individuals of all economic levels is an important public goal. It has been a focus for the State and local governments. The issue has grown in complexity due to rising land and construction costs, as well as increasing competition for physical and financial resources in both the public and the private sectors.

In response to this concern, the California Legislature amended the California Government Code in 1980. The amendment instituted the requirement that each local community include a specific analysis of its housing needs and a realistic set of programs designed to meet those needs. This analysis is to be set forth in a Housing Element and incorporated in the General Plan of each municipality.

The California Legislature determined that a primary housing goal for the State is to ensure that every resident has a decent home and suitable living environment. The requirements of the law are prefaced by several statements of State policy set forth in Section 65580 of the California Government Code:
a. The availability of housing is of vital Statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
b. The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
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2021–2029 Housing Element
Chapter 1: Introduction
c. The provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of the government.
d. Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. e. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the State in addressing regional housing needs. f. Designating and maintaining a supply of land and adequate sites suitable, feasible, and available for the development of housing sufficient to meet the locality’s housing need for all income levels is essential to achieving the State’s housing goals and the purposes of this article.

California Government Code, Section 65588, requires that local governments review and revise the Housing Element of their comprehensive General Plans (Victorville General Plan) not less than once every 8 years. Prior to the 6th Cycle Housing Element Update for the 2021–2029 planning period, Victorville’s Housing Element was updated in 2014 for the 5th Cycle (2013 to 2021).

Multiple changes to California Housing Element law have become effective since processing of the City’s 5th Cycle Housing Element. In particular, the State increased its ability to enforce Housing Element requirements, and the ability for interested persons to challenge the City’s compliance with Housing Element law. Pursuant to California Government Code, Section 65585, the State has a greater range of penalties that can be imposed on jurisdictions for non- compliance. This puts the City at risk of exposure to a variety of fiscal impacts and regulatory impacts that could reduce local control over housing-related decision-making. Jurisdictions that do not comply also risk the State imposing a more frequent Housing Element update cycle.

The 6th Cycle Housing Element Update was prepared to comply with State housing laws, as amended, and all other federal, State, and local requirements as necessary to demonstrate compliance with State law and gain State certification.

1.2 Community Overview
The City is located in southwestern San Bernardino County in the geographic sub-region of the southwestern Mojave Desert known as the Victor Valley and commonly referred to as the “High Desert” due to its approximate elevation of 2,900 feet above sea level. Areas surrounding the Planning Area are largely undeveloped and contained within the unincorporated County of San Bernardino boundaries. Surrounding urbanized areas include the City of Adelanto to the northwest, 1-2

2021–2029 Housing Element
Chapter 1: Introduction
Town of Apple Valley to the east, City of Hesperia to the south, and the unincorporated community of Phelan to the west (Figure 1-1, Victorville Vicinity Map).

After experiencing tremendous population growth between 2000 and 2010, during which the population almost doubled (from 64,029 to 115,903), the City has seen more modest growth between 2010 and 2018 (from 115,903 in 2010 to 126,432 in 2018). The City’s growth can be attributed to the availability of relatively low-cost housing (relative to Orange County, Los Angeles County, and other parts of the Inland Empire), particularly for single-family homes.

1.3 Role of the Housing Element
The Housing Element, as part of the Victorville General Plan, establishes housing-related actionable programs that are intended to guide City decision-making related to land use planning and development activities for the planning period 2021–2029 in accordance with the City’s stated housing goals and State law. The Housing Element includes strategies for maintenance of existing housing and action-oriented programs to increase the capacity for additional housing options within the local housing supply as necessary to meet the current and future needs of people living and working in Victorville. Implementation of these strategies will require that the City process a series of future actions, referred to as the Housing Element implementation program, for compliance with California housing law.

Meeting the community’s housing needs is a high priority for the City. As widely reported throughout the State, California is in the midst of a housing crisis where demand greatly outweighs supply. Additionally, overall wage growth has not kept pace with increases in housing costs, making median home prices and rents out of reach for a large population of the State.

According to the Harvard Joint Center for Housing Studies, 1 approximately 50% of California renters were rent burdened (i.e., more than 30% of their income went toward rent) with nearly one-third designated as severely rent burdened (i.e., more than 50% of their income went toward rent) prior to the COVID-19 pandemic. These factors have contributed significantly to various housing problems, such as overcrowding and homelessness.

In the County of San Bernardino specifically, median income increased by 14% between 2018 and 2020, 2 while median home prices in Victorville increased by 23%, 3 and rent increased by 20%.4 These statistics demonstrate the ongoing, well-documented need for affordable housing.

Given high land, construction, and materials costs in California, the development of affordable housing requires public subsidies and assistance, as the costs to develop the housing far exceed the revenues derived from selling/renting the housing at affordable prices/rents. It is important 1 https://www.cbs8.com/article/news/local/california/calmatters/why-is-housing-so-expensive-in-california/509-e463dd3f- 4041-43b9-8983-4226caee88e2.
2 3
4 California Department of Housing and Community Development, State Income Limits, 2018 and 2020.

Zillow, March 2020.

Rentcafe.com, March 2020.
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2021–2029 Housing Element
Chapter 1: Introduction
to note that there is insufficient public funding available to fill the gap between what it costs to build affordable housing and the revenues generated by the housing on a State and federal level. Prior to 2011, many cities like Victorville utilized redevelopment as a financial tool to revitalize blighted areas and fund affordable housing. However, redevelopment was eliminated in 2011, and this significant funding source (estimated at $2 billion/year Statewide) of locally derived revenues was redirected away from affordable housing and toward local taxing entities’ general funds. The City had helped fund several affordable housing developments prior to 2011, but has been unable to fund these projects since State law eliminated this funding source.

Affordable housing is funded primarily through a combination of sources (as no one source is sufficient to fund individual projects), including Low-Income Housing Tax Credits, State grants, project-based housing vouchers from the U.S. Department of Housing and Urban Development, loan programs, donation of land, and other sources.

State law recognizes that housing needs may (and do) exceed available resources and, therefore, does not require that the City's quantified objectives be identical to the identified housing needs.

More specifically, the California Government Code, Section 65583(b) (2) states, “It is recognized that the total housing needs . . . may exceed available resources and the community’s ability to satisfy this need within the content of the general plan requirements . . . . Under these circumstances, the quantified objectives need not be identical to the total housing needs. The quantified objectives shall establish the maximum number of housing units by income category, including extremely low income that can be constructed, rehabilitated, and conserved.” The acknowledgment of the funding limitations is extremely important—cities and counties are required to prepare Housing Elements every 8 years to identify needs and actions to provide for housing at all income levels and for all populations despite a severe shortage in local, State, and federal funding that makes many of the actions needed and planned financially infeasible. It is important to recognize that State law requires cities to plan for housing, but almost all housing is developed by the private sector.

1.4 Relationship to Other Elements
California Government Code, Section 65300.5, states the following: “The General Plan and elements and parts thereof comprise an integrated, internally consistent, and compatible statement of policies . . . .” The purpose of requiring internal consistency is to avoid policy conflict and provide a clear policy guide for the future maintenance, improvement and development of housing within the City.

The Housing Element was prepared in a manner to ensure that this requirement is met. It is important to note that the City is currently undergoing updates to the Land Use and Safety Elements of the General Plan as well as preparing an Environmental Justice Element. These updates are anticipated to be completed during 2022.
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2021–2029 Housing Element
Chapter 1: Introduction
The Housing Element has been reviewed for consistency with the City’s other General Plan elements during the current updates to the Land Use and Safety Elements, and the Environmental Justice Element preparation. As more portions of the General Plan are amended in the future, the Housing Element will be reviewed to maintain consistency.

1.4.1 Public Outreach and Participation
The City prepared a comprehensive Public Engagement Plan for the 6th Cycle Housing Element, Land Use and Safety Element Updates, and Environmental Justice Element. Despite the COVID-19 pandemic, the City successfully conducted two public workshops on the Housing Element (including online and social media notice posting) and conducted an online survey, including identifying all stakeholders. Public participation for the 2021–2029 Housing Element included online Planning Commission Special Workshop Meetings on February 1, 2021, and March 15, 2021. Members of the community were invited to address concerns and give input on the ideas for the Housing Element. Special invitations were sent to housing developers, housing professionals, and agencies and organizations that provide supportive housing services to lower and moderate-income households and persons with special needs (see Appendix A for mailing list). Notices were also posted on the City website and social media platforms, and ads were printed in the local newspaper inviting the community to both workshops. A third meeting before both the Planning Commission and City Council is planned for July 13, 2021, to review the Draft Housing Element. A public review draft was prepared and made available to the community prior to the July 13, 2021, meeting and will continue to be available for at least 60 days. The Draft Housing Element is available on the City website.

1.4.2 Organization
The Housing Element is organized into eight primary chapters:
• Chapter 1, Introduction: Provides an overview of the purpose, scope, and organization of the Housing Element.
• Chapter 2, Community Profile: Provides a summary of the City’s demographic and housing characteristics, special needs groups, and housing needs, as well as an overview of the required Affirmatively Furthering Fair Housing analysis, detailed further in Appendix B. • Chapter 3, Housing Constraints: Provides an assessment of the various constraints to housing development and preservation.
• Chapter 4, Housing Resources and Opportunities: Provides an inventory of resources available to meet the City’s existing and projected housing needs. • Chapter 5, Review of Previous Housing Element (2013–2021): Analyzes the progress and effectiveness of programs from the City’s prior Housing Element and reviews the appropriateness of the program for the current Housing Element. 1-5

2021–2029 Housing Element
Chapter 1: Introduction
• Chapter 6, At-Risk Affordable Housing: Identifies units in the City currently restricted with affordability covenants, focusing on covenants that expire in the next 10 years. • Chapter 7, Housing Plan: Specifies the City’s commitments to providing and preserving housing opportunities in the community.
• Chapter 8, Adequate Sites Inventory Analysis and Methodology: Assesses the City’s capacity for new housing development and demonstrates that the City can accommodate its Regional Housing Needs Assessment allocation of 8,165 housing units, including 2,871 lower-income affordable units.
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Chapter 1: Introduction
Figure 1-1. Victorville Vicinity Map
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Chapter 1: Introduction
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Chapter 2. Community Profile
2 COMMUNITY PROFILE

2.1 Population, Demographic, and Employment
Trends
California Government Code, Section 65583(a), requires an assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs. Per Section 65583(a)(1), this section includes an analysis of population and employment trends and details the population characteristics and growth, demographics, and employment trends in the City of Victorville (City or Victorville). The City’s population characteristics and trends are important factors in evaluating the housing needs of its residents and identifying strategies to meet those needs through plans, programs, and projects. Population growth, household characteristics, and employment trends influence the housing needs of the community.

2.1.1 Background
Victorville is a growing, vibrant community with affordable housing prices, is conveniently located between the Cities of Los Angeles and Las Vegas, is in proximity to major transportation routes (Interstate 15, U.S. Route 395, and State Route 18), is home to some of the area's largest employers, and has experienced robust industrial and retail expansion (City of Victorville, Economic Development Department). The former George Air Force Base is currently redeveloping as an industrial hub. Additionally, a high-speed rail line between the Town of Apple Valley and the City of Las Vegas is due to begin construction in 2021, which should bring economic benefits to the City, additional jobs, and a greater need for housing.

These attributes make Victorville an appealing place to live and contribute to the increasing growth rate. Understanding and planning its housing needs are critical to supporting the growing residents and workforce.

According to the Southern California Association of Government’s (SCAG’s) Final Connect SoCal Demographic and Growth Forecast, Technical Report, adopted September 3, 2020, the following represents the growth forecast for Victorville (Table 2-1).

Table 2-1. Growth Forecast for 2045
2016
123,300
33,900
41,200
2045
194,500
61,800
61,200
% Change
58%Population
Employment
Households
82%
49%
SCAG 2020 Final Connect SoCal Demographic & Growth Forecast 2-1

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2.1.2 Population Trends
Victorville is a growing community with an increasing need for housing to accommodate its population. In 2020, the City’s total population was 126,432, including 4,917 living in group quarters, according to the California Department of Finance. The population has increased by 9% over the last 10 years from a population of 115,903 but has increased by 97% over the last 20 years, growing from 64,029 in the year 2000. This population boom signifies a staggering 20- year growth rate and significant demand for housing (California Department of Finance E-5 Population and Housing Unit Estimates). Over this 20-year period, Victorville’s population has grown 3.4% per year, trending higher than the 0.7% average annual growth rate of the SCAG region. Figure 2-1 charts this population increase over the last 20 years, comparing the City’s growth to the growth throughout the greater SCAG region.

Figure 2-1. Population Trend, 2000–2020
140.0
120.0
100.0

80.0 60.0

40.0 20.0

0.0 19.5

19.0 18.5

18.0 17.5

17.0 16.5

16.0 15.5

15.02000
64,029
2005
87,813
2010 2015 2020
Victorville
SCAG
115,903 123,042 126,432
16,516,703 17,541,873 18,051,534 18,731,901 19,021,787
CA DOF E-5 Population and Housing Unit Estimates.

Figure 2-2 illustrates the population changes and growth rate between 2000 and 2020 for the City and its neighboring cities. Surrounding jurisdictions have experienced growth, though the City’s growth is among the highest of neighboring cities. The City experienced an annual growth rate of 3.4%, as did the City of Adelanto. However, The City’s annual growth rate of 3.4% outpaced its surrounding neighbors of the Town of Apple Valley’s annual growth rate of 1.6%, the City of Hesperia’s rate of 2.2%, and the City of San Bernardino’s rate of 0.8%.

Between 2000 and 2020, the City’s population increased by a staggering 97.5%, trending just above the City of Adelanto’s 96.7% growth increase. However, this dramatically outpaced the Town of Apple Valley’s increase of 37.2%, the City of Hesperia’s 54% increase, and the City of San Bernardino’s 17.6% increase.
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Figure 2-2. Population Growth, the City of Victorville and Neighboring Cities 250,000
200,000
150,000
100,000
50,000
- 2000
64,029
18,130
54,239
62,590
185,382
2005
87,813
24,855
63,117
76,548
201,295
2010 2015 2020
Victorville 115,903
31,765
69,135
90,173
209,924
123,042
33,803
71,930
92,478
216,235
126,432
35,663
74,394
96,393
217,946
Adelanto
Apple Valley
Hesperia
San Bernardino
CA DOF E-5 Population and Housing Unit Estimates

2.1.3 Population Demographics: Race, Ethnicity, and Diversity Racial and ethnic diversity and different cultural background may influence housing characteristics, needs, and preferences, such as preferences for location or housing size to accommodate multi-generational families. Understanding the City’s racial and ethnic demographics can help analyze housing current trends, needs, and projections.

Table 2-2 shows the racial and ethnic composition of City residents. The 2014–2018 American Community Survey (ACS) 5-Year Estimates reports that of the population that identifies as one race, 64% of City residents are White, 17% are Black, 4% are Asian, and 8% are some other race. Approximately 54% of City residents are Hispanic or Latino of any race. Since 2010, the White population has increased by approximately 15%, the Black population by 0.2%, and the Hispanic or Latino population by 6%. The Asian, American Indian or Alaskan native, and native Hawaiian or Pacific Islander communities have decreased in population size. 2-3

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Table 2-2. Racial and Ethnic Composition
Race
Total population
One race
2018 Estimate 2018 (%) 2010 Estimate 2010 (%)
121,861
114,391
77,443
20,703
1,138
108,088
103,261
68,202
17,166
1,271
94%
64%
17%
1%
96%
63%
16%
1%
White
Black or African American
American Indian and Alaska Native
Asian 4,662 4% 4,323 4%
Native Hawaiian and Other Pacific Islander
Some other race
Two or more races
214
10,231
7,470
0%
8%
6%
148
12,151
4,827
0%
11%
5%
1 65,971 54% 50,189 46%Hispanic or Latino (of any race) American Community Survey 2006-2010 and 2014-2018 5-year estimates. 1 Hispanic or Latino is not exclusive of other races - This will result in a data overlap.

2.1.4 Population by Age and Sex
Housing needs are influenced by the age structure and characteristics of its residents and are an important factor in evaluating housing needs and planning future development. Different age brackets often have different lifestyles, family sizes, incomes, employment trends, and other preferences that impact their housing choice and affordability. For example, younger adults often rent affordable apartments or purchase condominiums close to work, while the older population tends to buy larger homes to accommodate growing families. If a city has a significant senior population, they may require special housing types or services, such as assisted living facilities, housing rehabilitation programs, paratransit, Meals on Wheels, and home healthcare services, to enable seniors to remain in the community. Understanding these characteristics will provide insight and help the City evaluate its current and projected housing needs.

Figure 2-3 summarizes the current age and sex distribution of City residents (2014–2018 ACS 5-Year Estimates). The population of the City is 50% male and 50% female. It is also a young community. According to the 2014–2018 ACS 5-Year Estimates, the median age of City residents is 30 years old. Median age has consistently hovered around 30 for the last 20 years, decreasing from age 30.7 in 2000 to age 29.5 in 2010, before going back up to age 30 in 2020. 2-4

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Figure 2-3. Current Population by Age and Sex
8,000
6,000
4,000
2,000
0 0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75-79 80-84 85+ 2,000
4,000
6,000
8,000
Age
FemaleMale
American Community Survey 2014-2018 5-year estimates.

As shown in the Table 2-3, 33% of the population in the City is 18 years old and under, whereas this age group makes up 23% of the population across the SCAG region. Approximately 56% of the population is of approximate working age (20 to 64 years old). The City’s seniors (65 years of age and over) represent 9% of the population, which is lower than the 13% across the SCAG region.

While most age groups increased over the last 10 years, the age brackets that grew the most since 2010 include seniors age 65–74 years old (31% increase), adults age 55–65 years old (18% increase), and young adults age 25–34 years old (10% increase).

Table 2-3. Population by Age (City of Victorville)
Age Categories
5 to 14 years
15 to 17 years
Under 18 years
18 to 24 years
15 to 44 years
16 years and over
18 years and over
21 years and over
60 years and over
62 years and over
65 years and over
75 years and over
Total
21,685
%
18%
6%
33%
9%
43%
72%
68%
64%
13%
11%
9%
6,856
39,566
11,197
52,782
87,394
82,295
77,703
16,074
13,858
11,262
4,365 4%
American Community Survey 2014-2018 5-year estimates.
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2.1.5 Employment Trends

2.1.5.1 Regional
Riverside–San Bernardino–Ontario Metropolitan Statistical Area Current Employment/Unemployment Statistics (through 2020) The economic effects of the COVID-19 pandemic are widely reported on a regional, State of California (State), and national basis. Due to the shutdown on businesses and the loss of jobs due to the economic slowdown, employment and unemployment changed significantly from March 2020 through 2021. Data from the U.S. Bureau of Labor Statistics provides a recent view of how the COVID-19 pandemic has affected employment and unemployment. The City is within the Riverside–San Bernardino–Ontario Statistical Area (as defined by the U.S. Bureau of Labor Statistics). The changes in employment and unemployment between 2013 (the year the 5th Cycle Housing Element was adopted) and 2020 are depicted on Figures 2-4 and 2-5.

Figure 2-4. Employment (Riverside–San Bernardino–Ontario Statistical Area [2013–2020]) 2,500,000
2,000,000
1,500,000
1,000,000
500,000
-
2013 2014 2015 2016 2017 2018 2019 2020
employment unemployment
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Figure 2-5. Unemployment Rate (Riverside–San Bernardino–Ontario Statistical Area [2013–2020])

9.1%8.6%

6.8%

5.7% 5.3%

4.3% 4.1% 3.5%
2013 2014 2015 2016 2017 2018 2019 2020
Employment Projections
The U.S. Bureau of Labor Statistics also provides projections for the Riverside–San Bernardino– Ontario Statistical Area (Figure 2-6).
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Figure 2-6. Employment Projections (2016–2026)
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2.1.5.2 City of Victorville
Employment data on the local level is lagging behind the regional data presented in the previous section. SCAG Pre-Certified Data for the City, dated August 2020 (SCAG Pre-Certified Data), uses U.S. Census data and other information as of 2018. According to the 2014–2018 ACS 5- Year Estimates, over 55% of residents 16 years of age and over are employed in the labor force.

The following provides important information about employment in the City:
 The City has 41,794 workers living within its borders who work across 13 major industrial sectors as depicted on Figure 2-7.
o Education and social services are the largest employment group with 9,640 employees (23% of total workers).
o Retail trade is the second largest employment group with 5,928 employees (14% of total workers).
 The mean commute travel time to work is 35 minutes.
 The median household income is $50,691 (2014–2018 ACS 5-Year Estimates, Table S1901).

Employment by Industry
The City and the greater Victor Valley region have experienced significant economic growth. The Victor Valley Economic Development Authority cites pro-business climate, fast-track permitting process, affordable land, proximity to all western markets, a large skilled labor force, family- friendly community, and a fully functioning industrial airport with access to low utility costs as reasons manufacturing, warehousing, aerospace, logistics, industrial, retail, or commercial services or operations have made the Victor Valley region their home. Education and social services are the largest employment group with 9,640 employees (23% of total workers). Retail trade is the second largest employment group with 5,928 employees (14% of total workers) (Figure 2-7).
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Figure 2-7. Employment by Industry
Agriculture
Construction
Manufacturing
102
2,617
2,858
Wholesale Rrade
Retail Trade
1,186
5,928
Transportation 4,227
Information 814
Finance 1,731
Professional Services
Education & Social Services
Arts, Entertainment, Recreation
Other
3,927
3,401
2,497
2,866
9,640
Public Admininstration
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 10,000 Number of Jobs
American Community Survey 2014-2018 5-year estimates using groupings of 2-digit NAICS codes.

The City’s employment has grown by 11% between 2013 (the year the 5th Cycle Housing Element was adopted) to 2019 (the most current data available from the California Employment Development Department). More specifically, California Employment Development Department data shows that employment has grown from 39,000 in 2013 to 43,600 in 2019, an increase of 4,600 in the 6-year period, indicating a recovery from the Great Recession in 2008–2009.

According to the April 4, 2016 High Desert Workforce Report (the most recent data readily available), the City’s largest employers include the following:
 Southern California Logistics Airport – 1,890
 Victor Elementary School District – 1,215
 Victor Valley College – 827
 Desert Valley Hospital. / Medical Center – 630
 Victor Valley Global Medical Center – 526
 City of Victorville – 402
 Walmart – 400
 Victor Valley Union High School District - 382
 Costco – 311
 Cemex – 214
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Employment by Occupation
In addition to understanding the industries that employ City residents, it is also helpful to identify the types of jobs that are most prevalent. Management is the largest group of job types with 27% of total employees. Sales and service positions are the second most common job type, with 22% of City residents employed in each category (Figure 2-8).

Figure 2-8. Employment by Occupation

40.0%

34.2%35.0%

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

27.1%

22.8%21.8% 22.0%

19.6% 19.3%

14.6%

9.8% 8.8%

0.0%
Management Services Sales Natural Resources Production
Victorville SCAG
American Community Survey 2014-2018 5-year estimates using groupings of SOC codes.

2.2 Household/Housing Characteristics
California Government Code, Section 65583(a), requires an assessment of housing needs and an inventory of resources and constraints relevant to meeting these needs. Per Section 65583(a)(2), this section includes an analysis and documentation of household characteristics.

This section details the level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition in the City.

2.2.1 Housing Types
According to the SCAG Pre-Certified Data, 38,297 housing units are in the City. Of this number, 80% of the housing units are single-family detached (30,432 units), which exceeds the percentage of single-family detached units in the SCAG region as a whole (54%) (Figure 2-9).

The majority of other housing units in the City are multi-family (15%), mobile homes (almost 5%), and single-family attached (less than 1%).
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Figure 2-9. Housing Type
100%
90% 79.5%
80%
70%
60%
50%
40%
30%
20%
10%
0%

54.4%

27.3%

10.7%7.2% 7.5%4.5% 4.6% 3.5%0.8%
Single-Family Detached Single-Family Attached Multifamily, 2-4 Units Victorville (%) SCAG (%)
Multifamily, 5+ Units Mobile Homes
CA DOF E-5 Population and Housing Unit Estimates

2.2.2 Housing Type Trend
As depicted on Figure 2-10, single-family units have consistently represented the overwhelming majority of housing types over the last 20 years, while only approximately 1,500 multi-family units have been developed over the last 2 decades; the number of mobile homes has remained flat. According to City staff, historically, the development community has shown little interest in developing multi-family units in the City, particularly since the Great Recession. The declines in property values in the Victor Valley region were more pronounced than in other parts of the region, like the Counties of Los Angeles and Orange. Lenders that developers rely on to provide financing have been hesitant to provide loans for multi-family projects in inland areas in the last 10 years due to the risk related to future recessions, which has resulted in no multi-family units being developed between 2015 and 2020.

Figure 2-10. Housing Type Trend
35,000
30,72029,98729,406
30,000
25,000
20,000
15,000
10,000
5,000
0 21,731
16,457
5,512 5,819 5,8194,284 4,494
1,757 1,730 1,737 1,743 1,758
Mobile HomesSingle-Family Residential (SFR) Multifamily Residential (MFR) 2005 2010 2015 20202000
CA DOF E-5 Population and Housing Unit Estimates
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2.2.3 Vacant Units by Type
According to the American Communities Survey 2014–2018 5-year estimate, 35,187 of the 38,297 housing units in the City are vacant, which results in a vacancy rate of 8%. The unit types that make up the 3,110 vacant units in the City are depicted on Figure 2-11.

Of the 3,110 vacant units, 42% (almost half) are rental units, with units for sale (or sold) making up 29%. Seasonal and other unit types represent the remaining 29% of vacant units in the City.

Figure 2-11. Vacant Units by Type
40%
35%
30%
25%
20%
15%
10%
5%

37.5%

33.5%

27.7%26.7%

20.7% 19.5%

9.4%7.9%

5.4%4.7% 4.5%

2.3%

0.0% 0.3%
Migrant
0%
For Rent Rented For Sale
Victorville
Sold
SCAG
Seasonal Other
American Community Survey 2014-2018 5-year estimates.

2.2.4 Housing Units by Year Built
The City experienced the largest growth in housing units between 2000 and 2009, as the Southern California housing market was extremely strong before 2008. In contrast, the SCAG region as a whole experienced the largest growth in housing units between 1970 and 1979 (Figure 2-12).
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Figure 2-12. Housing Units by Year Structure Built
40% 36.2%
35%
30%
25%
20%
15%
10%
5%

21.5%

15.0%

18.5%

16.3% 15.9%14.5%

10.1% 9.5% 9.3%9.1%

6.9%

1.4%

4.8%

1.5%

3.5% 3.8%

1.0%

0.1%

1.2%
0%
2014 & Later 2010-2013 2000-2009 1990-1999 1980-1989 1970-1979 1960-1969 1950-1959 1940-1949 1939 & Earlier
Victorville (%) SCAG (%)
American Community Survey 2014-2018 5-year estimates.

The City’s housing stock is generally newer compared to other cities in the SCAG region. Data on the age of the current housing stock illustrates historical development patterns and can indicate the overall condition of the housing stock as older homes require more maintenance and repair (and at greater costs) than units that are 30 years old or less.

2.2.5 Ownership/Rental Statistics
Housing security can depend heavily on housing tenure (i.e., whether homes are owned or rented). Ownership units represent approximately 55% of all units, while rental units make up approximately 45% of the City’s units. More specifically, the City’s housing stock consists of 32,917 total units, 17,893 of which are owner occupied and 15,024 of which are renter occupied.

The share of renters in the City is lower than the share in the SCAG region overall (Figure 2-13). 2-14

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Figure 2-13. Housing Tenure

56.0% 54.4%

54.0%

52.0%

50.0%

48.0%

46.0%

44.0%

42.0%

40.0%

52.5%

47.5%

45.6%
Victorville SCAG
Owner (%) Renter (%)
American Community Survey 2014-2018 5-year estimates.

Data on the age of household occupants indicates that those 44 years old and younger are renting in the City, while those 45 years old and older tend to be homeowners. A correlation between age and home ownership exists, as depicted on Figure 2-14.

Figure 2-14. Housing Tenure by Age
4,500
4,000
3,500
3,000
2,500
2,000
1,500
1,000
500
0 15-24
278
25-34
2,804
3,811
35-44
3,230
3,402
45-54
3,493
3,410
55-59
1,836
1,039
60-64
1,766
829
65-74
2,733
1,089
75-84
1,370
554
85+
383
135
Owner
Renter 755
American Community Survey 2014-2018 5-year estimates.

The majority (40%) of households began residing in their current residence between 2010 and 2014, with the next largest group (26%) between 2000 and 2009, which is very similar to the SCAG region as a whole, where the most common move-in period was between 2010 and 2014 (32%) followed by between 2000 and 2009 (26%) (Figure 2-15). 2-15

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Figure 2-15. Housing Tenure by Year Moved to Current Residence 14,000
12,000
10,000
8,000
6,000
4,000
2,000
0 40.5%

26.1%

20.0%

9.2%

4.2%
2015 or later
4,577
2010-2014
8,456
2000-2009
1,649
1990-1999
252
1989 or earlier
Renter
Owner
90 2,018 4,877 6,932 2,787 1,279
Owner Renter
American Community Survey 2014-2018 5-year estimates.

2.2.6 Substandard Housing
The results of the 2014–2018 ACS 5-Year Estimates indicate that 500 units lack telephone service, 124 units lack plumbing facilities, and 292 units lack complete kitchen facilities (Figure 2-16).

Figure 2-16. Substandard Housing
3%

1.95%2%
2%
1%
1%
0%

1.52%

1.29%

0.89%

0.38% 0.39%
No Telephone Service Available Lacking Plumbing Facilities Victorville SCAG
Lacking Complete Kitchen Facilities
American Community Survey 2014-2018 5-year estimates.

Another measure of substandard housing conditions involves the number of code enforcement cases. Table 2-4 summarizes the number of code enforcement cases opened in the City between July 1, 2019 and December 31, 2020.
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Table 2-4. Residential Code Enforcement Cases, July 1, 2019 – December 31, 2020 CATEGORY COUNT % OF TOTAL RESIDENTIAL CASES
Substandard Housing
Substandard Housing - Water/Sinks
Substandard Housing - Mold
Substandard Housing - Plumbing
Substandard Housing - Heating
Substandard Housing - Wiring
Tenant Relocation Assistance - Healthy & Safety Endangered Unsafe Structures
231
10 81
132
10 138
6 29%
1%
10%
17%
1%
17%
1%
0%3
Structure Unfit for Human Occupancy
Rental Property Inspection Requirements
Total
12 176
799
2%
22%

2.2.7 Housing Conditions
To analyze the housing conditions in Victorville, the City considered both code enforcement data and a field survey conducted in the Old Town Area of the City in July 2020. Both sources were considered together to estimate the number of substandard units in the City:
 According to the Old Town field survey, 198 parcels are characterized by deteriorated residential structures.
 City code enforcement data for cases opened July 1, 2019 through December 31, 2020 totaled 799.

Based on both sources, the City estimates a total of 997 are in need of rehabilitation or replacement. Specific information related to the Old Town field survey and building code violations is provided in the following sections.

2.2.7.1 Victorville CRIA Field Survey
The City is in the process of forming a Community Revitalization Investment Area (CRIA) in the Old Town Victorville Area. A field survey of properties in the Old Town Area was conducted in July 2020 to identify and evaluate the prevalence of deteriorated structures. The Old Town Victorville is comprised of approximately 400 acres and is located between Interstate 15 and the eastern boundary of the City. It includes the historic Old Town core, the area north of the railroad tracks, and the 7th Street corridor gateway leading into Old Town.

Structures were deemed “deteriorated” based on observable conditions pursuant to California Health and Safety Code (HSC) Section 17920.3, which outlines an array of conditions present on the inside or outside of a structure that qualify a building to be a “deteriorated structure.” However, due to the nature of the field survey, which involved visually evaluating the exterior of properties (not the interior), only those qualifying conditions visible from the outside each structure were considered. Deteriorated residential structures were identified on 198 parcels in the Old Town Area (shown in Table 2-5), which represents approximately 36% of all Old Town residential parcels.
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Table 2-5. Deteriorated Structure Field Survey Results, Old Town Victorville Area Residential
198
Non-Residential Total
322Deteriorated
Non-Deteriorated
Total
124
290
414
353 643
551 965
Source: CRIA Old Town Area Field Survey, July 2020
Old Town in Relation to Victorville
Old Town is Victorville’s oldest area. Over time, the City developed primarily in southern and western directions from the Old Town Area. Those areas adjacent to Old Town are also among the oldest in the City lack the housing size and layout desirable to modern renters and homeowners, which is leading to a decline in property conditions. Furthermore, the majority of the structures that have been identified as in need of rehabilitation or replacement were built in unincorporated areas that were later annexed into the City. More specifically, the following areas adjacent to Old Town are observed to be in need of rehabilitation or replacement:
 The deterioration of the structures north of Green Tree Boulevard to the Old Town Area, specifically between Hesperia Road to the east and the I-15 Freeway to the west, becomes more visible as residents travel north to Old Town. This is due to the fact that structures are generally older in age farther north in the City.  A residential area abutting the I-15 Freeway to the east, north of Mojave Drive and south of Puesta Del Sol was subdivided prior to annexation and has some recent scattered single-family dwellings. However, the area also has older, deteriorated, small, multi-family complexes. Overall, the number of residential structures in need of rehabilitation or replacement is greatest in Old Town and in those areas adjacent to Old Town as compared to those residential areas farther from Old Town where newer residential units are located. Due to the amount of deterioration in Old Town, the City is pursuing the creation of a CRIA to help revitalize Old Town (Proposed Programs PP-F.5 and PP-I.8).

2.2.7.2 Code Enforcement Data
As illustrated in Table 2-4, City code enforcement data for cases opened July 1, 2019 through December 31, 2020 totaled 799.

2.2.7.3 Housing Units Built Before 1980
There are a total of 6,764 residential structures in the City built before 1980. Older structures require much more maintenance and some replacement and repair of structure components, such as roofs, paint, termite damage to wood, etc. Therefore, older structures are more likely to 2-18

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be in need of rehabilitation or replacement than newer structures. Table 2-6 illustrates the age of the housing stock.

Table 2-6. Housing Units by Year Built
Year Structure Built
Year Built
2014 & Later
Number
38 2010-2013
2000-2009
1990-1999
1980-1989
1970-1979
1960-1969
1950-1959
1940-1949
1939 & Earlier
Total
1,712
12,875
6,572
7,638
3,237
1,255
1,353
486
433
35,599
American Community Survey 2014-2018
5-year estimates.

2.2.7.4 Programs
Chapter 7: Housing Plan of the Housing Element contains programs and policies that target areas like Old Town to improve housing conditions, including the following:
 PP-F.5 - Community Revitalization and Investment Authority. Establish a Community Revitalization and Investment Authority in the Old Town Area that would allow the City to use 25% of the property tax increment generated in that area to develop affordable housing and otherwise support the Old Town community’s revitalization (also Program PP-I.8).
 EP-G.1 - Request for Proposals. The City has issued a Request for Proposals for development of residential properties it owns in the Old Town Area.  PP-L.3 - Development Impact Fee Waiver for Old Town Victorville Area. Explore the potential waiver of development impact fees for all types of housing within Old Town.

2.2.8 Median Home Sales Price for Existing Homes
Median home prices were recorded at $254,000 in 2018 and have not recovered to the pre- Great Recession high of $330,000 in 2006 (23% less than highest median). However, in contrast, median home prices in the SCAG region as a whole have generally risen to pre-Great Recession highs, as depicted on Figure 2-17. Median home prices in the City are also significantly below those of the SCAG region. More specifically, prices in the City have ranged from a low of 37% 2-19

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of the SCAG region median in 2013 and a high of 60% in 2006 (as shown as a gray dotted line on Figure 2-17).

Figure 2-17. Median Home Sales Price for Existing Homes $600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$-

70.0%

60.0%

50.0%

40.0%

30.0%

20.0%

10.0%

0.0%
Victorville SCAG Victorville Percentage of SCAG Price
SCAG Local Profiles, Core Logic/Data Quick. SCAG median home sales price calculated as household-weighted average of county medians.

2.2.9 Housing Units Permitted
According to the SCAG Pre-Certified Data, 9,110 building permits for housing units were issued in the City between 2000 and 2018. Of this total, 8,110 permits were for single-family units, and 1,000 permits were for multi-family units. Applying the number of permits issued to the population in the City and in the SCAG region as a whole (to determine the number of permits issued per 1,000 people in the population) is an indicator to show how the permit activity in the City compares to the SCAG region.

As shown on Figure 2-18, the City’s permit activity had been higher than the SCAG region between 2000 and 2012. In fact, the activity was 4–6 times higher than the SCAG region between 2002 and 2006. However, after 2012, activity slowed down and now trails behind the SCAG region. It is important to note that cities in the Victor Valley region experience great property value reductions, higher numbers of foreclosures, and great numbers of assessment appeals following the Great Recession. This impact had presented challenges as the development community and commercial lenders that developers rely on have focused development activity closer to urban, coastal centers. Additionally, residential development as a whole in much of the SCAG region has slowed down, as shown on Figure 2-18. Before 2008, permit activity in the SCAG region was double what occurred in the following 10 years. 2-20

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Figure 2-18. Housing Units Permitted
3500 45.0

40.0 35.0

30.0 25.0

20.0 15.0

10.0 5.0
3000
2500
2000
1500
1000
500
0 0.02000 2002 2004 2006 2008 2010 2012 2014 2016 2018
All Units 345
345
0 1220 2781 3294 413
188
225

1.5 284
284
0 298
93 46
46 0
115
115
0 323
323
0 Single-Family Units
Multifamily Units
SCAG, Units per 1000 Pop.
986
234

4.8 2699 3039
82 6.4
254

5.2 205

2.2 2.5

4.0 1.0

2.5 1.4

0.4 2.1

0.9 2.4

2.6Victorville, all units per 1000 Pop. 5.4 17.4 35.2 34.1 3.8 Core Logic/Data Quick. Additional detail available in SCAG 2019 Local Profiles. SCAG median home sales price calculated as household-weighted average of county medians.

2.2.10 Overpayment and Overcrowding
California Government Code, Section 65583(a)(2), requires an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. The sections below provide this important information.

2.2.11 Household Income
Household income is an important data point as it demonstrates an individual or household’s ability to pay for housing.

The California State Department of Housing and Community Development (HCD) identifies the following income categories based on the area median income (AMI) of each county:
 Extremely Low Income: Households with income up to 30% of the AMI  Very Low Income: Households with income between 31 and 50% of the AMI  Low Income: Households with income between 51% and 80% of the AMI  Moderate Income: Households with income between 81% and 120% of the AMI  Above Moderate Income: Households with income over 120% of the AMI 2-21

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The U.S. Department of Housing and Urban Development Comprehensive Housing Affordability Strategy data separates households slightly differently, with a category for households with income between 81% and 100% of the AMI (“Below Median”) and a category for households with income above 100% of the AMI (“Above Median”).

Between 2013 and 2017 (the most recent data available), 49% of Victorville households had lower incomes (Table 2-7) and 40% of households had incomes above the median income. The percentage of lower income households in Victorville is higher than in the County of San Bernardino (41%).

Table 2-7. Households by Income Category
Victorville San Bernardino CountyIncome Category (% of County AMI) Households Percent Households Percent Extremely Low (30% AMI or less)
Very Low (31 to 50% AMI)
Low (51 to 80% AMI)
5,365
4,840
5,890
3,350
13,185
32,630
16%
15%
18%
10%
40%
100%
80,790
73,660
102,005
62,225
304,960
623,640
13%
12%
16%
10%
49%
100%
Below Median (81% to 100% AMI)
Above Median (Over 100% AMI)
Total
Sources: Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) (2013-2017)

2.2.11.1 Cost Burden by Income
Housing cost burden is most commonly measured as the percentage of gross income spent on housing, with an amount of over 30% considered “cost burdened” and 50% considered “severely cost burdened.” However, a lower-income household spending the same percent of income on housing as a higher-income household will likely experience more true cost burden.

The SCAG Pre-Certified Data contains information from the U.S. Department of Housing and Urban Development on the number of households in the City that pay 30% or more of their gross income on housing costs (Table 2-8). This data indicates that approximately 45% of households in the City are cost burdened, or spend 30% or more of their gross income on housing costs. As shown on Table 2-8, 14,175 of the 32,630 households spend 30% or more of their gross income on housing costs. Approximately 22% of households (7,030) spend over 50% of their gross income on housing costs and are considered “severely cost burdened.” 2-22

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Table 2-8. Cost Burden by Income
Households by Share of Income Spent on
Housing Cost
Income < 30%
1,015
665
2,045
2,155
12,575
18,455
30-50%
385
1,870
3,135
1,165
590
> 50%
3,965
2,305
710
30 20
Total
5,365
4,840
5,890
3,350
13,185
32,630
Extremely Low (30% AMI or less)
Very Low (31 to 50% AMI)
Low (51 to 80% AMI)
Below Median (81% to 100% AMI)
Above Median (Over 100% AMI)
Total 7,145 7,030
Sources: Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) (2013-2017)

2.2.11.2 Spending on Rent
The City has a higher percentage of rent-burdened households than the SCAG region has as a whole. According to the SCAG Pre-Certified Data, 60% of the City’s 15,024 renter households spend 30% or more of gross income on housing costs compared to 55% in the SCAG region.

Additionally, 4,757 renter households in the City (32%) spend 50% or more of gross income on housing costs compared to 29% in the SCAG region.

This data indicates a need for more affordable housing units in the City (Figure 2-19).

Figure 2-19. Spending on Rent
4,7575,000
4,500
4,000
3,500
3,000
2,500
2,000
1,500
1,000
500
1,6181,488 1,450 1,503
1,1571,025 953 724
349
0 <10% 10-15% 15-20% 20-25% 25-30% 30-35% 35-40% 40-49% >50% Not Computed
Percent of Income Spent on Rent
American Community Survey 2014-2018 5-year estimates.

Spending on Rent by Income
Another method to analyze the extent of rent-burdened households in the City is to examine rent expenditure by income bracket. The 2014–2018 ACS 5-Year Estimates data on renter households (i.e., the 14,300 renter households in the City where income data is available) shows 2-23

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the general trend of low-income households spending a higher share of income on housing (e.g., over 50%), while high-income households are more likely to spend under 20% of income on housing costs (Figure 2-20).

Figure 2-20. Spending on Rent by Income
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0% $20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999Less than $20,000 $100,000 or more
>50% 2,978
287
115
36 1,517
1,489
195
256
1,658
374
6 0 0
830-49%
20-29%
<20%
747 89
1,177
414
929
349
148
1,38326 119
Income Category
American Community Survey 2014-2018 5-year estimates.

2.2.11.3 Household Income by (Cash) Rent
The data on City renter households' cash rent paid by household income indicates a general trend of lower-income households spending less, on rent while higher-income households spend more on rent. Rent categories range from less than $500 per month (4% of City renters) to over $2,000 per month (2% of City renters). The most common rent category in the City is $1,000– $1,500 per month (43% of City renters) (Figure 2-21).
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Figure 2-21. Household Income by (Cash) Rent
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0% Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
>$2000/mo. 0 47
446
1428
1280
26 13
719
1173
432
70 29
699
1231
355
30 58
868
431
10 169
529
744
97 $1500-2000/mo.
$1000-1500/mo.
$500-1000/mo.
<$500/mo.
449
1270
1525
513 0 0
Income
American Community Survey 2014-2018 5-year estimates.

2.2.11.4 Monthly Costs for Mortgage Holders
The percentage of owner-occupied units in the City is slightly higher than the percentage in the SCAG region as a whole. Approximately 55% of housing units in the City are owner occupied compared to 52% in the SCAG region. Additionally, mortgage payments are up to 50% less in the City than in the SCAG region as a whole. The most common mortgage payment in the City ranges from $1,000 to $1,500 per month compared to $2,000 to $3,000 per month in the SCAG region (Figure 2-22).

Figure 2-22. Monthly Owner Costs for Mortgage Holders
45% 40.6%
40%
35%
30%
25%
20%
15%
10%
5%

33.4%

28.3%

19.6%

15.7% 15.4%13.7% 13.2% 12.3%

5.1%

1.0% 0.5%
<$500

1.2%
$3000-$4000

0.1%
>$4000
0%
$500-$1000 $1000-$1500 $1500-$2000 $2000-$3000
Mortgage - Monthly Payment
Victorville SCAG
American Community Survey 2014-2018 5-year estimates.
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2.2.11.5 Costs for Mortgage Holders by Income
The data on mortgage-holding households in the City (by income and the percentage of income spent on mortgage costs) indicates that lower-income households spend a higher share of income on housing costs, while high-income households may spend a lower share of income on housing.

The most prevalent income category for City mortgage-holding households is $75,000 or more (6,405 households), and the most prevalent share of income spent on mortgage costs is over 30% (5,126 households) (Figure 2-23).

Figure 2-23. Costs for Mortgage Holders by Income
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0% Less than $20,000 $20,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 or more 248Over 30%
20-29%
916 1,896
66 1,164
276
81 902
1,567
541
7 -
1,719
Under 20% 27 4,438
Household Income; Percent of income spent on mortgage costs American Community Survey 2014-2018 5-year estimates.

2.2.11.6 Household Income by Home Value (for Owned Units) The relationship between housing and income can be analyzed by comparing incomes and home values in the City. The most common income category for homeowner households is $100,000 or more (4,971 households), and the most common home value category is $200,000 to $500,000 (9,302 households) (Figure 2-24).
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Figure 2-24. Household Income by Home Value (for Owned Units) 100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0% Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 or
more
Above $500,000 9 58
958
13 36 83 45
$200,000 to $500,000
$100,000 to $200,000
Below $100,000
564 999
716
354
1,841
1,303
496
1,318
1,070
163
3,622
1,032
272
635 1,524
3701,184
Household Income; Home Value
American Community Survey 2014-2018 5-year estimates.

2.2.11.7 Crowding by Extent and Tenure
According to the SCAG Pre-Certified Data, 9% of the total housing units in the City meet the ACS definition of “overcrowding.” More specifically, the ACS reports that 1,444 homeowner and 2,009 renter households had more than one (1) occupant per room. Of these households, 253 homeowner households and 535 renter households had more than 1.5 occupants per room, which meets the ACS definition of “severe overcrowding” (Figure 2-25).

Figure 2-25. Crowding by Extent and Tenure

18.0%

15.6%16.0%

14.0%

12.0%

10.0%

8.0%

13.4%

8.1%

6.4%

6.0% 4.9%

3.6%4.0%

1.4% 1.3%2.0%

0.0%

1.0+/room
Owner

1.5+/room
Owner
Victorville

1.0+/room
Renter

1.5+/room
Renter
SCAG
American Community Survey 2014-2018 5-year estimates.
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2.3 Extremely Low Income Housing Needs
Extremely low-income is defined as households with income less than 30% of area median income. According to the HCD "State Income Limits for 2021" letter dated April 26, 2021, the 2021 area median income in San Bernardino County is $77,500. For extremely low- income households, this results in an income of $26,500 or less for a four-person household or $16,600 or less for a one-person household. Households with extremely low-income have a variety of housing situations and needs. For example, most families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance are considered extremely low-income households. At the same time, a minimum wage worker with an annual income of approximately $27,400 or less could be part of an extremely low-income household, dependent on their household size. Figure 2-6 provides examples of occupations with wages that could qualify as extremely low-income households, including personal care aides, laborers, food preparation and serving workers, cashiers, and office clerks.

2.3.1 Existing Needs
According to the U.S. Department of Housing and Urban Development Comprehensive Housing Affordability Strategy for the 2012–2016 period, approximately 5,365 extremely low-income households resided in the City, representing 16% of the total households as shown in Table 2-

9. As shown in Figure 2-9, most (3,850) extremely low-income households are renters and experience a high incidence of housing problems. For example, 83% of extremely low-income households faced housing problems (defined as cost burden greater than 30% of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and 81% were in overpayment situations. Even further, 74% of extremely low-income households paid more than 50% of their income toward housing costs, compared to 22% for all households.

Table 2-9. Existing Needs for Extremely Low-Income Households Owner
1,515
86%
Renter
3,850
81%
Total
5,365
83%
Total Number of ELI Households
Percent with Any Housing Problems
Percent with Cost Burden (30% of income)
Percent with Severe Cost Burden (50% of income)
82%
69%
81%
76%
81%
74%
Sources: Department of Housing and Urban Development (HUD) and Comprehensive Housing Affordability Strategy (CHAS) (2013-2017)

2.3.2 Projected Needs
To calculate the projected housing needs, the City assumed 50% of its very low-income regional housing need are extremely low-income households. As a result, from the very low- income need 2-28

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of 1,735 units, the City has a projected need of 866 units for extremely low-income households.

Many extremely low-income households will be seeking rental housing and most likely facing overpayment, overcrowding or substandard housing condition. Some extremely low-income households could be with mental or other disabilities and special needs.

To address the range of needs, the City will seek out State and Federal funding to continue to provide assistance and make provisions for development of transitional housing, shelters, single- room occupancy (SRO) housing, and other forms of housing for residents experiencing homelessness. Furthermore, the City will seek to encourage the development of at least one SRO development within the Planning Period (See Proposed Program PP-I.3 in Section 7 of this Housing Element).

Supportive housing is generally defined as permanent, affordable housing with on-site services that help residents transition into stable, more productive lives. Services may include childcare, after-school tutoring, career counseling, etc. Most transitional housing includes a supportive services component. The City regulates supportive housing as a residential use, provided supportive services are subordinate to the residential use.

To address the housing needs of extremely low-income households, the City has identified several policies are proposed to help expand affordable housing opportunities for the low income. These include the following the following objectives and existing and proposed policies and programs from the Chapter 7 Housing Plan:
 PP-A.3 - Increase Zoning in Areas Zoned for Multi-Family  PP-B.1 - Assist with Development of Low-Income Housing  PP-B.2 - Expedite Development
 PP-D.4 - Assist Residents with Extremely Low, Very Low, and Low Incomes  PP-F.4 - Recurring Notice of Funding Availability
 PP-F.5 - Community Revitalization and Investment Authority  Objective H - Promote various types of affordable housing  Objective I - Increase housing opportunities and access to support services for people experiencing homelessness
 Objective J - Increase tenant protections
 Objective L - Provide programs to increase affordable homeownership opportunities 2-29

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 HE-Q.3 - Promote housing opportunities for all people regardless of protected characteristics, such as race, color, sex, national origin, religion, sexual orientation, disability, family status, marital status, income, and ancestry, that can limit housing choice.

As part of this effort, the City will follow their housing plan and collaborate with housing providers and stakeholders to meet the City’s affordable housing needs

2.3.2.1 Needs Assessment
According to the U.S. Department of Housing and Urban Development Comprehensive Housing Affordability Strategy for the 2012–2016 period, 5,745 households (approximately 18% of the total households) in the City were senior households (Figure 2-26). Below includes a breakdown of this total:

2.4 Special Housing Needs
California Government Code, Section 65583(a), requires an assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs. Per Section 65583(a)(7), this section includes an analysis of any special housing needs. This section details the needs of seniors, people with disabilities (including developmental disabilities), large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter in the City. Studying these groups is an important component of identifying special housing needs and meeting these needs through plans, programs, and projects.

These specific segments of the population may have more difficulty finding decent, affordable housing due to special needs. Special circumstances may be related to one’s employment and income, family characteristics, and disability and household characteristics, among other factors.

Furthermore, many of these groups overlap. For instance, many seniors live with a disability, and many single mothers are homeless. Generally, these groups would be assisted by an increase in affordable housing, especially housing located near public transportation and services.

2.4.1 Town of Apple Valley and City of Victorville Consolidated Action Plan The Town of Apple Valley and the City of Victorville prepared a 2017–2021 Consolidated Plan and 2017–2018 Action Plan (Consortium Consolidated Action Plan) to comply with the U.S.

Department of Housing and Urban Development’s federal block grant funding requirements. The Consolidated Action Plan identifies overall housing and community development needs for the Town of Apple Valley and the City of Victorville Consortium (Consortium).

In addition to the research data used in this section, the Consortium Consolidated Action Plan will be used to determine needs and goals.
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2.4.2 Seniors
Federal housing data defines a household type as “elderly family” if it consists of two people either or both age 62 or over. The special needs of many senior households result from their fixed incomes, higher rate of physical disabilities, and common need for assistance from others.

Senior households have special housing needs primarily due to three major concerns: physical disabilities or limitations, income, and healthcare costs.

2.4.2.1 Needs Assessment
According to the U.S. Department of Housing and Urban Development Comprehensive Housing Affordability Strategy for the 2012–2016 period, 5,745 households (approximately 18% of the total households) in the City were senior households (Figure 2-26). Below includes a breakdown of this total:
 4,250 (or approximately 74%) were homeowner households  1,495 (or approximately 26%) were renter households
 965 (or approximately 17%) earn less than 30% of the area median family income (compared to approximately 24% in the SCAG region)
 2,290 (or approximately 40%) earn less than 50% of the area median family income (compared to approximately 31% in the SCAG Region)
Figure 2-26. Senior Households by Income and Tenure
Percent of Total Elderly
Owner
550
Renter
415
Total
965
Households:

Income category, relative to
surrounding area: < 30% HAMFI
30-50% HAMFI
50-80% HAMFI
80-100% HAMFI
> 100% HAMFI
TOTAL

16.8%
895
875
430
245
75 1,325
1,120
635

23.1%

19.5%
560 11.1%
1,370
4,250
330
1,495
1,700
5,745

29.6%
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.

As a special needs group, seniors are unique. As shown on Figure 2-26, the majority of the City’s senior households are homeowners and represent 74% of all senior households. According to the 2014–2018 ACS 5-Year Estimates, this rate of ownership is high for a special needs group, which makes up approximately 15% of the total households in the City. Of these senior homeowners, 1,445 (or 34%) fall below the 50% area median income, making senior homeowners within the very-low-income category the most prevalent senior group in the City. 2-31

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Poverty thresholds, as defined by the ACS, vary by household type. For instance, in 2018, a single-person, senior household with an annual income below $12,043 per year was considered in poverty. Alternatively, a two-person, senior household was considered to be in poverty with an annual income of $15,178, assuming they lived with no children under the age of 18. With these figures, the 2014–2018 ACS 5-Year Estimates reported the following:
 1,325 (or 5%) of City residents with incomes below the poverty level were 65 years of age and over
 3,927 households in the City have a household member 65 years of age and over, and approximately 12% of these families live below poverty level Senior households are likely to be on fixed, low incomes and are at a greater risk of housing overpayment. Additionally, seniors have additional physical and social needs. As shown on Figure 2-27, 28% of seniors in the City (compared to 23% in the SCAG region) suffer from an ambulatory disability. Ambulatory disabilities are those that result in serious difficulty walking or climbing stairs. This notability of ambulatory disabilities in the City’s senior residents calls for housing that is more accessible to transportation and in-house assistance and for housing options with more accessible accommodations.

Figure 2-27. Disability by Type – Seniors (65 Years of Age and Over)

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

28.2%

22.9%

20.3%

17.5%

13.9%

13.1%

13.2%

10.5%

12.5%

10.1%10.1%

6.6%

0.0%
Hearing Vision Cognitive
Victorville Percent
Ambulatory Self-care Independent Living
SCAG Region Percent
American Community Survey 2014-2018 5-year estimates.

Regarding housing, seniors typically require smaller, more affordable housing options and/or assistance with accessibility and home maintenance. They often require ramps, handrails, and lower cupboards and counters to allow greater access and mobility for wheelchairs or walkers.

Because of their limited mobility, seniors also often need to live close to or have transportation assistance to shopping and medical facilities.
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2.4.2.2 Resources and Services
The City currently has a number of existing housing programs available exclusively or primarily to seniors. These services are outlined on Table 2-10.

Table 2-10. Resources for Seniors
Program Description
The sponsor of this program is the Economic Development Department of the City of Victorville. This program provides a one time grant of labor and materials for eligible senior/disabled homeowners for minor home repairs. Grant amounts are up to $10,000.

CDBG Senior/Disabled
Home Repair (SHRP)
Grants
This program is sponsored through Community Action Partnership. One time grant of labor and material for eligible homeowners for minor repairs and weatherization and insulation.

Repair Service Program
for Senior Homeowners
The Victorville Housing Trust can make funding available to write down the cost of land for the development of senior citizen and/or affordable housing projects by a private (usually not-for-profit) developer.

Land Assemblage and
Write-Down
There are currently 16 licensed facilities within the City providing residential care for the elderly. These range from large scale facilities such as Knoll’s West or Sterling Commons/Inn to individually run facilities housing six or fewer persons. Combined, these facilities can care for up to 375 people.

State Licensed Care
Facilities
Victor Valley Community
Services Council
The Services Council provides senior and disabled services as well as senior urgent repairs.

The City allows developments with reduced standards for Senior Housing:

Designed for senior citizen living, the standards generally allow for smaller minimum lot sizes, reduced lot size and yards and age restrictions allow the development to be more affordable and attractive to seniors on fixed incomes.

Planned Unit
Developments
Furthermore, the Consortium Consolidated Action Plan includes the following goals to address the availability of human services for seniors:
 Promote the development and financing of senior housing  Develop public facility amenities that facility community involvement and recreation  Disseminate fair housing information through literature, media, referrals, and workshops  Encourage programs designed to unite youth, seniors, veterans, and people with disabilities in mentoring and caregiving
The Consortium Consolidated Action Plan also contains strategies to remove or ameliorate the barriers to affordable housing, including the following:
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 Maintain the Down Payment Assistance and Homeownership Loan Programs as a tool to increase affordable homeownership opportunities for people with low and moderate incomes. By Fiscal Year 2021–2022, the Consortium shall preserve and expand its affordable housing in low-income neighborhoods by assist at least 50 low- and moderate- income households.
 Expedite development of housing projects for seniors and those with low and moderate incomes. All fees shall be waived for shelters and transitional housing projects.  Continue to promote the removal of architectural barriers to provide barrier-free housing for people with disabilities and enforce the accessibility requirements of federal fair housing law that apply.
 As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and not to be concentrated in any single area of the Town of Apple Valley or City of Victorville. Anticipated Impact:

Integration of all income.
 To preserve and expand opportunities and special needs services to integrate all people of a protected class in the community.

The Consortium has also proposed the action of continuing to consider alternate forms of residential development, including various types of small-lot, single-family subdivisions; mobile home parks that allow owner-occupied spaces; senior multi-family housing developments offering various degrees of care and assistance; mixed-use residential, office, and commercial developments. Through these programs, the City promotes safe and adequate housing for its senior residents and encourages the development of new affordable senior housing.

2.4.3 Large Families
Large households are identified in State housing law as a “group with special housing needs based on the generally limited availability of adequately sized, affordable housing units.” Large households are defined as those with five or more members. Due to the limited supply of adequately sized units to accommodate large family households, large families face an above- average level of difficulty in locating adequately sized, affordable housing. Even when larger units are available, the cost is generally higher than that of smaller units. The lack of supply, compounded with the low incomes of larger families, results in many large families living in overcrowded conditions.

2.4.3.1 Needs Assessment
According to the 2014–2018 ACS 5-Year Estimates, 32,917 households are in the City (see Figure 2-28). Below is a breakdown of this total:
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 15,024 were renters, and 17,893 were homeowners.
 8,117 (or approximately 25%) were households with five or more members.  4,147 of the total 15,024 (or approximately 28%) renter households were large family households.
 3,970 of the total 17,893 (or approximately 22%) homeowner households were large family households.

In comparison to the SCAG region, the City has the following household breakdown:
 A lower share of single-person households than the SCAG region overall (17% v. 24%)  A higher share of seven-or-more-person households than the SCAG region overall (6% v. 3%) Figure 2-28. Households by Household Size

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

0.0%
1 2 3 4 5 6 7+
Number of People per Household
Renter Owner Total
American Community Survey 2014-2018 5-year estimates.

According to the ACS, “overcrowding” is defined as having more than one person per room with more than 1.5 persons per room being defined as “severe overcrowding.” As shown on Figure 2-29, the incidence of overcrowding in the City is lower than that the SCAG region as a whole, suggesting that the City has an adequate supply of larger homes to accommodate its households. However, nearly 60% of the total 4,241 overcrowded households are renter households, pointing to a need for larger rental units. More specifically, 2,544 of the total 15,024 (or approximately 17%) renter households are overcrowded, and 535 (approximately 4%) of renter households are severely overcrowded. On the other hand, 1,697 of the total 17,893 (or approximately 10%) homeowner households are overcrowded, and 253 (or approximately 1%) are severely overcrowded.
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Figure 2-29. Crowding by Extent and Tenure

18.0%

16.0%

14.0%

12.0%

10.0%

15.6%

13.4%

8.1%

8.0%

6.0%

4.0%

2.0%

0.0%

6.4%

4.9%

3.6%

1.4% 1.3%

1.0+/room
Owner

1.5+/room
Owner

1.0+/room
Renter

1.5+/room
Renter
Victorville SCAG
American Community Survey 2014-2018 5-year estimates.

2.4.3.2 Resources and Services
Currently, the City has a number of existing housing programs to assist housing affordability for large families, specifically large renter households. These services include the following (Table 2-11).

Table 2-11. Resources for Large Families
Program Description
This program provides assistance for homebuyers in the form of closing costs and/or down payments. Through this program, low to moderate income families can obtain the needed assistance in financing the purchase of a home. Focus of this program is on first-time homebuyers, transitioning from renter to owner status.

Mortgage Assistance
Program
This program provides assistance for renters in the City to have access to affordable housing. A majority of our Section 8 rental vouchers are provided to larger households.

Section 8 Vouchers
In addition to these programs, the City also has a number of unit developments for large families.

The projects include the following:
 Northgate Village – Makes available 138 affordable housing units in one-, two-, and three-bedroom units for households with incomes between 40% to up to 80% of area median income.
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 Impressions at Valley Center – Makes available 99 affordable housing units at 15500 Midtown Drive affordable to households with incomes between 45% and 60% of the area median income.

Furthermore, the Consortium Consolidated Action Plan includes the following goals to address the availability of quality housing, including housing for large families:
 Encourage decent and affordable housing for residents of the Town of Apple Valley and the City of Victorville
 Encourage collaboration between public agencies, developers, investors, and other stakeholders to develop a wide range of housing development  Support down payment assistance
 Consider establishing rent control for affordability
 Reduce overcrowding in occupied properties
The Consortium Consolidated Action Plan also contains the following strategies to remove or improve the barriers to affordable housing:
 Maintain the Down Payment Assistance and Homeownership Loan Programs as a tool to increase affordable homeownership opportunities for people with low and moderate incomes. By Fiscal Year 2021–2022, the Consortium shall preserve and expand its affordable housing in low-income neighborhoods by assisting at least 50 low- and moderate-income households.
 As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and to not be concentrated in any single area of the Town of Apple Valley or City of Victorville. Anticipated Impact:

Integration of all income.
 To preserve and expand opportunities and special needs services to integrate all people of a protected class in the community.
 Expand their efforts in providing financial literacy services and advocate for an increase of supply of affordable ownership housing by hosting a minimum of two financial literacy and access of financing for homeownership workshops.
 Increase their participation in financial literacy and new-home buyer workshops.  As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and to not be concentrated in any single area of the Town of Apple Valley or City of Victorville to more fully integrate all income levels.
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The Consortium has also proposed the action of continuing to consider alternate forms of residential development, including various types of small-lot, single-family subdivisions; mobile home parks that allow owner-occupied spaces; and mixed-use residential, office, and commercial developments. Through these programs, the City promotes safe and adequate housing for its residents and encourages the development of new affordable housing.

2.4.4 People with Disabilities
The Americans with Disabilities Act defines a person with a disability as having a physical or mental impairment that substantially limits one or more major life activities. People with disabilities have special needs and many earn little income, have high healthcare costs, are dependent on supportive services, and/or require special building accommodations, such as access ramps or elevators.

People with disabilities face unique problems in obtaining adequate housing. This specific segment of the population, which includes individuals with mental, physical, and developmental disabilities, needs affordable, conveniently located housing that is specially adapted for their specific needs. Living arrangements for people with disabilities depend on the severity of the disability and can include arrangements like (1) living at home in an independent environment with the help of other family members, (2) special housing design features for the physically disabled, (3) income support for those unable to work, and (4) in-home supportive services for persons with medical conditions, among others.

2.4.4.1 People with Physical and Mental Disabilities
Physical and mental disabilities can hinder access to housing units of conventional design and limit the ability of individuals with disabilities to earn an adequate income. The proportion of individuals with physical disabilities is increasing nationwide due to overall increased longevity and lower fatality rates. Individuals with mental disabilities include those disabled by a psychiatric illness or injury, including schizophrenia, Alzheimer’s disease, AIDS-related infections, and conditions related to brain trauma. Disabilities tabulated by the U.S. Census include sensory, physical, and mental limitations.

Needs Assessment
According to the 2014–2018 ACS 5-Year Estimates, 13,135 City residents (approximately 11% of the City’s population) were identified as having a disability. Disabilities included each of the categories tabulated by the U.S. Census, with the majority having a physical disability.

Figure 2-30 presents the number of residents in the City with a disability as reported by the 2014–2018 ACS 5-Year Estimates. Some residents have more than one disability. 2-38

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Figure 2-30. Disability by Type
Independent Living
Self-care
5,341
3,144
Ambulatory
Cognitive
6,692
5,459
Vision 2,840
Hearing 2,774
3,0000 1,000 2,000 4,000 5,000 6,000 7,000 8,000
Number of Individuals
American Community Survey 2014-2018 5-year estimates.

Per the 2014–2018 ACS 5-Year Estimates, there are 11,262 seniors in the City. Of that total number, 28% live with an ambulatory disability (see Figure 2-31), making it the most commonly occurring disability amongst seniors 65 and older. Furthermore, relative to the SCAG area, the City houses a higher percentage of seniors with disabilities, pointing to a special need for senior housing in the City.

Figure 2-31. Disability by Type – Seniors (65 Years of Age and Over)

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

28.2%

22.9%

20.3%

17.5%

13.9%

13.1%

13.2%

10.5%

12.5%

10.1%10.1%

6.6%

0.0%
Hearing Vision Cognitive
Victorville Percent
Ambulatory Self-care Independent Living
SCAG Region Percent
American Community Survey 2014-2018 5-year estimates.

Understanding the employment status of people with disabilities is an important component in evaluating specialized housing needs. In the City, only 24% of the population with a disability are employed compared to approximately 65% of the total population. While the unemployment rate for individuals with a disability is lower than the rate for those with no disability (6% and 2-39

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10%, respectively), it is important to consider that 70% of individuals with disabilities are not in the labor force (see Figure 2-32). Overall, individuals living with a disability are seldom employed and, thus, require more assistance with finding affordable housing options.

Figure 2-32. Disability by Employment Status
With a
Disability
Percent of
Total
Percent of
TotalNo Disability
38,822
5,896
Employed 1,617
417
24%
6%
64%
10%
26%
Unemployed
Not in Labor Force
TOTAL
4,778
6,812
70% 15,481
60,199
American Community Survey 2014-2018 5-year estimates.

2.4.4.2 People with Developmental Disabilities
Pursuant to California Welfare and Institutions Code, Section 4512(a), “developmental disabilities” are those disabilities that begin before adulthood and include intellectual disabilities, cerebral palsy, epilepsy, autism, and those disabling conditions that are closely related to intellectual disabilities or require treatment similar to that of those with intellectual disabilities.

However, this definition does not include disability conditions that are solely physical in nature.

Using this definition as a benchmark for the purpose of this analysis, data provided by the U.S.

Census Bureau’s ACS for the population of the City with cognitive difficulty was used to quantify the total number of people with developmental disabilities. The definition of a cognitive difficulty provided by the ACS includes those resulting “because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions.” Therefore, the ACS estimates were used as the definitions provided by the ACS incorporate those noted by the California Welfare and Institutions Code.

Needs Assessment
According to the 2014–2018 ACS 5-Year Estimates, 26,250 City residents (approximately 22% of the City’s population) were identified as having a disability. Below is a breakdown of this total:
 Approximately 5,459 (or approximately 21%) of residents with a disability have disabling cognitive difficulty; and
 Of those 5,459 residents with a disabling cognitive difficulty, approximately 1,411 residents are 65 years of age and over (or approximately 26% of residents with a disabling cognitive difficulty) (see Figure 2-31)
The California Department of Developmental Services also provides data on developmental disabilities by age and type of residence. This information includes a breakdown of the housing types individuals with developmental disabilities reside in and by age (minors v. adults). This 2-40

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data is collected at the ZIP code level and may not perfectly match the 2014–2018 ACS 5-Year Estimates data used in this section. However, the data provides more context of the housing conditions of individuals with disabilities (see Figure 2-33). As shown below, individuals with a developmental disability typically reside with a parent, family member, or guardian. However, many individuals reside in independent or supported living and foster homes.

Figure 2-33. Developmental Disabilities
Victorville
By Residence: Home of Parent/Family/Guardian
Independent/Supported Living
Community Care Facility
Intermediate Care Facility
Foster/Family Home
1,327
89 89
5 99
Other 15
By Age:

TOTAL
0 - 17 Years
18+ Years
1,624
826
4,074
CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019. Data available in 161/197 SCAG jurisdictions.

Developmental disabilities can result in individuals with self-care difficulties and/or independent living difficulties, preventing usability of housing units of typical design and function without personal care.

Due to these individuals’ ability to remember, concentrate, and make decisions, their housing opportunities are further hindered because of economic constraints. Together, these factors drive the need for facilities designed to accommodate individuals with developmental disabilities.

Resources and Services
The Fair Housing Accessibility Standards and Title 24 of the California Administrative Code set forth access and adaptability requirements for individuals with physical disabilities. These regulations apply to public buildings, such as motels, employee housing, and factory-built housing, and privately funded, newly constructed apartment houses containing five or more housing units.

The regulations also require that ramp ways, larger door widths, and restroom modifications be designed to enable free access. However, such standards are not mandatory of new single-family residential construction. The City provides grants and loans to individuals with disabilities who have low and moderate incomes for accessibility modifications to single-family homes and assistance to renters with disabilities. Additionally, the Inland Regional Center, which is the regional center contracted by the California Department of Developmental Service provides 2-41

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programs and services that further aid meeting the needs of those with physical, mental, and developmental disabilities. Programs for people with disabilities include the following (Table 2-12).

Table 2-12. Resources for Individuals with a Disability Program Description
The San Bernardino County Department of Behavioral Health provides this Housing and Employment employment program for individuals with a mental disability. Services include Program linkage between federal and state funded programs, affordable housing, job training and placement, healthcare, professional counseling, and education.

The sponsor of this program is the Economic Development Department of the City of Victorville. This program provides a one time grant of labor and materials for eligible senior/disabled homeowners for minor home repairs. Grant amounts are up to $10,000.

Senior/Disabled Home
Repair Program
The sponsor for this program is the Department of Housing and Urban Development. It provides rental assistance that is either tenant-based, project based, or sponsor-based to maximize independence for disabled homeless persons.

Shelter Plus Care
Program
State Licensed Care
Facilities
There are approximately 15 adult home facilities providing care to disabled individuals. These facilities are licensed to care for up to 77 people.

The sponsor of this program is the Economic Development Department of the City of Victorville. This program provides a one time grant of labor and materials for eligible senior/disabled homeowners for minor home repairs. Grant amounts are up to $10,000.

Senior/Disabled Home
Repair Program
There are approximately 11 adult home facilities providing care specifically to developmentally disabled individuals, with a capacity of 53 individuals.

There are approximately 10 adult residential facilities providing care to disabled adult individuals, which may include those with developmental disabilities, with a capacity of 49 individuals.State Licensed Care
Facilities There are 2 adult residential care facilities providing care specifically to the mentally disabled, which may include those with developmental disabilities, with a capacity of 12 individuals.

There are 2 small family home facilities providing care to children, which may include those with developmental disabilities, with a capacity of 10 children.

This program is administered by the County of San Bernardino and assists low- income and disabled adults and children with extraordinary needs for care to remain in their own homes by providing personal care services and/or domestic services.

In-Home Support Services
Is a service provided by the Inland Regional Center ("IRC") that is designed to assist families with developmentally disabled children in staying together. The service is designed to give family members a break or relief from the ongoing demands and responsibilities of caring for a child with developmental disabilities.

There are approximately 10 preferred providers that serve the IRC area who will hire someone the family is familiar with to provide the respite care. Also, the IRC provides agency respite care where a provider is assigned to the family if they do not have a preferred provider.

Respite Care
Furthermore, the Consortium Consolidated Action Plan includes the following goals to address the availability of quality housing, including housing for individuals with disabilities:
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 Promote the development and financing of housing for people with disabilities  Develop public facility amenities for community involvement and recreation  Disseminate fair housing information through literature, media, referrals, and workshops  Encourage programs designed to unite youth, seniors, veterans, and people with disabilities in mentoring and caregiving
The Consortium Consolidated Action Plan also contains the following strategies to remove or ameliorate the barriers to affordable housing:
 Continue to promote the removal of architectural barriers to provide barrier-free housing for people with disabilities and enforce the accessibility requirements of federal fair housing law that apply.
 As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and to not be concentrated in any single area of the Town of Apple Valley or City of Victorville. Anticipated Impact:

Integration of all income.
 To preserve and expand opportunities and special needs services to integrate all people of a protected class in the community.
 As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and to not be concentrated in any single area of the Town of Apple Valley or the City of Victorville to more fully integrate all income levels.

The Consortium has also proposed the action of continuing to consider alternate forms of residential development, including various types of small-lot, single-family subdivisions; mobile home parks that allow owner-occupied spaces; senior, multi-family housing developments offering various degrees of care and assistance; and mixed-use residential, office, and commercial developments. Through these programs, the City promotes safe and adequate housing for its residents and encourages the development of new affordable housing.

2.4.4.3 Female-Headed Household
Single-parent households require special consideration and assistance because of their greater needs for daycare, healthcare, and other facilities. Female-headed households with children tend to have lower incomes, thus limiting housing availability for this group. 2-43

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Needs Assessment
According to the 2014–2018 ACS 5-Year Estimates, 7,591 female-headed households exist in the City. This number represents approximately 23% (compared to 14% in the SCAG region) of 32,917 households in the City (see Figure 2-34). Below is a breakdown of this total:
 4,001 (or approximately 12%) of total households had children 18 years of age or younger (compared to 7% in the SCAG region)
 653 (or approximately 2%) of total households had children under 6 years of age (compared to 1% in the SCAG region)
Overall, the City has higher ratios of female-headed households than the ratios the SCAG region, pointing to a need for more services for female-headed households.

Figure 2-34. Female-Headed Households
FHH w/children under 6
FHH w/children
Total FHH

2.0%; 653

12.2%; 4,001

23.1%; 7,591
Total Households 32,917
35,000- 5,000 10,000 15,000 20,000 25,000 30,000
Percent of total househods; Number of households
American Community Survey 2014-2018 5-year estimates.

Furthermore, 15% of the City’s households experience poverty compared to the 8% in the SCAG region. Of this total, female-headed households represent 59% of the households living below the poverty level, and all or most of these households have children 18 years of age or younger (see Figure 2-35). Of the total 5,007 households experience poverty:
 2,935 (or approximately 59%) of the total households experience poverty are female- headed households
 2,229 (or approximately 45%) of the total households experience poverty are female- headed households with at least one child 18 years of age or younger  906 (or approximately 18%) of the total households experience poverty are female- headed households with three or more children 18 years of age or younger 2-44

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Figure 2-35. Households by Poverty Status
Female-headed with 3 or more children
Female-headed with children
Female-headed

2.8%; 906

6.8%; 2,229

8.9%; 2,935
Total households in poverty 15.2%; 5,007
5,000 6,0000 1,000 2,000 3,000 4,000
Percent of total households; Number of households
American Community Survey 2014-2018 5-year estimates.

A particular issue that affects all family households, but especially those headed by females, is finding quality, affordable childcare. Many households find this to be a severe constraint, and in the case of a single-parent household, the parent may be unable to work if they cannot find affordable childcare. As a result, the parent cannot provide necessities, such as food and housing, for their children.

Although female-headed households in the City represent a smaller special needs group than seniors and people with disabilities, the Housing Element provides for the needs of this group through policies that promote maintenance and construction of affordable housing specifically in areas close to commercial districts and transportation corridors.

Resources and Services
The City currently has a number of existing housing programs to assist with housing affordability for female-led households. These services include the following (Table 2-13).

Table 2-13. Resources for Female-Headed Households

PROGRAM
Mortgage
Assistance Program

DESCRIPTION
The City uses CalHOME program income to facilitate participants in the Mortgage Assistance Program. While the program is not limited to female-headed households, it offers such households an opportunity for stable housing that is affordable at lower income levels. 2-45

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Furthermore, the Consortium Consolidated Action Plan includes the following goals to address the availability of quality housing, including housing for female-headed households:
 Continue to expand its housing programs to meet the growing need for affordable housing  Continue to use Community Development Block Grant funding to support public service agencies that address the special needs of the underserved, including female-headed families  Proactively seek additional resources to meet the underserved needs In addition to these programs, the City also has a number of unit developments for large families.

The projects include the following:
 Northgate Village – Makes available 138 affordable housing units in one-, two-, and three-bedroom units for households with incomes between 40% to up to 80% of area median income.
 Impressions at Valley Center – Makes available 99 affordable housing units at 15500 Midtown Drive affordable to 45% of the area median and to 60% of the area median households.

The Consortium Consolidated Action Plan also contains the following strategies to remove or improve the barriers to affordable housing:
 Maintain the Down Payment Assistance and Homeownership Loan Programs as a tool to increase affordable homeownership opportunities for people with low and moderate incomes. By Fiscal Year 2021–2022, the Consortium shall preserve and expand its affordable housing in low-income neighborhoods by assisting at least 50 low- and moderate-income households.
 As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and to not be concentrated in any single area of the Town of Apple Valley or City of Victorville. Anticipated Impact:

Integration of all income.
 To preserve and expand opportunities and special needs services to integrate all people of a protected class in the community.
 Expand efforts to provide financial literacy services and advocate for an increase of supply of affordable ownership housing by hosting a minimum of two financial literacy and access of financing for homeownership workshops.
 Increase participation in financial literacy and new-home-buyer workshops.  As projects are reviewed by staff, promote the distribution of low- and moderate-income housing to blend with the existing residential neighborhoods and to not be concentrated 2-46

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in any single area of the Town of Apple Valley or City of Victorville to more fully integrate all income levels.

The Consortium has also proposed the action of continuing to consider alternate forms of residential development, including various types of small-lot, single-family subdivisions; mobile home parks that allow owner-occupied spaces; and mixed-use residential, office, and commercial developments. Through these programs, the City promotes safe and adequate housing for its residents and encourages the development of new affordable housing.

2.4.4.4 Farmworkers
The special housing needs of many farmworkers stem from their low wages and the seasonal nature of their employment. Farmworker population estimates in the City are based on individuals who categorize their employment as “Agriculture, Forestry, Fishing and Hunting, and Mining” in the U.S. Census. This category also includes people who work in non-agricultural fields such as boating, veterinarian services, and landscape and horticulture.

Needs Assessment
According to the 2014–2018 ACS 5-year estimates, 74 farmworkers by occupation (49 of whom are full-time, year-round) and 67 individuals with employment in the agricultural industry (59 of whom are full-time, year-round) are in the City. These individuals make up less than 1% of the SCAG region population (see Figure 2-36).

Figure 2-36. Farmworkers
Farmworkers by Occupation:

Percent of
Total Victorville
Victorville Workers: SCAG Total
57,741 Total jobs: Farming, fishing, and forestry occupations 31,521 Full-time, year-round jobs: Farming, fishing, and forestry occupations 74 49

0.18%

0.12%
Employment in the Agricultural Industry:

Percent of
Total Victorville
Victorville Workers: SCAG Total
73,778 Total in agriculture, forestry, fishing, and hunting 44,979 Full-time, year-round in agriculture, forestry, fishing, and hunting 67 59

0.16%

0.14%
American Community Survey 2014-2018 5-year estimates using groupings of NAICS and SOC codes. 2-47

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No designated agricultural uses are in or adjacent to the City. People employed in this category are most likely associated with mining or landscape jobs. While only a small share of SCAG region jurisdictions have farmworkers living in them, they are essential to the region’s economy and food supply.

Resources and Services
While farmworkers are not a special housing needs group in the City, the City currently provides certain permissions in its zoning code that can benefit farmworkers. These permissions include the following (Table 2-14).

Table 2-14. Resources for Farmworkers

2.4.4.5 Homelessness, Transitional, and Emergency Shelters Throughout the County, homelessness has become a substantial issue. Previous factors contributing to the rise in people who are experiencing homelessness included the general lack of housing affordable to people with very low income, increases in the number of people whose incomes fall below the poverty level, reductions in public subsidies to people living at or below the poverty level, the de-institutionalization of people with mental illness, and the increase in substance abuse and addiction issues in the region. The current increase in homelessness has been related to the increase in the number of layoffs and loss of employment, which results in the inability to afford housing. Additionally, homelessness can result from the need to get out of an abusive relationship or because of an unexpected event, such as a fire, flooding, or earthquake destroying the housing.

Over the last 2 years, the City has taken a proactive approach in identifying the needs of the community members experiencing homelessness. More specifically, the City has formed a 2-48

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Homelessness Solutions Task Force, is planning for the development of a 150-bed Wellness and Recuperative Center, and has applied for State grant funding.

The timeline of these actions is shown on Figure 2-37.

Figure 2-37. Homelessness Solutions Task Force Action Timeline April 2019
Homelessness Solutions Task Force Committee created (meetings began in May 2019).

July 2019
Homelessness Solutions Coordinator hired.

October 2019
City Council adopted a Homelessness Strategic Action Plan (included as appendix).

February-August 2020
City staff conducts research and designates a location for a Wellness and Recuperative Care Center.

August 2020
City Council Orders a Notice of Exemption from the (CEQA) Streamlining the Construction Process for the Wellness Center Project.

September 2020
City applies for and is “Waitlisted” for Project Homekey funding.

October 2020
City’s Application for Homeless Housing Assistance and Prevention (HHAP) Grant was approved. 2-49

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Needs Assessment
According to the SCAG Pre-Certified Data, 333 individuals experiencing homelessness in the City, with 154 (approximately 46%) people who are sheltered and 179 (or approximately 54%) who are unsheltered (Figure 2-38).

Figure 2-38. City and County Homelessness Point-in-Time 333350
300
250
200
150
100
50 80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
0 66,818
53,231
179
154
13,587
0 Sheltered Unsheltered
Victorville
Total
SCAG
Southern California Association of Governments (SCAG) 2019 City and County Homelessness Point-in-Time Counts Resources and Services
The City works with various organizations and jurisdictions to help mitigate homelessness in the region. These collaborations include the following:
 Homelessness Solutions Taskforce – A group of representatives from community stakeholder groups, local agencies, and the City meet monthly to develop a strategic action plan and to make recommendations for the appropriate courses of action specific to the community to address homelessness.
 High Desert Homeless Services, Inc. – High Desert Homeless Services, Inc., is a local, private, non-profit 501(c)(3) organization in the City that has been assisting people experiencing homelessness since June 1988. Its mission is to assist residents of the Victor Valley and High Desert area of the County of San Bernardino who have been displaced from long-term housing due to natural disaster or loss of income, and to assist non-residents by providing short-term emergency shelter.  Victor Valley Rescue Mission – Victor Valley Rescue Mission provides shelter to the mail homeless population that is willing to enroll in their program. They also administer an outreach program for those in need.
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 State of California – The City worked with the State to provide homeless services at the San Bernardino County Fairgrounds in the center of the City. These services provide people experiencing homelessness with shelter during days with extreme weather conditions.  County of San Bernardino
o County’s Continuum of Care (COC) – The City commits staff to the planning and implementation process of the COC, which provides funding and a network of resources for homeless abatement. The COC provides emergency shelter, supportive services, transitional housing, and permanent housing. City staff provide the COC Steering Committee critical information regarding the types of resources and programs provided to assist people experiencing homelessness. o County of San Bernardino Department of Behavioral Health – The City will continue to work with and refer residents to the County of San Bernardino’s programs to assist residents experiencing homelessness with mental health needs, such as the mental illness homeless program (30 days of basic needs, case management, employment, and outreach services to adults with mental illness who are experiencing homelessness), the housing program operated in conjunction with the Housing Authority (provides mental health services and long-term, permanent housing for residents with mental illness and/or substance abuse disorders who are experiencing homelessness), and the employment program (provides employment skill evaluations, pre-employment services, job coaching, and collateral services to residents with mental health needs).
o Homeless Outreach and Proactive Enforcement (H.O.P.E.) – The program is a proactive approach intended to ultimately reduce calls for service and other resources currently required to assist with the population experiencing homelessness. A community policing philosophy will be used to link the population experiencing homelessness with resources and service providers throughout the County. The objective is to stop the revolving door of arrest, incarceration, and then release regarding crimes related to people experiencing homelessness.

It is anticipated that the U.S. Department of Housing and Urban Development and the State will provide additional grant funding opportunities over the next 8 years for housing and shelter solutions for those experiencing homelessness because it is one of the State’s highest priorities.

To date, the City has applied for the Project Homekey, Homeless Housing Assistance and Prevention, and Permanent Local Housing Allocation grants.

There are a number of facilities in the City and the Victor Valley region that provide emergency and short-term shelter; financial, employment, and family counseling; and other services. These facilities are presented in Table 2-15.
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Table 2-15. Homelessness Resources
Facility Location Description
Provides residential services (55 max at one
time)up to 90 days, with possible extensionHigh Desert Homeless Services, Inc. 14049 Amargosa Road, Victorville 92392 Provides motel vouchers, food, clothing,
emergency servicesSamaritan's Helping Hand
Victor Valley Domestic Violence
Moses House
15527 Eighth Street, Victorville 92392
14114 Hesperia Road, Victorville 92395
15180 Anacapa Road, Victorville 92392
Provides emergency shelter and related services
to victims of domestic violence
Provides emergency shelter and related services
to single mothers
Keys Nonprofit
US Vets (Inland Empire-High Desert)
VA Loma Linda
Victor Valley Family Resource Center
Cal Works Homeless Assistance Program 15010 Palmdale Road, Victorville 92392 680 S. Waterman Ave, San Bernardino 92408
15305 6th Street, March Air Reserve Base
11201 Benton Street, Loma Linda 92357
16000 Yucca Street, Hesperia 923945
Housing Placement
Housing Placement
Housing Placement
Housing Placement
Housing Placement
Housing Placement/Rental Utility Assistance/
Domestic Violence & Transitional Youth ServicesFamily Assistance Program 15075 Seventh Street, Victorville 92395 Foothill Aids Project 16501 Walnut St, Hesperia 92345
PO Box 239, Loma Linda 92354
784 E. Hospitality Lane, San Bernardino 92415
13333 Palmdale Rd., Victorville 92392
15512 6th St., Victorville 92392
Housing Placement
Housing Placement
Housing Placement
Drug and alcohol rehab, 50 beds
Soup kitchen, meals served daily
Food Services
Inland Housing Solution
At Home (County of San Bernardino)
St. John of God
The Lord's Table
Ambassador's for Christ 16980 Nisqually Rd., Victorville 92395 Provides emergency shelter and related services
to victims of domestic violenceVictor Valley Domestic Violence 14114 Hesperia Road, Victorville 92395 Inland County Legal Services
Rock'n Our Disabilities
Searchlight Society (Homeless Outreach)
United Way
13911 Park Ave. Ste 210, Victorville 92392
13558 Palm St., Hesperia 92345
Victorville 92392
Community Services Support
Community Services Support
Community Services Support
Community Services Support15367 Tamarack Dr., Ste A, Victorville 92392 Community Services Support/Rental Utility
AssistanceCommunity Action Partnership 696 S. Tippacanoe Ave., San Bernardino 92408 Oasis House 688 N. Arrowhead Ave,#203, San Bernardino 92401 Transitional Age Youth Services Cedar House 18612 Santa Ana Ave., Bloomington 92316
18300 Hwy 18, PO Box 7025 , Apple Valley 92307
9974 “I” Avenue , Hesperia 92345
22434 Nisqually Rd., Apple Valley 92308
15260 Nisqually Rd., Victorville 92395
1666 Smoketree St., Hesperia 92345
13230 El Evado Rd., Victorville 92392
16663 A St., Victorville 92395
Transitional Age Youth Services
Healthy Communities
Emergency food for people in the parish
Food Pantry
Food Services
Food Services
St. Mary's Regional Medical Center
Holy Family Catholic Church
First Baptist Church of Apple Valley
First Assembly of God
High Desert Second Chance
Holy Innocents Catholic Church
Restoration Center
Food Services
Food Services
Salvation Army 14585 LaPaz Dr., Victorville 92392 Food Services Community Services Support/Rental Utility
Assistance/Food ServicesVictor Valley Community Services Council 16692 Mojave Dr., Victorville 92395 Victor Valley Rescue Mission
Women of Noble Character
Church of the Valley
Jubilee Church
Redeemer Church
Veterans Crisis Line
15572 7th St., Victorville 92395
14890 Loves Ln., Victorville 92392
20700 Standing Rock Ave, Apple Valley 92307
9608 "I" Ave., Ste G & H, Hesperia 92345
22434 Nisqually Rd., Apple Valley 92308
12138 Industrial Blvd., Ste 120, Victorville 92392
Life Recovery Classes/Food Services/Showers
Food Services and Showers
Showers
Showers
Showers
Life Recovery Classes
Furthermore, the Consortium Consolidated Action Plan includes the following actions to address the availability of quality housing, including housing for those experiencing homelessness:
 Provide funding and a network of resources for homeless abatement  Provide emergency shelter, support services, transitional housing, and permanent housing
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 Commit staff to the Consortium COC planning and implementation process  Provide the Consortium COC Steering Committee with critical information regarding the types of resources and programs the City currently funds that assist those experiencing homelessness
In addition to these programs, the City also has a planned development for its residents experiencing homelessness. The planned project includes the following:
 Wellness and Recuperative Care Center – This center would be the first facility in the County of San Bernardino to offer a minimum of 150 beds, 100 of which will be offered to individuals and families, and 50 will be offered to those needing continued medical treatment and recovery after hospitalization. This center will be the product of the City’s Homelessness Solutions Task Force and be located at 16902 First Street in the City.

This center would also provide a space for nonprofits and government agencies to bring mental health, employment, and housing resources; pet kennels; storage lockers; and a place for individuals to stay during the day to residents.

2.5 Affirmatively Furthering Fair Housing
In summary, the City’s Sites Inventory (with support from the City’s rezone strategy) will affirmatively further fair housing through the following:
 The distribution of candidate rezone sites across resource areas (including the higher share of lower-income units located in the City’s TCAC/HCD moderate resource areas and in areas with better access to jobs, transit, schools, public services, and other amenities).
 The planned revitalization of low resource areas.

The City’s analysis of Affirmatively Furthering Fair Housing is detailed in Appendix B, Affirmatively Furthering Fair Housing.
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3 HOUSING CONSTRAINTS
The City, State, and federal governments constrain development through regulatory requirements, such as the California Building Code, the California Environmental Quality Act, zoning, land use plans, and internal processes, which affect project permitting complexity, timelines, and costs.

Public agencies apply these constraints in the interest of protecting the public health, safety, and welfare. Additional constraints take the form of market factors, such as the cost of land, cost of construction, ability to obtain financing, and development feasibility of rental projects.

The City works to reasonably reduce governmental constraints to development and to influence nongovernmental constraints where and when possible. This chapter includes a summary of constraints and discusses past and planned initiatives to reduce them where possible.

3.1 Nongovernmental Constraints
Nongovernmental constraints are market, environmental, and economic forces that act as impediments to building housing. The City has less control over these factors but can take actions to mitigate undue burdens to housing production.

3.1.1 Land Costs
The City’s large supply of available, relatively inexpensive land is a major factor for the rapid growth of housing that has occurred during the past two decades. According to the October 2020 Federal Housing Finance Agency Study, the land share (or portion of the total property value that corresponds to land) of property value in the City was 20% in 2019 compared to 42% in the County of San Bernardino as a whole. Furthermore, land prices in Victorville are significantly lower than the land prices in nearby counties. The October 2020 Federal Housing Finance Agency Study concluded that land prices in the County of San Bernardino were $528,000 per acre in 2019 compared to $202,000 per acre in Victorville. Relative to many other California cities, land cost is not a constraint to development in the City; however, it is important to note that the land share of property value in Victorville has increased by 5% between 2012 and 2019.

3.1.2 Construction Costs
Residential construction costs have increased significantly since the Great Recession. According to a March 2020 report by University of California, Berkeley, Terner Center (Terner Center), construction costs in California increased by 25% between 2008 and 2018. The Terner Center notes that construction costs fell immediately following the Great Recession, but rose 80% between 2014 and 2018. According to Marshall & Swift Valuation Service (a CoreLogic product), the cost to build 3-1

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an average-quality1 single-family dwelling unit is $120 per square foot in the County of San Bernardino, as of January, 2021. Rising wages and materials costs will likely further increase residential construction costs.

3.1.3 California Government Code, Section 65583(a)(6),
Development Analysis
California Government Code, Section 65583(a)(6), requires an analysis of requests to develop housing at densities below those anticipated in the Sites Inventory and the length of time between receiving approval for housing development and submittal of an application for building permit. The analysis must also look at local efforts to remove nongovernmental constraints that create a gap in the jurisdiction’s ability to meet the Regional Housing Needs Assessment by income category.

The City typically does not receive requests for development at lower density than what is allowed and physically feasible.

The length of time between receiving approval for housing development and submittal of an application for building permit is typically 3–6 months, depending on project complexity and the time the developer takes to complete construction documents. Items like changes to construction costs or other development costs that affect the feasibility, financing, or negotiations with design professionals are outside the City’s control and may delay projects.

This analysis is required to examine local efforts to remove nongovernmental constraints that create a gap in the jurisdiction’s ability to meet the Regional Housing Needs Assessment by income category. The primary nongovernmental constraint is the overall cost of affordable housing development (high construction costs) and the lack of public funding sources to subsidize the development of rent-restricted units. Data on construction costs indicates that, even with by-right density bonuses pursuant to State law, constructing affordable housing (particularly for households with low and very low incomes) is not profitable for developers and results in a loss without public funding sources. Developers seeking funding from private investors and lending institutions, which require a pro forma analysis (i.e., an analysis showing the costs to develop and the revenues available to fund the development) must demonstrate financial feasibility, or costs that are less than or equal to revenues.

Therefore, public subsidies are required to develop affordable housing. The subsidy typically comes in the form of low-income housing tax credits, State grants, HOME Investment Partnerships (HOME) funds, dedication of land for projects, and other public sources. It is important to note that the City can offer expedited permit processing and fee deferrals. However, 1 As defined by Marshall & Swift Valuation Service, “average” quality construction is the most common quality level, comprising “approximately 50% of all buildings” and “of good standard code construction with simple ornamentation and finishes.”
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it cannot fill the funding gap for affordable housing developments on its own. The subsidies required for affordable housing are typically hundreds of thousands of dollars per unit.

3.1.4 Availability of Financing
The availability of capital to finance new residential development is a significant factor that can affect both the cost and supply of housing. Two types of capital are involved in the housing market: (1) capital used by developers for initial site preparation and construction and (2) capital for financing the purchase of units by homeowners and investors. Interest rates substantially affect home construction, purchase, and improvement costs. A fluctuation in rates of just 2.5% can make a dramatic difference in the annual income needed to qualify for a loan. In general, financing for new residential development is available at reasonable rates. However, economic fluctuations due to the COVID-19 pandemic have caused caution among lenders and may have lasting effects through this Housing Element planning period. Despite the current low interest rates, lenders are scrutinizing applicants more than in the past, leading to a lower number of approved mortgages, despite lower interest rates.

Additionally, and importantly in Victorville and other High Desert cities, lenders are reluctant to provide financing to developers for multi-family residential projects. According to members of the development community, rents in the High Desert are not high enough to provide a level of comfort to lenders that loans will be repaid with economic fluctuations, as was the case during the Great Recession in 2008–2009 and more recently with the COVID-19 pandemic. The lending community has retained memories from the Great Recession, when property values in the inland portions of Southern California declined at a significantly higher rate than urban, coastal areas.

This lack of available financing for developers to build market-rate (or affordable) apartments and condominiums in Victorville is a significant constraint in the construction of more housing options for the community and is outside of the City’s control.

3.1.4.1Homeownership
Home mortgage interest rates fell to historic lows in 2020 and 2021, due in part to the COVID- 19 pandemic. The low interest rate environment combined with pent-up demand for housing has led to significant increases in home prices. According to Redfin.com, the median sales price for single-family residences in the City increased by 16% year-over-year in December 2020 compared to 7% in December 2019. These trends could create barriers to homeownership for residents with lower incomes because wage growth has not kept up with the rising home prices.

For instance, median sales prices for single-family residences in the City increased 56% between 2012 and 2019, while median household income only increased 16% during the same period. The 2014–2018 American Community Survey 5-Year Estimates data presented in Chapter 2, Community Profile, of the Housing Element shows that a higher percentage of households in Victorville own versus rent. This data shows that approximately 733 single-family homes and 15 mobile homes have been constructed in the City between 2015 and 2020. 3-3

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3.1.4.2 Rental Housing
According the 2014–2018 American Community Survey 5-Year Estimates, renter households in the City spend more on rent than in the Southern California Association of Governments region as a whole. For instance, 31.7% of renter households in the City spend 50% or more of their gross income on housing costs compared to 28.9% in the Southern California Association of Local Governments (SCAG) region. High levels of rent burden indicate an increasing demand for affordable housing in the City; however, increasing construction costs and land prices combined with low rent rates and low densities make it difficult for developers to demonstrate financial feasibility for multi-family rental projects.

In total, 80% of the housing stock in the City is single-family, while only 5% is multi-family with two to four units, 11% is multi-family with five or more units, and 5% is mobile homes (total sums to more than 100% due to rounding). This housing type mix indicates that developers have been reluctant historically to build rental housing in the City. Building permit data suggests that this continued to be the case during the last 8 years. Most recent single-family developments are for-sale projects. However, property owners and developers are increasingly expressing an interest to City staff in building multi-family, rental developments.

3.1.5 Availability of Mortgage Financing
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. Data for the City was compiled by aggregating census tracts to approximate the City boundaries.

3.1.5.1 Mortgage and Home Improvement Lending
Conventional financing involves market-rate loans provided by private lending institutions such as banks, mortgage companies, savings and loans, and thrift institutions. Overall, 2,211 households applied for government-backed mortgage loans and 2,053 households applied for conventional home mortgage loans in the City in 2020 (Table 3-1). Of the applications for conventional purchase loans, 72% were approved, 10% were denied, and 17% were withdrawn or closed for incompleteness. The approval rates for government-backed home purchase loans were similar to conventional purchase loans in 2020 and higher than the approval rates in 2010 (Table 3-2). Almost three out of every five (59%) refinance applications were approved in 2020, similar to the approval rate of 55% in 2010. The denial rate was greatest for home improvement loans (46%), although this denial rate did not change from 2010. To supplement market-rate lending, first-time homebuyers have access to the City’s Mortgage Assistance Program, which City staff will continue as part of Program PP-L.1.
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Table 3-1. Disposition of Home Purchase and Improvement Loan Applications (2020) Loan Type
Government-
Backed Purchase
Conventional
Purchase
Home
ImprovementRefinance
Approved1
Applications Denied
Other2
1598
199
414
72%
9%
19%
100%
1493
201
359
73%
10%
17%
5011 59%
12%
28%
85 108
43 36%
46%
18%
1059
2413
8483Total Applicants 2211 2053 100% 100% 236 100%
1 Includes those applications approved by the lenders but not accepted by the applicants.

Includes files closed for incompleteness, and applications withdrawn.2 Source: FFIEC MSA/MD 2020 Aggregate Report for Riverside/San Bernardino County by Census Tract Table 3-2. Disposition of Home Purchase and Improvement Loan Applications (2010) Loan Type
Government-
Backed Purchase
Conventional
Purchase
Home
ImprovementRefinance
Approved1
Applications Denied
Other2
1799
405
407
69%
16%
16%
773
206
140
69%
18%
13%
942
416
346
55%
24%
20%
62 75
25 38%
46%
15%
Total Applicants 2611 100% 1118 100% 1703 100% 162 100% 1 Includes those applications approved by the lenders but not accepted by the applicants.

Includes files closed for incompleteness, and applications withdrawn.2

3.2 Environmental Constraints
Environmental constraints to housing development include natural hazards that limit the development potential of land or increase the costs of development. In Victorville, environmental constraints that could impact housing development include flooding hazards, biological resources, cultural resources, seismic hazards, and hillsides/slopes.

3.2.1 Flooding Hazards
The principal flood hazard to the developed portions of the planning area is from the Mojave River. In addition, several intermittent streams that drain the planning area and empty into the Mojave River include the Ossom Wash, West Fork Ossom Wash, Bell Mountain Wash, and Oro Grande Wash. There is a potential for flooding from these streams in the event of a 100-year flood. The Federal Emergency Management Agency has prepared Flood Insurance Rate Maps for the City and unincorporated areas of the County of San Bernardino. Title 16 of the Victorville Municipal Code establishes required methods to prevent and reduce flood hazards.

3.2.2 Biological Resources
Several plant and wildlife species that require additional review and potential permitting exist in the planning area. The most common species requiring mitigation in Victorville are burrowing owl (Athene cunicularia), Mohave ground squirrel (Xerospermophilus mohavensis), and desert 3-5

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tortoise (Gopherus agassizii). The California Department of Fish and Wildlife is responsible for the permitting protocols for burrowing owl and Mohave ground squirrel, while the U.S.

Department of Fish and Wildlife issues permits for desert tortoise due to its listing as an endangered species.

3.2.3 Cultural Resources
Victorville is on the southwestern edge of the Mojave Desert, which is rich with cultural and historical resources. The region’s prehistory is divided into five periods marked by changes in archaeological remains, reflecting different ways in which Native American people adapted to their surroundings. Future development projects would be required to provide adequate investigations and monitoring efforts to identify and protect potential Native American resources.

In addition, the Victor Valley has always served as a crucial link for a succession of major transportation arteries, including the ancient Mojave Trail and the Old Spanish Trail. The Victorville Zoning Ordinance includes a historic district zone designation intended to protect and promote the preservation, maintenance, and/or improvement of landmarks or points of interest and to ensure new structures in the district are compatible with the character to be preserved.

3.2.4 Seismic Hazards
Like the entire Southern California region, Victorville is in an area of high seismic activity. Five fault systems affect the planning area: the San Andreas, Helendale, North Frontal, Landers, and San Jacinto Faults. The San Andreas Fault is approximately 24 miles south of the planning area and is considered most likely to produce a major earthquake. No faults or fault traces are known or suspected to exist in the planning area, and as a result, no Alquist-Priolo Special Studies Zones are in the planning area. The level of impact resulting from any seismic activity will depend on factors such as distance from the epicenter, earthquake magnitude, soil characteristics, and subsurface geology. Due to the high probability of seismic activity, consistent with Seismic Safety Zone IV of the California Code, new development is required to employ design and construction techniques that will reduce the potential for loss of life, injury, and property damage in the event of a major earthquake.

3.2.5 Hillsides/Slopes
Development on hillside areas when steep slopes are present can increase rates of erosion and exacerbate landslide hazards, which may threaten structures. Portions of the City have areas where slopes exceed 15%. The development on slopes with this degree of inclination is difficult and should be avoided if possible to prevent property damage resulting from slope failure. The Victorville General Plan Safety Element contains specific goals and policies that address hazards related to the development of hillside areas. The Victorville Zoning Ordinance contains a Slope Protection District, which regulates the maintenance and protection of sloped areas in excess of 5 feet in vertical height.
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3.3 Governmental Constraints
Housing affordability is influenced by factors in both the private and public sectors. The laws and policies enacted at the federal, State, and local level guide residential development in the City.

The processes for building or expanding housing influence the amount of housing developed and its type, form, location, and ultimate price. Land use controls, development standards, fees, and other local programs can have the unintended consequence of serving as a constraint to housing development. The following describes the various potential government constraints on housing development in Victorville.

3.3.1 Federal and State Constraints
Federal and State barriers and disincentives that limit the production of housing include national economic and job market conditions, federal and State laws and regulations, and a significant lack of funding and subsidies needed to support housing affordable to lower- and moderate- income families.

3.3.1.1National and State Economic and Job Market Conditions Technology and globalization have changed the economy significantly in the last two decades.

Federal laws and policies have allowed U.S. companies to move manufacturing and service jobs overseas and outsource for much lower costs to maintain or increase profits. This has led to a significant stagnation in wages for lower-skilled workers, while the cost of living (including housing costs) has continued to increase. The Congressional Research Service published the study “Wage Inequality and the Stagnation of Earnings of Low-Wage Workers: Contributing Factors and Policy Options” (February 5, 2020) that states the following:

Over the 1979–2018 period, real wages at the 10th percentile of the hourly wage distribution grew by 1.6%, whereas wages at the 50th percentile grew by 6.1% and wages at the 90th percentile grew by 37.6%.

In 2019, the Massachusetts Institute for Technology published the study “The Work of the Future:

Shaping Technology and Institutions,” which states that with automation, technology changes, and globalization, workers lacking some form of college degree suffer stagnating wages and have significantly less economic security. This study states that employment is “polarizing” in both the U.S. and the industrialized world for the following reason:
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At the top end, high-education, high-wage occupations offer strong career prospects and rising lifetime earnings. At the other end, low-education, low-wage occupations provide little economic security and limited career earnings growth. As a result, the pathways to economically stable and secure careers for workers without college degrees are becoming narrower and more precarious. Simply put: we see no shortage of good careers for highly educated workers. And we see no shortage of jobs for less educated workers. But we do find a paucity of good careers for workers without significant post-secondary training—strong technical or vocational training, associate’s degree level certification in a credentialed field, or attainment of a traditional four-year college or graduate degree.

As documented above, and in numerous articles and studies in recent years, as automation, technology changes, and globalization of jobs and manufacturing have occurred, lower-skilled and less educated workers are not experiencing sufficient wage growth to keep up with rising housing costs. This has exacerbated the need for affordable housing and the housing crisis currently affecting California and many other states.

The University of California, Berkeley, Labor Center also reports the following information on low- wage earners on their website https://laborcenter.berkeley.edu/low-wage-work-in-california/:
 One of every three California workers earns low wages  32% of California workers earned less than $14.35 in 2017  There are nearly 5 million low-wage workers in California Changes in the employment market and wage growth are experienced on a local level. In Victorville, median sales prices have increased by 169% between 2012 and 2019 (according to Zillow.com), while median household income in San Bernardino County (reported by the U.S.

Census Bureau) only increased 34% during the same period. Limited wage growth is a significant barrier to individuals and families who are currently housed or seek housing and has created a large need for affordable housing.

3.3.1.2Lack of Federal and State Funding and Subsidies for Affordable Housing
Due to market factors and government regulations—such as the need to secure multiple funding sources (which delays project development), prevailing wage premiums, and sustainable development standards (which help to reduce negative environmental impacts, but increase costs)—affordable housing can cost more to develop than market-rate housing. As estimated in this Housing Element, the average multi-family project has an estimated development cost of $328,000 per unit (documented later in this chapter); while a lower-income affordable multi-family project has an estimated cost of over $500,000 per unit. This significant reality is a reason that the private sector 3-8

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and market acting alone do not produce affordable housing. Affordable housing development relies on a multitude of public subsidies, both State and federal—those funding sources are documented in Section 4.2, Financial Resources, of this Housing Element.

Neither the federal nor State governments allocate sufficient funding to subsidize the needed affordable units pursuant to the Regional Housing Needs Assessment (RHNA) numbers allocated to each city and county in California. Additionally, no one source of public subsidy is sufficient to fund affordable housing projects completely. Therefore, developers must apply for and leverage multiple State and federal sources of funds, in addition to private lending, which is a time consuming process. One multi-family development can require 5 to 10 funding sources to finance its construction. Developers generally layer or “stack” financing from State and federal tax credits, State housing programs, local land donation and other local grants, federal housing programs, and private loans from financial institutions.

Federal funding for affordable housing represents a large portion of California’s resources to support affordable housing. However, due to pressures to cut spending, federal funding for housing has declined in recent years while the number of severely cost-burdened (i.e., those spending 50% or more of their income on housing), low-income, renter households has increased. More specifically, Community Development Block Grant and HOME funds allocated to California to produce affordable housing units declined by 51% and 66% between 2003 and 2015, respectively. As a result, with funding cuts and increased demand, the sources of affordable housing funding are stretched very thin and have become increasingly competitive.

3.3.1.3Redevelopment Dissolution
As a result of legislation in 2011, all redevelopment agencies in the State were dissolved, which has had a profound effect on the quantity and complexity of affordable housing development in the State. Redevelopment was a tax increment financing tool that allowed cities and counties to retain a higher share of the growth in property taxes in designated “blighted” areas to invest in those areas to remediate blight. Over 400 cities and counties in the State used this tool, referred to as “urban renewal” before 1979. Since 1994, Redevelopment projects were required to allocate 20% of all tax increment for affordable housing in the community. On a Statewide level, over $2 billion annually for affordable housing was lost due to this State law change.

Despite State legislative efforts to replace Redevelopment with Enhanced Infrastructure Financing Districts and Community Revitalization and Investment Areas, these financing tools generate a tiny fraction of the local funding that Redevelopment did previously, which is the reason that only a few Enhanced Infrastructure Financing Districts and no Community Revitalization and Investment Areas have been adopted over the last 10 years. Put simply, the State has not provided an adequate replacement for affordable housing funding available under Redevelopment.
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In 1991, the Victor Valley Economic Development Authority (VVEDA) Joint Powers Authority (JPA) was created in response to the closure of the George Air Force Base. The JPA is composed of the Town of Apple Valley, City of Hesperia, City of Victorville, City of Adelanto, and the County of San Bernardino and was established with the primary purpose of providing a funding mechanism to redevelop the former George Air Force Base (now known as the Southern California Logistics Airport) and to facilitate the successful reuse of the property.

Furthermore, the City created a redevelopment agency (Victorville RDA) in 1980 to further the revitalization of an area located along Bear Valley Road (Bear Valley Redevelopment Project Area) and the Old Town/Midtown areas of the City (Old Town/Midtown Redevelopment Project Area). Both the JPA and the Victorville RDA generated significant affordable housing funds until 2011. The City estimates that redevelopment revenues restricted for affordable housing in Fiscal Year 2020–2021 would have exceeded $6 million, including funds pledged to pay debt service on existing housing bonds. With the State’s 2011 dissolution of Redevelopment, this significant funding source has been lost. State efforts to provide annual grants and other funding are significantly less and less reliable (i.e., they are usually awarded competitively) than affordable housing funding under Redevelopment. As a result, it is much harder to finance and build the affordable housing needed in the State.

3.3.1.4State Regulations and Development Challenges
Other regulatory challenges that present barriers to development include the following:
 Complying with State regulations and energy standards, greenhouse gas reduction requirements and other environmental conditions. These help to preserve the environment, but add to development costs.
 Prevailing wages, a federal and State legal requirement for publicly funded projects, can add 13–20% to hard construction costs. These additional costs are added to already-high construction and materials costs and can push an affordable housing project to be financially infeasible.

3.3.2 Local Constraints
The Land Use Element sets forth City policies for local land development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses.

The intent of local government regulations is to protect public health and safety, and to ensure a decent quality of life for the community. However, local policies and regulations may positively or negatively affect the price and availability of housing and, in particular, the provision of affordable housing. Land use controls, site improvement requirements, fees and exactions, 3-10

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permit processing procedures and other factors can constrain the maintenance, development and improvement of housing.

State and federal regulations also affect the availability of land for housing and the cost of producing housing. Regulations related to environmental protection, building codes and other topics are designed to protect the public health and safety, but often these regulations have adverse impacts on housing costs and availability. Perhaps one of the greatest constraints to the production of housing affordable to lower-income households is the chronic shortage of State and federal financial assistance for affordable housing. While constraints exist at other levels of government, the City has little or no control over these regulations and no ability to mitigate their effects on housing directly. Therefore, the City’s efforts emphasize policies and regulations that can be mitigated by the City.

3.3.2.1Land Use Controls
The Land Use Element sets forth City policies for local land development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses. The current Land Use Element was adopted in 2008. An update to the Land Use Element is being processed concurrently with the 2021–2029 Housing Element cycle and is expected to be adopted in 2022.

Residential Land Use Designations
The current General Plan designates substantial areas of land for residential development, with a variety of densities from very low (2 dwelling units per acre) to high (20 dwelling units per acre).

The Mixed Use designation allows for even higher density at 60 dwelling units per acre. Table 3-3 lists the current residential land use designations in the General Plan. 3-11

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Table 3-3. City-Wide Land Use and Zoning
LAND USE CATEGORY DESCRIPTION MAX. DENSITY (DU/ACRE)
Very Low Residential (VLR) This category of residential land use is characterized by single-family detached homes on lots with a minimum
area of 0.5 acre, which allows for a maximum density of 2 du/acre.
2 Low Density Residential
(LDR)
Medium Density Residential
(MEDR)
This residential land use category is characterized by
single-family detached residential development.

Residential development in this category is typified by attached townhome units or garden-type multi-family
development.
5 8–12
High Density Residential
(HDR)
Residential development in the HDR land use category
corresponds to multi-family development characterized by apartments and condominiums.
12–20
1–15Mixed Density Residential
(MDR)
This MDR land use category is intended to facilitate
single-family infill development in the event that
extraordinary developmental constraints, such as a lack of required sewer infrastructure, make the continued
development of the permitted high-density uses
impractical or infeasible. Residential development in the MDR land use category ranges from single-family
detached units to multi-family attached units, such as
apartments. The MDR zone district corresponds to this
General Plan land use designation.

Mixed Use (MU) This MU land use category is intended to facilitate well- integrated multi-family and commercial developments
adjacent to retail development. Permitted mix of uses
include multi-family residential up to a density of 60 du/ac, retail, office, civic, open space, and other similar uses as defined through the planned unit development process.
60 Notes: du/acre = dwelling units per acre
Emergency shelters and single-room occupancies are permitted in some commercial zones; see Table 3-5.

Specific Plans
The Land Use Element provides for Specific Plans, which allow for a variety of residential and business uses to locate or expand in the City. A Specific Plan identifies the location, extent, and density of new development and indicates specific development standards that are applicable within the planning area. In the event that a Specific Plan is proposed for an area that exceeds existing residential densities or introduces changes in land use designations not provided for on the Land Use Policy Map, a General Plan Amendment is required to designate the area as “Specific Plan” and to establish the development limits for the Specific Plan. Victorville currently has 14 Specific Plans governing land use development in designated areas throughout the City (Table 3-4). 3-12

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Table 3-4. Specific Plan Land Use and Zoning
SIZE
(ACRES)
641.8

DENSITY DWELLING
UNITS
3,978

NAME DESCRIPTION (DU/ACRE)
Brentwood A mixed-use, master-planned community, including primary and secondary residential development,
recreational uses and commercial development.

This community includes a variety of neighborhoods
and housing types, many of which are
interconnected through an extensive open space
framework that includes a system of trails.

A transit-oriented development focused on a town
center, series of village centers, and major
employment centers, all connected by transit.

A high-quality, family-oriented, master-planned
community with a variety of housing types.

A major planned mixed-use community, including
primary and secondary residential uses and
commercial development and an open space/park
area.
2–8
The Crossings 449 5–18
2–60
2,656
Desert Gateway 10,203 26,100
Foxfire Ranch
Mesa Verde
225
653
1–7 915
2–20 3,384
Mohave Vistas
Old Town
A master-planned community composed of
residential and recreational land uses and a school
site.

A mixed-use, pedestrian-friendly community that is
the focus for new, higher-intensity development in
the City.
219
210

3.5–9 966
Up to 35, up
to 48 with
density
84,746
bonus
Parkview A master-planned community composed of
residential, recreational, educational, and commercial
land uses connected via a network of landscaped
pedestrian environments.
177 4.0–12.5 715
Rancho Tierra A mixed-use master plan town including commercial, 280 industrial, and residential uses in the western
addition portion of Victorville and adjacent to the City of Adelanto.
1–7.2 1,347
Southern California Accommodations for a commercial airport and 8,703 NA NA Logistics Airport aviation-related facilities, including compatible industrial, commercial, and public/recreational uses.

A high-quality, family-oriented, master-planned
community with supportive commercial uses, linked
with open space/trail system.

Talon Ranch 144 3–8 577
Vista Verde A high-quality development of multiple uses, including commercial, single-family residential, and
possibly a joint-use park/elementary school.

A variety of master-planned residential uses and an
elementary school and open space.

A sustainability plan for Victorville’s Civic Center that intends to revitalize the area, promote infill
development, reduce greenhouse gas emissions,
and encourage energy efficient development.
519 3.8–6 2,530
West Creek
Civic Center
406
473
2–8 1,598
NA0.5–30
Notes: du/acre = dwelling units per acre
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Sphere of Influence
New annexations from land in the City’s sphere of influence could provide areas for additional residential development. One potential annexation area encompasses the boundary of the Desert Gateway Specific Plan and is shown as a significant section of the North Mojave Planning Area.

The Desert Gateway Specific Plan also has mixed-use developments proposed within it at maximum densities of 30 and 60 dwelling units per acre. With 120 acres in the “town center” potentially dedicated to housing, 4,872 units could be provided based on dwelling units per acre.

The smaller scale “village centers” allow for mixed-use development with a maximum density of 30 dwelling units per acre. With three separate areas and 45 acres available, 1,350 units are possible.

Any annexation would be required to include concurrently two “island” areas, i.e., unincorporated areas located entirely within City boundaries. These have existing low-density single-family homes but do not currently have significant infrastructure improvements. Much of the housing is older and, therefore, may be more affordable than other developed areas of the City.

Zoning
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all economic segments of the population. Table 3-5 summarizes the various housing types permitted in the City’s zoning districts. As required, the City encourages the development of a variety of housing types through its Zoning Code and Municipal Code, including multi-family rental housing, housing for farmworkers, emergency shelters, Low-Barrier Navigation Centers (LBNCs), transitional housing, supportive housing, single-room occupancy (SRO) units, manufactured housing, mobile home parks, and accessory dwelling units. The following sections provide further explanation of the potential for development of each of these housing types in the City.
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Table 3-5. Permitted Residential Uses by Zone

RESIDENTIAL USES
Single-family residence
Multi-family (8 units/acre)
Multi-family (15 units/acre)
Multi-family (20 units/acre)
Condominiums
P P P P —
P
—
P
—
P
P P —
—
—
—
—
—
—
—
C
—
—
—
—
—
—
—
—
—
C
—
—
—
—
—
—
—
—
C
—
—
—
—
—
—
—
—
C
—
—
—
—
P
—
—
—
—
P
—
—
—
—
P
—
—
—
C
P —
—
—
—
P
—
—
C
P P P
—
C
—
C
C
C
C
C
P
P —
C
P
C
—
C
C
C
C
C
P
Manufactured/mobile homes
Mobile home park
P —
C—
—
C
—
—
C
—
—
C
—
—
C
—
C
—
C
—
P
—
—
—
—
—
P
Boardinghouse C
Commercial caretakers quarters
Single-room occupancy
Emergency shelter
C
—
—
P
—
—
P
—
—
P
—
—
P
—
C
—
P
—
—
—
—
—
—
—
—Transitional or supportive housing P —
State-licensed care facilities, including
group, community, and residential (up
to six individuals)
P P P P — — — P
P
P
P
—
—
—
—
—
—
—
—Accessory dwelling unit P P P P — — —
Notes: C = conditional use permit required; P = permitted use; — = not permitted 3-15

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3.4 Variety of Housing Types

3.4.1 Single-Family Housing
Single-family residences are permitted in the Exclusive Agricultural (AE), Agriculture Residential (A), Suburban Residential (S-R), Single Family Residential (R-1), Mixed Density Residential (MDR), and Residential Mobile Home Planned Development (R-MPD) zones. Most of the City’s Specific Plans provide for single-family residential development at low to medium densities.

Single-family development requires a Site Plan Review, including evaluation of the project, using the City’s design guidelines.

3.4.2 Multi-Family Housing
Multi-family housing at a density up to eight dwelling units per acre is permitted in the Medium Density Residential (R-2), High Density Residential (R-3), Very High Density Residential (R-4), and Mixed Density Residential (MDR) zones. Multiple-family housing at a density up to 15 dwelling units per acre is permitted in the High Density Residential (R-3), Very High Density Residential (R-4), and Mixed Density Residential (MDR) zones. Multi-family density of up to 20 dwelling units per acre is only permitted in the Very High Density Residential (R-4) zone.

According to the City’s Development Code, hotels and motels with 20% or more units containing a kitchen or kitchenette are considered multi-family units.

The City’s Development Code also distinguishes between multi-family housing and condominiums with regard to permitted location. Unlike multi-family housing, condominiums are permitted in the Single Family Residential (R-1), Medium Density Residential (R-2), High Density Residential (R- 3), Very High Density Residential (R-4), and Mixed Density Residential (MDR) zones. In addition, the Old Town Specific Plan and Civic Center Specific Plan encourage high-density, multi-family residential development.

3.4.3 Manufactured Housing and Mobile Home Parks
The City’s Development Code distinguishes between manufactured and mobile homes primarily based on whether or not they include a permanent foundation. According to the code, mobile homes are vehicles containing one or more dwelling units without a permanent foundation. In contrast, manufactured homes are built on a permanent chassis but may be used with or without a permanent foundation. Both mobile and manufactured homes are permitted in the Exclusive Agricultural (AE), Agriculture Residential (A), Suburban Residential (S-R), Single Family Residential (R-1), Mixed Density Residential (MDR), and Residential Mobile Home Planned Development (R-MPD) zones, and subject to the same property development standards as single-family detached units. Manufactured homes outside mobile home subdivisions must be on a permanent foundation and are subject to design regulations to ensure compatibility with surrounding uses. The City has established design criteria for manufactured homes consistent with California Government Code, Section 65852.3.
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Mobile home parks, which include two or more mobile homes, are conditionally permitted in the Medium Density Residential (R-2), High Density Residential (R-3), and Very High Density Residential (R-4) zones on a minimum lot size of 5 acres. There are nine mobile home parks located in the City containing a total of 1,039 spaces.

3.4.4 Farmworker and Employee Housing
Pursuant to the California Employee Housing Act (Section 17000 of the California Health and Safety Code), any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure within a residential land use designation. Employee housing for six or fewer people must be permitted wherever a single-family residence is permitted. To comply with State law, no conditional use permit or variance can be required.

Despite the limited number of farmworkers in the City and surrounding area, the City allows employee housing, including housing for farmworkers, consistent with Health and Safety Code Sections 17021.5, 17021.6, and 17021.8. The Zoning Code stipulates that “any facility, place, or building maintained and operated to provide residential care for six or fewer people” and located “in a single-family zoning district shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone if required by state law.” The Zoning Code permits mobile homes for use as employee housing on the same parcel in the Exclusive Agriculture (AE) district. Additionally, in the Agriculture Residential (A) district, up to three single-family homes can be placed on parcels 3 acres or larger.

In addition, to the above provisions, zoning is available for housing for farmworkers through the variety of other housing types encouraged in the Zoning Code, including multi-family, SRO, manufactured housing, and accessory dwelling units (ADUs).

3.4.5 Single-Room Occupancy
Single-room occupancies are secure residential units that include communal or individual kitchens and communal or individual bathroom facilities. They are conditionally permitted in the High Density Residential (R-3), Very High Density Residential (R-4), Mixed Density Residential (MDR), and General Commercial (C2/C4) zones.

The City’s SRO regulations establish the following conditions:
 A management plan approved by the Planning Commission that includes a 24-hour resident manager and security monitoring system.
 The provision of common areas.
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 One parking space per two units, subject to review and adjustment as part of the conditional use permit review process based upon the proximity of the development to commercial support services and public transportation facilities, as well as the inclusion of bicycle parking.
 Common facilities that serve the residents of the SRO development if SRO living units do not provide individual cooking or bathroom facilities.
 When developed as part of a mixed-use development, allowable only in the General Commercial (C2) zone, compatibility with the commercial uses, which must be located on the ground floor.
 Accommodation for the storage space needs for tenants in an area or areas separate from the SRO living units.

While there are no SROs currently in the City, the Housing Element includes a program (Program PP-I.3) to encourage development of at least one SRO development within the Planning Period.

3.4.6 Emergency Shelters
Senate Bill 2, enacted in October 2007, requires local governments to identify one or more zoning categories that allow emergency shelters (year-round shelters for people experiencing homelessness) without discretionary action. Assembly Bill (AB) 139 (2019) added stricter requirements and restrictions on cities’ ability to regulate emergency shelters. The Housing Element has a program (Program PP-A.1) to bring the City into compliance with AB 139, as codified in California Government Code, Section 65583 (a)(4)(A). Specifically, the City will modify the portions of its Municipal Code dealing with the location of and distance between emergency shelters, as well as parking requirements, and will ensure the City uses only objective development standards to come into compliance with current State requirements.

The identified zones in which emergency shelters are allowed must have sufficient capacity to accommodate at least one year-round shelter and accommodate the City’s share of the regional unsheltered homeless population. According to the 2020 point-in-time count for Victorville, 298 people experiencing unsheltered homelessness were living in the City.

The City’s Development Code allows emergency shelters without discretionary action in the Neighborhood Service (C-1) zone and with a conditional use permit in the Medium Density Residential (R-2), High Density Residential (R-3), and Very High Density Residential (R-4) zones, as well as with a conditional use permit in the Mixed Use and residential districts of the Old Town Specific Plan. The maximum lot coverage in the C-1 zone is 40%, with a maximum height of 35 feet for buildings in this zone. Any emergency shelter developed in the C-1 zone would be required to be set back 30 feet from a residential district. In addition, off-street parking shall be provided at the ratio of one on-site parking space for every ten adult beds, plus one additional space for the 3-18

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on-site manager. These standards may exceed statutory requirements pursuant to Government Code section 65553(a)(4). Proposed Program PP-I.1 will evaluate these standards further, and staff will revise the standards as needed.

Figure 3-1 illustrates locations in the City where an emergency shelter can realistically be developed without discretionary action, i.e., vacant land parcels between 10,000 square feet and 5 acres in size, zoned C-1, and located within 0.5 miles of a transit stop. There are 132 such parcels totaling more than 200 acres. Figure 3-1 also shows the location of Homeless Resource Centers in the City, many of which are within 0.5 miles of locations where emergency shelters can be developed. In addition, Figure 3-1 shows the location of the City’s flood zones and transmission lines, as those areas would not be suitable for development without mitigation. The majority of sites are not located within flood zones or near transmission lines. No areas of the City have been identified as entirely unsuitable for human habitation. The City has sufficient capacity to accommodate multiple year-round shelters to serve the City’s share of the regional unsheltered homeless population.

The City’s commitment to providing sufficient emergency shelters for the community is evident in its commitment to and partnership in the development of the Wellness and Recuperative Center Campus. The Wellness and Recuperative Center Campus will include 120 beds of interim housing, 48 beds for recuperative care, a multipurpose center, dining, a medical clinic, a dog run/kennel, and offices for support services, all with a 24-hour operation schedule. The Wellness and Recuperative Center Campus will be built on City-owned land within the Old Town Specific Plan Area. More information about the Wellness and Recuperative Center Campus and the City’s efforts to accommodate emergency shelters more generally, is provided in Chapter 2, Community Profile.

3.4.7 Low-Barrier Navigation Centers
AB 101 requires jurisdictions to allow a LBNC development of up to 50 units by right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses if the development meets specified requirements. The City may also choose to allow larger LBNC developments by right in these zones. According to the California Government Code, Section 65660, a “Low- Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.”
The Housing Element has a program (Program PP-I.1) to permit development of LBNCs by right in areas zoned for mixed-use and nonresidential zones permitting multi-family uses, in accordance with California Health and Safety Code, Sections 65660 through 65668. The requirements applied to LBNCs in the aforementioned zones will be limited to the following:
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 The proposed LBNC shall offer services to connect people to permanent housing through a services plan that identifies services staffing.
 The proposed LBNC is linked to a coordinated entry system so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing.
 The proposed LBNC complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.
 The proposed LBNC has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.

While California Health and Safety Code, Sections 65660 through 65668, are designed to be repealed as of January 1, 2027, the City intends for its LBNC regulations to remain in the Municipal Code indefinitely.

3.4.8 Transitional and Supportive Housing
The City’s Development Code defines transitional housing as follows:

Housing configured as rental housing developments, with supportive services for up to twenty-four months but not less than six months. Transitional housing is designated and targeted for recently homeless persons and is intended to move recently homeless persons to permanent housing as quickly as possible and recirculate the assisted housing to another eligible program recipient. This type of housing includes self-sufficiency development services, and limits rents and service fees to an ability-to-pay formula reasonably consistent with the United States Department of Housing and Urban Development's requirements for subsidized housing for low-income persons.

Consistent with California Government Code, Section 65582, the City’s Development Code defines supportive housing as follows:

Housing with no limit on length of stay, that is occupied by 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 3-20

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system, individuals exiting from institutional settings, veterans, and homeless people; 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.

State law requires transitional and supportive housing to be defined as a residential use and subject only to the same regulations as comparable residential uses. Transitional and supportive housing are permitted in the Agriculture Residential (A), Exclusive Agricultural (AE), Suburban Residential (S-R), Single Family Residential (R-1), Medium Density Residential (R-2), High Density Residential (R-3), Very High Density Residential (R-4), Mixed Density Residential (MDR), Residential Mobile Home Planned Development (R-MPD) zones. They are not subject to any regulations beyond what is required for other residential uses in the same zones.

AB 2162 (2018) further requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed-use developments are permitted when the development meets certain conditions. The City may choose to allow larger supportive housing projects by right in these zones. AB 2162 also prohibits minimum parking requirements for supportive housing within 0.5 mile of public transit. The Housing Element has a program (Program PP-A.1) for the City to come into compliance with these recent legal changes, including to permit transitional and supportive housing by right in mixed-use zones.

See Chapter 2, Community Profile, for more information about the City’s efforts to accommodate transitional and supportive housing.

3.4.9 Residential, Group, and Community Care Facilities Residential care facilities often provide care to people with disabilities, including those with physical and mental disabilities. State law allows residential care facilities of six or fewer individuals in any single-family zone. Consistent with State law, the City permits small residential care facilities that serve six or fewer clients in every residential zone that permits single-family units. Specifically, the City’s Zoning Code permits State-licensed care facilities, including group, community, and residential care facilities, by right in the Exclusive Agriculture (AE), Agriculture Residential (A), Suburban Residential (S-R), Single Family Residential (R-1), Mixed Density Residential (MDR), and Residential Mobile Home Planned Development (R-MPD) zones. Proposed Program PP-I.1 requires the City to provide revisions to the Development Code to clarify that both licensed and unlicensed residential care facilities for six or fewer individuals are permitted in every residential zone that permits single-family units.

Larger facilities would fall under the definition of boarding houses or convalescent or rest homes.

Boarding houses are conditionally permitted in the Medium Density Residential (R-2), High Density Residential (R-3), Very High Density Residential (R-4), and Mixed Density Residential (MDR) zones, and convalescent homes are conditionally permitted in the Medium Density 3-21

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Residential (R-2), High Density Residential (R-3), Very High Density Residential (R-4), Mixed Density Residential (MDR), and Neighborhood Service (C-1) zones. The City’s Development Code does not specify which zones allow rest homes. Potential conditions of approval may include hours of operation, security, loading requirements, and management. Conditions would be similar to those for other similar uses in the same zones and would not serve to constrain the development of such facilities. Occupancy standards for residential care facilities are the same as occupancy standards for all other residential uses. The City has not adopted a spacing requirement for residential care facilities. Larger residential care facilities are not allowed in the Very Low Density (VLDR) or Low Density (LDR) zones. The VLDR zones are largely located at the periphery of the city and have a more rural character. They typically have limited infrastructure and lack access to services and transit. Proposed Program PP-I.1 requires the City to evaluate the LDR zone to assess the feasibility of permitting large residential care facilities to ensure that the zoning regulations do not unduly constrain development of these facilities, and to review the Development Code as necessary.

3.4.9.1Definition of Family
Including a definition of “family” in the Zoning Ordinance may effectively restrict access to housing for households failing to qualify as a family by that definition. A restrictive definition of family that limits the number of and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for people with disabilities but not for housing families that are similarly sized or situated. The City’s Development Code does not include a definition of family.

3.4.10 Accessory Dwelling Units
An ADU is an attached or detached residential unit that provides complete independent living facilities for one or more people. A junior accessory dwelling unit (JADU) is an ADU contained entirely within a single-family residence. Section 16-3.07.030 of the City’s Development Code regulates ADUs. Currently, ADUs are permitted in the Exclusive Agricultural (AE), Agriculture Residential (A), Suburban Residential (S-R), Single Family Residential (R-1), Mixed Density Residential (MDR), and Residential Mobile Home Planned Development (R-MPD) zones.

Recent State legislation, including AB 68, AB 881, AB 587, AB 671, and Senate Bill 13 modified the way local jurisdictions are allowed to regulate ADUs and JADUs. This legislation promotes the construction of new ADUs and JADUs and limits the ways cities can regulate their design.

Under current State law, the City may adopt regulations governing the design of ADUs, but no lot coverage, floor area ratio, open space, or minimum lot size can preclude the construction of a “statewide exemption ADU,” which is an ADU with an area up to 800 square feet, height up to 16 feet, and 4-foot side and rear yard setbacks. Further, to comply with the new State law, the City will expand the zones and circumstances under which ADUs and JADUs are allowed, modify the unit size requirement and eliminate the converted parking replacement requirement. The 3-22

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Housing Element contains a program (Program PP-A.1) to bring the City into compliance with the new State restrictions on local ADU regulations.

3.4.11 Development Standards
The City’s Development Code contains development standards for each zoning district intended to protect and promote the health, safety, and general welfare of residents and to implement General Plan policies. Development standards have the potential to limit the number of units that may be constructed on a particular property, which in turn, can increase the per-unit land costs and result in higher development costs that may impact housing affordability. Development standards for residential zones are presented in Table 3-6. Most development standards are typical and consistent with standards established in surrounding communities. 3-23

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Table 3-6. Development Standards

DEVELOPMENT

STANDARDS
Maximum lot coverage
Minimum net lot area
40%
5 1 0.5 7,200
sf
8,500
sf
10,000
sf
10,000
sf
7,200
sf
7,200
sf
10,000
sfacres acre acre
Maximum dwelling unit
density (per gross acre)
Up to Up to Up to
8 Up to
15 Up to
20 Up to
15 Up to
5 NANA NA 2 5
Lot width (feet)
Interior
75 150
150
150
150
150
150
85 85
85 60
65 75
60 65
65 70
75 75
70 75
75 60
65 65
60 65
65 Corner
Reverse corner
Cul-de-sac (at front
setback) 150
150
150
150
85 60 60 70 70 60 60
Lot depth (feet) 150 100 100 100 100 100 100 NA
10Minimum front yard
setbacks
Porch 25
25 25
25 20
20 14
20 20
20 20
20 15
15 20
20 20
20First story living (feet)
Minimum side yard setback
(feet)
Street side 10 10 10 10
15 10 10 10 10 10 10
10Reverse corner street side
5 &10Interior side 10 10 5 & 10
NA
5 5 5 5 5 0
Separation between
dwelling units (feet)
Minimum rear yard setback
(feet)
NA NA 15 NA NA NA NA NA 302
20 35
10 35
20 30
20 30
20 20 15 10
35 20
20 0
Maximum height (feet) 301 351 351 35
Notes:
1 No principle building shall exceed a height of one story when located within one hundred feet of an existing single-family residence.
2 Minimum separation from residential district.

The maximum height of residential buildings in the S-R, R-1, and R-2 is 30 feet, while the maximum height in the AE, A, R-3, R-4, MDR, and C-1 zones is 35 feet. Within the R-MPD zone, the maximum height is 20 feet. In addition, buildings in the R-2, R-3, and R-4 zones are limited 3-24

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to one story when located within 100 feet of an existing single-family residence. With these height limitations it may be difficult to achieve the densities allowable within some of the higher-density zones in the City, such as the R-4 (20 du/ac) zone. This is particularly true for sites located within 100 feet of an existing single-family residence, which are limited to a one-story height. Proposed Program PP-B.3 requires the City to assess existing development standards, including height limits, to evaluate their impact on residential development and revise as needed to encourage the creation of additional housing within the City.

3.4.11.1 Reasonable Accommodation
State law requires the City to accommodate requests from people with disabilities to waive specific requirements or standards of the City’s Development Code to ensure that their homes are accessible. For example, allowable uses in setbacks may need to be modified to accommodate the construction of a ramp for wheelchair users. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-by-case basis.

Section 16-3.08.100 of the City’s Development Code outlines the process for requesting a reasonable accommodation to City standards. Reasonable accommodation requests may be approved if they are necessary for people with disabilities to use and enjoy a dwelling unit in question; do not create a health, safety, and welfare issue in regards to land use, zoning, or building; and do not impose an undue financial or administrative burden on the City.

3.4.11.2 Parking Requirements
Table 3-7 includes the City’s Development Code parking requirements.

Table 3-7. Parking Requirements for Residential Uses

USE REQUIRED SPACES
Single-family residence
Multiple-family residences
2 spaces within an enclosed garage
2 spaces per unit – 1 space shall be covered
2 covered spaces per unit (1 space for 1-bedroom
units) + 1 uncovered space per 2 units
2 spaces that may be tandem within a garage,
carport, or awning
Condominiums
Manufactured/Mobile Homes within the R-MPD district
2 adjoining spaces per unit that may be tandem +
1 space per 5 unitsMobile home park
Boardinghouse 1 space per sleeping room + 3 additional spaces 1 space for every 10 adult beds, plus 1 additional
space for the on-site managerEmergency shelter
Transitional or Supportive Housing
Accessory Dwelling Unit
Same as comparable residential uses
None
Off-street parking is costly to construct and can limit the space on a site available for other purposes. Requiring excessive off-street parking can significantly increase the cost of housing development. For this reason, off-street parking requirements for multi-family residences are typically required proportionate to the size of the residence, with more parking required when residences have more bedrooms, and less for smaller residences. In some cities, off-street 3-25

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parking requirements may be reduced for residential uses that have lower parking demand, such as senior housing. The City requires two off-street parking spaces for multi-family residential units, regardless of size or the population they serve, plus additional guest parking for condominium projects. Proposed Program PP-A.8 requires the City to evaluate existing off-street parking requirements and make recommendations to reduce the number of required off-street parking spaces for residential development with expected lower parking demand.

3.4.11.3 Density Bonus
While the City’s Zoning Code is currently outdated with respect to density bonuses, the City follows the State-mandated density bonus allowance requirements. Bonuses are provided based on the following percentages:
 Provide at least 10% of the total units of the housing development for households with lower incomes as defined in California Health and Safety Code, Section 50079.5.  Provide at least 5% of the total units of the housing development for households with very low incomes as defined in California Health and Safety Code, Section 50105.  Provide a senior housing development as defined in Civil Code, Sections 51.3 and 51.12, or mobile home park that limits residency based on age requirements for housing for seniors pursuant to Civil Code, Sections 798.76 and 799.5.  Provide at least 10% of the total dwelling units in a common interest development as defined in California Civil Code, Section 1351, for people and families with moderate incomes as defined in Section 50093 of the California Health and Safety Code provided that all units in the development are offered to the public for purchase.

The Housing Element has a program (Program PP-A.2) to create a menu of density bonuses in exchange for the provision of community benefits and amenities. This will allow the City to incentivize local priorities aside from affordable housing, which is all that is incentivized by the State density bonus parameters.

3.4.11.4 Building Codes and Enforcement
The City has adopted the 2019 edition of the California Building Code (CBC), which incorporates the 2018 International Building Code with California amendments, and establishes standards and requires inspections at various stages of construction to ensure code compliance. The City’s building code also requires new residential construction to comply with the federal Americans with Disabilities Act (ADA) standards, which specifies that a minimum percentage of dwelling units in new developments must be fully accessible to the physically disabled. Amendments to the CBC have been related to state mandated fire code and Federal Emergency Management Agency (FEMA) requirements. While the incorporation of these measures may raise housing 3-26

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construction costs, these standards are necessary to provide access to homes for people with disabilities and to ensure a safe living environment for the community. Further, the CBC is adopted by many cities throughout California and does not, in general, pose a constraint to development of affordable housing.

Code enforcement in the City is the responsibility of the Code Enforcement Division of the Development Department. The code enforcement team assists residents and business owners in an effort to maintain a comfortable, safe, and clean living and business environment through community awareness and enforcement programs. The Code Enforcement Division investigates complaints pertaining to private property, including but not limited to the storage of inoperable vehicles, junk and debris, unsecured or unmaintained commercial and residential properties, illegal dumping, and violations of zoning, building, and business license regulations. Code enforcement reacts to citizen complaints and proactively addresses conditions that generate blight, negatively impact residential communities or commercial zones, and affect the public’s health and safety. Residents can file code enforcement complaints online on the City’s website, by email, by phone, or in-person at City Hall in Victorville.

The City offers residential compliance assistance to address code violations through several loan programs and solid waste services. The Senior Home Repair is designed to assist low- income persons at least 62 years old, permanently disabled or handicapped, with a one-time grant to make eligible home repairs. The Residential Rehabilitation Program can be used to correct health and safety issues or code violations. This program offers low interest deferred loans to income eligible homeowners. To assist with cleaning up trash and removing bulky items, the City offers bulky item pick-up services and free bulky item drop-off, available only to residents of Victorville.

3.4.11.5 Permitting
The permitting process required for residential development contributes to the cost of housing because these costs are ultimately reflected in the selling price. The permitting and review process can also increase the time it takes for new development to be completed, thus slowing the production of new housing supply and adding to costs for developers who must hold land in anticipation of entitlement.

The City’s goal, as encapsulated in Program PP-B.2, is to expedite processing of residential development applications. Construction of a project can often begin quickly because the City’s Development Department takes care of all plan check responsibilities, including fire and engineering. The result is a streamlined and efficient review, cutting the time the plans are with the City. If complete, all plans are turned around within 4 weeks of the initial submittal and 2 weeks of the revised submittal. Currently, the City does not have a formal procedure for expediting projects with affordability components.
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Permits for Residential Use
Site Plans
Site Plan Review is required for all new residential development and all expansions of existing residential uses, with the exception of expansions that do not add habitable space or a kitchen, or projects that require a conditional use permit. The purpose of Site Plan Review is to ensure that new development is consistent with City General Plan goals and policies, Development Code objectives and standards, with the City’s design guidelines, and with the character of the surrounding neighborhood. Site Plan Review allows the City discretion in evaluating projects and lets the approving authority place reasonable conditions on residential development to ensure that the public health, safety, and welfare are maintained. Development is reviewed to evaluate any potential impacts on the privacy, views, and overall quality of existing buildings in the area, and to ensure adverse impacts and disruptions to surrounding uses are minimized.

Depending on the type and location of the proposed development, site plans may be approved by the zoning administrator or their designee or may require Planning Commission approval.

Development on existing sites is generally approved by the zoning administrator, while new development is approved by the Planning Commission and appealable to the City Council. Minor site plans approved by the zoning administrator on existing sites do not require a public hearing, but site plans reviewed by the Planning Commission require a public hearing. Typically, for projects adhering to the general plan and zoning, only one public hearing is necessary and typically can be processed from formal application date to public hearing within 4 to 6 weeks for projects not needing extensive CEQA review. While the site plan review process allows for considerable discretion on the part of the approving authority, the City is a development-friendly community and has historically approved most permit requests for residential development.

Conditional Use Permits
Condominiums, mobile home parks, boardinghouses, commercial caretaker quarters, single- room occupancies, and some emergency shelters require conditional use permits for approval.

Conditional use permits may be approved by the zoning administrator for projects on existing sites or modifications to existing conditional use permits. All other conditional use permits require approval by the Planning Commission. A public hearing is required for approval of a conditional use permit, regardless of the approving authority. Findings are required for approval of conditional use permits, which include the determination that the project complies with relevant requirements in the City’s Development Code, is consistent with the General Plan, and will not create traffic that will overload the street system or create a public safety hazard. Conditional use permits typically require 4–6 weeks for processing. 3-28

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Findings of Approval
Victorville utilizes the Planning Commission or Zoning Administrator (ZA) for all Site Plan approvals. Victorville does not have a separate architectural design review committee or commission. All design review is handled by either the Planning Commission or the ZA according to guidelines with standards that are objective in nature.

All new development on undeveloped land requires Planning Commission Site Plan review, however the ZA is a staff member appointed by the City Manager who has the power and duty to review and make decisions on development or improvements that occur on existing developed sites pursuant to Section 16-3.01.050 of the Municipal Code. In addition, following tract and/or parcel map recordation, the ZA is authorized to approve Site Plan entitlements on undeveloped single-family lots. Furthermore, Planning Commission policies exist that allow the ZA to authorize staff level adjustments to projects that were previously approved by the Planning Commission. These streamlined standards, policies, and practices allow for efficient review of new developments and add certainty to the development process.

Section 16-3.01.030 of the Victorville Municipal Code, as listed below, addresses the scope of review approval findings for new Site Plan applications. These standards are fundamentally objective in nature and while subsections (b) and (c) may be subjective, the scope of review by staff and the Planning Commission is completed in an objective manner, limited to health and safety factors.

In order to provide upfront feedback to developers and to promote certainty in meeting the scope of the review, the City offers free Pre-Submittal Application reviews on a weekly basis for applicants to receive Site Plan review comments on prospective projects. During the Pre- Submittal process, representatives from Planning, Building, Fire, and Public Works (Engineering and Water) provide health and safety comments and are available to discuss the project with the applicant to facilitate meeting the scope of the review.

Sec. 16-3.01.030: Scope of review
Where Site Plan review is required for a use or a structure under the provisions of this Article, the following aspects of the project are to be reviewed by the Zoning Administrator and the Planning Commission if applicable:
(a) The location of the site in relation to location of buildings on adjoining sites, with particular attention to privacy, views, any physical constraint identified on the site and the characteristics of the area in which the site is located; 3-29

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(b) The degree to which the proposed development will complement and/or improve upon the quality of existing development in the vicinity of the proposed project and the extent to which adverse impacts to surrounding properties will be minimized; (c) The effect of the proposed project on surrounding uses, including ensuring minimum disruption to such uses;
(d) Whether the development standards set forth in the Development Code have been satisfied;
(e) Whether the design guidelines set forth in the Development Code have been substantially met;
(f) One or more of the development standards required by Title 16 may be eliminated by the Planning Commission where the following findings are made:
(1) The elimination of the requirement is not injurious to the public health, safety and welfare, and
(2) Based upon characteristics of the site, the elimination of the development standard will have no adverse effect on surrounding properties; (g) In the event a development standard is eliminated, the elimination shall apply only to the use as submitted as part of the site plan approval, any future expansion or modification of the use will invalidate the eliminated development standard, the necessity for which will be reviewed at the time of any subsequent application.

3.4.12 Fees
Development fees that apply to residential development in Victorville are not set based on the actual cost of services but rather on a set schedule adopted by the City Council. Current City fees are as follows.

3.4.12.1 Permit Processing Fees
Table 3-8 includes the City’s permit processing fees.
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Table 3-8. Permit Processing Fees

PERMIT FEE
Conditional Use Permit
Minor Conditional Use Permit
Planned Unit Development
Development Agreement
Environmental Assessment:

Categorical Exemption
Initial Study/Negative Declaration
Environmental Impact Report
Variance
$2,454.18
$429.48
$1,840.63 + $18.40 per lot
$4,908.35 + $613.54 per revision
$122.71
$1,227.08
Actual cost
$1,227.08
Minor Variance $889.64
Minor Deviation $306.77
Tentative Tract Map $1,840.63 + $18.40
Tentative Parcel Map
General Plan Amendment
Specific Plan
$1,227.08
$1,840.63
$6,135.42
Specific Plan Amendment
Site Plan/Modification
Minor Site Plan
$3,067.72
$2,454.18
$470.83
Building Plan Review
Building Permit
Sliding scale based on valuation ($29.25+)
Sliding scale based on valuation ($45+)
$11,327.00/single-family unit
$7,639.00/multi-family unitDevelopment Impact Fee
Victor Valley Water Reclamation Authority
Fee/Industrial Wastewater Treatment Plant Fee Varies by number of fixtures ($200+) Sewer Capacity
Technology Fee
Green Building Fee
Typically $350 per house

4.8% of plan review, building permit, mechanical permit, electrical permit, and plumbing permit fees
Sliding scale based on valuation ($1.00+)
The actual fees for a building permit cover a wide variety of costs. To provide an estimate of what the costs amount to, fees were calculated for a 1,500-square-foot single-family residence (assuming a quarter-acre lot) and an 800-square-foot apartment unit (assuming a 20 unit-per- acre density). The fees are as follows (Table 3-9).
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Table 3-9. Building Permit Fees Schedule
1500-SQUARE-FOOT SINGLE
FAMILY
800-SQUARE-FOOT APARTMENT

UNITFEE
Green Building
Seismic
$6.00 $3.13
$16.25
$81.25
$7.92
Imaging $39.59
$198.37Plan Review $554.00 (reduced by 70% for tract
houses)
$860.00Building Permit
Electrical Permit
Plumbing Permit
Mechanical Permit
Bear Valley Bridge
Goodwill Bridge
Street Light
$305.19
$139.75 $102.70
$134.00 $115.00
$74.45 $74.45
$180.00 (only if in specified area)
$280.00 (only if in specified area)
$300.00 (scattered single-family only)
$500.00 (scattered single-family only)
$2,585/acre (if in specified area)
Determined by Eng. Dept.
$350.00
$180.00 (if in specified area)
$280.00 (if in specified area)
NA
Fire Hydrant NA
Storm Drain $2,585/acre (if in specified area)
Determined by Eng. Dept.
$350.00
Sewer Assessment
Sewer Capacity
Water $4,750 (approximate)
Total (Range) $7,445,75 - $8,691.95 $1,325.60 - $1,605.60 Several agencies that are separate from the City charge fees, which affect the cost of building.

Those agencies and fees are as follows:
 Victor Valley Wastewater Reclamation Authority/Southern California Logistics Airport (SCLA) Industrial Wastewater Treatment Plant (sewer): $3,750 per unit  Residential School District Fees (amounts are per square foot):
o $3.39 (Adelanto Elementary School District)
o $1.22–$2.17 (Victor Valley Union High School District) o $5.36 (Hesperia Unified School District)
o $?? (Snowline Joint Unified School District)
o $2.89 (Victor Elementary School District)
Using the scenarios above and averaging certain specified areas and the school district fees, the building permit fee amount (excluding permit processing fees) for a single-family home generally ranges from $16,196 to $17,443 and the fee amount for a multi-family unit generally ranges from $7,743 to $8,023.
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3.4.12.2 Transparency in Development Process
To increase transparency in the development process as required by law, the City has a variety of tools available for developers. The City’s website includes an online permitting portal/fee estimator, a tool to look up zoning by property, as well as the City’s zoning map, development code, and land use plans. Most development and building fees are posted on the City’s website, but permit fees are not listed online. Proposed Program PP-B.5 requires the City to add the current permit fees to the fee information available on the City’s website.

3.4.13 Other Local Programs

3.4.13.1 Required Improvements
For new development on unimproved sites, the City requires the developer to construct on-site improvements and contribute to its fair share of off-site improvements. The typical residential street width is 40 feet. A gutter, a 6-inch curb, and a 6-foot-wide sidewalk are also required.

Typically, water and sewer connections are on all existing City streets. New development will connect to the adjacent infrastructure connections.

New single-family development in Victorville occurs on large expanses of land, often through the Specific Plan process. A requirement of Specific Plan development is that all roads and infrastructure be planned and implemented as part of the development. This requirement enables infrastructure costs to be shared among a large number of houses (typically 200+ units), thereby reducing the per-unit site improvement cost.

3.5 Reductions to Constraints
The City intends to address the constraints identified here as described in Chapter 7, Housing Plan, of this Housing Element, particularly with the programs mentioned in this chapter.

The City currently has not adopted written procedures for the SB 35 (Chapter 366, Statutes of 2017) Streamlined Ministerial Approval Process. The City presently does not have a written procedure to provide affordable housing with priority for water and sewer services consistent with SB 1087. Proposed Program PP-O.3 addresses these requirements, and includes the requirement that the City immediately deliver the 6 th Cycle Housing Element, once adopted, to water and sewer service providers.
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Figure 3-1. Potential Emergency Shelter Locations without Discretionary Action 3-35

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4 HOUSING RESOURCES AND

OPPORTUNITIES

4.1 Identification of Adequate Sites for Future
Housing Needs
State law requires that jurisdictions provide an adequate number of sites to allow for and facilitate the production of their share of regional housing. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” Under State law (California Government Code, Section 65583[c][1]), adequate sites are those with appropriate zoning and development standards—with services and facilities—needed to facilitate and encourage the development of a variety of housing for all income levels.

4.1.1 Regional Housing Targets
Table 4-1 shows the 6th Cycle Regional Housing Needs Assessment (RHNA) allocation for the City of Victorville (City or Victorville), as determined by the Southern California Association of Governments, for the 8-year period (2021–2029).

Table 4-1. 6th Cycle Regional Housing Needs Allocation (2021–2029)

INCOME CATEGORY DWELLING UNITS
868
867
1,136

PERCENT

10.6%

10.6%
Extremely Low (30% AMI or less)
Very Low (31 to 50% AMI)
Low (51 to 80% AMI) 13.9%
Moderate (81 to 120% AMI)
Above Moderate (Over 120% AMI)
1,504
3,790

18.4%

46.4%
Total 8,165 100.0%
Note: The City has a RHNA allocation of 1,735 very-low-income units (inclusive of extremely low income units). Pursuant to State law (AB 2634), the City must project the number of extremely low income housing needs based on Census income distribution or assume 50% of the very-low-income units as extremely low. Assuming an even split, the City’s RHNA allocation of 1,735 very-low-income units may be divided into 867 very low and 868 extremely low income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not mandate the separate accounting for the extremely low income category.

Housing Element law does not require the City to ensure that the numbers of housing units identified in the RHNA are built within the planning period. However, the law requires that the City provide an inventory of land suitably zoned and with available infrastructure and utilities to meet that need.

California Government Code, Section 65583.2(c)(3)(B), specifies that a minimum density of 30 units per acre is necessary to meet the City’s low- and very-low-income housing needs. 4-1

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The City satisfied its 5th Cycle RHNA requirement by planning for the number of units assigned to it in that cycle. Progress in the City’s residential development permitting during the 5th Cycle is documented in the City’s Annual Progress Reports. Chapter 8, Adequate Sites Inventory Analysis and Methodology, along with Appendix C, detail the City’s plan to satisfy its 6th Cycle RHNA requirement.

4.2 Financial Resources

4.2.1 Federal Funding Sources

4.2.1.1 Home Investment Partnerships Funds
The Home Investment Partnerships (HOME) Program is a federal program created as a result of the National Housing Affordability Act of 1990. Local jurisdictions may use HOME funds to develop and support affordable rental housing and homeownership affordability through acquisition, including assistance to homebuyers, new construction, reconstruction, or rehabilitation of non-luxury housing with suitable amenities, including real property acquisition, site improvements, conversion, demolition, and other expenses, such as financing costs and relocation expenses of any displaced persons, families, businesses, or organizations. HOME funds may also be used to provide tenant-based rental assistance. All housing developed with HOME funds must serve families with low and very low incomes.

The City formed the Town of Apple Valley and City of Victorville Consortium (Consortium) to meet the threshold of obtaining HOME entitlement status with the U.S. Department of Housing and Urban Development (HUD). The successful formation of the Consortium resulted in an annual allocation of HOME funds to both communities. For Fiscal Year 2021–2022, the Consortium anticipates receiving approximately $783,345. Of that amount, the City and the Town of Apple Valley will receive an estimated $523,797 and $259,548, respectively.

The City has successfully used HOME funds to assist with the Mortgage Assistance Program, which can provide up to $55,000 for down payment and closing costs assistance with no payments for 30 years with a 3% interest, deferred loan. Funds are made available to first-time homebuyers that have contributed 1% toward the purchase price of their primary residence on a first-come, first-served basis.

4.2.1.2 Community Development Block Grant Program
Through the federal Community Development Block Grant (CDBG) Program, HUD provides funding for a range of community development activities. CDBG funds are awarded for housing activities, including acquisition and rehabilitation, homebuyer assistance, economic development, homeless services, and public services. CDBG funds are subject to certain restrictions and generally cannot be used for new housing construction. CDBGs primarily benefit households with incomes not exceeding 80% of the County area median income. 4-2

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The City is a CDBG entitlement city based on its demographics and receives CDBG funds annually. The City recently received an award of $1,377,613 and released a Notice of Funding Availability (NOFA) in November 2020, with applications due in January 2021.

These funds are used for a variety of housing programs, including the following:
• Residential Rehabilitation Program – This program offers low-interest deferred loans to income-eligible homeowners for improvements to correct health and safety or building code violations, or to fund maintenance to housing units to prevent deterioration and dilapidation. Eligible program repairs include roof, window, plumbing, sewer, and driveway repair/replacement.
• Senior/Disabled Home Repair Program – This program is designed to assist homeowners with low incomes who are at least 62 years of age, permanently disabled, or handicapped, by providing a one-time grant in an amount of not less $1,000 and up to $15,000, to make eligible home repairs.

The City is anticipated to use the majority of remaining CDBG and HOME funds on solutions for persons experiencing homelessness. It is important to note that the City and the Town of Apple Valley prepared a 2017–2021 Consolidated Plan and 2017–2018 Action Plan (Consortium Consolidated Action Plan) to comply with HUD’s federal block grant funding requirements. The Consortium Consolidated Action Plan identifies overall housing and community development needs for the Consortium.

The Consortium Consolidated Action Plan identifies the needs, priorities, goals, and allocation strategies for CDBG and HOME funding for program years July 1, 2017, to June 30, 2021. Based on an extensive public participation process, the needs assessment, and the housing market analysis, the City determined to direct its funding to the following priorities:
• Support services for the people experiencing homelessness and those at risk for homelessness
• Human services
• Increased economic development and employment opportunities • Housing programs
• Accessibility and mobility

4.2.1.3 U.S. Department of Agriculture Rural Housing Service The U.S. Department of Agriculture Rural Housing Service provides loans in rural areas to finance homes and building sites. Rural Rental Housing Loans are direct, competitive mortgage loans made to provide affordable multi-family rental housing for families with very low, low, and 4-3

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moderate incomes; seniors; and people with disabilities. More information is available on the U.S. Department of Agriculture Rural Development website.

4.2.1.4 Housing Opportunities for Persons with AIDS Program The Housing Opportunities for Persons with AIDS Program was established to provide housing assistance and related supportive services for people with HIV/AIDS who have low incomes and their families. Housing Opportunities for Persons with AIDS Program funds may be used for a wide range of housing, social services, program planning, and development costs, including but not limited to the acquisition, rehabilitation, or new construction of housing units; costs for facility operations; rental assistance; and short-term payments to prevent homelessness.

4.2.1.5 Section 108 Program
Section 108 is the loan guarantee provision of the CDBG Program. This provision provides communities with a source of financing for a variety of housing and economic development activities. All rules and requirements of the CDBG Program apply, and therefore, all projects and activities must principally benefit people with low and moderate incomes, aid in the elimination or prevention of blight, and/or meet urgent needs of the community.

Monies received per the Section 108 loan guarantee program are limited to no more than five times the applicant’s most recently approved CDBG amount less prior Section 108 commitments. Activities eligible for these funds include economic development activities eligible under the CDBG Program; acquisition of real property; rehabilitation of publicly owned property; housing rehabilitation eligible under the CDBG Program; construction, reconstruction, or installation of public facilities; related relocation, clearance, or installation of public facilities; payment of interest on the guaranteed loan and issuance costs of public offerings; debt service reserves; and public works and site improvements.

Section 108 loans are secured and repaid by pledges of future and current CDBG funds.

Additional security requirements may also be imposed on a case-by-case basis.

4.2.1.6 Legacy Programs
The HUD 811 program provides funding to develop and subsidize rental housing with the availability of supportive services for adults with disabilities who have very low and extremely low incomes, allowing people with disabilities to live as independently as possible in the community by subsidizing rental housing opportunities.

The HUD 236 program provides an interest rate reduction payment to subsidize debt service costs, effectively operating as a subsidy to the developer to reduce the cost of the project and, thus, the rent levels needed to support it. Projects using this program are often coupled with rental housing assistance payments to reach households with lower incomes. Under Section 236, two rent schedules were worked out for residents with incomes at or below 80% of area 4-4

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median income one: (1) a “market rent” based on the cost of a market rate mortgage and (2) a “basic rent,” a figure based on a 1% mortgage. The tenant pays the greater of the basic rent or 25% of their income but in no case would rent payments exceed the market rent.

4.2.1.7 Section 8 Housing Choice Voucher Program
The federal Section 8 program provides rental assistance to households with low income. With a Section 8 voucher, households pay 30–40% of their income toward housing, and the San Bernardino Housing Authority (HASBC) pays the rest up to certain maximum rent limits. The vouchers are paid directly to the property owners. The HASBC inspects its tenants’ units annually to ensure that health and safety standards are met. This program also allows households to use their vouchers toward the purchase of a home.

The HASBC manages approximately 783 Section 8 household vouchers in the City. To ensure the affordability of its potential at-risk units, the HASBC is working to extend the term of its existing vouchers and increase the number of vouchers during this planning period.

4.2.2 State Funding Sources

4.2.2.1 Low-Income Housing Tax Credits (Federally Funded for the Most Part and State Administered)
The California Tax Credit Allocation Committee (CTCAC) administers the Low-Income Housing Tax Credit (LIHTC) Program to encourage private investment in affordable rental housing for households meeting certain income requirements. Credits are available for new construction projects or existing properties undergoing rehabilitation. Two types of federal tax credits are available and are generally referred to as 9% and 4% tax credits. Each number refers to the approximate percentage that is multiplied against a project’s requested “qualified basis” to determine the amount of annual federal tax credits the CTCAC will award the project.

The 9% tax credit is limited and calculated at $2.70 per person (returning to $2.35 per person in 2022), making California’s limit for 2018 $106.7 million in annual tax credits. Because project owners can take the annual tax credit each year for 10 years, the CTCAC can award $1.067 billion in 9% tax credits. Because 9% tax credits are so desirable and in limited supply, the CTCAC awards them through a competitive process twice per year. Projects compete on point scoring, and because most projects receive the maximum point score, the CTCAC’s tiebreaker formula generally decides the outcomes.

The 4% tax credit is derived from a project’s use of tax-exempt bond authority allocated by the California Debt Limit Allocation Committee and is limited only by the amount of bond cap available to California. In 2017, the CTCAC awarded $124.9 million in 4% annual tax credits, which equates to $1.249 billion in total credits over 10 years. The CTCAC awards 4% tax credits non-competitively (i.e., over-the-counter) to all projects that meet threshold criteria. 4-5

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Recognizing the extremely high cost of developing housing in California, the State legislature authorized a State LIHTC program to augment the federal LIHTC program. Authorized by Chapter 1138, Statutes of 1987, the State credit is only available to a project that has previously received or is concurrently receiving an allocation of federal credits. Thus, the State program does not stand alone but, instead, supplements the federal LIHTC program. In 2018, State law authorized $98.6 million in State LIHTCs. These are one-time credits taken over 4 years; thus, there is no ten-fold multiplier. Because State credits are also in limited supply, the CTCAC awards them competitively as well. In total, 85% of the State credits are integrated into 9% tax credit projects and awarded through the same competition. 15% of the State credits are reserved for 4% tax credit projects, and applicants compete for these State credits in a separate competition.

4.2.2.2 Affordable Housing and Sustainable Communities Program The Affordable Housing and Sustainable Communities Program funds land use, housing, transportation, and land preservation projects that support infill and compact development and reduce greenhouse gas emissions in disadvantaged communities. Funds are available in the form of loans and/or grants in two project areas: (1) Transit-Oriented Development and (2) Integrated Connectivity. There is an annual competitive funding cycle.

4.2.2.3 CalHome
CalHome makes grants to local public agencies and nonprofit corporations to assist first-time homebuyers become or remain homeowners through deferred-payment loans. Funds can also be used to assist in the development of multiple-unit ownership projects.

4.2.2.4 California Emergency Solutions and Housing Program The California Emergency Solutions and Housing (CESH) Program provides grant funds to eligible applicants for eligible activities to assist people experiencing or at risk of homelessness.

Eligible applicants are Administrative Entities (local governments, nonprofit organizations, or unified funding agencies) designated by the Continuum of Care to administer CESH funds in their service area. The California Department of Housing and Community Development (HCD) administers the CESH Program with funding from the Building Homes and Jobs Act Trust Fund (Senate Bill 2, Chapter 364, Statutes of 2017).

4.2.2.5 Emergency Solutions Grants Program
The Emergency Solutions Grants Program makes grant funds available for projects serving individuals and families experiencing homelessness through eligible nonprofit organizations or local governments. The Emergency Solutions Grants Program funds can be used for support services, emergency shelter/transitional housing, homelessness prevention assistance, and permanent housing. Funds are available in California communities that do not receive 4-6

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Emergency Solutions Grants Program funding directly from HUD. Funding is announced annually through a NOFA.

4.2.2.6 Golden State Acquisition Fund
The Golden State Acquisition Fund was seeded with $23 million from the HCD Affordable Housing Innovation Fund. Combined with matching funds, the Golden State Acquisition Fund makes up to 5-year loans to developers for acquisition or preservation of affordable housing.

Loans are a maximum of $13,950,000, and funds are made available over the counter.

4.2.2.7 Homekey
Homekey provides grants to local entities (including cities, counties, and other local public entities, such as housing authorities and federally recognized tribes) to acquire and rehabilitate a variety of housing types, such as hotels, motels, vacant apartment buildings, and residential care facilities, to serve people experiencing homelessness who are at high risk for serious illness and impacted by COVID-19.

4.2.2.8 Housing for a Healthy California Program
The Housing for a Healthy California Program provides funding on a competitive basis to deliver supportive housing opportunities to developers using the federal National Housing Trust Fund allocations for operating reserve grants and capital loans. HCD will also use a portion of moneys collected in calendar year 2018 and deposited into the Building Homes and Jobs Trust Fund to provide funding through grants to counties for capital and operating assistance.

4.2.2.9 Housing Navigators Program
Housing Navigators Program allocates $5 million in funding to counties for the support of housing navigators to help young adults from 18 years up to 21 years of age secure and maintain housing, with priority given to young adults in the foster care system.

4.2.2.10 Housing-Related Parks Program
The Housing-Related Parks Program funds the creation of new park and recreation facilities or improvement of existing park and recreation facilities that are associated with rental and ownership projects that are affordable to households with very low and low incomes.

4.2.2.11 Infill Infrastructure Grant Program
The Infill Infrastructure Grant Program provides grant funding for infrastructure improvements for new infill housing in residential and/or mixed-use projects. Funds are made available through a competitive application process.
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4.2.2.12 Joe Serna, Jr., Farmworker Housing Grant Program The Joe Serna, Jr., Farmworker Housing Grant Program makes grants and loans for development or rehabilitation of renter- and owner-occupied housing for farmworkers with priority for households with lower incomes.

4.2.2.13 Local Early Action Planning Grants
The Local Early Action Planning grants program assists cities and counties to plan for housing through providing over-the-counter, non-competitive planning grants.

4.2.2.14 Local Housing Trust Fund Program
The Local Housing Trust Fund Program provides matching funds to local and regional housing trust funds dedicated to the creation, rehabilitation, or preservation of affordable housing, transitional housing and emergency shelters.

4.2.2.15 Mobilehome Park Rehabilitation and Resident Ownership Program The Mobilehome Park Rehabilitation and Resident Ownership Program makes short- and long- term low-interest rate loans for the preservation of affordable mobile home parks for ownership or control by resident organizations, nonprofit housing sponsors, or local public agencies. The Mobilehome Park Rehabilitation and Resident Ownership Program also makes long-term loans to individuals to ensure continued affordability. Funds are made available through a competitive process in response to a periodic NOFA.

4.2.2.16 Multifamily Housing Program
The Multifamily Housing Program makes low-interest, long-term, deferred-payment permanent loans for new construction, rehabilitation, and preservation of permanent and transitional rental housing for households with lower incomes.

4.2.2.17 National Housing Trust Fund
The National Housing Trust Fund is a permanent federal program with dedicated sources of funding not subject to the annual appropriations. The funds can be used to increase and preserve the supply of affordable housing, with an emphasis on rental housing for households with extremely low income (i.e., households with incomes of 30% of area median income or less). In 2021, California will receive approximately $10.1 million for the program. Funds will be made available through a competitive process and will be announced through a NOFA.

4.2.2.18 No Place Like Home Program
The No Place Like Home Program will have $2 billion in bond proceeds to invest in the development of permanent supportive housing for people who are in need of mental health 4-8

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services and are experiencing homelessness or chronic homelessness or who are at risk of chronic homelessness.

4.2.2.19 Pet Assistance and Support Program
The Pet Assistance and Support Program provides funds to homeless shelters for shelter, food, and basic veterinary services for pets owned by individuals experiencing homelessness.

4.2.2.20 Permanent Local Housing Allocation
Permanent Local Housing Allocation (PLHA) provides a permanent source of funding to all local governments in California to help cities and counties implement plans to increase the affordable housing stock. Approximately 90% of the PLHA program funding is available as a non- competitive, formula-based allocation to entitlement and non-entitlement jurisdictions in the State. The balance is available on a competitive basis for non-entitlement jurisdictions.

4.2.2.21 Predevelopment Loan Program
The Predevelopment Loan Program makes short-term loans for activities and expenses necessary for the continued preservation, construction, rehabilitation, or conversion of assisted housing primarily for households with low incomes. Availability of funding is announced through a periodic NOFA. Eligible applicants include local government agencies, nonprofit corporations, cooperative housing corporations, and limited partnerships or limited liability companies where the general partners are nonprofit mutual or public benefit corporations.

4.2.2.22 Regional Early Action Planning Grants
The Regional Early Action Planning Grants program helps councils of governments and other regional entities collaborate on projects that have a broader regional impact on housing. Grant funding is intended to help regional governments and entities facilitate local housing production that will assist local governments in meeting their RHNA.

4.2.2.23 Section 811 Project Rental Assistance
Section 811 Project Rental Assistance offers long-term project-based rental assistance funding from HUD through a collaborative partnership among the California Housing Finance Agency (CHFA), California Department of Health Care Services, HCD, California Department of Developmental Services, and CTCAC. Opportunities to apply for this project-based assistance are through a NOFA published by the CHFA.

4.2.2.24 Supportive Housing Multifamily Housing Program The Supportive Housing Multifamily Housing Program provides low-interest loans to developers of permanent affordable rental housing that contain supportive housing units. 4-9

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4.2.2.25 Transit-Oriented Development Housing Program
The Transit-Oriented Development Housing Program makes low-interest loans and grants for rental housing that includes affordable units that are located within 0.25 miles of a transit station.

Eligible applicants include cities, counties, transit agencies, developers, and redevelopment agencies. Applications are accepted in response to a periodic NOFA.

4.2.2.26 Transitional Housing Program
The Transitional Housing Program allocates $8 million in funding to counties for the purpose of housing stability to help young adults 18 to 25 years of age secure and maintain housing, with priority given to young adults formerly in the foster care or probation systems.

4.2.2.27 Veterans Housing and Homelessness Prevention Program The Veterans Housing and Homelessness Prevention Program makes long-term loans for development or preservation of rental housing for veterans with very low and low incomes and their families. Funds are made available to sponsors who are for-profit or nonprofit corporations and public agencies. Availability of funds is announced annually through a NOFA.

4.2.3 Quasi-Government Agencies

4.2.3.1 Federal Home Loan Bank – Affordable Housing Program The purpose of the Affordable Housing Program is to subsidize the interest rates on advances or loans made by the Federal Home Loan Bank system to a member bank and to provide direct subsidies to these banks. The banks then pass these subsidized interest rates and direct subsidies on to housing developers to help them support the development of affordable rental housing. The subsidies must be used to finance the purchase, construction, and/or rehabilitation of rental housing, at least 20% of the units of which will be occupied by and affordable for households with very low incomes for at least 15 years.

4.2.3.2 Fannie Mae/Freddie Mac – National Housing Trust Fund The National Housing Trust Fund was established as part of the Housing and Economic Recovery Act of 2008 and provided grants to States to increase and preserve the supply of rental housing for families with extremely low and very low incomes, including families experiencing homelessness, and to increase homeownership for families and individuals with extremely low incomes. The act requires Fannie Mae and Freddie Mac to transfer a percentage of their new business to finance the trust fund.
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4.2.4 Local Funding Sources

4.2.4.1 Low- and Moderate-Income Housing Asset Fund
The dissolution of the City’s Redevelopment Agency eliminated the ability to obtain redevelopment tax increment monies. However, the successor agency has assets and a limited amount of funds from the remaining Redevelopment Agency funds. The City may use these funds to finance housing programs including the following:
• New housing development
• Acquisition and rehabilitation
• Mortgage Assistance Program
• Owner-occupied rehabilitation

4.2.4.2 Proposition 46 Funds
Proposition 46, the Housing and Emergency Shelter Trust Fund Act of 2002, was a Statewide housing bond initiative passed by voters in November 2002, which authorized $2.1 billion in bond financing for various housing programs administered by HCD and CHFA. Eight different funds were formed from this bond issuance, including the Home Improvement Loan Fund, the Preservation Opportunity Fund, the Emergency Housing and Assistance Fund, and the School Facilities Fee Assistance Fund, among others. These funds will finance programs such as the Local Housing Trust Fund matching grant program; accessibility grants for renters; code enforcement; multi-family acquisition, rehabilitation, construction, or conversion; and others. The City and nonprofit housing developers can apply to the appropriate funding programs in order to subsidize some of the affordable housing to be built in the City. The City used CalHome funds to fund its Owner-Occupied Rehabilitation Program.

4.2.4.3 Community Revitalization and Investment Area
In 2015, Assembly Bill 2 established Community Revitalization and Investment Areas (CRIAs) as a type of tax increment financing district to replace Redevelopment Agencies, which were eliminated in 2012. CRIAs would increase funding for and production of affordable housing in disadvantaged communities, as well as funding for other types of infrastructure projects. CRIAs have an affordable housing set aside of 25%. The City is currently establishing a CRIA and anticipates that it will be adopted concurrently with the 6th Cycle Housing Element Update.

4.2.4.4 Opportunities for Energy Conservation
Construction of energy efficient buildings can add to the production costs of ownership and rental housing. Over time, however, housing with energy conservation features should reduce occupancy costs as the consumption of fuel and electricity is decreased. This can result in monthly housing costs that are equal to or less than what they otherwise would have been had no energy conservation 4-11

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devices been incorporated in the new residential buildings. This section provides an overview of opportunities for energy conservation during the 2013–2021 Housing Element planning period.

State Regulations
Title 24 of the California Administrative Code establishes energy conservation standards that must be applied to all new residential buildings. The regulations specify energy saving design for walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards, and the use of non-depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meeting the energy standards are the following:
• Alternative 1: The passive solar approach, which requires proper solar orientation, appropriate levels of thermal mass, south-facing windows, and moderate insulation levels. • Alternative 2: Generally requires higher levels of insulation than Alternative 1 but has no thermal mass or window orientation requirements.
• Alternative 3: Also is without passive solar design, but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements.

Residential developers must comply with these standards while localities are responsible for enforcing the energy conservation regulations.

State and Federal Programs
The California Department of Community Services and Development in partnership with the network of local community services agencies that assist lower-income households, administers the Low Income Home Energy Assistance Program, which provides financial assistance to lower-income households to offset the costs of heating and/or cooling their residences.

Local Measures and Programs
The current Housing Element has a program (Program PP-A.4) to rezone certain areas of the City from exclusively commercial use to mixed-use. The areas are selected for their feasibility of developing a mix of uses, including housing for lower-income households, that is located near resources such as parks, schools, and public services, as well as employment and retail uses. This and other policies and programs of this Housing Element will encourage and facilitate the redevelopment of underutilized commercial sites within the City's primary transit corridors. Mixed-use residential development that is both pedestrian- and transit-oriented conserves energy by reducing the number of vehicular trips and encouraging the efficient use of land and construction materials. 4-12

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City residents also have access to a program that will assist with home weatherization, the Weatherization Program – Energy, Education, & Environmental Services Program, that is provided by Community Action Partnership San Bernardino County.

Private Sector Programs
The following private sector energy conservation programs are available to housing developers and City residents:
• California Alternative Rates for Energy (CARE): Lower-income customers enrolled in the CARE program receive a 20% discount on their electric and natural gas bills and are not billed in higher rate tiers that were created for Southern California Edison. CARE is funded through a rate surcharge paid by all other utility customers. • Energy Management Center: Southern California Edison offers a range of rebates and incentives, as well as educational material, on its website to encourage households and businesses to use energy more efficiently, including incentives for solar panels, efficient water heaters, smart thermostats, and a loan program for residential energy efficiency improvements.

4.2.4.5 Administrative Resources
Described below are public agencies and nonprofit organizations that have been involved or are interested in housing activities in the City. These agencies play important roles in meeting the housing needs of the community. In particular, these agencies and organizations have been or are currently involved in the improvement of the housing stock, expansion of affordable housing opportunities, preservation of existing affordable housing, and/or provision of housing assistance to City households in need.

San Bernardino County Community Development and Housing Agency The County of San Bernardino is a public agency that provides subsidized housing and other housing- related services to lower- and moderate-income individuals and families. In addition to conventional public housing in the County of San Bernardino, the Community Development and Housing Agency is currently administering the San Bernardino County Rent Relief Partnership, an emergency rental assistance program for County residents impacted by the COVID-19 pandemic. The County Community Development and Housing Agency also operates or participates in a range of housing programs using HUD and State funds. The City is a participating jurisdiction, meaning residents are eligible to receive assistance through the following programs and service providers:
• Mortgage Credit Certificate Program
• Inland Fair Housing and Mediation Board
• Home Repair/Rehabilitation Programs
• Housing Choice Vouchers
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Private Developers and Service Providers
Private developers and service providers are available to assist with the provision of housing and housing-related services in the City. These private entities can be for-profit or nonprofit ventures. The following are some of the active affordable housing developers and supportive housing service providers in the County of San Bernardino:
• A Community of Friends
• Abode Communities
• Intertech Building Design
• Investment Concepts, Inc.
• Jamboree Housing Corporation
• Lincoln Avenue Capital
• Meta Housing Corporation
• National CORE
• Adaptive Identify Systems
• Angeles Contractor, Inc.
• Building Healthy Places Network
• Building Industry Association
• Clifford Beers Housing
• Coachella Valley Housing Coalition
• Crate Modular
• Neighborhood Partnership Housing
Services & NPHS Community Land
Trust
• Pontious Architecture
• EAH Housing • San Bernardino County Economic
• ERNA Enterprises, LLC
• Family Assistance Program
• George Behnam Architects
• Habitat for Humanity
Development
• Strategic Realty Holdings, LLC
• The Bradco Companies
• Urban Resource
• Victor Valley Family Resource Center• Illumination Housing, LLC The City will continue to work with these and other qualified housing developers and service providers to create affordable housing through new construction, acquisition/rehabilitation, and preservation. 4-14

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Chapter 5: Review of Previous Housing Element (2013–2021) 5 REVIEW OF PREVIOUS HOUSING
ELEMENT (2013–2021)
The City of Victorville (City or Victorville) implemented various programs as part of its 5th Cycle 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.

Table 5-1 on the following pages provides an analysis of the progress and effectiveness of each program and reviews the appropriateness of the program to determine if it should be continued, modified, or deleted from the 6th Cycle Housing Element.

A number of the City’s programs addressed the housing needs of special needs populations during the 5th Cycle period. Special needs populations include seniors, persons with disabilities (including developmental disabilities), large families, families with female heads of households, and families and individuals in need of emergency shelter. The City addressed the housing needs of special populations through the following programs:
• Seniors – The City assisted nearly 100 senior homeowners and homeowners with disabilities with minor home repairs through the Senior/Disabled Repair Grant Program. • Large Families – The City has created pathways to affordable homeownership as well as rental assistance through its Mortgage Assistance Program and Section 8 vouchers. • People with Disabilities – In 2015, the City approved an ordinance to incorporate Americans with Disabilities Act standards. The City also offers home repair grants to homeowners with disabilities through its Senior/Disabled Repair Grant Program. • Female-Headed Households – The City’s Mortgage Assistance Program provides down payment assistance for households with low incomes, creating affordable homeownership opportunities for female-headed households. • Families and Individuals in Need of Emergency Shelter – The City contributed $1.5 million to the development of the Desert Haven Apartment Project, which will serve the population experiencing chronic homelessness. The City also approved an ordinance in 2015 to ensure compliance with State law regarding transitional and supportive housing regulations. 5-1

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Chapter 5: Review of Previous Housing Element (2013–2021) Table 5-1. Program Evaluation

PROGRAM NAME PROGRAM OBJECTIVE PROGRAM ACTION PROGRESS AND CONTINUED APPROPRIATENESS

MAINTENANCE OF EXISTING HOUSING STOCK
Housing
Rehabilitation
Program
Provide rehabilitation assistance to
ensure maintenance of the older
housing stock.

Provides loans and grants to income-qualified
homeowners to rehabilitate their homes.

Since 2013, the City has assisted 152 homeowners by
providing loans and grants to rehabilitate their homes.

This program will be continued.

Code Enforcement Preserve housing units by enforcing Enforce Municipal Codes and abate violations. The code compliance loan program was created in 2016–2017 to assist residents correct code violations.

Since the program was implemented, 16 cases have
been created and 16 cases were closed. This program
will be continued.

Municipal Codes. Encourage use of City programs to rehabilitate and bring property into compliance.

Senior/Disabled
Repair Grants
Assist seniors and people with
disabilities with minor home repairs. code enforcement violations, by providing grants of up to $10,000.

Revitalize and enhance neighborhoods. Correct During the 5th Cycle period, the City assisted nearly 100 households through the program. The City has met its
goal of assisting 5–10 households annually. This
program will be continued.

CONSERVING AND IMPROVING EXISTING AFFORDABLE HOUSING
Section 8 Rental
Vouchers
Ensure continued availability of
Section 8 rental vouchers.

Continue to assist approximately 800–900
recipients with very low incomes per year with
Section 8 vouchers.
6,934 vouchers were issued to households with low
incomes between 2013 and 2020. This program will be
continued.

At-Risk Housing
Preservation
Protect the affordability of the City’s Seek opportunities to continue the affordability During the 5th Cycle period, the City extended the affordability period for the Kimberly Park Apartments,
which were set to expire during this time. The new
affordability period extends until 2034. This program will be modified to monitoring units, because no units are at risk for the next 10 years.
existing assisted units. of existing units at risk of converting to market rate.

Affordable Housing
Monitoring
Maintain Compliance of Affordable
Housing Agreements.

Monitor affordable housing projects to ensure
the requirements of the affordable housing
covenants are being met.

Through this program, the City ensures compliance with
affordable housing agreements for affordable
developments. As of 2020, the City monitored five
projects, all of which remain affordable. These projects include Northgate Village, Rodeo Meadows, Casa Bella,
Impressions, and Hillcrest Apartments. This program will be continued.
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Chapter 5: Review of Previous Housing Element (2013–2021) Table 5-1. Program Evaluation

PROGRAM NAME PROGRAM OBJECTIVE PROGRAM ACTION PROGRESS AND CONTINUED APPROPRIATENESS

HOUSING PRODUCTION
Density Bonuses Provide additional affordable units. Update zoning code to ensure developers understand the benefits and ability to utilize a
density bonus.

The City intends to work with developers to utilize
density bonuses throughout the City. This program will
be continued and will be modified to offer a menu of
density bonuses in exchange for the provision of
community benefits.

Inclusionary
Housing
Utilize federal and State funds to
provide affordable units as part for
market developments.

Continue to seek opportunities to finance
inclusionary housing units.

The City intends to work with developers to analyze the feasibility of an inclusionary housing policy. This
program will be continued.

Tax Credit
Developments
Offer financial assistance to
qualified housing developers who
commit to provide affordable units
to leverage projects.

Allocate HOME/Community Development Block The City intends to work with developers to encourage Grant funds during this planning period to assist the use of low-income housing tax credits to develop qualified housing developers who provide
affordable housing.
affordable housing. This program will be continued.

Encourage and
Facilitate Large Lot
Development
Develop policies to facilitate lot
subdivision.

Streamline and expedite the approval process
for land division for projects that include
affordable housing units, ministerial review of lot subdivision of large lots. Most often, the City receives With large swaths of undeveloped land, the City can
significantly benefit from assisting and encouraging the line adjustments, deferral or waiver of fees
related to the subdivision for projects affordable
to households with lower incomes, provide
technical assistance to acquire funding, and
modification of development requirements.
requests for large lot subdivision for single-family,
homeownership communities. During the 5th Cycle
period, the City recorded 26 tract maps and approved 27 tentative tract maps. The tentative tract maps, 24 of
which were more than 10 acres in size, contributed to
the development of more than 5,600 market-rate
housing units. During the 6th Cycle period, the City will focus this program on the subdivision of sites 10 acres or larger, to increase the feasibility of affordable housing development, as determined by the State.

Civic Center Specific Provide opportunities for additional Adopt the plan and implement the goals and policies set forth within the plan to revitalize the
Civic Center area.

The Specific Plan was adopted and approved in April
2016 and provides opportunities for additional affordable and sustainable high-density multi-tenant housing
developments in an in-fill, urban setting. This program was completed in April 2016. The City will adopt a new
program to change certain commercial zones to mixed-
use zoning, with a similar objective as this completed
program.

Plan affordable and sustainable high-
density multi-tenant housing
developments in an in-fill, urban
setting.
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Chapter 5: Review of Previous Housing Element (2013–2021) Table 5-1. Program Evaluation

PROGRAM NAME PROGRAM OBJECTIVE PROGRAM ACTION PROGRESS AND CONTINUED APPROPRIATENESS

HOUSING ASSISTANCE
Housing Subsidy Offer financial assistance to Allocate Neighborhood Stabilization Program/HOME/Community Development
Block Grant funds during this planning period to Project. The 31-unit project is under construction and assist qualified housing developers who provide will be completed in 2021. The project will serve the The City provided $1.5 million as financial participation to the development of the Desert Haven Apartmentqualified housing developers who commit to provide affordable units.
affordable housing. population experiencing homelessness. This program will be continued, with a modification to apply for and generate additional funding sources.