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RESOLUTION NO. 7355 A RESOLUTION OF THE CITY COUNCIL OF THE C1 I Y OF REDLANDS APPROVING A NEGATIVE DECLARATION AND ADOPTING AMENDMENT NO. 2014-1-A TO THE REDLANDS GENERAL PLAN AS THE CITY'S FIRST CYCLE GENERAL PLAN AMENDMENT FOR CALENDAR YEAR 2014 WHEREAS,in accordance with Government Code section 65353,the Planning Commission of the City of Redlands has reviewed proposed amendment number 2014-1-A regarding the 2014 Housing Element Update to the Redlands General Plan (the "Amendment') and, after holding a noticed public hearing,made a written recommendation for adoption of the Amendment to the City Council; and WHEREAS,notice of this City Council's public hearing for the Amendment was published in the Redlands Daily Facts by the City Clerk; and WHEREAS, following a public hearing on the proposed Amendment, at which this City Council provided opportunity for public testimony,the City Council determined that adoption of the Amendment is in the best interests of the public health, safety and general welfare; and WHEREAS,a Negative Declaration was prepared for the Amendment and is recommended by the City's Environmental Review Committee and the Planning Commission to be adopted by the City Council; and WHEREAS,the Amendment makes a number of insignificant changes relative to updating, expanding and clarifying data, information or policies contained in the document in order to satisfy the staff of the State Department of Housing and Community Development during the mandated Fifth Cycle review of Housing Elements pursuant to Article 10.6 of the State Planning and Zoning Law; NOW,THEREFORE,BE IT RESOLVED by the City Council of the City of Redlands that the following first cycle Amendment for calendar year 2014 to Redlands'General Plan be adopted: Section 1. The City Council hereby determines, based upon the whole of the administrative record to date, that the information contained in the whole of the record justifies adoption of a Negative Declaration for the City Council's approval of this Resolution and the City Council,accordingly,hereby approves such Negative Declaration and directs staff to post a Notice of Determination in accordance with the State CEQA Guidelines. Section 2. The 2010 General Plan Housing Element is hereby deleted in its entirety and replaced with the 2014 Housing Element pursuant to the requirements of Article 10.6(Government Code sections 65580 to 65589.8)of the State Planning and Zoning Law, a copy of which is attached hereto as Exhibit"A." -1- I:,djm'Reso\7355 Adopting 20141-1 Redlands General Plan ADOPTED, SIGNED AND APPROVED this 4th day of February, 2014. Pete Aguilar, Mayor ATTEST: 4,11 ',grab Sam IrwelirCi Clerk -2- Ann\Reso17355 Adopting 2014-14 Redlands General Plan I, Sam Irwin, City Clerk of the City of Redlands, hereby certify that the foregoing resolution was duly adopted by the City Council at a regular meeting thereof held on the 4th day of February,2014, by the following vote: AYES: Councilmembers Harrison, Foster, Gardner, Gilbreath; Mayor Aguilar NOES: None ABSTAIN: None ABSENT: None Sam Irwin, City Clerk -3- I:Adim\RespA7355 Adopting 2014-1-1 Redlands General Plan ,r`' to z tilt r ' 1 y . rim f,i !% o is 4 .,. '�. _ • - REDLANDS GENERAL PLAN UPDATE DRAFT 2013 - 2021 HOUSING ELEMENT Prepared by DYETT & BHATIA Urban and Regional Planners CITY OF REDLANDS December 2013 Table of Contents 1 Introduction I-1 1.1 Purpose and Scope of the Housing Element 1-1 1.2 State Requirements 1- 1.3 Relationship to Other General Plan Elements 1-3 1.4 Information Sources 1-3 1.5 Public Outreach 1-3 1.6 Document Organization 1-4 2 Housing Needs Assessment 2-1 2.1 Population and Demographics 2-1 2.2 Household and Family Types 2-5 2.3 Employment Characteristics 2-7 2.4 Income and Housing Costs 2-9 2.5 Housing Characteristics 2-18 2.6 Assisted Housing 2-25 2.7 Financing and Subsidy Resources 2-27 2.8 At-Risk Housing 2-3 I 2.9 Opportunities for Energy Conservation 2-38 3 Regional Housing Needs Assessment and Special Needs 3-I 3.1 Current Housing Need 3- 3.2 Regional Housing Need Allocation 3-2 3.3 Special Housing Needs 3-4 4 Land Inventory 4-1 4.1 Site Inventory .4-I 4.2 Site Suitability 4-2 5 Constraints 5-1 5.1 Government Constraints 5-1 5.2 Non-Governmental Constraints 5-29 City of Redlands General Plan: Housing Element 6 Program Accomplishments 6-1 6.1 Effectiveness 6-l 6.2 Program Accomplishments 6-2 6.3 Appropriateness of Programs 6-24 7 Quantified Objectives, Housing Goals, Policies, and Programs 7-1 7.1 Goal: Adequate Sites for Housing 7-2 7.2 Goal: Housing for Extremely Low-,Very Low-, Low-and Moderate-Income Households 7-6 7.3 Goal: Housing for Special Needs Groups 7-14 7.4 Goal: Mitigation of Constraints on Housing Development 7-19 7.5 Goal: Conservation and Improvement of Existing Affordable Units 7-25 7.6 Goal: Preservation of At-Risk Assisted Units 7-27 7.7 Goal: Equal Housing Opportunities 7-29 7.8 Goal: Energy Conservation 7-30 7.9 Additional Programs._. 7-32 Appendix A: California Housing Element Requirements and Where Addressed A- Appendix B: Housing Sites B-I Appendix O. Community Outreach Summary C-I Appendix D: Zoning Code Abbreviations D-1 ii Table of Contents List of Tables Table 1.2-1: 2014-2021 RHNA Projection Period 1-3 Table 2.1-1: Redlands Population Since Incorporation I888-2013 2-1 Table 2.1-2: City and County Population Trends 1990-2013 2-2 Table 2,1-3: Redlands Race & Ethnicity,2000 and 2010; San Bernardino County, 2010 2-2 Table 2.1-4: Redlands Population Age Characteristics 2000 and 2010 2-3 Table 2.1-5: Educational Attainment in Redlands and San Bernardino County, 2000 and 2011 2-4 Table 2.1-6: School Enrollment in Redlands and San Bernardino County, 2000 and 2011 ........, 2-4 Table 2.1-7: Residence 1 Year Ago for Redlands and San Bernardino County, 201 1 2-5 Table 2.2-1: Household Composition in Redlands and San Bernardino County, 2000 and 2010 2-6 Table 2.2-2: Household Overcrowding in Redlands and San Bernardino County, 2000 and 2010 .2-7 Table 2.3-1: Labor Force Characteristics in Redlands and San Bernardino County, 2000 and 2011 2-7 Table 2.3-2: Civilian Labor Force Employment Characteristics in Redlands and San Bernardino County, 2000 and 201 1 2-8 Table 2.3-3: Redlands Workers Job Locations, 2000 and 201 1 2-9 Table 2.4-1: Households by Income Group,2011 2-1 1 Table 2.4-2: NCD Income Limits for San Bernardino County 2-1 1 Table 2.4-3: Overpayment for Housing by Income Category, 2011 ..............2-12 Table 2.4-4: Median Home Sale Prices in Nearby Communities .2-13 Table 2.4-5: Redlands Median Home Sales,2003,2005, 2007-2012 2-14 Table 2,4-6: Median Gross Rents in Nearby Cities 2-15 Table 2.4-7: Craigslist Rental Survey,June 2013 2-15 Table 2.4-8 ApartmentHunterz Rental Survey,June 2013 2-15 Table 2.4-9: Maximum Funds Available for Housing, by Income Category 2-16 Table 2.4-10: Rent as a Percentage of Household Income, 2011 2-17 Table 2.5-1: Household Type and Group Quarters Population 2-18 Table 2.5-2: Household Type and Presence of Children Under Age 18, 2010 2-19 Table 2.5-3: Large Households._ 2-19 iii City of Redlands General Plan: Housing Element Table 2.5-4: Housing Units by Number of Bedrooms 2-19 Table 2.5-5: Characteristics of Redlands Housing Stock, 201 1 2-20 Table 2.5-6: Characteristics of Redlands Housing Stock 2-21 Table 2.5-7:Tenure by Race in 2010 2-21 Table 2.5-8: Tenure by Age of Householder, 2011 2-22 Table 2.5-9: Vacancy Status,2000 and 201 1 2-23 Table 2.5-10:Age of Housing Units 2-23 Table 2.8-1: Housing Developments At-Risk of Conversion 2-32 Table 2.8-2: Fair Market Rents for Existing Housing in San Bernardino County 2-32 Table 2.8-3: Cost of Preserving At-Risk Housing for Very Low-and Low-Income Households 2-34 Table 2.8-4: Qualified Entities, San Bernardino County (2013) 2-35 Table 2.8-5: Financing Resources for At-Risk Housing: October 15, 2013— October 15, 2021 2-37 Table 2.9-1: EMA Income Qualifications 2-40 Table 3.1-1: Housing Need by Income Level, 2010 3-2 Table 3.2-1: Redlands Regional Housing Need Allocation by Income Category SCAG Allocation,2006-2013 and 2014-2021 3-3 Table 3.2-2: Housing Units Produced in Redlands, 2006-2013 3-4 Table 3.3-1: Redlands Households with Special Needs, 1990-2010 3-4 Table 3.3-2: Elderly Households by Tenure,2010 3-5 Table 3.3-3: Elderly Income Level and Tenure,2010 3-6 Table 3.3-4: Elderly Service Organizations 3-7 Table 3.3-5: Individuals with Disabilities in Redlands 3-8 Table 3.3-6: Persons with Developmental Disabilities in Redlands 3-9 Table 3.3-7: Units with Three or More Bedrooms by Tenure 3-10 Table 3.3-8: Households below Poverty Level, 201 1 3-1 1 Table 3.3-9: Homeless Facilities in San Bernardino County 3-12 Table 3.4-1: Overcrowding: Persons Per Room 3-15 Table 3.4-2: Overcrowded Housing by Tenure 3-16 Table 4.1-1 Redlands RHNA and Housing Sites:2013-2021 4-2 Table 4.2-1 Suitability of Parcels Identified for Redlands' RHNA 4-2 Table 5.1-3:City of Redlands: Residential Zoning Classifications 5-6 iv Table of Contents Table 5.1-4: Downtown Specific Plan Property Development Standards 5-9 Table 5.1-6: Redlands Development Fees (Per Unit) 5-23 Table 5.2-1 Impact of Interest Rates on Monthly Mortgage Payments 5-31 Table 5.2-2 Impact of Interest Rates on Commercial Borrowing Costs 5-32 Table 6.1-1: Housing Produced in Redlands, 2006- 2013 6-1 Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 6-2 Table 7.1-1: Quantified Objectives, 2013-2021 7-2 v City of Redlands General Plan: Housing Element This page intentionally left blank. vi 1 Introduction 1. 1 Purpose and Scope of the Housing Element The Housing Element, a component of The City of Redlands' General Plan, presents a comprehensive set of housing policies and actions for the years 2013 through 2021 (October 15, 2013 - October 15, 2021). It builds on an assessment of the housing needs, and provides an evaluation of housing programs,available land and constraints on housing production. 1.2 State Requirements The California Legislature has identified the attainment of a decent home and suitable living environment for every resident as the state's major housing goal. Recognizing the important role of local planning programs in pursuing this goal, the legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive general plan.Government Code Section 65302(c) sets forth the specific components to be contained in a community's housing element The housing element is required by State law to include: • An assessment of existing housing needs with an analysis of housing affordability, conditions,special needs and affordable units at-risk of converting to market-rate—as well as projected needs as laid out in the RHNA; • A detailed sites inventory and analysis that evaluates the jurisdiction's ability to accommodate its RHNA; • An analysis of constraints on housing in the jurisdiction; • Housing programs that identify adequate sites to accommodate the city's share of the regional housing need; assisting in the development of housing for very low- and low- income households; removing or mitigating governmental constraints to affordable housing;conserving and improving the existing affordable housing stock;promoting equal housing opportunity;and,preserving the at-risk units identified;and • Quantified objectives that estimate the maximum number of units,by income level,to be constructed,rehabilitated and conserved over the planning period of the element. Please see Appendix A for a complete summary of State law requirements and where these requirements are addressed in this Housing Element. 1-1 City of Redlands General Plan: Housing Element CHANGES IN STATE LAW SINCE PREVIOUS UPDATE The following items represent substantive changes to state law since the city's last Housing Element or which have been newly addressed in this 2013-2021 Housing Element. • SB 375 requires alignment of regional transportation planning and local land use and housing plans.This fifth housing element cycle is being conducted in conjunction with the development of the 2012-2035 Regional Transportation Plan and its Sustainable Communities Strategy in accordance with SB 375. • AB 2511 states that the city shall not permit residential development at a density below the density assumed for that site in the housing element, unless: a) the city demonstrates that the remaining sites identified in the housing element can accommodate the city's remaining RHNA, or b) the city identifies an additional site(s) that can accommodate the remaining RHNA. • SB 812 requires that housing elements include an analysis of the special housing needs of disabled persons, including persons with developmental disabilities, This is addressed in the Section 3.3,Special Housing Needs. PLANNING PERIOD The State now requires an update of a jurisdiction's Housing Element every eight years, versus every five years with prior housing element planning periods, Passage of Senate Bill 375 extended the planning period for housing elements from five years to eight years in order to align them with the Regional Transportation Plan(RTP)deadlines.One housing element will now be completed for every two RTPs.Thus,this Housing Element period extends from October 15,2013 to October 15, 2021. REGIONAL HOUSING NEEDS ASSESSMENT PROJECTION PERIOD A critical measure of compliance with state housing element law is the ability of a jurisdiction to accommodate its share of the region's housing need-the RHNA.The RHNA quantifies the need for housing in each jurisdiction in a six-county area,including the City of Redlands.In November 2012 the State approved the Southern California Association of Governments' (SCAG) RHNA plan, which covers the projection period of January 1,2014 to October 31,2021.The next RHNA should be published by the SCAG sometime in 2020 and will take effect November 1, 2021. Table 1.2-1 below presents Redland's allocation of the region's housing needs by income group as determined by SCAG. 1-2 Chapter I: Introduction Table 1.2-1: 2014-2021 RHNA Projection Period Redlands SCAG Region Income Group Number Percent Number Percent Very Low(<50%AM!) 579 24% 100,632 24% Low(50-80%AMI) 396 16% 64,947 16% Moderate(80-120%AM!) 453 19% 72,053 1 7% Above Moderate (>120%AMI) 1,001 41% !74,505 42% Total 2,429 100% 412,137 100% Source:SCAG 5th Cycle Regional Housing Needs Assessment Final Allocation Plan,201 2. 1 .3 Relationship to Other General Plan Elements The housing element must be consistent with the other elements in a City's General Plan.Redlands' first comprehensive General Plan was adopted in 1995, and has been amended numerous times since then with the last major revision being in 1997 when Measure "U"was adopted by the voters of Redlands.The Housing Element has been comprehensively updated as part of the SCAG cycles. This Housing Element is consistent with the other elements in the City's current General Plan. A comprehensive update of the General Plan was initiated in 2007, however it is still pending due to a lack of funding. The update may result in changes to land use designations and potentially provide additional sites for residential development; if necessary, the housing sites inventory in the Housing Element will be updated at the time of adoption of the new General Plan to ensure internal consistency. 1 .4 Information Sources The information for this Housing Element Update came from a variety of sources. These include: the U.S. Census (2010), the American Community Survey (2011), the California Department of Finance, the California Housing Partnership Corporation, and various City databases and other sources. 1 .5 Public Outreach Outreach for the Housing Element began in July 2011 This involved engaging community members and the Planning Commission in identification of housing issues and involved a diversity of people in Redlands in the planning process.The public participation program included: • A community housing forum attended by approximately seven stakeholders and community members, conducted on July 9, 2013, 1:00 — 3:00 p.m. at the Redlands Civic Center;and • One workshop with the Planning Commission. 1-3 City of Redlands General Plan: Housing Element The following is a brief summary of housing needs,market development trends,governmental and non-governmental constraints, and programs/services that were discussed during the community housing forum.For a more detailed summary see Appendix B. • Housing Need.Many families are doubled and tripled up in housing units.There appears to be a lack of large housing units(3+bedroom units),which are especially critical for large/multigenerational families.Many moderate-income families are paying well above income levels for housing in Redlands. • Market and Development Trends.During the last five to six years real estate development trusts have purchased a large number of homes in Redlands,which could contribute to destabilization of the housing market.A large number of buyers are paying cash for homes as well,making the housing market highly competitive.There is also growing demand for senior housing in Redlands as many older households are downsizing from larger units. • Governmental and Non-Governmental Constraints.According to some developers, Measure U's on-site maximum density is a constraint on new development as higher densities are needed for projects to pencil out. Land costs are high,and with the loss of redevelopment funding it has become more difficult to pull together financing and funding sources for affordable housing projects.One developer suggested the City's fees were too high. • Programs/Services.Developers emphasized the importance of identifying new funding sources for affordable housing projects.Additionally,community members also emphasized the need for housing programs such as a homeownership assistance program and the Section 8 voucher program. Following the community housing forum,the Planning Commission identified various additional key questions and issues to consider for this housing element.For a summary of what was discussed at Planning Commission meeting held on July 9,2013 see Appendix B. 1.6 Document Organization Following this introduction, the Redlands Housing Element is organized into the following chapters: • Chapter 2, Housing Needs Assessment, describes Redlands' demographic and employment trends, characteristics of the city's current housing stock, housing affordability,and energy conservation opportunities. • Chapter 3, Regional Housing Needs Assessment and Special Needs, explains Redlands' allocation of the regional housing need, projects housing needs, and describes the characteristics and needs of various special populations, including the elderly, disabled, homeless,single parents,and others. • Chapter 4,Land Inventory,identifies specific sites suitable for residential development to allow for a comparison of the Regional Housing Needs Allocation (RHNA) with realistic development capacity. Environmental and infrastructure constraints on potential housing sites are also described. 1-4 Chapter I: Introduction • Chapter 5,Constraints,identifies and analyzes potential and actual constraints to housing development in Redlands,both related to governmental actions (e.g. regulatory standards) and non-governmental conditions(e.g.the housing market or construction costs). • Chapter 6, Program Accomplishments, describes the City's accomplishments and provides an assessment oldie effectiveness of the programs in the last Housing Element. • Chapter 7, Programs, includes the goals, objectives, policies, and programs for this Housing Element planning period. Appendices include a summary of Housing Element requirements and where they are addressed in the Element;detailed notes from public outreach events;a full list of housing sites;and zoning code abbreviations. 1-5 City of Redlands General Pian: Housing Element This page intentionally left blank. 1-6 2 Housing Needs Assessment 2. 1 Population and Demographics POPULATION GROWTH Since its incorporation in 1888, Redlands has grown rapidly, along with the surrounding areas of San Bernardino County. As shown in Table 2.14, Redlands' population grew by steady double digits each decade through most of the twentieth century, and has more than tripled since 1950. This rapid growth coincides with the conversion of former citrus groves to residential and other uses and, in turn, a shift in the economic base of the community from predominantly agricultural to service-related industries. As of 2010, Redlands' population was 68,747, according to the 2010 U.S. Census, or about 3,4 percent of the San Bernardino County population in that year. An alternative estimate by the California Department of Finance(DOF)estimated the city's population to be 69,813 as of January 1,2013." Table 2.1-I: Redlands Population Since Incorporation 1888-2013 Year Population Percent Increase 1888' 1,000 N/A 1900 4,797 379.7% 1910 10,440 117.6% 1920 9,874 -5.4% 1930 14,162 43.4% 1940 14,324 1.1% 1950 18,429 28.7% 1960 26,829 45.6% 1970 36,355 35.5% 1980 43,619 20.0% 1990 60,394 38.5% 2000 63,591 5.3% 2010 68,747 8.1% 2013 69,813 1.6% 1.Date of Incorporation for City of Redlands. Sources:U.S.Census,each decade;California DOF,2013. ' The DOF estimate is based on net changes in housing stock as reported by the City of Redlands, combined with assumptions about vacancy rate and persons per household.The DOF estimates are adjusted retroactively once the next U.S.census is conducted. For consistency with other data that are available from the 2010 U.S.Census,the 2010 population figure for the city is used in this report rather than the DOF estimate. 2-1 The City of Redlands General Plan: Housing Element Table 2.1-2 compares recent population growth in Redlands and San Bernardino County since 1990.Overall,the county's population growth rate has far exceeded that of the city,due primarily to its larger scale and amount of developable land. More recently,the city's rate of population growth since 2010 (about 1.6%)appears much closer to the growth rate in the county(about 2%). By 2035, SCAG projects that Redlands' population will grow to 87,000, a 28 percent increase between 2008 and 2035. Table 2.1-2: City and County Population Trends 1990-2013 Percent Percent Percent Increase Increase Increase Jurisdiction 1990 2000 1990-00 2010 2000-2010 2013 2010-2013 City of Redlands 60,394 63,591 5.3% 68,747 8.1% 69,813 1.6% San Bernardino County 1,418,380 1,709,648 20.5% 2,035,210 19.0% 2,076,274 2.0% Sources: 1990,2000,and 2010 U.S.Census;California Department of Finance,2013. RACE AND ETHNICITY Table 2.1-3 shows that the racial and ethnic characteristics of Redlands have remained essentially the same since 2000, the only recent time periods for which census categories are defined in the same way.'Whites comprise about two-thirds (69%) of Redlands' population, whereas this group represents just over half (57%) of the San Bernardino population. Compared to Redlands, the county also has a higher percentage of Blacks/African-Americans(9%vs. 5%)and those identifying as other races (22% vs. 12%). More significantly, nearly half(49%) of the county's population is Hispanic/Latino compared to 30 percent in Redlands. Table 2.1-3: Redlands Race & Ethnicity, 2000 and 2010; San Bernardino County, 2010 Redlands,2000 Redlands,2010 San Bernardino County, 2010 RacelEthnicity Number Percent Number Percent Number Percent American Indian/Alaskan Native 597 0.9% 625 0.9% 22,689 1.1% Asian 3,257 5.1% 5,216 7.6% 128,603 6.3% BlacIdAfrican-American 2,739 4.3% 3,564 5.2% 181,862 8.9% Native Hawaiian/ 146 0.2/ 235 0.3% 6,870 0.3% Other Pacific Islander White 46,858 73.7% 47,452 69.0% 1,153,161 56.7% Other 7,204 11.3% 8,266 12.0% 439,661 21.6% Two or More Races 2790 4.4% 3,389 4.9% 102,364 5.0% Total 63,591 100.0% 68,747 100.0% 2,035,210 100.0% Hispanic/Latino' 15,304 24.1% 20,810 30.3% 1,001,145 49.2% I.Persons of HispaniclLatino ethnicity may be of any race. Sources:2000 and 2010 U.S.Census. 2 Significant changes were made between the 1990 and 2000 regarding how the Census Bureau asked people to report their race and ethnic origin.While the Bureau asked people to report their race and whether or not they were Spanish, Hispanic,or Latino in 1990,in 2000,this question was moved to a more prominent place in the census.Furthermore, whereas people could only mark one race in the 1990 Census,the 2000 Census allowed people to mark one or more races."Census 2000 Brief.Overview of Race and Hispanic Origin."March 2001. 2-2 Chapter 2: Housing Needs Assessment AGE CHARACTERISTICS In general between 2000 and 20I0 the population percentage for most age groups remained about the same. A few age groups saw slight declines in population—school-age (5-19) as well as the 35- 44 age group—while the senior population in Redlands grew the most. Between 2000 and 2010 the 55-64 age group grew by more than 50 percent to 12 percent of the city's population and the 65 and older group grew by about 12 percent to 13 percent of the city's population. Together they accounted for slightly more than a quarter of the city's population in 2010. Overall,the median age of the city's population increased by about one year between 2000 and 2010 (to 36 from 35 years old). Whether the city's population will continue to get older on average depends, in part, on the desire of current residents to remain in the city as they age and the availability of housing and support services that meet their changing needs. It should be noted that in recent years many senior housing and assisted living developments have been built in the city (see Chapter 3). Table 2.1-4: Redlands Population Age Characteristics 2000 and 2010 2000 2010 Age Range Number Percent Number Percent 0-4 3,964 6.2% 4,143 6.0% 5-14 9,698 15.3% 8,987 13.1% 15-19 5,231 8.2% 5,624 8.2% 20-24 4,554 7.2% 5,704 8.3% 25-34 8,254 13.0% 8,910 13.0% 35-44 9,498 14.9% 8,47! 113% 45-54 9,043 14.2% 9,636 14.0% 55-64 5,368 8.4% 8,294 12,1 65+ 7,981 12.6% 8,978 13.1% Total 6.3,591 100.0% 68,747 100.0% Median Age 35.1 36.2 Sources:2000 and 2010 U.S.Census. EDUCATIONAL ATTAINMENT As of 2011, about 9 in 10 (90%) Redlands residents age 25 and older had graduated from high school and just under 4 in 10 (37%) had a bachelor's degree or higher. These rates of educational attainment are much higher than in San Bernardino County as a whole, where 78 percent were at least high school graduates and 19 percent had a bachelor's degree or higher. These educational attainment statistics are shown in Table 2.1-5. 2-3 The City of Redlands General Plan: Housing Element Table 2.1-5: Educational Attainment in Redlands and San Bernardino County, 2000 and 2011 Redlands,2000 Redlands, 2011 San Bernardino County,2011 Education Received Number Percent Number Percent Number Percent Less than 9th Grade 1,974 4.9% 1,816 4.2% 122,253 10.2% 9th-I2th Grade,no diploma 3,409 8.5% 2,637 6.I% 143,827 12.0% High School Graduate 7,344 1 8.2% 8,473 19.6% 317,619 26.5% Some College,No Degree 10,292 25.6% I0,246 23.7% 294,846 24.6% Associate's Degree 3,071 7.6% 3,977 9.2% 97,084 8.1% Bachelor's Degree 7,586 18.8% 8,560 19.8% 145,026 12.1% Graduate/Professional Degree* - - 7,522 17.4% 77,907 6.5% Total,Age 25 and Older 40,274 100% 43,231 100.0% 1,198,562 100.0% High School Graduate or Higher 34,891 86.6% 38,778 89.7% 932,481 77.8% Bachelor's Degree or Higher 14,184 35.2% 16,082 37.2% 221,734 18.6% *Note:The 2000 Census did not report Graduate/Professional degrees separately;only"Bachelor's Degree or Higher" was reported. Sources:2000 U.S.Census;2007-2011 American Community Survey. SCHOOL ENROLLMENT Total school enrollment in Redlands in 2011 was 22,223, including both public and private schools. Nursery and pre-schools accounted for 6 percent of the total, kindergartens about 4 percent, elementary/middle schools about 34 percent, high schools about 22 percent and colleges and graduate schools about 34 percent (Redlands is home to the University of Redlands, a four-year liberal arts university). By comparison, as shown in Table 2.1-6, the county as a whole had somewhat lower percentages in nursery and pre-schools (about 5%) and in college or graduate schools (24%), but somewhat higher percentages in kindergartens (5%) and in elementary/middle schools(42%). Table 2.1-6: School Enrollment in Redlands and San Bernardino County, 2000 and 2011 San Bernardino Redlands,2000 Redlands, 2011 County,2011 School Level Number Percent Number Percent Number Percent Nursery/Pre-School 1,027 5.0% 1,274 5.7% 28,943 4.6% Kindergarten 770 3.8% 905 4.1% 30,758 4.9% Elementary School(grades 1-8) 8,021 39.3% 7,626 34.3% 264,277 42.1% High School (grades 9-12) 3,983 19.5% 4,781 21.5% 154,087 24.6% College or Graduate School 6,584 32.3% 7,637 34.4% 149,574 218% Population Age 3 or Older and Enrolled in School 20,385 100.0% 22,223 100.0% 627,639 100.0% Sources:2000 US.Census;2007-20!!American Community Survey. 2-4 Chapter 2: Housing Needs Assessment POPULATION STABILITY Table 2.1-7 shows that about 85 percent of the population in Redlands occupied the same house one year ago,and about 15 percent moved to Redlands from another location during the same time period. Of the in-movers from elsewhere in the U.S., more than two-thirds (72%) moved from another location within San Bernardino County,about 1 in 5 (18%)moved from somewhere else in California, and the remainder (10%) moved from another part of the U.S. About half of a percent moved from outside the U.S. In San Bernardino County as a whole, a slightly lower proportion remained in the same house (83%), and a higher percentage relocated from elsewhere in California (15%). Table 2.1-7: Residence I Year Ago for Redlands and San Bernardino County, 201 1 Redlands, 20!! San Bernardino County,20H Location of Residence 1 Year ago Number Percent Number Percent Same House 56,112 85.3% 1,623,781 83.3% Different House in the U.S. 9,425 14.3% 316,403 16.2% Same County 6,780 10.3% 219,487 1 I.3% Different County 2,645 4.0% 96,916 5.0% Same State 1,708 2.6% 75,229 3.9% Different State 937 1.4% 21,687 i.I% Elsewhere 259 0.4% 8,796 0.5% Population Age 5 and Older 65,796 100.0% 1,948,980 100.0% Source:2007-2011 American Community Survey. 2.2 Household and Family Types HOUSEHOLD TYPES In 2010,there were 24,764 households in Redlands,representing a 5 percent increase in the number of households since 2000, as shown in Table 2.2-1. Families made up over two-thirds (69%) of Redlands' households in 2010, which is about the same percentage as in 2000 (68%). "Families" include married couples(50%of households in 2010) and other family types,such as single parents with children(19%of households in 2010). Non-family households accounted for slightly less than one-third of all households in the city in 2010. Most of the non-family households were single-person households (25% of all households) and about 7 percent were households with more than one person in which the household members were unrelated to one another (e.g. college students living with roommates). In the county as a whole in 2010, there was a larger percentage of family households (77%) and a smaller percentage of single-person households (18%).This could be due to the presence of the University of Redlands and the resulting student population residing in the city. About 35 percent of Redlands households included people age 18 or younger and about 25 percent included some age 65 or older. In the county, the corresponding percentages were 46 percent (children)and 22 percent(seniors), 2-5 The City of Redlands General Plan: Housing Element Between 2008 and 2035,SCAG projects that the number of households in Redlands will grow from 24,700 to 32,500, a 32 percent increase, which is slightly lower than the county's overall projected household growth of 40 percent. Table 2.2-1: Household Composition in Redlands and San Bernardino County, 2000 and 2010 San Bernardino Household Type Redlands,2000 Redlands, 2010 County, 2010 Number Percent Number Percent Number Percent Families 16,027 67.9% 17,062 68.9% 470,440 76.9% Married Couple 11,933 50.6% 12,374 50.0% 326,927 53.5% Other Families 4,094 17.4% 4,688 18.9% 143,513 23.5% Non-Family Households 7,566 32.1% 7,702 31.1% 141,178 23.1% Living Alone 6,143 26.0% 6,083 24.6% 108,095 17.7% Other Non-Family Households 1,423 6.0% 1,619 6.5% 33,083 5.4% Households with Children<18 8,704 36.9% 8,598 34.7% 283,252 46.3% Households with Individuals 65+ 5,505 23.3% 6,223 25.1% 134,771 22.0% Total Households 23,593 100.0% 24,764 100.0% 611,618 100.0% Average Household Size 2.61 2.68 3.26 Average Family Size 3.18 3.21 3.68 Sources:2000 and 2010 U.S. Census. HOUSEHOLD AND FAMILY SIZES As also shown in Table 2.2-1, the average non-family household size in Redlands was 2.68 in 2010, which is an increase of about 3 percent since 2000, when the average was 2.61. By comparison, the average household size in San Bernardino County in 2010 was 3.26.The average family household size in Redlands in 2010 was 3.21,a slight increase from 2000. In the county, the average family size in 2010 was 3.68. OVERCROWDING The U.S. Census Bureau defines an "overcrowded" household as one in which there is more than 1,01 persons per room; a household with 1.50 or more people per room is considered severely overcrowded. While these definitions do not take cultural conventions and other similar considerations into account,they do provide a basic standard of analysis.By these definitions, only 674 (3%) of Redlands' households were overcrowded in 2010, and only 220 severely overcrowded (0.9%). This appears to represent an improvement over conditions in 2000, when 1,669 units were determined to be overcrowded. The county as a whole had a larger percentage of overcrowded units in 2010(9%).These patterns are shown in Table 2.2-2. 2-6 Chapter 2: Housing Needs Assessment Table 2.2-2: Household Overcrowding in Redlands and San Bernardino County, 2000 and 2010 Redlands,2000 Redlands,2010 San Bernardino County,2010 Occupants per Room Number Percent Number Percent Number Percent Less than 1.0 22,000 92.9% 23,271 96.3% 54-4,748 91.4% 1.01 to 1.50 873 3.7% 674 2.8% 38,510 6.5% 1.51 or More 796 3.4% 220 0.9% 12,867 2.2% Total Households 23,669 100.0% 24,165 100.0% 596,125 100.0% Sources:2000 and 2010 U.S.Census. 2.3 Employment Characteristics LABOR FORCE SIZE AND DISTRIBUTION The city's "labor force" is the number of residents who are age 16 or older who are employed or unemployed but actively seeking work. They include residents who may be employed in Redlands or elsewhere.The members of the labor force who are employed in non-military jobs are referred to as the"civilian labor force." Table 2.3-1 summarizes the Redlands and San Bernardino County labor force characteristics. It shows that the city had about the same labor force participation rate in 2010(64%)as the county as a whole(63%),and that the city had nearly all of its labor force in the civilian sector rather than in the military. About 6 percent of the city's and 8 percent of the county's civilian labor force was unemployed. Females accounted for just less than one-third(31%) of the city's labor force,slightly more than the county's female labor force(29%). Table 2.3-1. Labor Force Characteristics in Redlands and San Bernardino County, 2000 and 2011 Redlands,2000 Redlands,201! San Bernardino County, 201! Number Percent Number Percent Number Percent In the Labor Force 32,031 65.2% 34,518 64.1% 949,657 63.3% Civilian Labor Force 31,985 65.1% 34,439 63.9% 935,355 62.3% Employed 29,942 61.0% 31,403 58.3% 815,102 54.3% Unemployed 2,043 4.2% 3,036 5.6% 120,253 8.0% Armed Forces Employment 46 0.I% 79 0.1% 14,302 1.0% Not in the Labor Force 17,068 34.8% 19,364 35.9% 550,919 36.7% Total Age 16 and Older 49,099 100.0% 53,882 100.0% 1,500,576 100.0% Females in the Labor Force 15,416 3 I.4% 16,508 30.6% 429,609 28.6% Female Civilian Labor Force 15,394 31.4% 16,476 30.6% 428,683 28.6% Employed 14,286 29.I% 15,059 27.9% 372,975 24.9% Unemployed 1,108 2.3% 1,417 2.6% 55,708 3.7% Sources.:2000 U.S.Census;2007-201!American Community Survey. 2-7 The City of Redlands General Plan: Housing Element CIVILIAN EMPLOYMENT PROFILE The occupational profile of the city's civilian labor force is significantly different from the county labor force, as shown in Table 2.3-2. For example, about 45 percent of employed residents in Redlands work in management,professional and related occupations, 25 percent in sales and office occupations, and 16 percent in services occupations. In the county, the top three occupations are management,professional and related(28%),sales and office (27%),and service occupations(18%). Redlands also has a larger percentage of its civilian labor force employed in the public sector, and thus a smaller percentage of private wage earners than in the county as a whole. Redlands' labor force is more heavily concentrated in the education, health and social science sectors of the economy (33%) than is the county's labor force (22%). On the other hand, the county has larger percentages of its civilian labor force in retail trade(13%),manufacturing(10%),construction(8%), and transportation and warehousing(8%)than does the city. Table 2.3-2: Civilian Labor Force Employment Characteristics in Redlands and San Bernardino County, 2000 and 201 1 Redlands,2000 Redlands,2011 San Bernardino County, 2011 Characteristics Number Percent Number Percent _ Number Percent Occupations Mgmt., Professional, Related 13,719 45.8% 14,025 44.7% 230,042 28.2% Services 4,290 14.3% 5,053 16.1% 149,1 16 18.3% Sales and Office 7,167 23.9% 7,938 25.3% 217,660 26.7% Farming, Fishing& Forestry 26 0.1% 2185 7.0% 91,318 11.2% Construction 2,097 7.0% Production and Transportation 2,643 8.8% 2,202 7.0% 126,966 15.6% Total Civilian Labor Force 29,942 100.0% 31,403 100.0% 815,102 100.0% Class of Worker Private Wage&Salary Workers 20,682 69.1% 21,907 69.8% 612,630 75.2% Government Workers 7,028 23.5% 7,220 23.0% 144,280 17.7% Self-employed Workers 2,105 7.0% 2,264 7.2% 56,862 7.0% Unpaid Family Workers 127 0.4% 12 0.0% 1,330 0.2% Industry Sector Agriculture, Forestry&Fishing 237 0.8% 176 0.6% 6,484 0.8% Construction 1,645 5.5% 1,978 6.3% 65,485 8.0% Manufacturing 1,952 6.5% 1,885 6.0% 83,936 10.3% Wholesale Trade 814 2.7% 613 2.0% 30,483 3.7% Retail Trade 2,946 9.8% 3,335 10.6% 104,025 12.8% Transportation&Warehousing 1,474 4.9% 1,504 4.8% 61,567 7.6% Information 643 2.1% 569 1.8% 13,887 1.7% Finance, insurance,etc. 1,570 5.2% 1,443 4.6% 45,084 5.5% Professional,Scientific,etc. 3,250 10.9% 3,254 10.4% 68,464 8.4% Education, Health&Soc.Services 10,363 34.6% 10,466 33.3% 178,599 21.9% Arts, Entertainment, Recreation 2,016 6.7% 2,746 8.7% 69,148 8.5% Other Services 1,134 3.8% 1,247 4.0% 40,447 5.0% Public Administration 1,898 6.3% 2,187 7M% 47,493 5.8% Sources:2000 U.S.Census;2007-2011 American Community Survey. 2-8 Chapter 2: Housing Needs Assessment According to the 2007-2011 ACS,about one-third(37%) of the city's labor force worked within the city and therefore about two-thirds(63%)commuted to work locations outside Redlands,as shown in Table 2.3-3. Since about 83 percent of the city's labor force worked within San Bernardino County, most of those working outside the city were employed elsewhere in the county (46%). About 17 percent worked in another California county and the balance (0.5%) worked outside the state. Between 2008 and 2035,SCAG projects employment in Redlands will grow from 41,400 to 60,100, a 45 percent increase, which is slightly lower than the county's overall projected employment growth of 51 percent. Table 2.3-3: Redlands Workers Job Locations, 2000 and 2011 Redlands,2000 Redlands,201! Place of Work Number Percent Number Percent Redlands 10,236 34.9% 11,231 36.8% Other San Bernardino Co. 13,669 46.6% 14,008 45.9% Sub-total San Bernardino Co. 23,905 81.5% 25,238 82,7% Other California 5,229 17.8% 5,097 I 6.7% Outside California 200 0.7% 153 0.5% Total Employed Workers' 29,334 100.0% 30,518 100.0% 1. Number of employed workers differs slightly from Table 2.3-2(31,403)due to variation in Census Bureau data sets. Sources:2007-2011 American Community Survey. 2.4 Income and Housing Costs Affordable housing is key to the economic,social,and cultural vitality of any city.Therefore,one of the principal purposes of the Housing Element is to provide a picture of housing affordability for households of all income levels. It is important to distinguish between the cost of rental versus ownership housing in determining where the greatest housing need exists. The U.S. Census Bureau is this Housing Element's primary source of data on household income as well as other characteristics relating to housing, such as rental vs. ownership, deficiencies, and length of residence. The last Census occurred in 2010 and the next will be taken in 2020. The decennial census counts all residents in the United States and asks short questions pertaining to residents' age, sex, race, ethnicity, relationship, and household tenure. Prior to the 2010 Census, a "long form" asking more detailed questions on a wide range of demographic and housing-related topics,was also distributed to a percentage of the population, The Census Bureau began the American Community Survey (ACS) in 1996 as a way of providing communities with more detailed information in years when the census is not taken. However, starting in 2010, the Census Bureau eliminated the more detailed "long form" component of the census and moved these questions entirely to the ACS. Today the survey is conducted in all U.S. communities, sent to a small percentage of the population on a rotating basis. One-year estimates are available for all communities with populations greater than 65,000; these are the most current 2-9 The City of Redlands General Plan; Housing Element data,but also the least reliable due to smaller sample sizes.Three-year estimates are available for all communities with populations greater than 20,000. Five-year estimates are available for communities of any population; these data are the least current, but the most reliable. Unlike the decennial census, the ACS does not survey every household and therefore provides estimates instead of total counts. However, its large sample size—three million households—provides statistically valid results. INCOME Household Income Median household income represents the mid-point in income for all households in the city, with half earning more and half earning less.According to the 2000 U.S. Census,the median household income for the City of Redlands in 1999 was $48,155. In comparison,San Bernardino County had an overall median household income of$42,066, meaning that the median household income in Redlands was 14 percent higher. According to the 2007-2011 ACS, the median household income in Redlands was $68,015 (41% more than in 2000). In comparison, in 2011 the county had an overall median household income of$55,853, meaning Redlands had a 33 percent higher median household income. Therefore, the ACS data suggests that Redlands is becoming wealthier in both an absolute and a relative sense. To determine eligibility for housing programs, both federal and state governments categorize households according to their income, in comparison to the area median income(AMI).The AMI is the median household income for a defined geographic area. AMI is determined by the United States Department of Housing and Urban Development (HUD). The following income groups are the standard categories used: • Extremely low-income=30 percent median or less; • Very low-income=31 to 50 percent; • Low-income=51 to 80 percent; • Moderate-income=81 to 120 percent;and • Above moderate-income= 120 and over. California only began requesting analysis of households defined as extremely low-income since the fourth-cycle Housing Element.While a city is not obligated to include a separate category of sites designated for extremely low-income households in its suitable sites inventory, the Housing Element as a whole must analyze the obstacles and needs for this category and include proposed actions and programs to meet those needs. Table 2.4-1 shows the percent of city and county residents by income category.Within Redlands, the 2007-2011 ACS counted 3,406 extremely low-income households, 2,350 very low-income households,and 4,023 low-income households—these made up 14, 10,and 17 percent,respectively of the households in the city. Moderate income households comprised 18 percent of the city's households and almost half of the households(42%) were above moderate income. In comparison, the county had a higher proportion of extremely low- to low-income residents (48%) and a lower proportion of above moderate income residents(33%)than the city(41%and 42%,respectively). 2-10 Chapter 2: Housing Needs Assessment Table 2.4-1: Households by Income Group, 2011 income Group income Criteria Redlands San Bernardino County Extremely low Less than$20,405 3,406 96,270 14% 16% Very low $20,405-$34,009 2,350 80,970 10% 141 Low $34,009-$54,412 4,023 110,132 17% 18% Moderate $54,413- $81,618 4,391 1 16,166 18% 19% Above Moderate Over$81,618 10,086 195,285 42% 33% Total -- 24,257 598,822 100% 100% Note:The 2007-2011 American Community Survey uses income ranges that do not correspond exactly to die income categories.The numbers in the table were derived through interpolating the Census data. Source:2007-2011 American Community Survey. INCOME LIMITS FOR HOUSING ASSISTANCE The California Office of Housing and Community Development releases income limits for every county in the state. The limits correspond to the income categories introduced above,categorized by ranges of household income. State income limits are updated based on HUD updating its Sections 8 income limit levels and are adjusted to reflect the following: (1) adjustments to HUD county median income, (2)adjustments to reflect HCDs Hold Harmless Policy to maintain income category and area median income levels at their highest, and (3) calculation of California's moderate-income household levels. Income limits for San Bernardino County as of 2013 are shown in Table 2.4-2. Table 2.4-2: HCD Income Limits for San Bernardino County Number of Persons per Household Income Category 1 2 3 4 5 6 7 8 Extremely Low 14,100 16,100 18,100 20,100 21,750 23,350 24,950 26,550 Very Low 23,450 26,800 30,150 33,500 36,200 38,900 41,550 44,250 Low 37,550 42,900 48,250 53,600 57,900 62,200 66,500 70,800 Median 45,500 52,000 58,500 65,000 70,200 75,400 80,600 85,500 Moderate 54,600 62,400 70,200 78,000 84,250 90,500 96,700 102,950 Source:"Memorandum:Officio/State Income Limits for 2013."California Department of Housing and Community Development,February 25,2013. 2-11 The City of Redlands General Plan: Housing Element Ability to Pay for Housing In general, housing expenses (rent or mortgage payments, plus utilities) should not exceed 30 percent of a household's income in order to be considered affordable by the federal government. Households that pay over 30 percent of their income on housing are considered"overpaying"and may experience difficulty in paying for other basic necessities. For example, a household making the city's estimated 2011 median income of $68,015 that spent more than $1,700 a month on housing(30%of income,divided by 12 months)may be paying more for housing than it can afford. To truly evaluate housing affordability, individual circumstances and factors must be taken into account. These include long-term debt, mortgage interest rates, the number of children in a household, and other large, ongoing expenses (such as medical bills). Also, some households choose to pay over 30 percent of their income for various reasons, such as location, aesthetics, or other features. However, it is assumed that households will aim to minimize their housing costs whenever they can. Since it is impossible to take each household's individual circumstances into account, the 30 percent rule-of-thumb provides a general measure of housing affordability for the average household. Table 2.4-3: Overpayment for Housing by Income Category, 201 1 Renters Owners Percent Renters who who Owners who Percent who income Group Total Renters Pay>30% Overpay Total Owners Pay>30% Overpay Extremely low 1,983 1,794 90.5% 1,077 807 75.0% Very low 1,479 1,272 86.0% 875 417 47.7% Low 2,069 838 40.5% 1,928 945 49.0% Moderate 1,619 177 10.9% 2,760 1,095 39.7% Above Moderate 1,885 180 9.5% 8,132 1,779 21.9% Total (computed) 9,034 4,260 47.2% 14,772 5,044 34.1% Not computed 348 103 Total' 9,382 14,875 Note:The 2007-2011 American Community Survey uses income ranges that do not correspond exactly to the income categories.The numbers in the table were derived through interpolating the Census data. I.These numbers total 24,257.The universes for these figures are"specified renter-and owner-occupied units."This is different than the universe for Table 2.4-1"Households by Income Group,201 I"(23,590),which has"households"as its universe.This difference accounts for why these figures are similar but not the same. Source:2007-20!1 American Community Survey;Dyett&Matta,2013. Table 2.4-3 shows the number of Redlands' households overpaying for housing as of 2011. In general, the higher a household's income, the smaller the percentage spent on housing. Also, extremely low- and very low-income households who own their home have lower rates of overpayment compared to renters, while moderate and above-moderate income households who own tend to have higher rates of overpayment for housing. Overall, about 9,904 households in Redlands,or 42 percent,are considered to be overpaying for housing. 2-12 Chapter 2: Housing Needs Assessment HOUSING COSTS Ownership Housing The value of housing in Redlands has gone up dramatically since 2000.According to the 2007-2011 ACS,the median value of owner-occupied housing units in Redlands was$340,600.In comparison, the same value in the 2000 U.S. Census was $159,300, meaning a 114 percent increase in the median home value(in nominal dollars)between 1999 and 2011. Like most communities across the state and country, housing prices increased in the early 2000s in Redlands and then decreased in recent years with the housing market and economic downturn. From 1999 through 2012, the median sales price in Redlands increased overall by 62 percent In October 1999 the median sale price of previously owned homes in Redlands was$149,500. By 2012, the median sales price for a home in Redlands had increased to$241,898 (ranging from$189,000 in zip code 92374 to$310,000 in zip code 92373). Median sales prices peaked between 2005 and 2007 before returning to early 2000s median sales prices by 2012. In 2012, median home prices in nearby cities ranged from $119,536 in San Bernardino to$191,000 in Loma Linda. In Yucaipa, the median price of a home was $190,000 and in Highland it was $180,000 (Table 2.2-4). The median sale price for a home in Redlands was $241,898, a 1.6 percent increase from the median sales price one year earlier($238,113). Overall, Redlands had the highest median home sales price compared to communities nearby. Table 2.4-4: Median Home Sale Prices in Nearby Communities City 2011 2012 Percent Change San Bernardino $110,770 $119,536 7.9% Highlands $168,697 $180,000 6.7% Redlands $238,113 $241,898 1.6% Yucaipa $195,072 $190,000 -2.6% Loma Linda $195,097 $191,000 -2.1% Source:DQNews.com;2013. 2-13 The City of Redlands General Plan: Housing Element To get a better sense of the dramatically fluctuating home sale prices over the last ten years, it is useful to break down housing sales by number of bedrooms. Table 2.4-5 shows the median home sale prices in Redlands in 2003,2005,and between 2007 and 2012. Table 2.4-5: Redlands Median Home Sales, 2003, 2005, 2007-2012 Year #of Beds 2003 2005 2007 2008 2009 2010 2011 2012 Condominiums 1' $100,000 $236,000 $160,000 $178,500 $52,500 $58,000 $49,000 $55,000 2 $249,500 - $255,500 $251,500 $131,500 $110,000 $69,800 $97,000 3 $225,000 $215,000 $290,000 $250,000 $185,000 $152,000 $130,000 $130,000 Single Family Homes 1' $187,000 $250,000 $382,500 $235,000 $52,000 $90,000 $62,000 $125,750 2 $153,000 $250,000 $325,000 $225,000 $136,500 $140,000 $150,000 $165,250 3 $220,000 $305,000 $380,000 $265,000 $210,000 $200,000 $200,000 $200,000 4 $207,000 $487,000 $431,750 $335,000 $295,000 $260,000 $274,500 $280,000 5 $610,000 $949,500 $635,000 $435,000 $375,000 $387,500 $335,000 $401,000 6+ $2,000,000 - $1,075,000 $460,462 $543,750 $624,643 $519,464 $490,000 1.It is unclear how many one-bedroom home sales may be foreclosures.Given the limited number of transactions between 2008 and 2012(10 annual home sales or less),the median sale price reflected above may be lower than actual market conditions. Sources:First American Real Estate Solutions(from County Assessor Data);HR&A,Inc;DQNews.com,2013. For example, the median price of a three-bedroom single family home in 2003 was $220,000. Four years later, by 2007, the median price of this home was $380,000, a nearly 73 percent increase. However,by 2008 the median price for a three-bedroom single family home had fallen to$265,000. For housing units of other sizes prices have also risen and fallen as well. In 2003, the median price of a one-bedroom condominium unit was $100,000. By 2005, this price had risen to $236,000, a staggering 136 percent increase in two years. However,by 2009,four years later,the price of a one- bedroom condo had fallen to$52,500(a drop of nearly 71 percent in four years). Rental Housing In 2011,the American Community Survey reported that the estimate median gross rent for housing in Redlands was$1,078.In comparison,the 2000 U.S.Census reported a median gross rent of$689, signifying a general rent increase of 56 percent (in nominal dollars) between 2000 and 2011. Consumer prices in the Los Angeles Metropolitan Statistical Area increased by 35 percent in the period, or a little more than half the rate of rent increase. This is a major increase in such a short time, although much less than the rate of increase in homeownership prices. Notably, this data is not differentiated by type of housing or number of bedrooms.Table 2.4-6,below,compares rents in Redlands to those in nearby cities. 2-14 Chapter 2: Housing Needs Assessment Table 2.4-6: Median Gross Rents in Nearby Cities City 2000 Census 2005 ACS 2007 ACS 2011 ACS San Bernardino $563 $769 $850 $924 Highland $574 - $909 $963 Redlands $689 $1,019 $1,063 $1,078 Loma Linda $660 - $1,065 $1,117 Yucaipa $610 - $928 $987 Countywide $648 $899 $992 $1,092 Sources:2000 U.S. Census;2005,2007 and 2011 American Community Survey. In 2011, the median gross rent in Redlands was between 9 to 17 percent higher than other nearby cities and about 3 percent lower than Loma Linda.Four years prior, in 2007,the median gross rent in Redlands was between 7 to 25 percent higher,thus rents in Redlands have increased at a slower rate than those in nearby cities—only 1 percent between 2007 and 2011. Rents increased the most countywide and in the city of San Bernardino. While rental statistics are not tracked in the same way as housing sales,it is possible to get a sense of current rents by looking through rental listings. Table 2.4-7 shows rental prices as posted on Craigslist in June 2013.These figures represent asking rents, not actual rents, and not all available rental units are listed on Craigslist.Still,many residents do use Craigslist to find housing. Table 2.4-7: Craigslist Rental Survey,June 2013 Number of Bedrooms Rent Range Median Rent Studio $650 - $1,028 $839 One $795 - $1,117 $956 Two $865 - $1,275 $1,070 Three $1,150 - $1,695 $1,423 Four $1,650 - $2,395 $2,023 Five $2,000 - $2,599 $2,299 Source:Craigslist,Inland Empire;sample of 57 apartments in June 2013. Table 2.4-8, shows rental prices as posted on Apartmenthunterz.com in June 2013. Like the Craigslist data,these figures are asking prices, not actual rents. Furthermore, there may be overlap between the apartments listed on Craigslist and those listed on ApartmentHunterz. Still, the median rents compare well between the two sources. Table 2.4-8 ApartmentHunterz Rental Survey,June 2013 Number of Bedrooms Rent Range Median Rent Studio $825 - $1,000 $913 One $825 - $1,079 $952 Two $850 - $1,450 $1,150 Three $1,100 - $1,700 $1,400 Four $1,500 - $2,395 $1,973 Source:apartmenthunterz.com;search results from 6/18/2013,all Redlands apartments. 2-15 The City of Redlands General Plan: Housing Element Mobile Home Rentals The 2007-2011 ACS estimates that Redlands has 1,096 mobile homes, comprising slightly more than 4 percent of all the housing units in the city.There are seven mobile home parks in the city,with three mobile home parks containing about 60 percent(509 units) of the mobile home units in the city;these are Orange Grove Mobile Estates (209 units),Sylvan Mobile Estates(118 units), and Lugonia Fountains Mobile Home Estates (182 units). In February 2004, Lugonia Fountains received approval for an expansion to add 18 additional units, eight of which have been added. Currently, 9 of 18 mobile homes spaces have been filled with a mobile home. Space rentals range from$353 to$600 per month at Sylvan Mobile Estates,$440 to$703 per month at Orange Grove Mobile Estates, and $420 to$650 per month at Lugonia Fountains Mobile Home Estates depending on the type of space rented. AFFORDABILITY OF HOUSING Households earning the 2011 median income for Redlands ($68,015) could afford to spend up to $20,405 a year, or $1,700 per month, on housing without being considered "overpaying." For renters, this is a straightforward calculation, but home ownership costs are less transparent. A household can typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that household, depending on the down payment, the level of other long-term obligations (such as a car loan),and interest rates.In practice,the interaction of these factors allows some households to qualify for homes priced at more than three times their annual income, while other households may be limited to purchasing homes no more than two times their annual incomes. Table 2.4-9 below calculates the estimated maximum affordable purchase price by household income category. Table 2.4-9: Maximum. Funds Available for Housing, by Income Category Maximum Maximum Affordable Household Income Category Annual Income` Affordable Rent2 Purchase Price3 30 percent of county median $20,100 $503 $62,567 50 percent of county median $33,500 $838 $104,279 80 percent of county median $53,600 $1,340 $166,846 100 percent of county median $65,000 $1,625 $202,332 120 percent of county median $78,000 $1,950 $242,799 1.HCD's 2013 income limits.Assumes a four-person household. 2.Assumes 30 percent of income available for housing cost 3. Assumes a down payment of 20%,and 30-year fixed rate mortgage at 6.0%annual interest rate. Source:U.S.Department of Housing and Urban Development 2013;ReMax Mortgage Affordability Calculator. As noted earlier, the median purchase price of a home in Redlands in 2012 was $241,898. This purchase price is too high for all but the highest of household income categories listed in Table 2A- 9 to afford. Indeed, households must have an income that is about 120 percent of the county median (around $75,120) to afford the median home price. This makes sense given that over 47 percent of renters in Redlands spend more than 30 percent of their income on housing (see Table 2.4-10). 2-16 Chapter 2: Housing Needs Assessment Ownership Housing The California Association of Realtors' (CAR) Q1 2013 Housing Affordability index (HAI) reported that 72 percent of the households in San Bernardino County could afford a home selling for the region's median price.;The indices for the Los Angeles area, Orange County, and the state as a whole showed affordability levels of 46, 28, and 44 percent respectively,demonstrating that in 2013 housing in San Bernardino County was more affordable than in nearby regions and the state as a whole. The CAR also publishes a first-time homebuyer index. According to the first-time homebuyer housing affordability index, for Q1 2011 the affordability of housing in San Bernardino County increased significantly, with 84 percent of first-time buyers being able to afford a median priced home.This compared to affordability rates in Los Angeles,Orange County,and the state as a whole of 60,49,and 62 percent,respectively.Thus,for first-time homebuyers,the latest data suggests San Bernardino County continues to remain more affordable than California as a whole. Home sales prices in Redlands, however, are still out of the affordable range for many families. In 2012,the median home sale price was$165,250 for a two-bedroom home and$200,000 for a three- bedroom home (Table 2.4-5).According to Table 2.4-9,a family of four earning 100 percent of area median income (AMI) would barely be able to afford the three-bedroom home. Therefore, although Redlands is perhaps more affordable than some surrounding communities, those families earning less than 100 percent of AMI could find it quite difficult to afford a home in Redlands. Rental Housing For households that rent,the 2007-2011 ACS estimated the proportion of household income spent on rent. As shown in Table 2.4-10, nearly half of renting households in Redlands (44.5%) pay 30 percent or more of their income on rent. In comparison, the 2000 U.S. Census reported the same proportion to be 40.7 percent. The increase in the number of renting households possibly overpaying for housing between 2000 and 2011 is likely strongly linked to the 56 percent increase in the median rent over the same time period. Table 2.4-10: Rent as a Percentage of Household Income, 201 1 Number of Households Percent of Population Less than 15.0 percent 824 7.7% 15.0 to 19.9 percent 1,360 12.8% 20.0 to 24.9 percent 1,811 17.0% 25.0 to 29.9 percent 1,264 11.9% 30.0 to 34.9 percent 681 6.4% 35.0 percent or more 4,065 38.1% Not computed 651 6.1% Total 10,656 100.0% Source:2007-2011 American Community Survey. 3 CAR's analysis assumes that households can make a 20 percent down payment on the median-priced home and that they pay 30 percent of their income per month for housing. The HAI uses the national average effective mortgage interest rate on all fixed and adjustable rate mortgages closed for the purchase of previously occupied homes. 2-17 The City of Redlands General Plan: Housing Element Assuming that a four person household would require at least a two or three bedroom apartment, the average of the Craigslist and ApartmentHunterz median rents of$1,110 for a two-bedroom unit and $1,411 for a three bedroom unit would only be considered affordable to residents whose incomes were at least 80 percent of Area Median Income(AMI). The least costly apartment listed on either of the two websites was$650 per month for a studio apartment.Though a family of four would be considered"overcrowded" in this apartment, an extremely low-income family would not even be able afford this rent. Moreover, there may be no market rate units that are available to many very and extremely low-income families. Thus, while Redlands has comparably more affordable rents than surrounding communities, it is still a challenge for extremely low-,very low-,and low-income households to find affordable rental units in the city. 2.5 Housing Characteristics Although the characteristics of individual residents are important to understanding the growth and evolution of a city, the more useful unit for analysis concerning housing needs is the household. The U.S. Census Bureau considers all people living in the same dwelling unit to be a household, whether or not they are related. A dwelling unit is defined as "a house, an apartment, a group of rooms,or a single room,occupied as separate living quarters,or if vacant,intended for occupancy." The 2010 U.S. Census indicates that Redlands has 24,764 households plus 2,368 people in group quarters, up from the 2000 U.S. Census report of 23,593 households plus 1,966 people in group quarters. During the same time period,persons per household increased from 2.61 in 2000 to 2.68 in 2010.In many other parts of San Bernardino County,average household size continues to exceed three persons per household. Table 2.54 identifies households by type and quantifies the number of people living in group quarters. Family households vastly outnumber non-family households,which is characteristic of a city like Redlands.According to the 2010 census,families (defined as related people living together) made up around 69 percent of the city's households. Non-family households are typically single males or females living alone, or households of more than two with no family relation or children. People who live other living situations are not considered households,but rather are considered to live in "group quarters." People under formally authorized, supervised care or custody—such as patients or prison inmates—are considered "institutionalized," in contrast to those in other group situations,such as college dormitories,retirement homes,and halfway houses. Table 23-1: Household Type and Group Quarters Population Household Type 2000 Households 2010 Households Family Households 16,027 17,062 Non-Family Households 7,566 7,702 Total Households 23,593 24,764 Group Quarters 2000 People 2010 People Institutionalized Population 541 512 Non-Institutionalized Population 1,425 1,856 Total In Group Quarters 1,966 2,368 Source:2010 U.S.Census. 2-18 Chapter 2: Housing Needs Assessment Table 25-2 provides a breakdown of households by marital type and whether they include related children under age 18. In total, 31 percent of Redlands households have related children. Most children live with married parents,but 31 percent of children live with a single parent and the great majority of those live in a single mother household. Table 2.5-2: Household Type and Presence of Children Under Age 18, 2010 Households with %of %o f all Household Type own Children Household Type Households Married Couple 5,263 69% 21% Male-Headed Family Household 630 8% 3% Female-Headed Family Household 1,715 23% 7% Total 7,608 100% 31% Source:2010 U.S.Census. About 11 percent of households in Redlands had five or more persons in 2011, the overwhelming majority of which were families (only 9 of 2,662 total large households were non-family households). Table 2.5-3 shows that a majority of large households (68%) own their home. As discussed in Chapter 3 however,many large families have low or moderate incomes and may not be able to afford housing of sufficient size. Table 2.5-3: Large Households Number of Persons in Household Owner-Occupied Renter-Occupied 5 1,123 538 6 414 112 7+ 280 195 Total 1,817 845 Source:2007-2011 American Community Survey. HOUSING TYPE As shown in Table 2.5-4,two- and three-bedroom units represented the majority of housing types in the City, though four-bedroom units are also prevalent. Units with five bedrooms or more are very uncommon,comprising just 5.9 percent of the housing stock. Table 2.5-4: Housing Units by Number of Bedrooms Percent of Total Number of Bedrooms Number of Units Occupied Housing Units Studio 180 0.7% One bedroom 2,815 11.6% Two bedrooms 6,381 26.3% Three bedrooms 7,938 32.7% Four bedrooms 5,519 22.8% Five or more bedrooms 1,424 5.9% Total 24,257 100.0% Source:2007-2011 American Community Survey. 2-19 The City of Redlands General Plan: Housing Element TENURE Table 2.5-5 describes the tenure and the type according to the 2007-2011 ACS of the 26,285 housing units in Redlands.The overall tenure pattern in the city was 57 percent owner-occupied,36 percent renter-occupied,and 8 percent vacant. In 2011, there were 17,068 detached and attached single-family units, and 13,609 of these (80%) were owner-occupied. Single-family homes accounted for almost 61 percent of the total housing units in the city. Duplexes and three to four unit buildings comprised 2,325 (9%)of the total units, and buildings of five or more units (3,789) made up 14 percent of the total. Dwellings in buildings with five or more units dominated the multi-family share,accounting for 62 percent. SCAG considers 2.3 percent to be the minimum ideal vacancy rate for ownership housing and 5 percent to be the minimum ideal vacancy rate for rental housing.These rates are ideal because they allow for a healthy amount of market turnover and availability. According to the 2007-2011 ACS estimates,the 2011 vacancy rate in Redlands was 2.6 percent for ownership housing,which is above the 2.3 percent vacancy rate considered by SCAG to be the minimum needed for a healthy market. The rental vacancy rate was 8.8 percent, again above the minimum rate considered by SCAG to be necessary for the rental housing market(5%). Table 2.5-5: Characteristics of Redlands Housing Stock, 201 1 Type and Tenure Number of Units Percent of Total Units Single-Family Detached 15,989 60.8% Owner-Occupied 13,039 49.6% Renter-Occupied 2,950 11.2% Single-Family Attached 1,080 4.1% Owner-Occupied 570 2.2% Renter-Occupied 510 1.9% Duplex 454 1.7% Owner-Occupied 9 0.0% Renter-Occupied 445 1.7% 3 to 4 Units 1,871 7.1% Owner-Occupied 30 0.1% Renter-Occupied 1,841 7.0% 5+Units 3,789 14.4% Owner-Occupied 246 0.9% Renter-Occupied 3,543 1 3.5% Mobile Homes 1,048 4.0% Owner-Occupied 955 3.6% Renter-Occupied 93 0.4% Other 26 0.1% Owner-Occupied 26 0.1% Renter-Occupied 0 0.0% Total Units 26,285 100.0% Owner-Occupied 14,875 56.6% Renter-Occupied 9,382 35.7% Vacant 2,028 7.7% Source:2007-2011 American Community Survey. 2-20 Chapter 2: Housing Needs Assessment Table 2.5-6: Characteristics of Redlands Housing Stock Number of Percent of Unit Type Units Total Units Single-Family Detached 16,863 64.2% Single-Family Attached 1,148 4.4% Duplex 520 2.0% 3 to 4 Units 2,247 8.5% 5+Units 4,385 16.7% Mobile Homes 1,096 4.2% Other 26 0.1% Total 26,285 100.0% Source:2007-2011 American Community Survey. An analysis of the 2010 U.S. Census data shows that the majority of both owner- and renter- occupied units (81 and 67 percent respectively) were occupied by Whites (Table 2.5 7). Blacks rented 867 units,but owned only 394. Native Americans rented more units than they owned, with 119 rented and 92 owned units. Asian/Pacific Islanders owned more units than they rented, but only accounted for 7 percent of all owners and 7 percent of all renters. Those who identified as "Some other race," were more likely to rent (1,219 rented versus 970 owned units), and those of "Two or more races"were about as likely to own or to rent(344 versus 383 units). Similarly in the County, a higher percentage of Whites, Native Americans, and those of"Some other race,"and those of"Two or more races" owned than rented units,while a higher percentage of Blacks rented than owned. There were about 800 more Native American owner-occupied units than renter-occupied units. Asian/Pacific Islanders and Whites were both more than twice as likely to own versus rent. Table 2.5-7; Tenure by Race in 2010 Race City Percent County Percent Owner-Occupied Units White 12,189 80.9% 261,151 68.1% Black 394 2.6% 25,036 6.5% Native American 92 0.6% 3,785 1.0% Asian/Pacific Islander 1,072 7.1% 27,854 7.3% Some other race 970 6.4% 54,065 14.1% Two or more races 344 2.3% 1 1,682 3.0% Renter-Occupied Units White 6,460 66.6% 121,986 53.5% Black 867 8.9% 33,488 14.7% Native American 119 1.2% 2,975 1.3% Asian/Pacific Islander 655 6.8% 12,085 5.3% Some other race 1,219 12.6% 47,685 20.9% Two or more races 383 3.9% 9,826 4.3% Source:2010 U.S.Census. 2-21 The City of Redlands General Plan: Housing Element The highest percentage of owner-occupied units in Redlands was owned by people between the ages of 45 and 54,while the highest percentage of units was rented by people between the ages of 25 and 34. People age 45 and over owned nearly three times as many units as rented. Table 2.5-8 compares the number of owner-occupied and renter-occupied units in the City of Redlands and San Bernardino County. There were similar ownership and renter trends in the city and county, although a higher percentage of elderly people rent in Redlands (16%) than in the county (9%). Therefore,the demand for senior rental units in Redlands is likely to be higher than the county as a whole. Table 2.5-8: Tenure by Age of Householder, 2011 Age City Percent County Percent Owner-Occupied Units 15 to 24 53 0.4% 3,315 0.9% 25 to 34 1,246 8.4% 41,478 10.8% 35 to 44 2,403 16.2% 79,428 20.7% 45 to 54 3,876 26.1% 101,309 26.3% 55 to 59 1,772 1 1.9% 43,883 11.4% 60 to 64 1,711 11.5% 37,495 9.7% 65 to 74 2,072 13.9% 44,677 1 I.6% 75 and over 1,742 11.7% 33,039 8.6% Renter-Occupied Units 15 to 24 753 8.0% 19,344 9.0% 25 to 34 2,896 30.9% 60,649 28.3% 35 to 44 1,642 17.5% 51,225 23.9% 45 to 54 1,585 16.9% 40,831 19.1% 55 to 59 640 6.8% 12,258 5.7% 60 to 64 395 4.2% 9,964 4.7% 65 to 74 727 7.7% 10,657 5.0% 75 and over 744 7.9% 9,270 4.3% Source:2007-2011 American Community Survey. 2-22 Chapter 2: Housing Needs Assessment VACANT UNITS In 2000, Redlands had a total of 24,878 housing units; 1,209 (4.9%) of which were vacant. About half(562)of these were for rent,while less than a third(324) were for sale.The balance consisted of units that were rented or sold but not occupied (94), for seasonal recreational, or occasional use (88),or vacant for some other reason(141).The Census reported that Redlands had no vacant units available specifically for migrant workers. Table 2.5-9: Vacancy Status, 2000 and 201 1 Total Vacant Units 2000 2011 For rent 562 916 For sale only 324 403 Rented or sold, not occupied 94 208 For seasonal, recreational,or occasional use 88 163 For migrant workers 0 0 Other vacant 141 338 Source:2007-201 1 American Community Survey. By 2010, Redlands had a total of 26,285 housing units; 2,028 (7.7%) of which were vacant. The homeownership vacancy rate was 2.6 percent and the rental vacancy rate was 8.8 percent. About half(916) of these were for rent,while about one fifth(403) were for sale.The balance consisted of units that were rented or sold but not occupied (208), for seasonal recreational, or occasional use (163),or vacant for some other reason(338). AGE OF HOUSING STOCK According to the 2007-2011 ACS, approximately 43 percent of the housing stock in Redlands was built before 1970, and 64 percent was built before 1980. The ACS estimates that 3,328 homes in Redlands were built before 1950(12.7%of the total). Table 2.5-10:Age of Housing Units Number of Year Unit Built Units Percent of Total Units Built 2005 or later 855 3.3% Built 2000 to 2004 1,345 5.1% Built 1990 to 1999 2,079 7.9% Built 1980 to 1989 5,223 19.9% Built 1970 to 1979 5,380 20.5% Built 1960 to 1969 3,843 14.6% Built 1950 to 1959 4,232 16.1% Built 1940 to 1949 991 3.8% Built 1939 or earlier 2,337 8.9% Total 26,285 100.0% Source:2007-20!l American Community Survey. 2-23 The City of Redlands General Plan: Housing Element CONDITION OF HOUSING An overwhelming majority of homes in Redlands are fairly new and do not lack critical features such as plumbing.However,basic maintenance,such as roof repair,new paint,and cleanliness will need to be continuously encouraged,particularly as a substantial portion of housing units are older than 30 years. Deferred maintenance such as old paint, roof sheathing that has outlasted its useful life, localized wood rot, and similar concerns do not typically result in units being boarded up, although such conditions do contribute to neighborhood deterioration. Features Adequate utilities within a housing unit are another measure of a housing unit's ability to provide people with decent housing. According to the 2007-2011 ACS estimates, of the 24,257 occupied housing units in the city, 33 owner-occupied and 72 renter-occupied units lacked complete plumbing facilities. The Census Bureau defines complete plumbing facilities as including (1) hot and cold piped water,(2) a flush toilet,and(3) a bathtub or shower. Furthermore,all three facilities must be located inside the dwelling unit. Heating fuel for occupied housing units ranged from gas and electricity to wood and solar energy. Of the occupied housing units in the city, 20,198 had utility gas, 291 had tank gas, 3,568 had electricity, 13 used fuel oil or kerosene, 120 were fueled by wood,33 used solar energy,and 34 units had no heating fuel. As of 2011, almost all housing units in Redlands had complete kitchen and plumbing facilities, although at least 1,028 units lacked an adequate kitchen and 105 units had incomplete plumbing facilities. Because the overwhelming majority of housing units has complete plumbing and kitchen facilities,and are served by utilities, it is unlikely that housing conditions represent a problem that requires government action. Rehabilitation Need The percentage of units built before 1960 can be used to estimate the city's maximum rehabilitation need. According to the 2007-2011 ACS, in Redlands almost 29 percent of housing units were built before 1960.In comparison, only about 20 percent of housing units in the county as a whole were built before 1960. However, according to the City's Building and Safety Division, many of the older homes in Redlands are in better condition than would be predicted based on age alone, partly because of interest by owners in fixing up historic homes. Many of the city's historic homes are in the south area, and most are in good condition because of maintenance provided by their owners. The majority of repair work is needed m the north area, with a number of units in need of either light repair—such as painting,re-roofing,and landscaping—or significant reconstruction. In August 2007, the former Redlands Redevelopment Agency commissioned Urban Futures to conduct a building conditions inventory of the former redevelopment area in the north side of the city. Parcels were evaluated for 40 different blight indicators ranging from "boarded occupied" to "unsafe stairways or walkways." About 85 percent of the parcels were suffering from at least one type of physical blight.The average number of blight indicators per parcel was three and a little less than 19 percent of parcels had five or more indicators. The top three occurring blight indicators were inoperable vehicles/inadequate vehicle storage (22%), bars on doors/windows (18%) and 2-24 Chapter 2: Housing Needs Assessment paint-related issues (11%)'The inventory, therefore, documented the need for rehabilitation and public investment in the northern part of the city. 2.6 Assisted Housing Assisted housing projects in the City can alleviate the financial hardships low-income households may face. Assisted housing projects are those that offer financial aid or provide extra services for people in need of financial or basic living assistance.There are a variety of programs,each focusing on a specific need or with a specific goal to eliminate unmet housing needs in the community. PUBLIC HOUSING The San Bernardino County Housing Authority operates 189 units of conventional public housing in Redlands(the Authority also owns an additional 45 affordable units in the city).All conventional units are rented to households with an income of 80 percent or less than the median for the Riverside-San Bernardino Standard Metropolitan Statistical Area (SMSA). Most units are multiple units although five units are single-family homes.Sizes range from one to five bedrooms.There are 11 units set aside for the disabled and 20 units for the elderly. As of June 2013,public housing units were 99 percent occupied.The wait for a unit in Redlands can last between six months and one year, depending on availability. Applicants as of June 2013 include: 691 for one-bedroom units, 606 for two, 1,347 for three, 293 for four, and 39 for five- bedroom units. SECTION 8 CERTIFICATES AND VOUCHERS In addition to operating public housing, the Housing Authority administers the HUE) Section 8 Housing Choice Voucher Program. Formerly, the County operated both a Section 8 voucher and certificate programs. However, as of 1999, the certificate program ended. Under the Section 8 Housing Choice Voucher Program, the Housing Authority makes subsidy payments to property owners on behalf of the family.The program uses a Payment Standard to determine the maximum amount of assistance that will be paid on behalf of the family. The family's portion will be a minimum of 30 percent of their adjusted gross monthly income up to a maximum of 40 percent if they choose. The Housing Authority administers the Housing Services programs that include the Housing Choice Voucher and Five-Year Lease Assistance programs. Participants on these programs may choose the city/community in which they wish to reside within San Bernardino County. As of June 25, 2013, there are 438 program participants residing in the city of Redlands, and approximately 8,700 total participants throughout the county. GIS files provided by the Redlands Development Services Department from the building conditions inventory conducted by Urban Futures in August 2007. 2-25 The City of Redlands General Plan: Housing Element As mentioned above,the Section 8 Voucher Program pays the difference in rent between 30 (or 40) percent of a household's income and fair-market rent for the unit. Payment Standards effective October 1,2012,for the voucher program are as follows: • Studio $840 • One bedroom $930 • Two bedroom $1,070 • Three bedroom $1,475 • Fourbedroom $1,850 • Five bedroom $2,130 • Six bedroom $2,405 The above rents assume the owner pays utilities.If not,the rent ceiling could be reduced by$110 to over$200,depending on the size of the unit. OTHER PROGRAMS The City of Redlands has pursued several programs for constructing housing units affordable to low- and very low-income households. These include the granting of density bonuses and the issuing of Mortgage Revenue Bonds (MRBs). Since 1981, 164 density bonus units have been built, with 86 affordable to very low-income households and the rest to low- and moderate-income households. Additionally, the City pursued and obtained federal Section 202 funding through the Developer's Assistance Category to purchase land and assist in improvements and fees for a 75-unit low-income senior apartment project managed by American Baptist Homes of the West.This project,Casa de la Vista,opened its doors in November 1990 and currently has a 100-percent occupancy rate for its 74 units. American Baptist Homes prepared an expansion to the project,which added additional low- income senior apartments. The City approved funds for purchase of adjacent property in order to construct this expansion. Funds were distributed in March 1995 and escrow closed immediately thereafter. This project, known as Fern Lodge with 62 units, was funded through HUD and the former Redevelopment Agency's housing set-aside funds.Fern Lodge was completed in 2000 and is now occupied. The following senior housing projects are currently under construction or were recently completed: • 340-unit and 30 cottage senior care facility/assisted living on the northeast corner of 5th and Wabash(under construction).The 30 cottages have been constructed and are occupied and two of the seven planned buildings for congregate care are complete. Additionally, a 44,000 square foot congregate care facility with 42 units and a multiple purpose building that houses medical offices and social support facilities have also been constructed and are occupied. • Vista del Sol,a 71-unit senior housing project on Webster Street at Lugonia Avenue (completed and 100 percent occupied). 2-26 Chapter 2: Housing Needs Assessment For information on the Community Development Block Grant Program and the HOME Investment Partnership Program,see Section 2.7,Financing Resources, 2.7 Financing and Subsidy Resources The City,the County,and the County Housing Authority all provide funding and subsidies for the construction, acquisition, and rehabilitation of housing units for lower-income households in Redlands.Many of these programs capture funding from the state and the federal governments and administer the money for local tenants,owners,and developers of affordable housing. CITY OF REDLANDS Mobile-home Rent Stabilization Mobile home parks built prior to October 1, 1981 are subject to rent stabilization,according to City Municipal Code Chapter 5.48.This policy covers three mobile home parks: Sylvan Mobile Estates, Orange Grove Mobile Estates, and Lugonia Fountains. Taken together, 500 housing units are covered. Community Development Block Grant Programs CDBG funds are provided by the federal Department of Housing and Urban Development(HUD) and are meant to be a flexible way of providing communities with the resources to provide suitable housing, improve livability, and enhance economic opportunity, with the provision of affordable housing being one of the program's major goals. Eligible activities include acquisition, rehabilitation, homebuyer assistance, economic development, homeless assistance and public services. The City's Development Services Department (DSD) administers grants from the federal Community Development Block Grant (CDBG) program. The City is in its fifth year of administering the CDBG program. However, effective July 1, 2014, the City will no longer participate in the CDBG program as an entitlement city and instead the city's CDBG allocation will be passed directly to the County for administration. See below for further discussion of housing programs funded by the County's CDBG program. In fiscal year 2012-13,HUD allocated$402,696 in CDBG funds to the City of Redlands.According to the 2013-14 One-Year Action Plan,the City plans to fund the following initiatives:the Economic Development Program,homeless and hunger prevention, shelter/transitional housing/program for homeless,and legal aid for the YMCA of the East Valley. SAN BERNARDINO COUNTY Despite the City's eligibility for direct receipts of HUD money, the City passes much of its federal and state funding to the County for administration and distribution. The County works with the City in directing the use of these funds.For programs that provide assistance to eligible households who apply,such as rental and repair aid,the County relies on the City to advertise and direct local households to these programs. 2-27 The City of Redlands General Plan; Housing Element Mortgage Revenue Bond Program San Bernardino County sells bonds to finance the construction of affordable rental units throughout the county.Proceeds from the sale of the tax-free bonds(and sometimes taxable bonds) are used to provide loans at interest rates below market rate for the construction, acquisition, and/or rehabilitation of multifamily housing developments. A specified number of units are required to remain affordable to eligible, low-income households for a specified number of years after the initial financing is provided. In recent years, this program has not been used much due to the low interest rates available in the marketplace, removing much of the cost benefit of using tax-exempt bonds. However, an increase in interest rates or in tax rates would likely increase usage of the program. The CDH estimates that market interest rates need to rise above 5.5-6.0 percent for tax-exempt bonds to be attractive. Past usage of the program has resulted in 100 multi-family units supported by the bonds built in Redlands. Emergency Shelter Grant program ESG funds are used to provide shelter and related services to the homeless.The County distributes funds to agencies that operate shelters or provide hotel vouchers. Family Services Association of Redlands,which helps people stay in their homes by helping pay utilities,is one of the recipients of ESG grants. According to the 2011-12 CAPER, the County received$313,160 in ESG funds in fiscal year 2011- 12. ESG funds were spent under contracts with seven nonprofit agencies, including the Family Services Association of Redlands. Program results included homeless assistance services for 5,695 homeless persons and homeless prevention services for 215 persons throughout the county_ Community Development Block Grant Programs As a result of the City's decision to no longer participate in the CDBG program as an entitlement city, effective July 1, 2014, the City will become eligible to participate in the County's CDBG rehabilitation and repair programs. These include a rehabilitation loan program and a housing repair program for senior and disabled homeowners. All participants in both programs have income levels at or below 80 percent of median income. HOME Investment Partnership Program The County's HOME Grant is administered by the County of San Bernardino Department of Community Development and Housing(CDH).According to the 2013-14 Annual Action Plan,the County expects to receive$4,958,563 in HOME funds during fiscal year 2013-14. The County uses HOME funds toward four different programs: 1. Community Housing Development Organization (CHDO)Program. CHDO's are funded by the HOME Program, which is obligated to reserve 15 percent of its annual funding to support housing construction,acquisition,or rehabilitation projects by certified CHDO's.Redlands has two active CHDO's:Housing Partners I and Redlands Christian Home. 2-28 Chapter 2: Housing Needs Assessment 2. Rental Property Acquisition and Rehabilitation Assistance Program.This program provides low- interest loans to developers of rental properties, in order to allow them to acquire or rehabilitate existing housing units and make them available to low-income households. 3. American Dream Downpayment Initiative (ADDI). This provides grants to help homebuyers with downpayment and closing costs. The focus is on low income households who are also first-time homebuyers,and can be used to supplement funds from HAP. 4. Tenant Based (Rental) Assistance Program (TBA). The TBA Program assists qualifying households earning less than 50 percent of the AMI with rent payments on an ongoing basis, and may also provide one-time assistance toward a security deposit. Neighborhood Initiative Program This HUD-based economic development program consists of grants assigned to specific entities by the Congress. The County previously used a Neighborhood Initiative grant to purchase approximately 121 properties in Redlands from the Federal Housing Administration after the properties had been foreclosed on,and rehabilitate and sell them at market rates,but specifically to households making 115 percent or less of area median income.' HOUSING AUTHORITY OF THE COUNTY OF SAN BERNARDINO The Housing Authority of the County of San Bernardino (HACSB) administers the Housing Services programs, which include the Housing Choice Voucher and the Five-Year Lease Assistance programs. As of June 2013, there are currently 438 program participants residing in the city of Redlands,and approximately 8,700 throughout the county. Housing Choice Voucher Program (Section 8 Rental Assistance) The Housing Choice Voucher program is a rental assistance program that helps very low-income families to live in market-rate housing units rather than public housing. Households are provided with vouchers that are paid to private market-rate landlords,who are then reimbursed by HUD. In addition to the regular voucher program, HACSB administers special housing programs. These programs include the Veterans Affairs Supportive Housing (VASH) Program, Mainstream Program,Housing Opportunity Persons with Aids(HOPWA),and Shelter Plus Care. • The VASH Program is for homeless veterans with severe psychiatric or substance abuse disorders. HACSB and Veterans Administration Medical Center (VAMC) have partnered to provide rental vouchers and supportive services to eligible veterans. The veteran must demonstrate to the VAMC that he/she is homeless (has been living outdoors, in a shelter, in an automobile,etc.)before being evaluated for this program. • The Mainstream Program is designed to provide assisted housing to persons with disabilities to enable them to rent suitable and accessible housing in the private rental market. Mainstream applicants are offered a voucher as allocations become available. 'Email from Tom Ramirez,December 19,2007. 2-29 The City of Redlands General Plan: Housing Elernent Participants must be participating in programs of rehabilitation and/or support services within the community that are directly related to their disability. • HOPWA was established by HUD to address the specific needs of persons with HIV/AIDS and their families. HACSB has partnered with Foothill AIDS Project to offer rental assistance and supportive services to individuals with HIV/AIDS. Participants are given housing choice vouchers and ongoing assistance with medical and emotional needs. • The Shelter Plus Care Program was designed to contribute to the countywide public/private partnership system to strengthen services available to homeless families and individuals. Families are referred to HACSB by the Department of Behavioral Health and must comply with supportive service providers. Linking affordable housing to resources and services ranging from job training, health care, day care, and education allows the tenants an opportunity to attain economic and social independence. Five-Year Lease Assistance Program The Five-Year Lease Assistance Program is a new rental assistance program funded by HUD that provides short-term lease assistance to very low-income families so that they may secure better employment and achieve other personal and professional goals. The subsidy, known as the Lease Assistance Payment or "LAP", is calculated and paid by the Housing Authority as a percentage of the total payment standard directly to the owner of the property, New families are pulled from the Housing Choice Voucher Program waiting list and receive a maximum of five years of lease assistance and case management to access the resources and gain the tools necessary to ultimately be on the path toward economic independence. The goal of the program is to help participants achieve true self-sufficiency by assisting them with their housing needs for a specific term. Home Ownership Preparation and Education (HOPE) Program Administered by the Housing Authority of the County of San Bernardino (HACSB), families receiving rental assistance from more than one year can apply for HOPE, which includes classes and aid toward assisting with home ownership. Subsidies include a voucher to help meet monthly home ownership expenses and a deduction on mortgage loan interest. CALHFA MORTGAGE ASSISTANCE CORPORATION The California Housing Finance Agency Mortgage Assistance Corporation (CaIHFA MAC) is a non-profit corporation separate from CaIHFA. CaIHFA MAC was created specifically to receive and disburse federal funding to qualifying California homeowners as part of the"Keep Your Home California"program. Keep Your Home California is a federally funded program to help California homeowners struggling to pay their mortgages due to financial hardships. California has received nearly $2 billion in federal funding and works with housing counselors, servicers and housing advocates to provide assistance that will help prevent avoidable foreclosures. Funding is currently available through 2017. There are four types of assistance under the Keep Your Home California program including: (1) Unemployment Mortgage Assistance, (2) Mortgage Reinstatement Assistance, (3) Principal Reduction,and(4)Transition Assistance. 2-30 Chapter 2: Housing Needs Assessment • Unemployment Mortgage Assistance Program. Provides mortgage assistance of up to $3,000 per month for unemployed homeowners who are collecting or approved to receive unemployment benefits from the State of California's Employment Development Department(EDD). • Mortgage Reinstatement Assistance Program. Provides funding of up to $25,000 to help qualified homeowners catch up on their mortgage payments. • Principal Reduction Program. Provides financial assistance to help pay down the principal balance of a mortgage loan and allow for a more affordable monthly payment. • Transition Assistance Program. Provides financial help to make a smooth transition into stable and affordable housing. 2.8 At-Risk Housing In 1989, the California Government Code was amended to include a requirement that localities identify and develop a program in their housing elements for the preservation of assisted, affordable multi-family units.Section 65583(a)(8)requires an analysis of existing housing units that are eligible to change from low-income housing uses during the next 10 years due to termination of subsidy contracts,mortgage prepayment,or expiration of restrictions on use CONVERSION RISK Assisted housing units are those that offer financial aid or provide extra services for people in need of financial or basic living assistance. Subsequent amendments have clarified the scope of the analysis to also include units developed pursuant to inclusionary housing and density bonus programs. In the preservation analysis, localities are required to provide an inventory of assisted, affordable units that are eligible to convert to market rate within 10 years.As part of the analysis,an estimation of the cost of preserving versus replacing the units is to be included, as well as a discussion of programs designed to preserve affordable units. The California Housing Partnership Corporation (CHPC) assists nonprofit and government housing agencies to create, acquire, and preserve housing affordable to lower income households. As shown in Table 2.8-1,CHPC lists three federally assisted rental housing projects containing 196 rental units in the City of Redlands. In the context of this Housing Element update, assisted units are considered "at-risk" of conversion to market rate if the expiration date of their financing program is between October 15,2013 and October 15,2023 (i.e. 10 years from the beginning of the housing element planning period). According to CHPC, only Citrus Arms Apartments is considered to be truly"at-risk,"due to its for-profit ownership and soon to expire contract. 2-31 The City of Redlands General Plan: Housing Element Table 2.8-1: Housing Developments At-Risk of Conversion Number of Units Date to Name Address Type VL L Total Change Owner Risk Fern Lodge 460 E. Fern Ave. HUD Financed, 61 61 6/30/2013 non-profit Low Redlands,CA 92373 Section 8,202/8 Casa De La 440 Redlands Blvd., HUD Financed, 74 75 11/19/2030 non-profit Very Vista Redlands,CA 92373 Section 8,202/8 High Citrus Arms 151 Judson Street, HUD Financed, 60 61 4/30/2014 profit Very Apartments Redlands,CA 92374 Section 8, motivated High 221@.)(4) Source:California Housing Partnership Corporation,June 2013. Almost all of the units in the Citrus Arms Apartments are dedicated to very low-income seniors (people age 62 and over). One of the units is used by a development administrator,while all of the other units are occupied by seniors currently. Additionally, six units can accommodate a wheelchair. People with disabilities who are under 62 can live in these units. Citrus Arms is subsidized through the federal Section 8 program. Property owners who accept Section 8 can opt to terminate the Section 8 contract (opt-out), or renew the contract for another year. The primary incentive for Section 8 property owners to opt-out is the higher rent that would be paid for these units at market value. In order for the property owner to successfully opt-out of the Section 8 contract, the owner must satisfy certain procedural requirements.A Notice of Intent(NOI)must be filed with HUD one year before the termination date that indicates the owner's intent to convert the units to market rate. Failure to file an NOI within the specified timeframe, or follow the other procedures to opt-out of the Section 8 contract,results in an automatic contract rollover for five years. Upon filing of an NOI, HUD may offer several incentives to property owners to remain in their contracts, including re-financing the property mortgage and establishing higher rents charged for the projects. Pursuant to Section 65863.10 of the Government Code, the property owner of a Section 8 contract must also provide six months advanced notification to each tenant household if the property owner intends to terminate the Section 8 contract. The notice must indicate the anticipated date of conversion and the anticipated rent increase.The property owner is also required to serve notice to the City. Fair market rents for the San Bernardino County area in fiscal year 2013 are provided in Table 2.8- 2 below. Table 2.8-2: Fair Market Rents for Existing Housing in San Bernardino County Studio One Bedroom Two Bedroom Three Bedroom Four Bedroom $763 $879 $I,116 $1,577 $1,924 Source:Federal Register,HUD,FY 2013. 2-32 Chapter 2: Housing Needs Assessment The rental market is very good right now, threatening to induce owners of affordable units to convert those units to market rate. However, the manager of Citrus Arms was surveyed in 2008 regarding their intention of remaining affordable. The owner said at that time they would renew their annual contracts with HUD for the next ten years.6 Given that Citrus Arms Apartments was designed for senior (and disability) housing, its risk to conversion during the next 10 years seems minimal. Likewise, the manager of Citrus Arms indicated their intention to maintain the affordability of these units. COST OF REPLACEMENT VERSUS PRESERVATION In Redlands, the cost of conserving assisted units is estimated to be significantly less than that required to replace the units through new construction. The difference between extremely/very low-income and market rate rents requires the most subsidy; preserving low- and moderate- income units does not require as much subsidy.Since land prices and land availability are generally the limiting factors to development of low-income housing,it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction. There are three methods of assisting low-income tenants living in at-risk units: 1) providing monthly rental subsidies in the private market,2)acquiring and preserving the presently subsidized units,and 3) constructing comparable replacement units. Table 2.8-3, below, estimates the total annual subsidy that would be needed to assist very low-and low-income households in acquiring housing on the private market. The City's at-risk developments are listed,along with the number of units broken down by size. In addition to the federally financed assisted developments listed in Table 2.8-1,projects funded by the former Redlands Redevelopment Agency (RDA) using the 20 percent housing set-aside are potentially "at-risk" of conversion as well. In exchange for financial assistance, the former RDA entered into regulatory agreements with property owners to keep units affordable at specified levels until the agreements expired. Under the Redevelopment Dissolution Act, the former RDA's housing functions and most of its housing assets were transferred to a"successor housing agency," separate from the Redlands Successor Agency,including the transfer of all housing covenants.The housing successor for the City of Redlands is HACSB. According to HACSB, as of July 2013 no units are set to expire during the course of the next 10 years. Citrus Arms almost entirely houses very low-income seniors (federally defined as age 62 and over). For this analysis, it was assumed that studio and one-bedroom apartments (the entirety of the at- risk units in Redlands) are occupied by one very-low income person. The San Bernardino County income limit for a very low-income household of one is$23,450. 6 Information provided in a telephone conversation on 2/15/2008 by Grace Crisostomo of American Baptist Homes of the West for Casa de la Vista and Fern Lodge. Information provided in a telephone conversation on 2/19/2008 by Cary Glenn of GNK Management for Citrus Arms Apartments. 2-33 The City of Redlands General Plan: Housing Element Table 2.8-3: Cost of Preserving At-Risk Housing for Very Low- and Low-Income Households Casa de la Fern Lodge Vista Citrus Arms Units VL L VL L VL L Studio 0 18 0 I BR 61 56 60 2 BR 0 0 0 3 BR 0 0 0 Total 6I 74 60 Total Fair Market Monthly Rent $53,619 $62,958 $52,740 Total Max.Affordable Monthly Rent $34,008 $41,255 $33,450 Total Annual Subsidies Required $235,338 $260,436 $231,480 Average Monthly Subsidy Per Unit $322 $293 $322 Average Annual Subsidy Per Unit $3,858 $3,519 $3,858 I. Calculations assume that all studio and 1-bedroom units are occupied by I person. 2.Rased on HUD fair market rents and affordable rents. Source:HUD 2013 Fair Market Rents;HUD 2013 Income Limits;the managers of the properties listed. According to Table 2.4-5: Redlands Median Home Sales in Section 2.4,the median price for a one- bedroom condominium in Redlands has fluctuated substantially since 2003. In 2003, the median price was $100,000. By 2005, it had more than doubled to $236,000, and by 2012, it was down to $55,000.This being said, it is difficult to predict how much 1-bedroom condos (or other sizes and types of housing) will cost in the future. However, if the median price of a 1-bedroom condo in 2012 is$55,000,then the cost of acquiring 196 units would be about$10.8 million. Of the three options for addressing the potential loss of subsidized,at-risk rental units,the payment of monthly rental subsidies to very low- and low-income households over a 30-year period would cost about$3.9 million less in present dollars than the cost of acquiring 196 comparable rental units in the local housing market (depending on assumptions). Still, although this option would guarantee that the same number of very low-income renters was assisted as the number of subsidized rental units that could be lost, the payment of subsidies does not preserve the affordability of rental units or replace affordable rental units lost. Thus, the City must continually emphasize the creation and maintenance of affordable housing. QUALIFIED ENTITIES The California Department of Housing and Community Development (HCD) keeps a current list of all of the qualified entities across the state. A "qualified entity" is a nonprofit or for profit organization or individual that agrees to maintain the long-term affordability of[housing] projects. The qualified entities that HCD lists for San Bernardino County are in Table 2.8-4. 2-34 Chapter 2: Housing Needs Assessment Table 2.8-4: Qualified Entities, San Bernardino County(2013) Organization City Phone Number Los Angeles Center for Affordable Tenant Housing Los Angeles (323)656-4410 Abbey Road Inc. North Hills (818) 332-8008 BUILD Leadership Development Inc. Newport Beach (949) 720-7044 Century Housing Corporation Culver City (310) 642-2007 Century Pacific Equity Corporation Los Angeles (310)208-1888 Coachella Valley Housing Coalition Indio (760) 347-3157 Coalition for Economic Survival Los Angeles (213) 252-4411 Community Partnership Dev.Corp Sun Valley (818)503-1548 CSI Support&Development Services Monrovia (626) 599-8464 DML&Associates Foundation Tarzana (818)708-2710 Foundation for Quality Housing Opportunities, Inc. North Hollywood (818)763-0810 Housing Corporation of America Laguna Beach (323) 726-9672 Irvine Housing Opportunities Irvine (949)863-9740 Jamboree Housing Corporation Irvine (949)263-8676 Keller&Company San Diego Los Angeles Housing Partnership,Inc Los Angeles (213) 629-9172 Los Angeles Low Income Housing Corp. (LALIH) Los Angeles (323)954-7575 Neighborhood Housing Svcs.of the Inland Empire, Inc. San Bernardino (909) 884-689! Nexus for Affordable Housing Orange (714) 282-2520 Orange Housing Development Corporation Orange (714)288-7600x 25 Poker Flats LLC Los Angeles ROEM Development Corporation Santa Clara (408) 984-5600 San Diego County SER Jobs for Progress, Inc. Oceanside (760) 754-6500 Shelter For The Homeless Midway City (714) 897-3221 Southern California Housing Development Corp Rancho Cucamonga (909)483-2444 Southern California Presbyterian Homes Glendale (818) 247-0420 The East Los Angeles Community Union(TELACU) Los Angeles (323) 721-1655 Source:California Department of Housing and Community Development,2013. However, given the fact that the owners of all of the housing units listed in Table 2.8-4 intend to continue to renew their financing programs with HUD, there is no need for qualified entities to acquire these properties. FINANCING AND SUBSIDY RESOURCES The housing element must identify all federal,State,and local financing and subsidy programs that are available as preservation resources. The following table shows the amount of funds that are available under each program that have not been legally obligated for other purposes and therefore could be used to preserve at-risk, assisted housing units. Funds for the years 2013-2021 are estimates or projections since it is not certain exactly how much money will be available in the future.Also see Section 2.7:Financing and Subsidy Services for additional information. Both CalHome and HOME are competitive grant programs administered by the HCD. CalHome, a $50 million dollar initiative provided by the passage of Proposition 1C, the Housing and 2-35 The City of Redlands General Plan: Housing Element Emergency Shelter Trust Fund Act of 2006,funds local public agencies and nonprofit corporations. Specifically,CalHome funds can be used for first-time homebuyer mortgage assistance and owner- occupied rehabilitation. HOME, or Home Investment Partnerships Program, assists cities, counties, and nonprofit community housing development organizations (CHDOs) to create and retain affordable housing. HOME funds can be used for new construction, rehabilitation, and acquisition of rental projects and homes for first-time homebuyers.Table 2.8-5 identifies financing resources for at-risk housing. Current amounts are based on typical estimates provided in the 4th cycle housing element. Due to the highly competitive nature of HOME and CDBG grant funds, available amounts may be higher or lower in any given year. 2-36 Table 2.8-5: Financing Resources for At-Risk Housing: October 15, 2013 — October 15, 2021 2014 2015 2016 2017 2018 2019 2020 2021 Total State State HOME $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 $1,600,000 Federal HOME Funds' $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 $200,000 $1,600,000 CDBG Funds' $50,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $190,000 Total _ $3,390,000 1.Through the State of California competitive grant process 2. Beginning in 2014-2015,the City will no longer be eligible to receive CDBG funds directly from HUD as a Participating jurisdiction,reducing available CDBG funding. Note:if HOME funds are awarded in full,no portion of CDBG funds may be necessary to augment housing acquisition and rehabilitation programs. Source:City of Redlands,2013. 2-37 2.9 Opportunities for Energy Conservation There are many opportunities for conserving energy in new and existing homes. Construction of energy efficient buildings does not lower the purchase price of housing. However, housing with energy conservation features should result in reduced monthly occupancy costs as consumption of water and energy is decreased. Similarly, retrofitting existing structures with energy-conserving features can result in a reduction in utility costs. Examples of energy conservation opportunities include weatherization programs and home energy audits; installation of insulation; installation or retrofitting of more efficient appliances, and mechanical or solar energy systems; and building design and orientation that incorporates energy conservation considerations. BUILDING DESIGN AND CONSTRUCTION Many modern design methods used to reduce residential energy consumption are based on proven techniques that have been known to humans since the earliest of days of collective settlement. These methods can be categorized in three ways: 1. Building design that keeps natural heat in during the winter and keeps natural heat out during the summer. Such design reduces air conditioning and heating demands. Proven building techniques in this category include: • Locating windows and openings in relation to the path of the sun to minimize solar gain in the summer and maximize solar gain in the winter; • Use of "thermal mass," earthen materials such as stone, brick, concrete, and tiles that absorb heat during the day and release heat at night; • "Burying"part of the home in a hillside or berm to reduce solar exposure or to insulate the home against extremes of temperature; • Use of window coverings,insulation,and other materials to reduce heat exchange between the interior of a home and the exterior; • Locating openings and using ventilating devices to take advantage of natural air flow;and • Use of eaves and overhangs that block direct solar gain through window openings during the summer but allow solar gain during the winter. 2. Building orientation that uses natural forces to maintain a comfortable interior temperature. Examples include: • North-south orientation of the long axis of a dwelling; • Minimizing the southern and western exposure of exterior surfaces;and • Location of dwellings to take advantage of natural air circulation and evening breezes. • Use of landscaping features to moderate interior temperatures.Such techniques include: • Use of deciduous shade trees and other plants to protect the home; • Use of natural or artificial flowing water;and 2-38 Chapter 2: Housing Needs Assessment • Use of trees and hedges as windbreaks. In addition to natural techniques that have been used for millennia, a number of modern methods of energy conservation have been developed or advanced during the present century. These include: • Use of solar energy to heat water; • Use of solar panels,photovoltaic technology,and other devices to generate electricity; • Window glazing to repel summer heat and trap winter warmth; • Weather-stripping and other insulation to reduce heat gain and loss;and • Use of energy efficient home appliances. STATE BUILDING CODE STANDARDS The California Energy Commission was created in 1974 by the Warren-Alquist State Energy Resources Conservation and Development Act (Public Resources Code 25000 et seq.). Among the requirements of the new law was a directive for the Commission to adopt energy conservation standards for new construction_The first residential energy conservation standards were developed in the late 1970s (Title 24,Part 6 of the California Code of Regulations) and have been periodically revised and refined since that time. Residential site design and construction techniques that can reduce the amount of energy used for space cooling would significantly reduce overall energy demand. As discussed above, a number of traditional and modern techniques can decrease energy used for space cooling,including: The orientation of buildings and windows with respect to the path of the sun; • Landscaping to shade and insulate buildings; • Insulation in walls and ceilings; • Thermal mass to absorb solar energy during the day and release it at night;and • Window treatments to reduce solar gain during the day. The city's abundant sunshine provides an opportunity to use solar energy techniques to generate electricity, heat water, and provide space heating during colder months, as well. Natural space heating can be substantially increased through the proper location of windows and thermal mass. PUBLIC UTILITY PROGRAMS Electricity Southern California Edison (SCE) is the electricity provider for much of Southern California, including Redlands. SCE offers a range of programs designed to assist residential consumers with energy conservation: 2-39 City of Redlands GeneralPlan: Housing Element • The Home Energy Efficiency Rebates (HEER) Program offers rebates on a first-come first- serve basis to residential customers for energy efficient cooling systems,water heaters and pumps,as well as appliances • The California Solar Initiative (CSI) offers SCE consumers rebates on fixed and tracking photovoltaic systems. • Edison SmartConnect is a smart metering system that facilitates energy efficiency by communicating directly with appliances and reducing the burden on the electric system as a whole during peak electricity usage. Southern California Edison also offers several programs with the potential to assist low-income residents with their electricity costs,including those that do so through energy conservation. The Energy Management Assistance (EMA) Program helps income-qualified households conserve energy by covering the purchase and installation costs of energy-efficient appliances and equipment.To qualify,SCE customers must receive service through a residential electric meter and have an SCE service account,as well as meet income qualifications(Table 2.9-1). Table 2.9-1: EMA Income Qualifications Number of Persons/Household Household Income I to 2 up to$31,800 3 $3 1,80 1-$36,800 4 $36,801-$44,400 5 $44,401-$52,000 6 $52,001-$59,600 each additional person $7,600 Source:SCE website: http:Ilturn.orgkonsumer-toofs/low-incomelema.html Assistance is available to both owners and renters, though renters must obtain their landlord's permission.Customers may only receive EMA services once every ten years. The Multifamily Energy Efficiency Rebate (MEER) Program offers property owners and managers of existing multifamily properties incentives on a broad spectrum of energy efficiency improvements in lighting, HVAC, insulation and window categories. While MEER is available to all multifamily developments—even those without especially high proportions of affordable housing—it would be particularly helpful to low-income people, who are more likely to live in multifamily rental housing. Gas The Southern California Gas Company (SCGC) provides gas for heating and cooking purposes to Redlands,and many other communities in the southern part of the state.The following are a list of energy efficiency programs offered by the utility: • Home Energy Efficiency Rebate (HEER) Program offers cash rebates on qualifying energy efficiency upgrades and improvements made on single family homes, condominiums, or attached residential units(maximum of four); 2-40 Chapter 2: Housing Needs Assessment • Multifamily Energy Efficiency Rebate (MEER) Program offers cash rebates for the installation of qualified energy-efficient products in apartment dwelling units and in the common areas of apartment and condominium complexes, and common areas of mobile home parks. The Southern California Gas Company also offers the Direct Assistance Program (DAP) which provides no-cast weatherization services such as ceiling and pipe insulation and water heater blankets as well as furnace repair and replacement to qualified low-income customers.The income qualifications are the same as those listed previously to qualify for Southern California Edison's EMA Program. Water The City of Redlands Municipal Utilities Department provides residents with water audits upon request to help assist in water conservation. CITYWIDE STRATEGIES On October 16, 2007, Redlands endorsed the U.S. Mayors Climate Protection Agreement, effectively establishing City policy to pursue environmental stewardship pertaining to a broad array of environmental programs and initiatives.The City has committed to exceed the target of reducing global warming pollution levels to seven percent below 1990 levels.The green policy initiatives that will be necessary to achieve this goal include land use policies that promote walkable communities, preserve open space and reduce sprawl; amenities that promote alternative transportation such as public transit,bicycle use,etc;use of alternative sources of energy and energy efficiency;sustainable building practices such as Leadership in Energy and Environmental Design (LEED) development; increased recycling rates;and the promotion of healthy urban forests and shade trees. The City has implemented several other programs and actions to reduce energy use, increase efficiency and reduce waste: • Electrical generation from landfill gas: the City installed a landfill gas (LFG) collection system and constructed a cogeneration facility for electricity generation from the LFG.This system currently generates approximately 700 KW to provide approximately 60-70 percent of the electrical demand of the Wastewater Reclamation Facility. Since November 2007,the City has saved $454,000 in electricity costs and eliminated 3.3 million pounds of methane and 8.2 million pounds of carbon dioxide emissions. However,presently the City no longer operates the cogeneration facility. This discontinuation was a result of it failing a "smog test" and new AQMD regulations. The City is looking to have the facility converted to a back-up system,but it will be some time before this might happen. The length of time the cogeneration facility was operated was between November 2002-May 2009. • Conversion of the Solid Waste fleet to liquefied natural gas/compressed natural gas (LNG/CNG) alternative fuel:The City has replaced 22 of its 32 trucks with LNG and three trucks with CNG and the remaining seven trucks with diesel. • Expansion of City recycling programs: As a result of expanded programs, the City's generated waste at the California Street Landfill has remained fairly constant for the last six years despite large increases in the City's waste stream. 2-41 City of Redlands General Plan: Housing Element • Ride share: The City promotes ride sharing among its employees through the Ride Share Time Off program.A total of 109 employees participate. • LED streetlights: the Public Works Department installed LED lights in all existing traffic signals in the city and has established specifications for requiring LED lights in all new traffic signals.This action resulted in a 90 percent reduction in energy usage with a 3.7-year payback for the cost of installation. • Conversion of park irrigation controllers to SMART Controllers: In addition to saving water through changes in the park irrigation control system, the City is also working with the school district to implement similar irrigation practices. It is anticipated that this effort will reduce water requirements in parks by about 20 percent. • Adoption of Climate Action Program and endorsement of the Green Valley Initiative:The City Council adopted a Climate Action Program endorsed by the Green Valley Initiative on April 15,2008.The Program calls for augmenting the City's recycling procurement policy and practices,incorporating greening opportunities in all RDA projects,and direction to adopt a drought tolerant landscape ordinance among other actions.' This Housing Element and the General Plan can support this City effort through promoting infill development; siting housing near transit, jobs, and services; requiring greenscaping; and encouraging the use of green building standards.The City recently adopted Ordinance 2672,which amends the residential development points system to include additional points for energy conservation,sustainable development,and LEED.In addition,in November 2007,the City passed Resolution 6662, which streamlines the permit processing phase for LEED projects. Furthermore, through the imminent revised Downtown Specific Plan, the City is pursuing infill and transit- oriented development. For example, a major property owner near the proposed Downtown transit station,has already expressed interest in taking advantage of the 25 percent density bonus program offered by the State for transit-oriented development(Article 8.5 of the Planning and Zoning Laws) on a site in the downtown("Group 5"on page 4-5)within a quarter-mile of a transit station. '"Summary of Action Items"Climate Action Committee,revised 04/21/2009. 2-42 3 Regional Housing Needs Assessment and Special Needs The housing element focuses on providing housing for extremely low-,very low-,and low-income households—a need that is often unmet by the housing market. All of these groups have a household income that is 80 percent or less of the countywide median. In many California communities, the market is not producing for-sale or rental units affordable to even moderate- income households. In Redlands, the match between income and housing cost has been closer for most households than in the coastal Los Angeles metropolitan area, but the dramatic rise in housing costs compared to incomes since the year 2000 has made the city less affordable. This section of the housing element evaluates three types of housing need. First is a discussion of housing need by income,using the categories determined by SCAG and established in the Regional Housing Needs Allocation (RHNA). The second section analyzes the special needs of persons whose housing choices are limited by personal characteristics: seniors, large families, female- headed households,farmworkers,disabled persons,and families and persons in need of emergency shelter. The final section addresses the number of Redlands residents living m overcrowded conditions,a situation especially common to large,low-income renter-occupied households. 3. 1 Current Housing Need It is often difficult for lower incorne households to find affordable housing. Housing is considered affordable when a household spends 30 percent or less of its income on housing-related costs.Table 3.1-1, quantifies the housing need of extremely low-, low-, and moderate-income households in Redlands. 3-1 City of Redlands General plan: Housing Element Table 3.1-1: Housing Need by Income Level, 2010 Total Renters Total Owners Total Households Extremely Low 1,500 820 2,320 %with any housing problems 80% 74% 78% %Cost Burden 30-49% 8% 11% 9% %Cost Burden>50% 62% 55% 60% Very Low 1,370 540 1,910 %with any housing problems 91% 67% 84% %Cost Burden 30-49% 30% 23% 28% Cost Burden>50% 48% 41% 46% Low 1,715 1,670 3,385 %with any housing problems 76% 50% 63% %Cost Burden 30-49% 501/4 15% 33% %Cost Burden>50% 8% 32% 20% Source:2006-2010 HUD Comprehensive Housing Affordability Strategy(CHAS)Data,May 2013. Extremely low- and low-income households are disproportionately likely to have housing-related problems (78% and 84%, respectively) and spend 30 percent or more of their incomes on housing (69% and 74%, respectively). In fact, 60 percent of extremely low-income households spend 50 percent or more of their incomes on housing.Across the board,larger percentages of renters spend 30 percent or more of their incomes on housing. This may be because more households who own bought their homes when they were more affordable or because the rental market is comparatively tighter. 3.2 Regional Housing Need Allocation California Government Code Section 65584 requires SCAG to identify existing housing needs and to project needs in each of the region's jurisdictions at eight-year intervals. The 2014 Regional Housing Needs Assessment(RHNA)covers the period of January 1,2014 to October 31,2021.The RHNA is designed to incorporate population growth and change, employment patterns and commuting, and housing market problems. Housing elements must include policies and programs to meet the needs of all city residents. The 2014 RHNA defines "existing need" as the number of households with one or more federally defined housing problem.The California Office of Housing and Community Development(HCD) characterizes existing need as: "The number of households overpaying for housing, living in overcrowded conditions, or with special housing needs, the number of housing units that need rehabilitation, and assisted affordable units at-risk of converting to market-rate." Estimates are based upon the latest decennial Census (2010), adjusted for household growth through December 2013. "Future need"is the number of units that would have to be added to accommodate forecasted growth in number of households by the end of October 2021, as well as the number of units that would have to be added to compensate for anticipated demolitions and changes to achieve an "ideal"vacancy rate of two percent for ownership units and five percent for rental units. Future need is divided into five income categories (extremely low, very low, low, moderate, and above moderate), as defined by State and federal law. Table 3.2-1 shows income categories for a 3-2 Chapter 3:Regional Housing Needs Assessment and Special Needs family of four based on median income in San Bernardino County in 2013, as defined by HCD using federal guidelines, The SCAG allocations for Redlands in each category are shown for the 2006-2013 and 2014-2021 RHNA projection periods. The RHNA for Redlands estimates that 579 very low-income housing units are needed between 2014 and 2021. While the RHNA does not include a separate extremely low-income category, the City estimates that 50 percent (allowed per state methodology) of the projected housing need for very low-income households qualify as extremely low-income households.Therefore, the projected housing need for extremely low-income households during the 2014-2021 RHNA is estimated to be 289 units. Table 3.2-1: Redlands Regional Housing Need Allocation by Income Category SCAG Allocation, 2006-2013 and 2014-2021 Percent of 2013 Housing Need Housing Need Category County Median' Household Income 2014-2021 2006-2013 Extremely Low- Income' Less than 30% Less than$18,780 289 341 12% 12% Very Low-Income' 30-50% $18,781-$31,850 290 341 12% 12% Low-Income 50-80% $31,851450,950 396 469 16% 16% Moderate-Income 80-120% $50,951-$75,120 453 539 19% 19% Above Moderate- Income Over 120% Over$75,120 1,001 1,155 41% 41% Total Needed 2,429 2,845 1.The 2013 County median for a family of four was$62,600,as determined by HUD. 2.The very low-income housing need allocation provided by SCAG was 579 for the 2014-2021 RHNA. Projected housing need for extremely Iow-income households presumes that 50 percent of very low-income households qualify as extremely low-income households. Sources:California Department of Housing and Community Development SCAG 2013. HOUSING PRODUCTION UNDER THE PREVIOUS RHNA The previous Housing Element addressed the RHNA that covered the years 2006 to 2013. As Table 3.2-2 shows, only 21 percent of the housing allocation was met. The lack of housing production during the prior RHNA period is due, in part, to the housing slump that affected housing markets nationwide beginning in 2007. See Section 5.2, Non-Governmental Constraints for further discussion. The majority of units produced were above moderate-income (518 units), followed by low-income(42 units),moderate-income (18 units),and very low-income (11 units).The inclusion of extremely low-income households in housing element analysis is a requirement that has been added since the 1998-2005 Element. In the case of very low-income households, only 2 percent of the allocation was met. 3-3 City of Redlands General Plan: Housing Element Table 3.2-2: Housing Units Produced in Redlands, 2006-2013 Regional Housing Total Units Income Category Needs Allocation Produced Results vs.RHNA Very Low Income 682 I 1 671 Low Income 469 42 427 Moderate Income 539 18 521 Above Moderate Income 1,155 518 637 Total 2,845 589 2,256 Source:City of Redlands, Development Services Department 2013. 33 Special Housing Needs For some types of households, limited income is not the only obstacle to finding satisfactory housing. Finding units of adequate size, location, and design can be especially difficult for the elderly, the disabled, large families, female-headed households, farmworkers, and the homeless. California Government Code Section 65583(a)(6) requires an analysis of the special housing needs of these groups.For people with special needs,a fundamental obstacle to determining unmet needs and providing assistance is establishing the number of special needs households. It should be noted that there is undoubtedly overlap among the numbers used in the discussion below. The U.S. Census and other data enumerating special needs households usually do not specify, for example, the number of migrant families that are large families or the number of elderly or disabled persons who are homeless. Table 3.3-1 lists households with special needs as of 2010. Table 3.3-1: Redlands Households with Special Needs, 1990-2010 1990 2000 2010' Household Type Number Percent Number Percent Number Percent Elderly 4,303 24.5% 4,946 24.2% 5,443 22.0% Disabled 2,237 12.7% 3,369 16.5% NA NA Large Families 2,513 14.3% 2,719 13.3% 2,662 11.0% (5 or More Members) Overcrowded 1,180 6J% 1,669 8.2% 895 3.7% (>1.01 persons per room) Female Head 1,389 7.9% 1,823 8.9% 1,715 6.9% Total Households 17,547 100.0% 20,426 100.0% 24,764 100.0% 1.Large family households and overcrowded households reported by 2007-2011 American Community Survey_ Sources: 1990,2000,and 2010 U.S.Census;2007-2011 American Community Survey. THE ELDERLY Senior citizens are identified as a population in need of special housing because of physical constraints that require certain housing accommodations or modifications, and limited incomes that prevent many seniors from being able to afford the most suitable housing. Small units in proximity to services and transportation are desirable for many seniors. Other seniors who are able to live independently in their current homes can often benefit from financial assistance that helps them properly maintain their homes or make minor modifications for increased mobility. 3-4 Chapter 3: Regional Housing Needs Assessment and Special Needs (Information on the number of seniors with disabilities is provided in the special needs section on persons with disabilities.) According to the 2000 Census,the elderly population (those 65 and older) in Redlands represented 13 percent of the general population. Of these, 62 percent were Listed as heads of households. A total of 5 percent of all seniors had incomes below the poverty level. These seniors made up 6 percent of people below the poverty level. The 2007-2011 ACS reports higher figures.In 2011, it is estimated the elderly population numbered 8,300 people, representing 12 percent of the general population. A total of 8 percent of all seniors had incomes below the poverty level. These seniors made up 9 percent of people living below the poverty level. In general, seniors are more likely to own rather than rent their homes—nearly three-quarters of seniors owned their homes in Redlands, according to the 2010 Census. Table 3.3-2 compares the tenure of senior households in the city and the county. Table 3.3-2: Elderly Households by Tenure, 2010 Age City Percent County Percent Owner-Occupied Units Under 65 10,825 71.9% 301,194 78.5% 65 to 74 2,159 14.3% 46,785 12.2%. 75 and over 2,077 13.8% 35,594 9.3% Total Senior 4,236 28.1% 82,379 21.5% Renter-Occupied Units Under 65 8,496 87.6% 204,348 89.6% 65 to 74 523 5.4% I2,878 5.6% 75 and over 684 7.0% 10,819 4.7% Total Senior 1,207 12.4% 23,697 10.4% Source:2010 U.S.Census. Seniors make up a higher percentage of households in Redlands than in the county overall. Therefore, in general, seniors make up a larger percentage of owner and renter occupied households in Redlands as compared to the county. Table 3.3-3 shows the Redlands elderly population displayed by tenure and income level. Predictably, elderly households with the lowest incomes were more likely to rent than own their homes;this indicates a need for affordable rental units geared towards seniors. 3-5 City of Redlands General Plan: Housing Element Table 3.3-3: Elderly Income Level and Tenure, 2010 Elderly Renter- Elderly Owner- Occupied Occupied Total Elderly Income Level Households Households Households Below 30%of AMI 570 375 945 37% 9% 17% 31-50%of AMI 280 350 630 18% 9% 11% 51-80%of AMI 285 710 995 18% 18% 18% Above 80%of AME' 425 2,590 3,015 27% 64% 54% Total 1,560 4,025 5,585 100% 100% 100% 1.CHAS data does not distinguish between moderate and above moderate households. Source:2006-2010 CHAS Data("Elderly"defined as age 62 and alder),May 2013. Existing developments designed specifically for seniors include the 170-unit congregate care facility, Mission Commons, built in 1989. Other affordable housing projects that house seniors within Redlands are: Citrus Arms with 61 units; Redlands Village Green, a 105- unit non-assisted (yet affordable) senior housing facility; Casa de la Vista, a 75-unit Section 202-income senior housing project completed in 1990,and Redlands Senior Housing 2(Fern Lodge),a 62-unit Section 202 senior apartment complex. Two 51-unit low-income senior projects in Yucaipa were built by the San Bernardino County Housing Authority to aid seniors in the Redlands area. Heritage Partners also recently completed a 53-patient senior citizen assisted-living facility and American Baptist Homes of the West constructed a 12-bed Alzheimer's facility. The following are senior housing projects that have recently been proposed, approved, or constructed that should provide additional affordable housing for seniors: • 340-unit and 30 cottage senior care facility/assisted living on the northeast corner of 5th and Wabash(under construction).The 30 cottages have been constructed and are occupied and two of the seven planned buildings for congregate care are complete. Additionally, a 44,000 square foot congregate care facility with 42 units and a multiple purpose building that houses medical offices and social support facilities have also been constructed and are occupied. • Vista del Sol,a 71-unit senior housing project on Webster Street at Lugonia Avenue (completed and 100 percent occupied). To further assist in providing additional housing for senior citizens, the City enacted a Second Dwelling Unit ordinance in accordance with Government Code Section 65852.2, which was first adopted in 1982. This code section allows special housing for senior citizens in any single-family district subject to approval of a"use permit." 3-6 Chapter 3: Regional Housing Needs Assessment and Special Needs As indicated in the list above, several senior assisted housing units will be constructed in the next few years,which will help to accommodate the need for senior housing. Because Redlands has an older, more affluent population, it seems likely that many seniors are well-off, and some of those having low-incomes are"income poor"but"housing rich;"that is,they may be living on a low fixed monthly income but have a higher net worth in real estate. Nevertheless, there are a number of senior homeowners(the exact number cannot be determined from available data)who live in older homes in need of repair or accessibility modifications, but who do not have the income or assets necessary to make those needed repairs or modifications.The City provides low interest loans and grants to address this need based on the policy that seniors who are able to live independently in their own homes should be assisted in doing so. Finally,many services that target seniors are available to Redlands residents (Table 3.3-4). Table 3.3-4: Elderly Service Organizations Organization Service(s) Provided Phone Number Joslyn Senior Center Social, instructional,health and recreational (909)798-7550 services to Redlands residents age 50 and older; Computer lab;and Help groups. Meals-on-Wheels Delivers meals to homes of seniors,and (909) 792-0716 homebound,disabled,frail or at-risk populations. Redlands Senior Wheelchair accessible van service available to (909)798-7579 Transportation Program residents who are 55 years of age and older or (Information) who are physically or mentally unable to utilize (909) 335-9660 other forms of transportation. (Reservations) San Bernardino County Adult Protective Services Program; Family (909)891-3900 Department of Aging and Caregiver Support Program; In-Home (Department) Adult Services Supportive Services; Linkage Programs;Long- (800) 510-2020 Term Ombudsman Program;Multipurpose (Senior Information Senior Services Program;Nutrition Services; &Assistance) Senior Training and Employment Program; Senior Information and Assistance Hotline. San Bernardino County Distributes food at sites all over the county;in (909) 723-1580 Food Bank Redlands,the first Friday of the month at Church on the Hill and the last Friday of the month at Salvation Army Source:City of Redlands,Community Development Department,2008. THE DISABLED Disabled persons have special housing needs because of their often fixed and limited income,lack of accessible and affordable housing, and the medical costs associated with their disabilities. The U.S. Census defines a "disability" as "a long-lasting physical,mental, or emotional condition. This condition can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing,learning, or remembering. This condition can also impede a person from being able to go outside the home alone or to work at a job or business." According to the 2009-2011 ACS,6,842 persons with one or more disability resided in Redlands in 2011, representing 11 percent of the city's residents over five years of age. Of the population with 3-7 City of Redlands General Plan: Housing Element disabilities, 3,196 (47%) were seniors. Individuals with ambulatory or independent living difficulties represented the most common disabilities,as reported in Table 3.3-5. For those of working age, disabilities can also restrict the type of work performed and income earned. In fact, according to the 2009-2011 ACS, 60 percent of individuals over 16 with a reported disability were not in the labor force; 36 percent were employed; and 4 percent were unemployed (i.e.,looking for work). Table 3.3-5: Individuals with Disabilities in Redlands Youth Adults Seniors (Age 5-17) (Age 18-64) (Age 65+) Total Individuals Reporting One or More Disabilities: 405 3,241 3,196 6,842 With hearing difficulty 45 576 1,226 1,847 With vision difficulty 190 736 677 1,603 With cognitive difficulty 193 1,379 778 2,350 With ambulatory difficulty 70 1,490 1,938 3,498 With self-care difficulty 74 508 637 1.219 With independent living difficulty N/A 1,213 1,537 2,750 Note:Columns do not sum to total individuals row because individuals may report more than one disability. Source:2009-2011 American Community Survey. DEVELOPMENTALLY DISABLED PERSONS According to Section 4512 of the California Welfare and Institutions Code a "developmental disability" is a disability that originates before an individual reaches adulthood (18 years old), continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. This includes intellectual disabilities (characterized by significantly sub-average general intellectual functioning), cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to other intellectual disabilities or that require treatment (i.e., care and management) similar to that required by individuals with intellectual disabilities, however it does not include other handicapping conditions that are solely physical in nature. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. The California Department of Developmental Services (DDS) supports approximately 216,000 children and adults with developmental disabilities and 29,000 infants at risk of developmental delay or disability throughout the state. Services are provided through state-operated developmental centers and community facilities, as well as through contracts with 21 non-profit agencies called regional centers. The Inland Regional Center located in San Bernardino is the largest regional center in California providing services to more than 25,000 individuals with 3-8 Chapter 3: Regional Housing Needs Assessment and Special Needs developmental disabilities in San Bernardino and Riverside counties. The regional center is a private, non-profit community agency that contracts with local business to offer a wide range of services to individuals with developmental disabilities and their families. Table 3.3-6 below summarizes persons with development disabilities in Redlands. Persons with development disabilities represent less than 0.7 percent of the city's population. Table 3.3-6: Persons with Developmental Disabilities in Redlands Zip Code Age 3-14 Age 15-22 Age 23-56 Age 57+ Total 92373 42 32 72 15 161 92374 78 55 140 47 320 Total 120 87 212 62 481 Source:Inland Regional Center,2013. There are a number of housing types appropriate for people living with a development disability: rent subsidized homes,licensed and unlicensed single-family homes, inclusionary housing,Section 8 vouchers,special programs for home purchase,HUD housing,and SB 962 homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating'barrier-free'design in all,new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing,as people with disabilities may be living on a fixed income. LARGE FAMILIES Large family households are characterized as a special needs group because they require a greater number of rooms per dwelling unit to avoid overcrowding. In addition, many large families are low-income and cannot afford dwelling units with three or more bedrooms without paying more than 30 percent of their income for housing expenses. According to the 2007-2011 ACS, 17 percent of family households had five or more persons (approximately 2,650 households).In total,about 1 I percent of all households in Redlands had five or more persons in 2011. Thus, the vast majority of households over five were made up of related persons. In 2011, around 76 percent of large households in Redlands owned their own home.This makes sense given that it is often difficult to find rental housing with three or more bedrooms. However, many large families are renters, primarily because they are lower-income and cannot afford to purchase a home. The 2007-2011 ACS also indicates that approximately 17 percent (2,479 units) of rental units had three or more bedrooms (Table 3.3-7). Table 2.5-3 in Section 2.5 shows that there were 845 renter- occupied households of 5 persons or more in 2011 in Redlands. While these could be family and non-family households, few are likely to be non-family households. Moreover, assuming that these households rent apartments with three or more bedrooms, Iarge family households in Redlands would inhabit approximately 34 percent of the city's rental units with three or more bedrooms. 3-9 City of Redlands General Plan: Housing Element While the preceding information indicates that housing for large families does exist in Redlands, available affordable units may be difficult to find. For example, a low-income five-person household would be able to afford a housing expenditure of$1,448 per month. According to the survey of Craigslist listings cited in Table 2.4-7, the median rent for a three-bedroom unit in Redlands was $1,423 in June 2013, though units were listed for as low as $1,150. Given that there are households in Redlands that have even lower incomes, many large families may have difficulty finding housing in the city.A steady increase in household size since 1990 may be correlated with an increase in large families and low-income large families in need of subsidized housing. Moreover, as a group, Large families have a higher incidence of overcrowding because it is more difficult to secure affordable rental housing of adequate size to meet a large family's needs. Table 3.3-7: Units with Three or More Bedrooms by Tenure Number of Bedrooms Owner-Occupied Units Renter-Occupied Units Total Three bedrooms 6,233 1,705 7,938 Four bedrooms 4,906 613 5,519 Five or more bedrooms 1,263 161 1,424 Total 3+bedrooms 12,402 2,479 14,881 Percent of Total 83% 17% 100% Source.2007-2011 American Community Survey. FEMALE-HEADED HOUSEHOLDS The 2000 Census shows 1,823 female-headed households with children under 18,about 23 percent of all households with children.By 2010,this number had slightly decreased to 1,715,making up 23 percent of all households with children. The Housing Authority of San Bernardino County reports the vast majority of the Section 8 households in Redlands are headed by women.' A large share of female-headed households with children are economically disadvantaged. Table 3.3-8 identifies that a significant number of female-headed households (primarily single mothers) were below the poverty level in 2011. There were approximately 54 percent more impoverished female-headed households as married couple families below the poverty level, even though the number of married couples was much greater.Although the percentage of all Redlands households below the poverty level was fairly low,about 25 percent of female-headed households with children were below the poverty level. These households made up 18 percent of all female-headed households—a rather large percentage of this population. These households have a need for low- cost housing, suitable for children located near schools and childcare. Innovative shared living arrangements that might include congregate cooking and childcare facilities would also be suitable. 'Email from Karen Huxnmitsch of the Housing Authority of San Bernardino County(1/22/2008). 3-10 Chapter 3: Regional Housing Needs Assessment and Special Needs Table 3.3-8: Households below Poverty Level, 2011 Family/Householder Percent of Population_ Married couple family.With related children 363 2.3% under 18 years. Female householder,no husband present.With 558 3.5% related children under 18 years, Other living arrangements.With related 62 0.4% children under 18 years. Source:2007-2011 American Community Survey. FARMWORKERS Because of their frequent illegal status as well as the seasonal nature of agriculture,it is very difficult to accurately identify the number of farmworkers in the United States in general and in a particular community. The 2007-2011 ACS estimates that there were 112 Redlands residents employed as farmworkers in 2011. Although this number includes "occupations such as farming, fishing, or forestry," given Redlands' dry inland location, most of these people are likely farmworkers. However, since the number of farmworkers in Redlands is very small, this group does not exert much demand for special housing_ THE HOMELESS The SCAG defines the homeless as those "sleeping out" in makeshift shelters, in cars and under freeway overpasses,and those who are"at-risk"of homelessness in that they are sharing housing on a temporary basis, are living in single-room occupancy hotels, or their Calworks or other general relief stipend has been canceled twice within one year because they had no forwarding address. The County of San Bernardino Homeless Partnership conducted a "point-in-time count and subpopulation survey" on January 24, 2013 with the assistance of more than 400 community volunteers. The 2013 Report counts 2,321 homeless people in the county. Of the 2,321 persons, 1,247 were unsheltered(1,182 adults and 65 children) and 1,074 were sheltered(640 adults and 434 children). In Redlands a total of 62 homeless people were counted, the majority of which were unsheltered (47) persons. Of the unsheltered homeless population in Redlands 22 percent were substance abusers, 17 percent were mentally ill, 14 percent were victims of domestic violence, 13 percent were persons released from jails or prison during the past 12 months, 12 percent were chronically homeless, 11 percent were youth under 18 years of age (unaccompanied by an adult), 7 percent were youth ages 18 to 24,and 4 percent were U.S.Veterans.In total,the Redlands homeless population makes up 3 percent of the county total. Non-Profit Services There are several non-profit organizations in and near Redlands that attempt to address/assist the homeless on a daily basis.The majority of these organizations tend to focus on the homeless family. These entities include the Redlands Family Service Association, the Frazee Shelters, Inland Temporary Homes, Option House, and the Salvation Army (Table 3.3-9). In addition, the 2-1-1 referral line operated by the Inland Empire United Way services the city. 3-11 City of Redlands General Plan: Housing Element Table 3.3-9: Homeless Facilities in San Bernardino County Population Facility Name Facility Type Served PermanentlSeasonal Current Inventory Family Service Support services for East Valley Rental Assist Perrn 4,808 bednights in Association individuals and families Motel Vouch Temp 2012 The Frazee Support services for Central Transitional Housing 31 Shelters individuals and families Valley Inland Temporary Short term housing for East Valley Temporary and 6(homeless Homes families Transitional Housing shelter)and 20 (transitional housing) Option House Women and children From Emergency Shelter/ 32(emergency who are victims of Riverside to Transitional Housing shelter)and 8 domestic violence Palm Desert (transitional housing) Salvation Army- Families,single parents Central Emergency Shelter/ 12(emergency San Bernardino with children,and Valley Transitional Housing shelter)and 48 location women (transitional housing) Salvation Army Individuals and families East Valley Cold weather shelter 52 Redlands location The B{essing Individuals and families East Valley Food,clothing and 50 Center medical Services Central City Men Central Cold weather shelter 72 Lutheran Mission Valley Source:City of Redlands,Development Services Department,2013. Family Service Association (FSA) provides transitional housing for families via rental assistance and shelter vouchers. Additionally, through the Housing Advocacy Program FSA provides emergency support, case management, and education to families and individuals in Redlands. In 2012,FSA assisted 383 families and 1,225 individuals. The Blessing Center provides free food and clothing to over 900 families each week.One large food box, worth m excess of$75 of quality food products, is distributed to each family once a week. Client families can shop for free clothing,baby care and other items,which are also available during food distribution.The Blessing Center also provides client families with much needed medical and dental services by a team of doctors and nurses, dentists and dental technicians. Services to homeless individuals and families include bagged lunches, clothing, hygiene items and other resources.Dinner for the Homeless is every last Wednesday of the month. The Blessing Center's Resource Center serves to assist job seekers in pursuing potential employment opportunities through resume writing,filling out employment applications,interview coaching and even providing proper clothing for job interviews. Classes in job training, E.S.L, G.E.D, and S.A.T. tutorial are also offered. A dedicated team of coaches and mentors are available to help clients obtain basic requirements such as an identification card,social security cards,etc. 3-12 Chapter 3: Regional Housing Needs Assessment and Special Needs The Frazee Shelters are part of a larger organization—the Frazee Community Center. The Community Center provides a wide range of services to low-income and homeless persons in the San Bernardino area. Services include housing assistance, clothing, nutrition, as well as referral services. Frazee is a non-profit corporation and receives funds from United Methodist Churches and other denominations as well as Arrowhead United Way,East Valley United Way,and the City and County of San Bernardino, City of Highland, City of Redlands.Frazee also receives grants and donations from individuals,corporations,and other organizations. Frazee operates three shelters— two veterans shelters for men in San Bernardino and one women's shelter in Highland. In addition Frazee offers a no-cost lunch to those in need during the weekdays. Inland Temporary Homes operates a homeless shelter that provides housing to six families with a maximum stay of 90 days as well as transitional housing to 20 families (16 single family units and four attached units) with a maximum stay of two years. Inland Temporary Homes also provides various services including case management, career counseling, mental health counseling, and follow-up services for families that complete the shelter program but do not enter the transitional housing program. Option House provides services to women and children who are victims of domestic violence. In addition to shelter services, Option House offers in-house classes, legal advisors, support groups, and treatment for a range of issues. The organization helps over 300 people in its shelter and over 200 with legal services. The Salvation Army provides the homeless (families, individuals with children, and women) with daily meals, day care, and some monetary assistance. In addition, they assist families with counseling,motel vouchers,money for gasoline,prescriptions,utility bills,and toiletries.Currently, the San Bernardino location provides 48 families with transitional housing ranging from 30 days to three years as well as 14 emergency shelter units that are made available on a day-to-day basis.The Redlands location is a cold weather shelter that operates December 31st to March 31st and has capacity for 52 individuals and families. Central City Lutheran Mission is a cold weather shelter that operates during the months of November through April.The shelter provides meals and bedding to 72 men each night. In addition to these local organizations, the Community Action Partnership provides a number of programs and services aimed at low-income and homeless populations. A few years ago, regional county hotlines were put in place in California to provide instant housing information for homeless individuals and families. Therefore, whereas before, the East Valley Information and Referral service existed for this purpose in San Bernardino County, now, the Inland Empire United Way(IEUW) runs this service for San Bernardino and Riverside counties. Those who are in danger of homelessness or already homeless can call 2-1-1 if they are in need of food,shelter, or assistance paying their rent and utilities. The 2-1-1 service also makes referrals for animal care, disaster resources, help for elderly veterans, clothing, disability programs, low-cost child and medical care,job training,and governmental programs. 3-13 City of Redlands General Plan: Housing Element Public Programs The housing and social service needs of homeless persons are as varied as their reasons for being homeless. These include unemployment, eviction,physical or mental illness, and substance abuse. Many homeless persons need counseling, employment assistance, and shelter. Some need only temporary,transitional shelter.Others may need only short-term financial assistance such as a loan for the first month's rent and security deposit. The City of Redlands currently has no public programs for serving the homeless. The City, however, is able to have some impact upon availability of housing via its General Plan and related policies. As the problem of homelessness continues to grow, City policy makers may need to consider potential public programs to assist with the homeless. Emphasis is currently aimed at assisting those agencies already in the community through financial assistance from CDBG funds. Currently,the City has allocated CDBG funds to Inland Temporary Homes and the Family Service Center of Redlands. In compliance with recent State law changes(Chapter 633, Statutes of 2007),City Council adopted Resolution No. 7322 on October 1, 2013,which allows for emergency shelters to be constructed in the SC (Service Commercial)District of the Downtown Specific Plan by right.The SC District was selected after an extensive re-analysis of the zoning districts in the City, including the previously identified C-M District in the 2006-2013 Housing Element. Several factors are attributed to the selection of the SC District which include: • The SC District allows for a mix of land uses and services that benefits the homeless,such as the Blessing Center which is a food bank that provides services to the homeless including clothing,medical and dental services and bagged lunches; • The SC District is located in close proximity to services in the Downtown area, including transit,retail,social/governmental,and medical/dental; • The SC District has well defined edges including the Interstate 10 Freeway to the north, Church Street to the east,flood control facilities to the south,and seventh street to the west; and, • The SC District contains approximately nineteen(19) parcels of various sizes and levels of on-site improvements to enable either construction of multiple facilities or renovation and reuse of existing buildings. There are also other properties within the district that could also present opportunities should future demand increase. As discussed above, the County of San Bernardino conducted a point in time survey of homeless persons in January 2013.The survey identified the City of Redlands to have sixty-two(62)homeless individuals within its jurisdiction. The SC District would provide ample opportunities to easily accommodate much more than sixty-two beds. Additionally, as described in Chapter 5, the City continues to permit transitional and supportive housing by right in all zones that allow residential uses. 3-14 Chapter 3: Regional Housing Needs Assessment and Special Needs STUDENTS The University of Redlands,located north of Interstate 10,has approximately 4,421 students.About 67 percent of these (2,970) are undergraduates, the vast majority of whom live on campus. Undergraduates are only allowed to live off campus if they are married, their parents live in town, or if they have some other extenuating circumstance. The University has graduate programs in business and education, making up the remaining 33 percent (1,451) of the student body. Thus, approximately 675 university students live off campus.' It is likely that many of these students live in Redlands,and seek rental units. OVERCROWDING The Census Bureau defines "overcrowding" as 1.01-1.50 persons per room and "extreme overcrowding" as 1.51 or more persons per room. Overcrowding typically results when either: 1) the costs of available housing with a sufficient number of bedrooms for larger families exceeds the ability to afford such housing,or 2)unrelated individuals(such as students or low-wage single adult workers) share dwelling units due to high housing costs. This can lead to overcrowded situations if the housing unit is not large enough to accommodate all of the people.In general,overcrowding—a measure of the ability of existing housing to adequately accommodate residents—can result in deterioration of the quality of life within a community. Tables 3.4-1 and 3.4-2 summarize the overcrowding status in the City. In 2000, 7 percent of the city's occupied housing units were overcrowded.In 2011,according to ACS estimates,this number had fallen to 4 percent.In 2011,there were 645(7%)renter-occupied and 250(2%)owner-occupied units defined as overcrowded in the City. In contrast, figures for the County were 15 percent for renter-occupied and 6 percent for owner-occupied units.Therefore,compared to the County,there is a low rate of overcrowding in the city. In 2000, according to Table 3.4-1, 4 percent of Redlands households were overcrowded and 3 percent were extremely overcrowded.By 2011,according to ACS estimates,3 percent of households were overcrowded and less than 1 percent were extremely overcrowded. Table 3.4-1: Overcrowding: Persons Per Room 2000 2011 Persons Households Percent Households Percent 1.00 or less 22,000 93% 23,362 96% 1.01 to 1.50 873 4% 693 3% 1.51 or more 796 3% 202 1% Source:2000 U.S.Census and 2007-2011 American Community Survey. 2 Conversation with Leslie Krafft-Datchuk,Area Director,Student Life on January 23,2008. 3-15 City of Redlands General Plan: Housing Element Table 3.4-2: Overcrowded Housing by Tenure Number of Rental Percent of Toto/ Owner Percent of Total Persons per Room Units Occupied Rental Units Units Occupied Owner Units Redlands 1.01 to 1.5 519 5.5% 174 1.2% 1.51 or more 126 1.3% 76 0.5% Total 645 6.9% 250 1.7% San Bernardino County 1.01 to 1.5 22,274 10.4% 16,424 4.3% 1.51 or more 9,310 4.3% 4,645 1.2% Total 31,584 14.7% 21,069 5.5% Source:2007-2011 American Community Survey. 3-16 4 Land Inventory The purpose of the adequate sites inventory and analysis is to identify specific sites suitable for residential development to allow for a comparison of the Regional Housing Needs Allocation (RHNA) with realistic development capacity. The RHNA is broken down by income group into four categories: very low (less than 50% of Area Median Income (AMI)), low (50-80% of AMI), moderate (80-120% of AMI), and above moderate (over 120% of AMI). While a jurisdiction must show that it has adequate sites in total to meet its RHNA, it must also show that it can meet the allocation at each of these income categories. 4.1 Site Inventory The housing element must identify specific parcels of land that are available for residential development. Department of Housing and Community Development (HCD) guidance also states that the inventory can include sites that are in the process of being made available for residential development, "provided the housing element includes a program that commits the local government to completing all necessary administrative and legislative actions early in the planning period."The RHNA projection period for this Housing Element is from January 1,2014 to October 31,2021. Sites that are appropriate for residential development include: • Vacant residentially zoned sites; • Vacant non-residentially zoned sites that allow residential development; • Underutilized residentially zoned sites capable of being developed at a higher density or with greater intensity;and • Non-residentially zoned sites that can be redeveloped for,and/or rezoned for,residential use(via program actions). As shown in Table 41-1, there are more than adequate sites available to accommodate the RHNA for the City of Redlands through October 31, 2021 (the end of the RHNA projection period) and beyond.The identified parcels are divided into three groups: parcels for very low- and low-income units, other parcels, and parcels located in the canyon lands in the south of the city. The San Timoteo and Live Oak canyons (collectively referred to as the canyons) sites,as described later, are not meant to count towards the RHNA, but are rather meant to serve as a "reservoir" for future development. In total, the City has identified sites for 3,849 housing units (as well as 1,735 additional sites/housing units in the canyons)within city limits. 4-1 City of Redlands General Plan: Housing Element Table 4.1-1 Redlands RHNA and Housing Sites: 2013-2021 Income Level RHNA Available Sites Very Low-Income 579 Low-Income 396 1,247 Moderate-Income 453 Above Moderate-Income I,OOI 2,602 Total 2,429 3,849 ''The 2013 County median for a family of four was $65,000, as determined by HUD. Sources:California Department of Housing and Community Development;SCAG 2012. See Chapter 5: Constraints, pages 5-5 to 5-10, for a discussion of development standards and permit procedures and how they affect residential development. AVAILABLE LAND INVENTORY SUMMARY Appendix B provides an inventory of parcels that the City has identified to satisfy the 2013-2021 RHNA;see Appendix D for a zoning code abbreviation table. 4.2 Site Suitability In addition to providing a listing of parcels to satisfy the RHNA, local governments must prepare an analysis that demonstrates that the identified sites can accommodate the housing needs, by income level,within the RHNA projection period of this Housing Element. Table 4.2-1 organizes the parcels identified by the City by existing use. In total, approximately 84 percent of these parcels are vacant or in approved tracts. Table 4.2-1 Suitability of Parcels Identified for Redlands' RHNA Very Low/Low Other Canyon Total Vacant/Approved Tract 27 108 356 491 Vacant Buildings 3 0 0 3 Underutilized 40 53 0 93 Total 70 161 356 587 Source:City of Redlands,Community Development Department,20(3. As can be seen in the housing sites inventory in Appendix B,all of the identified housing sites have access to necessary water and sewer infrastructure.Moreover,the parcels listed in the inventory are already included in the General Plan. 4-2 Chapter 4: Land Inventory HOUSING SITES FOR VERY LOW-AND LOW-INCOME HOUSEHOLDS The first section of Appendix B shows parcels that the City has identified for development of housing affordable to very low- and low-income households. All 70 parcels are suitable for development as defined by Gov. Code 6558.2. Thirty nine percent of these parcels are vacant or contain an approved tract, while about 4 percent contain vacant buildings. Approximately 57 percent of these parcels are considered underutilized by the City(Table 4.2-1). In general, in order to make it feasible to develop housing that is affordable to very Iow- and low- income households,housing must be built at higher densities. HCD has published a table entitled, "Default Densities Appropriate to Accommodate Housing for Lower-Income Households by Region"that specifies the minimum residential densities deemed necessary to accommodate lower- income households.'In Redlands,this density is at least 30 dwelling units per acre. The City has identified 41 acres that are suitable for the development of housing for very low- and low-income households (Appendix B). These sites are mostly in Downtown and therefore dose to retail opportunities, transit, and other services. Furthermore, since very low- and low-income people have less access to personal vehicles in general,this proximity to transit to reach services and job opportunities in other areas is ideal. Downtown revitalization is a significant component of Redlands'citywide economic development objectives. Thus, the City is actively promoting the Downtown Specific Plan (Specific Plan 45), which fosters mixed-use and transit-oriented development. The Downtown Specific Plan was adopted in 1994;a comprehensive revision is currently underway,which includes a Transit Village Plan that provides for a 25 percent density bonus for residential development within one-quarter miles of the Downtown transit station pursuant to Article 8.5 of the State Planning and Zoning Laws.In addition,re-circulation of the Draft Environmental Impact Report(EIR)is presently being prepared, and it is anticipated that the Revised Downtown Specific Plan will be approved in late 2014. Realistic Development Capacity The parcels that the City has designated for very low- and low-income units are mostly Downtown and are in zones that permit up to 30 units per acre (R-3 or equivalent zones). To determine the realistic development capacity of these sites, an average-sized parcel was chosen for analysis. The parcel is APN 0169-156-13. It is in the Town Center(TC) zone, and is 0.27 acres or 11,824 square feet. Figure 4-1 demonstrates that,per development standards,this parcel has no front setback,5- foot side setbacks,and a 15-foot rear setback.This means that the developable area on this parcel is 9,293 square feet, or 79 percent of the total parcel area. There is no minimum lot area in the TC zone and the land is currently vacant. Up to three stories(55 feet)can be built in the TC zone,and zoning allows 30 units per acre—the example parcel,therefore,can accommodate eight units. ' "Memorandum:Amendment of State Housing Element Law-AB 2348." From Cathy E. Creswell, Deputy Director, Division of Housing Policy Development,HCD.June 9,2005. 4-3 City of Redlands General Plan: Housing Element Assuming that the eight units would each be 1,100 square feet,this would be 8,800 net square feet or 10,600 gross square feet of building area(based on a building efficiency ratio of 83 percent). If a parking stall takes up 350 square feet of space, and each apartment has two parking stalls (1.5 resident parking stalls plus 0.5 guest parking stalls per unit), parking area for the entire development equals 5,600 square feet. Using the aforementioned assumptions, the building footprint-3,533 square feet (one-third of the gross building area)—and required parking take up 9,133 square feet of space,which is less than the 9,293 square feet of developable surface area on the parcel. Based on this analysis, the development standards that apply to parcels that the City has identified for affordable housing allow for the maximum density allowed (30 units per acres). Larger (and assembled) parcels are likely to experience greater efficiencies in accommodating higher densities (resulting from density bonuses) as well as alternative parking configurations, either pedestal or underground, depending on the project size and financial feasibility. Additionally, the city's density bonus ordinance grants various concessions for developments that provide very low-, low-, and moderate-income units including: (1) a reduction in development standards and (2) a reduction in parking requirements. These concessions allow for greater flexibility in accommodating housing units on-site. Figure 4-1:Realistic Development Capacity l♦Parcel Area= 11,824 SgFt Area Within Setbacks=9,293 Stift (79%parcel area) / / !'` r / / /,, • /f` /// 1 /// ,r/ , / fi / / , //,// / ,� rr� / /i /// / ,, ' , //,/, /// / West Stuart 0 125 25 50 Feet 4-4 Chapter 4: Land Inventory Very Low. and Low-Income Housing Site Development City staff has grouped the 70 identified parcels into 11 groups of parcels based on potential redevelopment scenarios. These parcels have street access and are of sufficient size as to be developable on their own. Therefore, lot consolidation into the 11 groups is meant to promote livability and more energetic development and is not a requirement for development. However,in the past,the City has facilitated high-density,affordable housing development through lot consolidation. For Fern Lodge, a federally-subsidized Section 8 development dedicated to seniors, two small parcels on the corner of Redlands Boulevard and Fern Avenue were joined for a total project size of 1.62 acres.Fern Lodge's 61 units are at a density of 38 unitsfacre. Some of the parcels listed below for lower income housing development are owned by the former Redevelopment Agency,while others are privately owned. With the dissolution of redevelopment in the state of California, AB 1484 requires each successor agency to prepare a Long-Range Property Management Plans (LRPMP), which describes the planned use or disposition of each property owned by the former redevelopment agency. Until the Department of Finance (DOF) approves the LRPMP, successor agencies are prohibited from transferring or selling property, including property related to projects identified in an approved redevelopment plan.The fate of the properties owned by the former Redevelopment Agency has still yet to be determined as the Oversight Board and DOF have not yet approved such a plan. The discussion that follows reflects likely development scenarios envisioned by the City for the 11. groups of parcels. Where parcels are not vacant, they contain either dilapidated or grossly underutilized buildings and are therefore ripe for redevelopment. While recent market conditions have slowed down housing production, the revised Downtown Specific Plan (which is expected to be approved in late 2014) will provide regulatory incentives and standards to facilitate and spur redevelopment. The final development outcome, particularly for parcels owned by the former Redevelopment Agency will depend heavily on the outcomes outlined in the LRPMP,which will be finalized in late 2013. Group 1 (Count#!-4) These four parcels share a common owner, making them easier to redevelop.The buildings on the properties are largely deteriorated. Group 2 (Count#5-14) These ten parcels were chosen for their assemblage and redevelopment potential by the City because they are either vacant, contain vacant homes, or host facilities that do not conform to the area's other land uses (i.e. the warehouse and masonry buildings). In the past, a developer expressed interest in assembling these parcels for the purpose of developing a hotel and multiple family residential units.The developer has purchased five of the ten parcels in anticipation of the economy improving and a Downtown train station as part of the Redlands Passenger Rail project being operational in the near future. The developer is also interested in other, nearby parcels for retail development in order to create a mix of uses. 4-5 City of Redlands General Plan: Housing Element Group 3 (Count#15-22) These eight parcels have four owners, including the City of Redlands, which owns parcels 19 and 20,and one owner who owns parcels 15-18. Parcel 13 and parcels 15-20 are vacant. Only parcel 14 contains existing structures—a deteriorated building that was formerly used for an automotive purpose as well as other underutilized buildings, Because of the limited ownership and overall lack of existing uses, these eight parcels could be easily assembled. Furthermore, they are located in Downtown and wrap around an existing neighborhood, which is also being targeted for transit- oriented development,multiple family uses or live work units.. Group 4 (Count#23-25) Number 23 is owned by Krikorian, a developer, and parcel numbers 24 and 25 are owned by the former Redevelopment Agency. The City intends to keep parcel number 24 and 25 and possibly build a parking structure to accommodate the Downtown train station riders and to accommodate maximum building potential for the surrounding underutilized parcels.The developer's conceptual plan is for a mixed-use development that will accommodate a density of 38 units per acre in addition to a 25 percent density bonus for being within a quarter mile of a transit station. Furthermore,this project is linked to the Downtown Specific Plan,which encourages.mixed-use, a pedestrian friendly environment and the park once concept. Group 5 (Count#26-34) Parcel numbers 26 is owned by the City of Redlands and parcel numbers 31-34 are owned by the former Redevelopment Agency. The remaining parcels (numbers 27-30) are owned by Krikorian. The City's property contains a non-dedicated street, which is a separate parcel, and the former Redevelopment Agency parcels contain a deteriorated and obsolete warehouse building. The Krikorian property consists of vacant parcels,as well as a Kinko's and a parking lot. These parcels can be assembled by Krikorian, who wants to remove the Kinko's and create a mixed-use development with retail on the first floor and residential units above.Like the Group 4 parcels,this project is encapsulated in the Downtown Specific Plan and is consistent with the stated goals and objectives. Group 6 (Count#35-51) A developer has assembled eight of the 17 parcels identified m this group of parcels as an area for potential development and lot consolidation. In total, there are eight property owners. Currently, the deteriorated buildings that largely occupy the land are not considered the"highest and best use" for property that lies within walking distance of the future transit station. Rather, this location would be ideal for high-density, transit-oriented mixed-use development.The City considers these parcels ready for development as much of the utility infrastructure is available and sized to accommodate build-out of this area. Group 7(Count#52-57) This group of parcels forms a block and are either vacant or underutilized. Given their proximity and walking distance to Downtown businesses, rail transportation, and FSRI, a major employer in the city, this area is prime for high-density, transit-oriented mixed-use development. Since this group contains several larger parcels, limited assemblage would be needed as only three property owners own this entire block.While the automobile repair business located on parcel number 52 is 4-6 Chapter 4: Land Inventory operational, the City is actively trying to get vehicle dealerships and associated businesses to relocate to a newly designated auto mall near the freeway. The auto mall site is 36.65 acres in size and is owned by Majestic Realty. So far, one dealership has moved out to the auto mall site. The City has offered the in-town dealers an incentive agreement to rebate a portion of new sales tax generated by the dealership to off-set their costs dealing with relocation.While parcel number 55 contains a historic building, this structure could be incorporated into a mixed-use development. Parcel 57 contained an old grain mill facility that was recently demolished and the property cleared and rough graded. Group 8(Count##58 and 59) These two parcels have different owners,although both contain automotive uses(one is an outdoor area used for auto sales, and the other is an old car wash). An adjoining 5-acre parcel is currently zoned M-2 (General Industrial) District and contains three auto dealerships (with one owner). As mentioned earlier, the City is promoting a new auto mall near the freeway, and expects auto dealerships and related businesses to relocate to this area since it would be superior from a sales standpoint. Furthermore, in the Downtown Specific Plan, these parcels are designated for high- density residential development. Group 9 (Count#60-63) These parcels make up the Redlands Mall site. One developer(Howard Hughes Corp)owns parcels 60, 61 and 63, which contain the mall building and a 5,000 square foot out-parcel building. The City of Redlands owns parcel 62, which is the surface parking that surrounds the mall building and out-parcel. The Redlands Mall is vacant and is a prime site for a mixed-use urban village with ground floor retail and three stories of apartments or for sale condominiums that was proposed by the previous owner General Growth Properties. This project was placed on hold pending bankruptcy proceedings, which ultimately led to General Growth transferring the property to the Howard Hughes Corporation.The City is of the belief that the highest and best use of the property is for an urban village that was proposed by General Growth. Group 10 (Count#64-68) Community Bank currently owns these parcels. They are used as parking for the bank, though the spaces are not needed and far exceed the Bank's parking demand, and the land is grossly underutilized_ Most people either walk to this bank or stop by momentarily, but do not park for long periods of time. While parcel 64 is currently zoned C-3, parcels 65-68 are zoned A-P, the Administrative Professional zone allows mixed-use residential projects with a conditional use permit. These parcels are very desirable as they are next to historic residences and they abut an existing district with residential and office uses. Furthermore, the Downtown Specific Plan identifies these parcels as ideal for mixed-use (residential) development, indicating that the City is actively taking steps to have these parcels realize their development potential. 4-7 City of Redlands General Plan: Housing Element Group 11 (Count#69 and 70) These two parcels were previously approved for a 160-unit senior housing project that received a density bonus. The developer was Senior Housing Services, LLC.2 However, due to the recent economic decline, Senior Housing Services, LLC has sold the property and the entitlements have expired. The site is zoned R-3 District and is a prime site for senior housing or an affordable housing project as all utilities are in the area and sized to accommodate maximum development. OTHER HOUSING SITES The second section of Appendix B contains all of the other parcels that the City has identified to meet its RHNA. These sites are scattered throughout the city, and partially contained within specific plans. Three-quarters of these parcels are either vacant or on approved tracts, with the remaining quarter being underutilized (Table 4.1-2). While a portion of these parcels do contain vacant buildings or buildings that are still in use, the City believes that they have not met their development potential,and are thus good prospects for housing sites. CANYON PARCELS The last part of Appendix 13 contains parcels that the City has identified in the canyons. The City has identified 356 parcels in the canyons, all of which are vacant (Table 4.2-1). In general, at least one unit is currently allowed per Resource Preservation parcel in the canyons (without rezoning), unless other zoning is in place.3 Moreover,these sites are not needed to meet the RHNA,but should instead be considered as a"reservoir" for potential residential development. Excluding parcels that are included in specific plans,parcels in the canyons are generally the least likely to develop as they are on the outskirts of town,and experience slope and infrastructure constraints. ENVIRONMENTAL AND INFRASTRUCTURE CONSTRAINTS The presence of sensitive environmental conditions including the existence of active fault lines, steep slopes, and flooding hazards as well as the lack of infrastructure such as roads, water, and sewer lines, typically limit development in the parts of Redlands that are not currently developed. Most of the housing sites identified by the City in Table 4.2-1 are neither constrained by environmental factors nor by lack of adequate infrastructure. However, as noted later in this chapter, identified parcels in Downtown (Downtown Specific Plan) are impacted by the 100-year floodplain and canyons parcels (Southeast Specific Plan) are constrained by slope and lack of infrastructure. In the case of the canyons sites,these parcels are 1) not needed to meet the RHNA, 2)likely to develop later on since they are on the outskirts of the city,and 3) are unlikely to be for affordable housing given density restrictions and lack of proximity to services. The Downtown Specific Plan Area The 70 parcels (which contain 1,247 housing sites) that the City has identified for the development of very low-and low-income housing are largely within the area covered by the Downtown Specific z The Senior Housing Services,LLC project was approved in April 2008. 3 For example,many of the Canyons parcels are zoned A-1,which allows a density of two units per five acres. 4-8 Chapter 4: Land Inventory Plan.These sites allow for higher densities, making the financing of affordable housing possible. In designating high density sites in the General Plan, a comprehensive analysis was performed during the General Plan preparation to verify that these sites were appropriate for this density and with few development constraints. These sites are relatively level (less than 5 percent slope), support standards outlined in the Circulation Element, are generally located away from noise generating uses,and are not in areas subject to aircraft overflight. However,the fact that these sites are almost entirely within the 100-year flood plain could act as a development constraint. Based on Flood Insurance Rate Maps, any structure within the 100-year flood boundary must raise its Lowest finish habitable floor approximately 15 feet above the corresponding street elevation.1 While the additional cost imposed by this regulatory requirement could deter development, the City does not believe that development has been constrained by the existence of the floodplain. Furthermore,development on these smaller sites may be designed with parking on the ground floor with residential units above (e.g. stacked flats on a podium over surface parking),which is an acceptable design approach for building within the floodplain. Floodplain considerations could be rendered moot,however,if funding is secured for projects that would remove the floodplain from Downtown.The City of Redlands has a Local Hazard Mitigation Plan (LHMP) that was approved by the Federal Emergency Management Agency (FEMA) on March 4, 2005. Flood Mitigation No. 2, the Grafton Detention Basin, and Flood Mitigation No. 3, the Regional Drain System, are inter-related flood improvements included in the LHMP necessary to eliminate the 100-year flood designation from Downtown. For the Crafton Detention Basin,the City has recently requested grant funds for acquisition of property at a cost of$4 million.The cost of the detention basin construction is estimated at$10 million,and for the Regional Storm Drain, the estimated cost is $15 million. The City submitted an application to the State Department of Water Resources for State funds in April 2008 for construction of the Opal Basin. The City was notified in 2012 that the City's funding application was approved for$5 million. The design of this project is ongoing and construction is anticipated within the next three years. These flood protection mechanisms will help not only future residential uses, but also existing residents and businesses. Beyond these two major projects, there have been some minor improvements to the current Downtown facilities(such as modification of the inbox at 9th Street);however these improvements have only assisted in improving the situation for smaller storms. Other projects proposed and planned by the City include: 1) a regional flood control channel improvement that serves the area from Third Street to Texas Street from the I-10 freeway to the railroad right-of-way; 2) traffic signals at Eureka and the I-10 off-ramp and Sixth Street and the I-10 on-ramp. The City has hired a consultant to analyze the master flood protection system on a citywide basis. In addition, the amended Downtown Specific Plan that is currently being prepared has a design component that addresses methods of raising the first floor above the flood level while responding to urban design concepts and ADA requirements.This section of the code is being written to address this aspect of design should funding not be secured for the flood control improvements. 4 Downtown Specific Plan-Section N."Public Improvements.' 4-9 City of Redlands General Plan: Housing Element The Southeast Area/Live Oak and San Timoteo Canyons In the mid-1980s,the City adopted the Southeast Area Plan (General Plan Amendment No. 38) to ensure development consistent with the natural environment. The Southeast Area is characterized by an escarpment falling away from a ridgeline located in the northern part of the Area to the south and west towards San Timoteo Canyon and Live Oak Canyon. This area is mainly rural, hilly,and underdeveloped(see Figure 4-2).The canyons contain the constraints that are described below. Noise Considerations Noise is a constraint within portions of the canyons because of the existence of the Southern Pacific Railroad line. This is a major rail line with significant traffic. Within 600 feet of the track, homes would be subject to noise greater than 60 CNEL(Community Noise Equivalent Level).$ Fifty-six of the 356 parcels (about 16 percent) are within this proximity of the track.Mitigation could include a physical barrier such as a berm between the rail line and the units or extra insulation built into the units themselves. Slope Considerations More than 350 housing sites identified by the City are located in the Live Oak and San Timoteo canyons. Because of slope considerations and other environmental concerns, high density development is not allowed in the canyons. In general, areas with significant slope constrain housing development by reducing the number of units per acre, which also forces the cost of the land to increase. Not only do hillside areas hinder development of high density housing, they also discourage low-income housing as the cost of large parcels and land improvements increases.Since hillside slopes result in low density development, most of the hillside areas are zoned A-1 for agricultural use. Geologic Considerations The Land Use Element identifies several minor and dormant faults running in an east-west alignment within the Live Oak/San Timoteo canyons area. To the south of and parallel to San Timoteo Canyon outside the Southeast Area is an active fault line. However, with the exception of slope considerations, it appears there are no soil or geology problems or conditions that are so severe as to preclude development of any significant portion of the Southeast Area. It should be noted, however, that the ridge top area adjacent to Fairmont/Edgemont required an urban sewer system due to limitations on the use of septic tank/leach field systems in that area. In conclusion,it appears the normal soils and geology analysis done in conjunction with specific developments will be sufficient to handle localized soil and geology conditions that may exist. Utilities Although the general lack of infrastructure acts as a development constraint in the Southeast Area, the Southeast Area Pian addresses utility development. While city sewer service is not projected to serve this area in the near future, septic systems are allowed according to Municipal Code 5 City of Redlands General Plan Noise Element. 4-10 Chapter 4: Land Inventory 413.44.080. However, the Code requires installation of dry sewer systems in addition to septic systems to facilitate eventual hook-up to the city sewer system. As for water,the Plan proposes that there must be a delivery system with sufficient fire flow storage and capacity. Because of the topography, a gravity flow system is proposed and should be master planned to reduce costs.There are currently two water supply tanks in the area. While the Southeast Area Plan does not address the location of power lines, following the Plan's design policies,power lines are not allowed on signature ridgelines,though they do not necessarily have to be buried.However, in general, within residential subdivisions,all power lines are required to be underground unless the size of the lines are 66 kilovolts or higher. For the most part,overhead wires only exist along major roadways. Roads Roadways that follow the contours of ridgelines should be preserved as development occurs in the Southeast Area. Historically,access to the Area has been off the major surrounding roadways (San Timoteo Canyon Road, Alessandro Road, and Live Oak Canyon Road) or down the ridges from Sunset Drive; see Figure 4-2.The General Plan's Circulation Element states that there are no local roadways"of note"in the Southeast Area.However,while local roads do not exist for the most part, the perceived character of the Area dictates that roads should be designed to mesh with the low density,rural feel. If there is no road in place adjacent to a Canyon parcel, developers must obtain access to a public street. This does not present an obstacle in most cases as the majority of parcels have access to public streets through easements. 4-11 City of Redlands General Plan: Housing Element This page intentionally left blank. 4-12 DOWNTOWN SPECIFIC N 1 v7 PLAN AREA c,•7, PI C ,r_ir"-- ..._ __________ ,s _. 7�o'. City of Highland _ _ •1ton Ave 1 _i -c3 -Irrt,, u C///f . ,I r yg� :ry --- --------J---114. ,yl i tip a`, f1 N CZ 1! l' 7! IInS.:I! II ' ! ,. 11 70 41i (� I fffII ofIR J l 0 - , ill■ ",.�••�'` 7 v I 'a:7i H 7, �;' jilt Donut Hole Ts Pr/ qa --- - _ SIM Pr n Citrus Ave y�i: I 1 ,_ - - --—_ Lutonia Ave II111111 t ..5 y r"i ix tl vc -1-11 .+ 0 ,�-� I �.�� 38 _ _Ste Ftw�3�_ -— - - N ��I- �. • 1 I lir la __ _. ,► II I ��� �� D �� F io � le I i.____ ____ ,, _._. _ , __ ,. .... k.,..„,,...„E--14.1 I. . , .. .... ., ... ,1 _ ,. , )-IiiiIiiiion._ tli --' S Lbilh, 0 I ,h1 vimii' �� C� / �, % �1 ' i 1 --y---- ri C' i{' ! - A y. .� rQ .f � CO c 0 `i.,1. ' 41111111 1 r•ru �a `\ 1 ++ \ R� �' __J Figure 4-2 IIIIIIL j Redlands Housing Sites Reautno.t,.re _ i s' _ ®_i Yucaipa Blvd Lower Income Housing Sites\ I"A,kiNk' I _ `• � Other Parcels(Excluding Canyon) San Bernardinor-*., - /—� — `•.......' r City of A . Canyon Parcels , �: i_. "iar rYucaipa .._ _..i Colsw� • * 11.111If'-'=s� _ Q _ . Downtown Specific Plan-SP 45 `cr City of Redlands 111 .1b&111b. -'s . '• . �� • 4 ...„. ''',..\ .., ,D IIIII - '''''`eitT \ ( I MINI lik,-,.,-,_,-.,__ _.- _ ...________ ,---------,- I! ----ii Redlands Sphere of Influence ■1 '1 moi. to r v l') >''-''-•,kFreeway . fr , ,441, 111111ii"� ill Major Roads Illiiiiii ii..... , o / k i• ik . ..Isimaim � ;Miles 5 Constraints 5. 1 Government Constraints The Redlands General Plan and Zoning Ordinance establish locations where housing can be built and identify housing density, lot size, setbacks, and required site improvements. These land use controls can be viewed as constraints in that they determine the amount of land to be developed for housing and establish a limit on the number of units that can be built on a site. GENERAL PLAN POLICIES Growth Management and Land Use Elements The Growth Management Element grew out of the first growth management voter initiative, Proposition R that Redlands voters passed in 1978. While Redlands has had several voter initiatives, these have not been a constraint to housing development. No new voter initiatives pertaining to land use and growth management have been passed by voters since the adoption and HCD certification of the City's last Housing Element in 2010. Annual Development Limitation and Recent Growth Proposition R was amended by Measure N (a zoning ordinance) in 1987; this policy restricts the development of residential dwelling units to 400 units a year within the city, and the extension of utilities to 150 units per year outside the existing city limits (within the Sphere of Influence, and therefore in the County of San Bernardino's jurisdiction). Of the 400 units within the city, 50 are, by resolution, reserved for single family homes,duplexes,triplexes and four-plexes on existing lots; the remainder are allocated on a point system(adopted as Ordinance No.2036),which emphasizes design amenities. (This point system is described in the Residential Development Allocation section that follows.) Measure U, adopted by the voters in 1997, further articulated growth management policies. This General Plan Amendment reinforced and modified certain provisions of Measure N, adopted Principles of Managed Growth,and reduced the development density of San Timoteo and Live Oak canyons by creating a new land use category: Resource Preservation. Measure U has a negligible effect on the ability of the City to accommodate future residential development because it concerns an area of the city with steep hillsides, natural resources, and other conditions that would limit the development potential of this part of Redlands, regardless of governmental controls. In addition, under Measure U,no land designated by the General Plan as Urban Reserve as of June 1, 1987,is to 5-1 City of Redlands General Plan: Housing Element be re-designated for a higher density than the RE designation as the same existed on June 1, 1987 unless specified fundings are made by a four-fifths vote of the City Council. Growth management measures were originally adopted in response to rapid residential development during the 1980s,when 30 percent of the current housing stock was constructed in a single decade. This pace of development was an aberration in the city's development history and would not likely be repeated even without growth management. Over the last approximately 13 years (April 2000 to January 2013), about 1,913 housing units, or about 147 per year, have been added to the city's housing stock.'This is much less than the maximum permitted under Measure U. Under the present growth management system, the city's housing supply could expand by 12 percent over eight years(400 units per year between 2014 and 2021);although a third less than the pace of development during the 1980s,even this growth rate is unlikely. Meeting the RNHA Under Measure U The growth management system will not constrain Redlands' ability to accommodate its RHNA. During the eight years of the RHNA projection period(January 1, 2014 to October 31,2021),2,429 units would need to be accommodated,or about 304 units per year for Redlands to meet its RHNA. This development rate is feasible under the City's policy, which allows up to 400 units per year within city limits(plus unlimited additional SRO and congregate care facilities). In addition,the Redlands City Council has taken steps to meet the City's allocation by determining that congregate care and single room occupancy (SRO) units will not count against Measure U's limitations as long as group dining facilities and a meal program are provided. City staff has defined SRO units as one-room apartments without kitchen facilities. Measure U, moreover,does not restrict the City's ability to meet its housing needs obligations,nor restrict housing development of any unit type—multi-family, affordable, SRO, congregate care or any other form of housing. Housing Type Balance Measure U, in place for 12 years, also amended the Redlands General Plan Land Use Element to "plan for"a housing mix of 75 percent single-family and 25 percent multi-family dwelling units at buildout. The City Council has adopted a clarification of this policy that further adjusts these numbers by determining that "for-sale" condominiums (which are considered multi-family dwellings by the Census and the Department of Finance)will be considered single-family dwellings for purposes of this calculation. The City Council has requested that staff monitor the housing mix periodically and provide reports to the City Council.Staff evaluated and prepared a report to the City Council based upon data as of May 1,2007. It was found that as a result of development activity that the 75/25 housing mix ratio was being achieved.The report identified the housing mix to be 73 percent single family and 27 percent multifamily as of May 1, 2007. According to City staff, no new development has been recorded that would significantly affect the housing mix ratio reported in 2007. 'Report E-5;California Department of Finance. 5-2 Chapter 5: Constraints While on the surface,the Growth Management Ordinance,and the 75/25 ratio in particular,could seem to limit development,it is not meant to be in contravention of State Iaw. Government Code Section 65589.5 stipulates that low-and moderate-income housing may not be constrained in a way that makes it infeasible(such as through design review or growth management regulations),unless: the project is not necessary to meet the city's regional housing needs allocation; it would have specific negative impacts on health and safety; it is infeasible due to State or federal Iaw; it is proposed on a site zoned for agriculture, resource preservation, or lacking utility infrastructure;or if it is inconsistent with the zoning and land use designation defined in the Zoning Ordinance and General Plan, respectively. The City could not, therefore, reject an application for a low- or moderate-income housing development on the basis that the City had already approved the maximum number of units for the year,unless it could make the specific findings described above. Furthermore, the 75/25 ratio is not meant to be applied to individual development projects, but rather is a broad planning goal the City has as it conducts long-range planning, such as preparing specific plans. It has never been used as a consideration in review of individual development applications,nor been presented as information in staff reports for development projects consistent with General Plan and zoning designations.Thus,this policy does not have any bearing on housing sites included in this Housing Element, as all of these already have appropriate General Plan and zoning designations.Since Measure U was adopted in 1997,it has never been the basis of denying a multi-family project. Please see Program 7.1-7 in Chapter 7 for further clarification of the 75:25 ratio. Urban Growth Boundary The City does not have an adopted urban growth boundary, but the growth management policies limit development outside of city boundaries.The City of Redlands is roughly 36 square miles.The City's Sphere of Influence extends east of the city, spanning nearly 45 square miles, but excludes a 1,100-acre "donut hole" of unincorporated county Iand in the northwestern portion of the City.2 (The City provides services to this area in exchange for a 90 percent share of sales tax revenues.)As mentioned, Proposition R, as amended, allows 150 dwelling units per year within the SOI (but outside city boundaries)to apply for annexation.Although the City may only regulate development within its boundaries, the San Bernardino County General Plan policies commit the County to support annexation of land designated for urban development. City Design and Preservation The City has established a number of design and preservation policies to improve the livability of Redlands.To a large extent this involves design and not necessarily additional cost to the developer. Additional time in designing developments is generally offset by the quality of the end project.Still, it is recognized that additional time for preparing a project and amenities added to a project to meet the design standards may add to the housing costs,and thus serve as a constraint. 2 The Donut Hole was removed from the City's Sphere of Influence several years ago as a result of Assembly Bill 1544, which was signed into law by Governor Gray Davis in 2000. 5-3 City of Redlands General Plan: Housing Element The policies in the City Design and Preservation Element build on those in the Land Use Element to describe the City's priorities within specific communities and, as a result, where future residential development is and is not appropriate.While some of these policies are implemented via ordinance,others follow from the General Plan itself. The Land Use Element includes specific land use designations meant to limit development in environmentally sensitive areas. City design policies specifically seek to preserve agricultural land, particularly Redlands' iconic citrus groves. Moreover, the land use designations work synergistically with the City design policies to protect valuable land. For example, in Crafton (within the SOl), citrus groves are protected through the Rural Living General Plan land use designation that permits up to one unit per 2.5 gross acres on slopes under 15 percent and one unit per five gross acres on slopes 15 percent or greater. Many City Design and Preservation policies are intended to protect the unique character of existing neighborhoods. Future development in the San Timoteo/Live Oak canyons area is limited in order to maintain the "backcountry" character of the area. 13y prohibiting grading of canyon walls, exceeding 50 percent slopes and protecting"signature ridges," the policies in the City Design and Preservation Element and the Southeast Area Plan limit opportunities for residential growth. Similarly,a housing conservation overlay district was applied in parts of South Redlands in order to maintain existing scale and character. In addition to older established neighborhoods, historic structures and districts are also protected within the City Design and Preservation Element through ordinances that require Historic and Scenic Preservation Commission review and only permit densities,designs,and uses that preserve their character and amenities. To mitigate the impact of these City Design and Preservation requirements, policies to reduce processing time (Programs 7.4-5 and 7.4-10), and, where possible, increase density of projects (Programs 7.2-10 and 7.9-1) have already been adopted to provide for lower-cost housing and to lessen the potential financial impact caused by design considerations. Furthermore, some of the City Design and Preservation Element policies listed below, under "Historic and Scenic Preservation," could potentially aide in the preservation of affordable housing units in the city's historic neighborhoods. Historic and Scenic Preservation Policies in the General Plan • Policy 3.21d- Provide incentives to encourage preservation of large historic structures and conversion to multi-family housing if preservation or original use is an economic hardship. By creating multi-family units within existing historic structures, affordable housing close to the downtown can be provided. The Zoning Ordinance allows this type of multi-family conversion in R-3 zones as well as in homes that fall within the Housing Conservation Overlay District. • Policy 3.23g - Encourage homeowners to use tax credits, donated easements, and other fiscal incentives for preservation. Such fiscal incentives may assist existing low-income households in conserving residential structures,particularly in North Redlands. • Policy 3.26-Work toward preventing the displacement of elderly and low-income people from their homes in historic areas.Policy 3.26k seeks and promotes use of funding resources to establish low-interest loans or grants for rehabilitation in low-income historic neighborhoods and for maintenance of older citrus groves.By coordinating efforts,low- 5-4 Chapter 5: Constraints interest loans for historic preservation can be tied with funds for repair and rehabilitation to assist seniors and low-income residents in maintaining their properties. ZONING ORDINANCE REQUIREMENTS The City has established standards for each of its residential zoning districts. Zoning requirements can serve as a constraint to housing production by limiting or prohibiting various types and styles of development. However, the lot size, unit density, height, lot coverage, setbacks, open spaces, design review, and parking standards are decided upon to ensure a certain quality of life for residents within a development. Residential Zoning Districts Table 5.1-3 specifies development standards for various residential zones. If conflicts with the zoning criteria arise (generally with development applications), the City evaluates standards in different zones.As a standard or set of standards is found to be inappropriate,it is re-evaluated and amended to reflect current needs(See Program 7.4-6).For example,with housing in Downtown,no explicit density was named in the C-3 or Town Center designations. The Zoning Ordinance was amended and a General Plan amendment was put through to clarify that these zones allowed high- density residential. 5-5 City of Redlands General Plan: Housing Element Table 5.1-3: City of Redlands: Residential Zoning Classifications Max Min Yards(feet) Min Lot Dwelling Max Lot Min Min Mox Size Units per Coverog Width Depth Height Zoning District (SF) Acre' e (%) (Feet) (Feet) (Feet) Front Side Back Rural Residential' (R-R/R-R-A) I acre 1 10 125 125 Residential Estate (R-A/R-A-A) 20,000 2 20 100 120 Residential 25 10 25 Estate(R-E) 14,000 3 25 100 120 2.5 Suburban stories Residential(R-S) I0,000 4 30 85 100 or Single-Family 35 feet Residential (R-1) 7,200 6 30 60 100 Single-Family Residential(R-1- D) 8,100 10 35 50 160 25 5 25 Multiple-Family Residential (R-2) 8,000 14 45 80 100 25 5-10 25 Multiple-Family Residential (R-2- 3 2000) 12,000 17-22 45 100 120 stories 25 5-10 25 Multiple-Family 4 Residential (R-3) I0,000 29 60 80 120 stories 15-25 5-10 25 'Density calculated from minimum lot size and dwelling units per lot and rounded down to nearest whole number. Source:City of Redlands Municipal Code. Minimum Lot Size Requirements As shown in Table 5.1-3, minimum lot sizes for the R-2, R-2-2000, and R-3 districts are 8,000, 12,000, and 10,000 square feet, respectively. These minimums are quite low, and therefore do not serve to limit development on smaller lots. In general, these residential zoning classifications are similar to those in neighboring cities, and therefore do not act as an additional constraint on development. Furthermore, the City has developed several other regulations to accommodate different types of housing throughout the city. Several policies allow greater flexibility in housing types and in particular provide greater options for low-income households thereby mitigating the constraints produced by some of the zoning districts listed above. The Planned Residential Development (PRD) zoning district provides more flexibility to housing developments approved as subdivisions, allowing for zero lot line development and small lot 5-6 Chapter 5: Constraints subdivisions (see Program 7.4-6). This overlay may be applied to any residential or agricultural district that allows residential development. The City permits mobile homes in all of its residential zones subject to the granting of a conditional use permit. As of January 2013, the city contained seven mobile home parks, with a population of 1,096 mobile homes.Mobile homes are a reliable source of affordable housing. The City has a second unit ordinance that conforms to State law(Program 7.1-5).These secondary units are independent units on existing single-family lots. However, only about five second units per year were built during the last few years.To better promote the option of creating second units amongst homeowners,the City will launch a public awareness campaign(Program 7.1-6). Non-Residential Zoning Districts That Permit Residential Uses Several other districts permit residential development. Generally, residential uses within non- residential districts will follow the provisions in the adjacent residential district or a district with comparable lot sizes. • A-1 Agricultural District: Single-family residences with no more than two dwellings units per each parcel of five acres or more,or one dwelling for each lot,if less than five acres. • A-1-20 Agricultural District: Single-family residences with no more than two dwelling units per each parcel of 20 acres or more,or one dwelling for each lot,if less than five acres, • A-2 Estate Agricultural District: Single-family dwellings with no more than one dwelling per each lot. • MF Medical Facility District: Residential uses, subject to the requirements and property development standards of the nearest residential zone. • T Transitional District: Residential uses that are permitted in the residential district adjacent to the T district, subject to the requirements and property development standards for the particular residential district. • A-P Administrative and Professional Office District:Residential uses permitted in the R- 3 Multiple Family Residential district,subject to the regulations of that district. • A-P-C Administrative Professional Commercial District: Residential uses permitted in the R-3 Multiple Family Residential district,subject to the regulations of the R-3 district. • TC Town Center District Single-family, multi-family, and mixed-use residential uses permitted. • TC-H Town Center Historic District: Single-family, multi-family, and mixed-use residential uses permitted. • SC Service Commercial District Single-family,multi-family,and mixed-use residential uses permitted.' 3 The TC,TC-H,and SC are zones within the Downtown Specific Plan. 5-7 City of Redlands General Plan: Housing Element The A-P, A-P-C, TC, TC-H, and SC districts, as listed above, allow mixed-use, residential development. In the A-P and A-P-C districts, residential development is allowed subject to the regulations of the R-3 district(see Table 5.1-2).In 2010,City Council adopted Ordinance No. 2739, which increased the density allowed in the R-3 and equivalent districts to 30 units per acre.The R-3 district has a 60 percent maximum lot coverage requirement and allows up to four stories. Standards in the TC,TC-H,and SC districts,which are covered by the Downtown Specific Plan,are discussed on pages 5-8 to 5-9. Other non-residential districts allow residential uses as a conditional use. Requiring a conditional use permit for residential uses constrains the development of multi-family housing in these districts. • C-3 General Commercial District: Residential uses conditionally permitted as long they are combined with nonresidential uses in an existing or new building and provided that they comply with the regulations of the R-3 Multiple Family Residential district. • C-4 Highway Commercial District:Permits conditional uses allowed in the C-3 district; therefore residential uses are conditionally permitted as long they are combined with nonresidential uses in an existing or new building and provided that they comply with the regulations of the R-3 Multiple Family Residential district. While zoning designations described above serve to restrict residential development in non- residential zones,the City is actively promoting the Downtown Specific Plan(Specific Plan 45)that contains opportunities for mixed-use and transit-oriented development. The City has identified housing sites in Downtown, many of which are ideal for very low- and low-income housing development,because of the high densities permitted in this area. Downtown Specific Plan Zoning Districts The City strives to revitalize the downtown as part of citywide economic development objectives. During the 1980s,the Downtown Revitalization Program strengthened the downtown and brought significant private investment. The Downtown Specific Plan contains three zoning districts: Town Center, Town Center-Historic, and Service-Commercial. All three districts allow single, multi- family, and mixed-use residential projects as a permitted use. Development standards for these districts are found in Table 5.1-4. 5-8 Chapter 5: Constraints Table 5.1-4: Downtown Specific Pian Property Development Standards Max. Min. side Min. lot building Min.front street Min interior side Min. rear Zone area FAR height setback setback setback setback Town None 2 3 stories, None None When abutting When Center no more existing abutting (TC) than 55 ft. residential,5 existing ft. residential, 15 ft. Town None 2 None None None When abutting When Center- existing abutting Historic residential,5 existing (TC-H) ft. residential, 15 ft. Service 5,000 2 3 stories, 10 ft. 10 ft. When abutting When Commerc sq.ft.; no more existing abutting ial(SC) 50 ft. than 55 ft. residential,5 existing min. ft.from lot residential,5 width; line,or 10 ft. ft.from lot 100 ft. from structure line,or 10 min. ft_from depth structure Source:Downtown Specific Plan. In comparison to residential zoning districts (development standards for which are listed in Table 5.1-3), the Downtown Specific Plan zoning districts allow for dense development and promote a mix of uses. The TC and TC-H districts have no minimum lot size, and the SC district has a minimum lot size of 5,000 square feet—smaller than any of the districts listed in Table 5.1-3. Likewise, the setbacks in the Downtown Specific Plan zones are highly relaxed.For example,the TC and TC-H districts have no minimum front or side street setbacks, and the SC district has a minimum setback requirement of 10 feet. In 2010, the City increased the density allowed in the downtown to 30 units per acre. As for parking, off-street requirements are the same in the Downtown Specific Plan area as required by the zoning ordinance. Joint use parking facilities, as provided in the zoning ordinance, are encouraged as a means to reduce excess surface parking in the Specific Plan area. Finally, while the current Downtown Specific Plan does not encompass parcels 58-63 (Appendix B), the City is currently in the process of revising the Specific Plan; the revised Specific Plan will contain these sites. These parcels are included in the inventory for very low- and low-income housing and have a development potential of 450 units. While they are currently zoned C-3 and C- 4 and thus require a CUP for housing, by the 3rd Quarter 2014 when the Downtown Specific Plan revision is complete,these parcels will have mixed-use zoning,and will therefore not require a CUP for housing development(see Program 7.2-9). 5-9 City of Redlands General Plan:Housing Element Affordable Housing The majority of the parcels listed m Appendix B for very low- and low-income housing units fall within the Downtown Specific Plan. Therefore,the progressive,mixed-use development standards listed above, in Table 5.1-4,apply.Furthermore,single-family detached,multi-family attached,and mixed-use projects that include residential are permitted in all three Downtown Specific Plan zones.Hotels and motels in all three zones require a conditional use permit. Multi-Family Development Pursuant to the zoning ordinance, all multi-family developments containing 35 or more dwelling units are subject to a conditional use permit (CUP). The findings of approval for a CUP are as follows: 1. That the proposed development will not adversely affect the applicable land use plans of the City; 2. That the proposed development will not be detrimental to the public health, safety and welfare; 3. That the proposed development will comply to the maximum extent feasible with the regulations of the City's General Plan, the applicable zoning district and the City's development standards;and 4. That the proposed development is appropriate at the proposed location. These requirements were adopted because of the potential for neighborhood conflicts due to traffic, noise, and aesthetic concerns. A public hearing, which is a requirement of the CUP, gives neighborhoods the opportunity to participate,voice their concerns,and ensure that the projects are as compatible as possible with existing development. The threshold of 35 units is City policy but could be adjusted upward by the City Council by an ordinance text amendment if there was a demonstrated need. However, the threshold has not been a factor in constraining affordable housing as evidenced by recent, as well as historic, multi-family project approvals. Furthermore, multi-family development within the Downtown Specific Plan is approved ministerially(no CUP is required). Density Bonus Provisions The City of Redlands recently updated its density bonus provisions to conform to changes in State law.Projects qualify for a 20 percent density bonus when: (a) 10 percent of total units are reserved for lower income households, (b) 5 percent of total units are reserved for very low-income households, or (c) the project is a senior housing development_ Additionally, a 5 percent density bonus is granted when 10 percent of total dwelling units are reserved for moderate-income households. For projects that exceed these base affordability requirements, additional density bonuses are granted incrementally up to a maximum of 35 percent. The reduced affordability requirements that match the State law will help encourage developers in Redlands to take advantage of the density bonus opportunity. Two developers have taken advantage of the City's prior density bonus policy, which provided a minimum density bonus of 25 percent. Senior Housing Services LLC is currently constructing a 55-1 0 Chapter 5: Constraints 160-unit senior housing project on the north side of Orange Avenue at Kansas Street,and Housing Partners I,completed a 71 unit senior housing complex on Webster Street at Lugonia Avenue. Housing Type Variety The City's zoning ordinance allows for a variety of housing types. Moreover, "dwelling unit" definitions do not distinguish between constructed and factory-built housing.As per State law, the City does not regulate the number of individuals living in a dwelling unit that is state licensed if that number is six or fewer, nor does the City distinguish between permanent and transitional housing. Therefore, supportive and transitional housing are treated the same as other residential uses m the same zone. In October 2013, City Council adopted Resolution No. 7322, which allows for emergency shelter and transitional housing to be constructed in the SC (Service Commercial) district of the Downtown Specific Plan by right. Redlands has six single-family and three multi-family residential districts (Table 5.1-2). Furthermore, the 3,849 total available sites are located in a range of zoning districts. The development standards for these districts do not serve to restrict housing types. Housing is also allowed in 10 different non-residential districts(see page 5-7).While only single-family homes are allowed in the agricultural districts, the minimum lot area, height, and front, side and rear yard standards are not burdensome. The Administrative Professional and Downtown Specific Plan districts all permit single-and multi-family housing of various types. A discussion of development fees is found on page 5-21.The fees the City charges do not serve to restrict housing variety. Hillside Slope Standards The southern and eastern portions of Redlands contain steep hillsides and canyons. The City initially restricted growth in these areas through Measure N, in order to protect ridgelines and scenic vistas. These restrictions have the additional purpose of minimizing flood hazards, erosion from residential and road construction, exposure to wildfire, and potential for groundwater deterioration.The Zoning Ordinance defines a Hillside Development District(HD) for parcels with slopes greater than 15 percent. In this district, densities are limited to 1 unit per every 2.5 acres in areas with 15 to 30 percent slopes, and 1 unit per every five to ten acres in areas with 30 to 40 percent slopes, respectively. Since the majority of this area is zoned as single-family residential and agriculture uses, density is already limited; therefore, this hillside policy does not present a substantial additional constraint. Parking Standards Off-street parking facilities are required for all new dwelling units. Single-family residential dwellings are required to have at least two parking spaces per unit. Multi-family residential dwellings require a range depending on the housing type and number of bedrooms. One bedroom units are required to provide one parking space, two bedroom units are required to provide one and a half parking spaces, and units that are three bedrooms or more are required to provide two parking spaces.Additionally,all multi-family projects containing more than two units on a lot must provide one uncovered off street parking space for every two units. Ordinance No. 2688 provides reduced off-street parking requirements for mixed-use projects. 5-11 City of Redlands General Plan: Housing Element While parking standards can constrain residential development,recent changes to the State density bonus law allow for reductions in parking requirements in multi-family housing developments, often where housing affordable to very low- and low-income households is located. Tandem parking (where two cars are parked, one in front of the other) does not generally qualify towards the parking requirement. However, tandem parking does satisfy the parking requirement for second units,another good source of affordable housing. Building Codes Redlands currently requires residential construction to comply with the 2007 California Uniform Building Code and other standard codes. Fire sprinkler systems are also a requirement on all new residential units,which adds a cost between$1.50 and$2.25 per square foot,depending on the unit type. The City has two full-time Code Enforcement Officers to conduct a pro-active code enforcement program. The City also has a Rental Dwelling Unit Ordinance that was adopted in 2012 and is implemented by the Code Enforcement Division of the Quality of Life Department. The ordinance requires that every rental property obtain a rental dwelling unit permit. The permit must be renewed on an annual basis and the owners are required to keep the rental dwelling unit(s) in compliance with specific standards. The intent of the ordinance is to ensure that the City's rental housing stock is kept and maintained according to state and local health &safety laws. Off-site Improvements Offsite improvements, including public streets, curbing, sidewalks, streetlights, water, sewer, and drainage requirements,have an impact on the cost of residential development Section 17.17.020 of the Municipal Code describes a set of required improvements in addition to those stipulated under the tentative map, including upgrades to infrastructure, utility hookups and site design(see Appendix D for a diagram of specific street standard width dimensions): 1. Frontage Improvements:Street structural sections, curbs,sidewalks,driveway approaches and transitions. 5. Storm Drainage: Storm drain system improvements to collect and convey on-site storm water run-off;system should not adversely affect abutting and off-site properties. 6. Sanitary Sewers:Each unit or lot must be served by an approved sanitary sewer system. 7. Water Supply:Each unit or lot must be served by an approved domestic water system. 8. Utilities: Each unit or lot must be served by gas, electric, telephone and cablevision facilities. 9. Underground Utilities: All existing and proposed utilities within the subdivision and along peripheral streets must be placed underground except those facilities exempted by the Public Utilities Commission regulations or if impractical due to physical constraints. I0. Fencing: Each parcel or lot within the subdivision that is adjacent to a public facility must have an approved fence adequate to prevent unauthorized access between properties. 5-12 Chapter 5: Constraints 11. Other Improvements: The City Engineer, in accordance with this Code,the General Plan and City standards and specifications may require other improvements, such as grading, street lights, fire hydrants, signs, street lines and markings, street trees and shrubs, landscaping,monuments,bicycle facilities,fences and smoke detectors,or in lieu fees. These offsite improvements are either installed by the developer as part of the project or paid for by impact fees assessed on larger regional or area wide facilities. Offsite improvements are assessed to determine appropriateness of improvements based on need. While these are not unique requirements, they do increase the cost of development. To mitigate the constraint that offsite improvements can place on housing,adjustments and modifications to standard requirements have been granted for PRDs,hillside developments,and rural projects. Furthermore,the vast majority of sites included in the inventory are already adjacent to dedicated streets and have necessary sewer and water infrastructure. DEVELOPMENT REVIEW PROCESS Permit Processing Residential construction involving single-family owner-occupied, custom-built detached homes, mobile homes,and two-to four-unit multi-family projects are approved at a staff level(ministerial review).Projects are evaluated relative to zoning and building code standards and receive approvals within two to four weeks of application.Preliminary review is available for large and small projects; however,most questions can be answered at the"one-stop"counter. Residential construction involving tracts and larger multi-family projects utilize the following processing schedule.4 • For projects not requiring legislative actions the entitlement process takes approximately 100 calendar days. Steps are (1) submission of complete application, (2) Environmental Review Committee (30 days), (3) Development Review (40 days), (4) PIanning Commission (30 days). • During this formal application phase,the applicant submits thirty sets of plans,appropriate application forms and all required fees. Conditions of approval are reviewed and any final issues are addressed before the project moves on to public hearing. For the public hearing phase, proposed projects must be included on an agenda m advance. Staff prepares and presents reports on each project. The applicant and members of the public have the opportunity to comment. The Environmental Review Committee (ERC) reviews projects for their environmental impacts, such as seismicity, flooding, traffic, air quality, utilities, public services, and cultural resources. The ERC also plays a significant role in reviewing the Socio-Economic Cost Benefit Analysis described on page 5-19. As for multi-family development, the zoning ordinance allows up to 34 units to be approved under a site plan In the case of a developer who wishes to build m an already approved subdivision, often a Planned Residential Development(a conditional use permit)application is processed concurrently with other permits.If the subdivision meets all of the development standards of the zone,there is no further review other than the Residential Development Allocation(RDA)process.All subdivisions of five or more units are required to go through the RDA process unless the subdivision in question is a lot sale subdivision. 5-13 City of Redlands General Plan: Housing Element approval process without a public hearing. This threshold is a matter of City policy, and could be adjusted upward, although it has not been a factor in inhibiting affordable housing in the past.'The ERC is composed of the department heads from the Community Development Department, Municipal Utilities and Engineering Department, Quality of Life Department, and Police and Fire departments_ The ERC makes recommendations to the Planning Commission and/or City Council about the kind of environmental document needed. • For projects requiring legislative actions (General Plan Amendment, Zone Change, Agricultural Preserve Removal, etc.) processing takes approximately 140 calendar days. Steps are the same as above plus(5) City Council(40 days). • Once the entitlements are granted developers prepare for approval of their final map and submit for Residential Development Allocations (RDA).With the RDA process (described below) there is another step that residential developers go through that is not required in neighboring cities. The RDA process takes approximately 60 calendar days, however, it typically is occurring when the developer is completing final engineering and completing the final map,so the timing is not significantly different than in other communities. • A residential project with five or more units must receive an RDA before it may be granted a building permit.Once an application is filed,it is processed and reviewed and allocations are awarded by the City Council. The development review process is not different for residential projects included as part of a mixed- use project. In the context of the time it takes to process the entitlements (zoning changes, tentative maps, Planned Residential Developments, etc.) Redlands has a defined schedule and usually processes permits faster than neighboring communities. Given that permit processing times are in line with other communities in the area, the Redlands development review process does not represent a constraint that is significant. Regulations to include additional environmental assessment, requirements of SB 18, and water quality requirements (all federal, State and regional requirements),etc. have added to the processing time and cost of development in all cities, not just in Redlands. These additional requirements are not generally reflected in the timelines above because this information and requirements are required at time of application submittal and determination of completeness. 5 57 out of 70 housing sites available for very low- and low-income housing development are within the Downtown Specific Plan area,and thus,would not require a CUP even if they contain over 34 units.There are six parcels that have a realistic development capacity of 35 or more that are also not in the DTSP. Of these,one has a capacity of 113 sites and is part of the already approved Senior Housing Services, LLC project. The five parcels that remain contain 481 potential housing units.See Program 7.4-12 in Chapter 7 for how the City will monitor and evaluate the impacts of the CUP process on these sites.It must be noted that no housing project over 34 dwelling units that required a CUP has been denied by the City. 5-14 Chapter 5: Constraints Residential Development Allocation (RDA) Required by the Growth Management Element, the Residential Development Allocation (RDA) determines which projects may move through the development process to receive building permits. Projects (involving more than four units) compete against each other for an allocation of housing units from the pool of 400 dwelling units allowed each year within the city limits and 150 utility connections permitted in the SOI. The City Council makes allocations four times a year, 117 allocations in each of the first three quarters and the remainder in the fourth.Staff assists applicants in preparing applications. Unused allocations may not be carried forward to the next year. Moreover,a project must obtain at least ninety points in order to receive an allocation. Admittedly,it is a procedure that adds time to the total development approval process by requiring that homebuilders first receive an allocation before proceeding with building permits. Once entitlements are granted, the RDA process takes approximately 60 calendar days. However, this typically occurs when the developer is completing final engineering, completing the final map, and processing building permits. Furthermore, the RDA application fee is $2,828 per development application. However, the City's RDA system is not anticipated to create significant barriers to the approval of affordable housing developments. In fact, the City currently encourages the construction of affordable and senior housing units by awarding up to 20 points for providing such housing. (This is ten points more than the original points system permitted.) Specifically, two points per unit are awarded for projects with 15 percent of dwelling units restricted for very low- and low-income residents and up to six points are given to projects with 90 percent or more of the dwelling units restricted for seniors. While low-income or senior housing developments may not qualify for the maximum points in all rating categories, the City believes that most such projects will score high enough in most of the rating categories to be more than competitive with market-rate housing proposals.The City can address the cost implications of location and design factors included in the evaluation system through other regulatory incentives (such as density bonuses with reductions in certain development standards) and financial assistance to affordable housing developments. In addition, a substantial percentage of affordable housing is anticipated to be provided in mixed- income projects in which the majority of dwelling units are market-rate. Such projects will have a greater capacity to absorb marginal increases in costs from the application of the City's RDA system. The specific RDA rating factors and their likely impacts on affordable housing proposals are discussed below: Consistency with zoning standards(2 or 5 points) Consistency with the City's zoning is required of all projects and does not create barriers to the approval of affordable housing developments, per se. But, to gain these points, the project must "significantly exceed the property development standards of the zone in one substantive way for 2 points or in three or more substantive ways for 5," 5-15 City of Redlands General Plan: Housing Element Relationship of project to public services(65 points) The rating factors(with maximum points in parentheses)in this category include: 1. Project location(15):Up to 15 points are awarded, depending on whether the project site abuts existing developed areas on one, two, or three sides, or is in close proximity to already developed sites. Typically, affordable housing proposals would be located in developed areas, where transportation, infrastructure, and other services and facilities are already present. 2. Access to emergency fire services (10): Up to ten points are awarded for proximity fire services.The first five points are awarded to projects located within 1.5 miles of an existing first-due engine company. Most sites designated for higher density housing are within 1.5 miles of a first-due engine company. An additional five points are awarded to projects that are sprinkled according to NFPA Residential Sprinkler Pamphlet 13D-5. Sprinkling according to NFPA guidelines could add substantially to the cost of an affordable housing development,but this cost could be defrayed through City financial assistance. 3. Storm and flood drainage(-5 to 5): Up to five points are awarded based on the percent of lot coverage by roof and paved areas. Points are deducted for projects with impervious surfaces covering more than 40 percent of site.The typical lot coverage for a higher-density affordable housing development would probably result in zero or negative points under the current rating system. This point disadvantage could be offset by incorporating a water quality management plan into the project that manages runoff from the site, which is required by the City. 4. Availability of water service(7): Up to five points are awarded depending on whether the project can be accommodated within the existing water distribution system and no off-site extension or increase in size of water lines are necessary to serve the project. The City anticipates that most affordable housing developments on higher density-zoned sites would qualify for the maximum or near maximum points in this category. Additional points are awarded for water conservation measures (drought tolerant plants,less acreage devoted to turf, water conserving appliances) that are standard practice in many new affordable housing developments. 5. Wastewater collection (7): Up to five points are awarded for projects that do not require upgrades or extension of off-site sewer lines.The City anticipates that most projects can be accommodated within existing sewer collection lines. An additional point is awarded for projects that provide oversized pipelines that can allow other, unsewered projects to connect to the City's system or that provide facilities or pipelines that benefit existing users. 6. Solid Waste(4):Projects are awarded up to four points in total for separating recycling and solid waste; recycling at least 90 percent of construction and demolition debris; reusing materials during demolition;and installing landscaping that contains sustainable plantings to reduce green waste over the life of the project. Depending on the site—new construction or rehabilitation—some or all of these points could be achieved by an affordable housing development. 5-16 Chapter 5: Constraints 7. Street/traffic improvements (5): Up to five points are awarded based on the need for minor or major off-site street or traffic improvements that will require a City contribution. Projects that do NOT require off-site improvements by the City score highest. 8. Schools (10): Up to 10 points are awarded based on a project's proximity to a school. Projects within safe walking distance will receive higher points.The impact of this criterion on an affordable housing proposal depends on the Location of the proposed project site in relation to an existing or planned school. Many sites presently zoned for higher density residential use that could accommodate affordable housing would meet the "safe walking distance"criterion.This criterion would not be applicable to senior housing. 9. Parks (2): Up to two points are awarded based on project's proximity to a developed park. The impact of this criterion on an affordable housing proposal depends on the location of the proposed project site in relation to an existing park. Many sites presently zoned for higher density residential use that could accommodate affordable housing would meet this criterion. Project Design (72 points) The rating factors in this category include: 1. Architectural design (10): Up to 10 points are awarded based on design "quality," neighborhood consistency, and durability and appearance of exterior materials. Points in this category are based on the quality and durability of roofing materials, the design of elevations (particularly facing public rights-of-way), orientation of garages, and project entry appearance. These criteria do not require a developer to use the most expensive materials to obtain maximum points in this category. Design objectives related to facade treatments or architectural style and do not necessarily require substantially costlier construction techniques. Most affordable housing developments would use design approaches that meet City criteria as a standard practice and would be treated the same, therefore,as market rate developments. Cost increases resulting from design requirements could be offset through grants funding or other funding sources. 12. Energy conservation and savings (5): One point if the project utilizes solar hot water panels capable of satisfying 50 percent or more of hot water demand; two points if the project utilizes photovoltaic cells to provide an estimated 75 percent of electrical demand; one point if the project utilizes double pane windows throughout the residence, has insulation that exceeds minimum standards,as well as shade trees;one point if the project utilizes reflective roof coatings, awnings or window covers and skylights to light several rooms of each residence; one point if the project uses passive design and architecture to further reduce energy consumption in the winter and summer; and one point if all of the homes in the project use Energy Star appliances.These additional features will add up front costs to the developer's construction costs,but may save the resident money(in the form of reduced energy bills) over time. It is possible that these development costs could be offset through state and non-profit energy efficiency grants for affordable housing. 13. Leadership in Energy and Environmental Design (LEED) (6): Up to six points are awarding for LEED certification from the US Green Building Council. This certification can be costly and time-consuming,and may not be advised for affordable housing projects. 5-17 City of Redlands General Plan: Housing Element But simply following some of the LEED guidelines may help award points in other categories within the RDA system,such as location and energy efficiency. 14. Site and grading design (10):Up to 10 points are awarded for site and grading design that respect existing topography, reducing the amount of grading necessary, provide variable set-backs, include open spaces, preserve special views and ridgelines, provide solar access, preserve privacy, avoids environmentally sensitive areas, and provides curvilinear street patterns. Most of the issues raised in site and grading design affect single-family subdivision in hillside and environmentally sensitive areas of the City, not sites zoned for higher density residential use that are appropriate for affordable housing developments. 15. Circulation (7): Up to seven points are awarded for pedestrian safety, preservation of privacy with neighboring properties, and avoidance of conflicts with neighboring street intersections. None of these criteria are expected to adversely affect or create significant costs for affordable housing developments. 16. Landscaping(10):Up to 10 points are awarded for the preservation of existing ornamental trees and basic land forms, provision of a variety of landscaping, screening of undesirable features (such as waste receptacles), use of drought-tolerant plants, and water conserving irrigation systems. Points are also awarded for the use of decorative masonry walls and covenants that bind property owners for maintenance of landscaping. With the exception of masonry walls, none of the landscaping rating factors will significantly increase development costs. In fact, use of water-conserving plants and irrigation techniques typically save project operations expenses. Screening of undesirable features is standard practice in new developments. The added cost of masonry walls would not ordinarily be a "make or break" issue for the financial feasibility of most affordable housing projects. The City could provide financial assistance to help meet this added cost,if necessary. 17. Open space(5): Up to five points are awarded to multi-family proposals that provide open space and on-site recreation amenities substantially in excess of minimum development standards. These criteria could add substantially to the cost of an affordable housing development if the amount of open space needed to increase a project's overall point total reduces the number of achievable dwelling units. 18. Agriculture(10):Up to 10 points are awarded to projects that use transfers of development rights to preserve agricultural lands, do not require the rezoning of land from agricultural use, and are not located adjacent to an agricultural preserve or in the immediate vicinity of land under a Williamson Act contract. None of the sites designated for higher density residential development will require rezoning of land or are next to agricultural preserves or Williamson Act lands. The cost of using transferred development rights to qualify for maximum points in this category would likely exceed the financial feasibility of most affordable housing developments without additional subsidies. 19. Historic Resources(5):Up to five points are awarded to projects that preserve historically significant resources and/or do not adversely impact the character of any historic or cultural resource in close proximity to, or within,the project. Most of the sites designated for high density residential use will not be adversely affected by this policy. Design compatibility to address nearby historic or cultural resources is not expected to significantly add to overall development costs. If unusual circumstances arise that do 5-18 Chapter 5: Constraints significantly add to the cost of an affordable housing development,the City could assist the project developer in accessing state or federal funding to help defray these costs. 20. Art in public places (3): Up to three points may be awarded for projects that incorporate pubic art into the project. However,art must have a value of one-quarter percent or more of the building valuation of the project in order to qualify. Socio-economic Study and Cost Benefit Analysis This requirement was added with the passage of Measure U in 1997. The Growth Management Element of the General Plan states that any development project proposal requiring a General Plan Amendment, Zoning Amendment, Subdivision Map, Specific Plan, Conditional Use Permit approval,or with a building or development area exceeding a cumulative total of 5,000 square feet shall submit a socio-economic study and cost-benefit analysis. However, it was decided that it was not the intent of the Growth Management Element to evaluate a single-family residence on an existing lot of record that is over 5,000 square feet in area.'This requirement is not discriminatory as it applies to all development projects—residential and nonresidential, single-family as well as multi-family units. Projects must submit additional information, including absorption schedule or rate, proposed assessed value, and proposed public improvements. The review is conducted by City staff using a standard checklist and a spreadsheet-based model, and the cost is$2,940 per project(regardless of project size or number of housing units). The average single-family project is about 50 units, and the average multi-family project is 90 units, so this would come out to $33 and $59 per unit, respectively. Thus,the monetary cost of this requirement is quite low. City staff prepares the study and analysis that is reviewed by the Environmental Review Committee along with the Initial Study (per CEQA). The Study requires the evaluation of how the development project in question will affect: • Agricultural/Citrus Removal: will the project affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? Will the project remove active citrus groves—a hallmark of the city—from production? • Wildlife Habitat:will the project eliminate or have a negative impact on wildlife corridors? Will it tend to urbanize open space, impacting preservation and conservation of natural resources? Will it interfere with the use of recognized trails used by joggers, hikers, equestrians or bicyclists?Will it eliminate, reduce, or have any negative impact on wildlife habitat areas including fringe or buffer areas? • Traffic: will the project result in increased vehicle trips or congestion? Will it create additional traffic so as to be in conflict with the policies of the General Plan?Will it impact the livability of a residential neighborhood on streets which, due to design or terrain features, street side development, or other factors, have greater than usual sensitivity to 6 Email exchange with Jeff Shaw,City of Redlands Community Development Director,3/12/2008. 5-19 City of Redlands General Pian: Housing Element increased traffic? Will it create additional traffic so as to increase the level of service on roadways that are adjacent to or in the vicinity of the project? • Fire and Paramedic Services: will the project require fire and paramedic services that are beyond the current capabilities of the Fire Department? Will it result in an increase in response time for essential fire or paramedic services to the remainder of the community? Will it result in the need for additional fire or paramedic facilities or equipment? « Police Services: will the project require police services that are beyond the current capabilities of the Police Department? Will it result in an increase in response time for essential police services to the remainder of the community? Will it create a need for additional police facilities or equipment? Will it increase crime as a result of the type of business? • Downtown Impacts: will the project result in a reduction of the number or types of businesses located in the downtown? Will it cause an unfair or unreasonable competitive disadvantage to existing businesses downtown? Will it create vacant buildings and the potential for blight? Will it cause an unreasonable increase in traffic downtown? Will it adversely affect downtown businesses? + Residential Design: will the project conflict with existing codes and/or standards? Will it meet minimum point standards of the Residential Development Allocation process? • Cultural Facilities: will the project impact a historic residential structure, neighborhood, or district?Will it impact a historic commercial structure or district?Will it impact cultural facilities such as the Smiley Library, Redlands Bowl, Lincoln Shrine, Joslyn Center, Community Center, etc.? Will it have the potential to cause a physical change that would affect unique ethnic cultural values?Will it have the potential to disturb,impact or restrict religious or sacred facilities or uses? • Park and Recreational Facilities: will the project result in the increase use or demand for park facilities or programs(including manpower,facilities and equipment)?Will it result in a ratio of parkland to population that exceeds standards and/or goals established by the General Plan? • Land Use Compatibility: will the project result in land uses that are incompatible or inconsistent with the General Plan? Will it create economic impacts on businesses and small property owners?Will it physically separate or divide an existing community?Will it create job losses in the community?Will it create overcrowding of housing? • Schools:will the project create an overcapacity m schools?Will it create the need for additional school facilities or equipment?Will it result in land uses that are inconsistent or incompatible with existing educational facilities in the community?Will it result in social or academic impacts on students because of school closures? The findings listed above are rated as having a potentially significant,potentially significant unless mitigation incorporated,less than significant,or no impact. In a basic sense, the requirement for the Study tasks Planning staff with performing a quick checklist to verify that, for instance, the parcel(s) in question are not in the habitat area of a protected species or that the developer is prepared to pay impact fees related to police, fire, and 5-20 Chapter 5: Constraints schools. In other words, the bulk of the findings simply require that Staff check that the project in question adheres to policies in the General Plan and/or Zoning Ordinance--information that otherwise would normally be provided in a staff report; this process standardizes this review to enable those who are interested in the project to view, at a glance,how well the project in question complies with the General Plan and City codes. Studies are done concurrently with the processing of projects (residential or otherwise), and therefore do not have any impact on a residential project proceeding or the length of processing time (for a lower income multi-family or other type of residential development). Additionally, residential developments generally have a positive socio-economic impact because a sales tax factor is included. Therefore, while there is a direct relationship between the cost of the residential unit and the tax benefit provided,this requirement does not serve to constrain development.Since 1997, hundreds of socio-economic studies have been performed and no project has been denied because of a study's results. Please see Program 7.4-14 in Chapter 7 for further clarification regarding how the Study is used. Impact Fees and Exactions Fees are collected by the Planning, Municipal Utilities and Engineering Department through the One-Stop Permit Center, and by the Redlands Unified School District at their offices, by appointment. Fees are updated every several years,as needed.Planning fees and Municipal Utilities and Engineering fees were last updated in November 2012; both are available online on the City's website. Current School District fees, last updated in June 2012, are also available online, on the District's website. To obtain Building & Safety Department fees, applicants must call the department, since fees depend on specific project types. Because current fees are assessed per unit and very low- and low-income units are not exempt, the fees constitute a significant share of the cost of producing housing at market minimum prices. This effect is amplified by Redlands' allocation system, which awards up to 72 points for design and energy efficiency considerations. Developers who want to increase their chances of winning an allocation will include more amenities; these then drive up the cost of their product. This is somewhat offset by provisions that allow 20 points to be awarded for very low-and low-income and senior citizen housing. Total fees for a single-family home,assuming a 2,200 square foot home on a 7,200-square-foot lot, in a 6 du/acre tract, including a Zone Change, and environmental fees, add up to approximately $40,753, nearly $11,000 of which is for sewer and water charges. Other impact fees, covering transportation facilities,storm drains,and public facilities—for City Hall,the library,the Police and Fire Departments, and schools and parks—account for over$21,000 of the total per unit fees. Per unit fees for multi-family housing are about $17,000 less than fees for single-family homes. A project that constructs 1,000 square-foot units at 20 dwelling units per acre would require fees totaling about$24,013 per unit. A project at 30 dwelling units per acre, with 800 square-foot units, would have similar impact fees,totaling approximately$23,218. While these fees may seem high, Redlands is a"full-service"city and therefore charges impact fees to include water,sewer,landfill,public facilities,etc. Conversely,in other cities, certain fees are not paid to the City but rather to a water company, waste disposal company, or other entity that provides a service. Table 5.1-6 shows the fee breakdown. All developers will not be charged all of the fees shown. For example, amending the General Plan or changing the zoning designation of a 5-21 City of Redlands General Plan: Housing Element particular property may not be necessary for many projects. Additionally, Table 5.1-6 contains planning/processing fees, building and safety fees,and development impact fees, all of which serve distinct and necessary purposes. Furthermore, while fees are generally applied equally within the city,usually the infrastructure costs of extending water lines,sewer lines, streets, etc. are greater for developments on the outskirts versus infill projects.For example,if an infill site that was once retail is being converted into apartments,because the City gives credits for trips previously attributed to the site, the apartment complex developer would have greatly reduced transportation fees. Developers can also receive credits for certain fees if improvements such as roadways, traffic signals,drainage systems are installed as part of the project. 5-22 Chapter 5: Constraints Table 5.1-6: Redlands Development Fees (Per Unit) Per Unit Fee Single 1 Acre 1-Acre I-Acre Family Townhouse Multifamily Multifamily 2,200 s.f. 1,200 s.f. 1,000 s.f. 800 s.f. 6 du/ac 10 du/ac 20 du/ac 30 du/ac Planning/Processing Fees Environmental Review(Negative Declaration) $103 $86 $68 $57 Fish and Game Fee(Negative Declaration) $44 $37 $29 $25 General Plan Amendment $109 $91 $73 $61 Zone Change $68 $57 $46 $38 New Construction Conditional Use Permit' N/A $101 $8 I $67 Commission Review and Approval' N/A N/A N/A N/A Tentative Tract Map Review $225 $188 N/A N/A Final Tract Map Review $143 $135 N/A N/A Residential Development Allocation $57 $47 $38 $31 Building&Safety Fees Building Permit $2,395 $2,041 $1,918 $1,897 Building Plan Check $2,130 $843 $802 $802 Plumbing $324 $324 $324 $324 Mechanical $553 $553 $553 $475 Electrical $309 $275 $275 $275 Garage permits $1,691 N/A N/A N/A Development Impact Fees Sewer Frontage Charges $1,500 $1,500 $900 $900 Sewer Capital Improvements $3,000 $3,000 $2,200 $2,200 Water Frontage Charges $1,500 $1,500 $1,140 $1,140 Water Capital Improvements $4,170 $4,170 $2,090 $2,090 Water Source Acquisition $750 $750 $380 $380 Solid Waste $650 $650 $350 $350 Transportation Facilities $2,600 $2,600 $1,685 $1,685 Library $764 $764 $538 $538 General Government Facilities $2,644 $2,644 $1,859 $1,859 Storm Drains $700 $700 $343 $343 Parks and Open Space $4,482 $4,482 $3,151 $3,151 Police $1,806 $1,806 $1,270 $1,270 Fire $996 $996 $700 $700 School Fee$3.20/s.f. $7,040 $3,840 $3,200 $2,560 Total $40,753 $34,180 $24,013 $23,218 I.The fees assume a 50 unit subdivision for single family,60 units for townhouses,75 units for multi-family developments with 20 units/acre and 90 units for multi-family developments with 30 units/acre. Source:City of Redlands Planning Municipal Utilities and Building&Safety departments;Redlands Unified School District 5-23 City of Redlands General Plan: I-lousing Element In calculating the fees in Table 5.1-6, several assumptions were made. It was assumed that single- family homes are on average 2,200 square feet at a density of 6 dwelling units per acre. Similarly, the following assumptions were made: townhouses are 1,200 square feet at 10 unitslacre, multi- family units of 1,000 square feet are at 20 units/acre,and multi-family units of 800 square feet are at 30 units/acre. The average project size for these developments was assumed to be 50 dwelling units for single-family homes, 60 dwelling units for townhouses,75 dwelling units for multi-family units at 20 unitslacre, and 90 dwelling units at 30 units/acre. For sewer and water frontage fees, it was assumed that frontage for a single-family home or a townhouse is 50 feet and frontage for a multi- family home is 30 feet. Sewer frontage fees are $30/foot across the board, and water frontage fees are$30/foot for single-family homes and townhouses and an average of$46/foot for multi-family units. The City recognizes that development fees, although necessary to pay for facilities and services required by new development, add significantly to the cost of housing and affect the feasibility of constructing affordable housing. For this reason, to mitigate this constraint, the City has used,and will continue to use, grant funds to pay for development fees if necessary to maintain the financial feasibility of an affordable housing development proposal. CONSTRAINTS TO HOUSING FOR SPECIAL NEEDS GROUPS Single-family homes,which comprise three-quarters of the housing stock in Redlands,are often too expensive for low-income persons and others with special needs. Therefore, it is necessary for the City to establish policies and processes that facilitate other housing types. This section addresses policy constraints and opportunities that affect special needs groups,including seniors,people with disabilities, the homeless, large families, female-headed households and low-income individuals and families. As described in the zoning section earlier in this chapter,the City has several stipulations within its policies to encourage alternative housing types. Emergency Shelters,Transitional Housing, and Supportive Housing In January 2008, Senate Bill 2 (SB 2) went into effect, requiring that every jurisdiction in the State identify one or more zoning districts that allow emergency shelters and that transitional housing and supportive housing be treated as any other residential use, subject only to those restrictions on residential uses contained in the same type of structure. The law also requires that the identified zones contain sufficient capacity to provide shelter for homeless persons that have unmet housing needs. On October 1, 2013, City Council adopted Resolution No. 7322, which permits emergency shelters in the SC (Service Commercial) District of the Downtown Specific Plan by right and establishes development standards for emergency shelters. The City continues to permit transitional and supportive housing by right in all zones that allow residential uses,and projects are not subject to any restrictions not imposed on similar residential uses in the same zone (see Program 7.1-3). Single-Room Occupancy (SRO) Units SROs represent another affordable housing alternative. City policies regulate the location of single- room occupancy (SRO) units (they are only permitted in the R-2 Multiple Family Residential 5-24 Chapter 5: Constraints District with a conditional use permit). However,programs in this Housing Element seek to clarify the definition (Program 7.1-1) and create standards for SROs (Program 7.1-2). In general, the City views SROs as single-room apartments without full kitchen facilities (although often they have a microwave in each room and/or shared kitchen facilities). Furthermore, SROs are exempted from the city's annual dwelling unit limit and therefore may be used to fulfill regional housing needs over this limit. The City is currently in the process of considering appropriate zoning districts for SROs and developing criteria for the review of projects. Staff has held one workshop with the Planning Commission and is currently preparing a draft ordinance for their review. The City expects to adopt the SRO ordinance in late 2013 or early 2014. Manufactured Housing and Mobile Homes City policies also regulate the location of manufactured housing and mobile homes. Manufactured homes and mobile homes are considered single-family homes and therefore are permitted in all residential zones, as long as they comply with the density and other requirements within that zone. Mobile home parks, developments designed and constructed as a single land use complex, are subject to conditional use permits.The City believes that mobile homes are an important source of affordable housing and therefore mandates rent control in several of the larger complexes(Lugonia Fountains Mobile Home Park,Orange Grove Mobile Estates,and Sylvan Mobile Estates). Constraints to Housing for Large Families and Female-Headed Households Large families and female-headed households may require more traditional housing types; the SROs, mobile homes and shelters described above are not well suited for families. In 2011, approximately 7 percent of households in Redlands were female-headed households and 11 percent were large families (defined as five or more persons per household). These populations are described in more detail in Chapter 2. Multi-family housing,a more affordable housing option,is permitted in the R-2,R-2-2000,and R-3 Multiple Family Residential as well as Administrative Professional, Town Center, Town Center- Historic, and Service Commercial districts and some non-residential zones adjacent to these districts. Multi-family housing is also permitted in the C-3 and C-4 commercial districts, but is constrained by the requirement for a conditional use permit. Although the zoning code does not restrict the number of bedrooms per unit,the market often does. The Housing Authority of San Bernardino operates 189 units of conventional public housing and 45 additional affordable housing units in Redlands.In 2008,84 percent of applicants requested one- or two-bedroom units, 14 percent requested three-bedroom units,less than 2 percent requested 4- bedroom units, and no applicants requested 5-bedroom units.' It does not seem, therefore, that there is much demand for large public housing units. Furthermore, of the total existing housing stock in Redlands, over half is made up of three and four-bedroom units. Additionally, overcrowding does not appear to be a substantial problem in Redlands; according to the 2010 U.S. Census only three percent of households were considered overcrowded (defined as more than one occupant per room). However, feedback from community members indicates that the available 'Email with Alison Crawford,Housing Authority of San Bernardino,2/1/2008. 5-25 City of Redlands General Plan: Housing Element data may not accurately represent actual overcrowding conditions. During a housing forum held on July 9, 2013 community members and stakeholders noted an undersupply of 3+bedroom units in Redlands. They also noted that many families were doubled or tripled up in housing units. Program 7.3-8 has been added to study overcrowding conditions in Redlands in more detail,as well as the inventory and availability of large (3+ bedroom) units, and make further recommendations to the City Council based on the findings. Constraints to Housing for Persons with Disabilities As noted in the Special Needs section(3.2) of the Housing Element,persons with disabilities have a number of housing needs related to accessibility of dwelling units; access to transportation, employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive living services. The City ensures that new housing developments comply with California building standards(Title 24 of the California Code of Regulations) and federal (Americans with Disabilities Act) requirements for accessibility.The City also permits educational,residential,health care,and other supportive services (defined as institutional services in the zoning code) of the type that could benefit persons with disabilities in residential zones. Sites zoned for multi-family use, administrative professional, and C-3 and C-4 Commercial zones, which all permit mixed-use developments,are located along arterial streets and transportation corridors to facilitate access and accessibility for persons with disabilities. Seniors-only housing currently exists in Redlands and provides many of the features that meet the needs of persons with disabilities. The City's current development standards permitting mixed-use developments will allow a wide variety of housing types that could meet the needs of, and provide accessibility to services and transportation to,individuals with disabilities. In light of current planning policies and zoning regulations, the City believes that it has mitigated any potential constraints to the availability of housing for persons with disabilities. Procedures for Ensuring Reasonable Accommodations The City of Redlands has established procedures to ensure that reasonable accommodations are made for persons with disabilities. Any person with a disability may submit an application for reasonable accommodation or variance from the requirements of City zoning or building codes by submitting an application to the city's development services director who may deny, approve or conditionally approve the request or pass the request along to a designated city committee (Ord. 2656 § 1, 2007). The City provides assistance to applicants who need help completing the application. A notice of the fling of the application is sent to owners of all properties within three hundred feet of the property that is the subject of the application. The notice contains information about the nature of the accommodation request, and provides instructions for notification of any decisions that are made or hearings scheduled regarding the application. The community development director or the committee acting in the capacity of the community development director makes the following findings: • The person who will use the subject property is protected under the fair housing laws; 5-26 Chapter 5: Constraints • The requested exception to the zoning code, law, regulation, procedure or policy is necessary to make specific housing available to persons occupying the subject property; • The requested accommodation will not impose an undue financial or administrative burden on the City;and • The requested accommodation will not require a fundamental alteration of the city's zoning or building laws,policies and/or procedures. In practice, the requirement to notify property owners within 300-feet does not slow down requests.There is no cost to submit an application for reasonable accommodations;the only cost is a building permit(for a small addition to a home,a permit costs less than 500 dollars).The Zoning Ordinance establishes a timeframe of 30 days to make a decision on an application and the notification of neighbors within 300 feet is handled within this timeframe. Typically,smaller-scale ADA retrofit requests are processed over the counter. A request for a ramp to accommodate a wheel chair takes approximately two to three weeks, while a bathroom modification only takes two to three days.Building permit fees for these types of procedures are less than 100 dollars for bathroom modifications and approximately 30 dollars for a wheel chair ramp. Efforts to Remove Regulatory Constraints for Persons with Disabilities The State of California has removed City discretion for review of small group home projects (six or fewer residents). The City does not impose additional zoning, building code, or permitting procedures other than those allowed by state law. There are no City--initiated constraints on housing for persons with disabilities. The City allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with ADA requirements. Such retrofitting is permitted under Chapter 11 of the 1998 version of the California Code. The City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.The City's Zoning Code has been reviewed for Chapter 11 compliance and was found to be compliant. Information Regarding Accommodation for Zoning, Permit Processing, and Building Codes The City implements and enforces the Americans with Disabilities Act (ADA) and applicable California law regarding access and accommodations for persons with disabilities. The City provides information to applicants or those inquiring of City regulations regarding accommodations in zoning, permit processes, and application of building codes for persons with disabilities. Zoning and Other Land Use Regulations As part of the update of the Housing Element in 2002,Redlands conducted a comprehensive review of its zoning laws, policies, and practices for compliance with fair housing Iaw. The City has not identified any zoning or other land use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals. Examples of the 5-27 City of Redlands General Han: Housing Element ways in which the City facilitates housing for persons with disabilities through its regulatory and permitting processes are: • The City has no authority to approve or deny State-licensed group homes of six or fewer people in zones allowing residential uses, except for compliance with building code requirements, which are governed by the State of California. Similar homes serving seven or more persons are only permitted in the Multiple-Family Residential and Agricultural zones,subject to a conditional use permit.However,Program 7.1-1 in Chapter 7 calls for a thorough evaluation of where such homes are most appropriate. For example, because individuals living in group homes often rely on transit to access social services,it may make more sense to allow group homes in Downtown or in other high density or mixed-use areas. • The City permits housing for special needs groups,including for individuals with disabilities,without regard to distances between such uses or the number of such uses in any part of the City.The Land Use Element of the General Plan does not restrict the siting of special needs housing. Permits and Processing The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility.The City's requirements for building permits and inspections are the same as for other residential projects and are fairly simple and straightforward.City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities. A significant number of group homes operate in the City of Redlands. As discussed above,the City allows group homes of six or fewer persons by right, as required by state law. No conditional use permit or other special permitting requirements apply to such homes. The City does not impose special occupancy permit requirements for the establishment or retrofitting of structures for residential use by persons with disabilities. if structural improvements are required for a group home,a building permit is required.If a new structure were proposed for a group home use for more than six persons, design review would be required as for any other new residential use with five or more units.The hearing process is the same for group homes and special needs housing for persons with disabilities as for other residential projects of five or more units. The Planning Commission examines permitted uses, architecture,landscaping,and site design.To the City's knowledge, its design review process has not been used to deny or substantially modify a housing project for persons with disabilities or otherwise. Furthermore, no reductions in density have been required because of design review. The City's zoning and permit processes also allow for on-site supportive services, with no additional special conditions. The City's permit process allows conversion of residential structures to include these supportive services as accessory to the primary residential use. Building Codes The City provides reasonable accommodation for persons with disabilities in the enforcement of building codes and issuance of building permits through its flexible approaches to retrofitting or 5-28 Chapter 5: Constraints converting existing buildings and construction of new buildings that meet the shelter needs of persons with disabilities. The City of Redlands has adopted and implements the 2007 California Uniform Building Code, and is working on adopting the 2012 version. Should the State of California adopt the 2000 International Building Code, Redlands will implement the provisions of that code. Until that time,the 2007 UBC will be the applicable code the City is required to enforce under state law. 5.2 Non-Governmental Constraints Market forces can have a substantial impact on the local economy and housing stock.These forces, such as land and construction costs, availability of financing and local economic conditions are outside the control of government; however, local governments can help to mitigate negative consequences of market forces through programs and policy initiatives. The City of Redlands and the San Bernardino County have been hard hit by the mortgage lending crisis and accompanying housing slump that affected markets nationwide beginning in 2007. The effects of this downturn are explored in the section below. The Local Housing Market While home prices in Redlands have increased dramatically in recent years, this trend has momentarily appeared to reverse course.Between January 2000 and March 2007,the median home sale price in Redlands increased from$150,000 to$450,000, representing a 200% increase. In 2007, trends started to reverse in the city; by January 2008, median home sale prices fell to $330,000 (comparable to prices seen in late 2004). By September 2009 the median sales price fell further to $250,000 where it has remained until recently. In June 2013 the median sales price was $290,000, still well below the median home sales price recorded in 2007.8 According to local real estate professionals developers with properties in the entitlement phase are often choosing to liquidate, selling off land that may have a tentative or final map approval at a discount,or holding on to land while waiting for a turnaround in the market. Discussions with Local housing developers reveal that Redlands is primarily viewed as a moderate to move-up market for housing(compared to neighboring San Bernardino which is viewed primarily as an entry-level community). Redlands, along with other Inland Empire communities, has experienced an influx of workers from neighboring Los Angeles and Orange Counties in search of moderately priced housing.This has increased housing demand and costs in some western portions of the county,including Redlands.Thus, while housing costs in Redlands are higher than in some other nearby communities,they are substantially less than in most Orange County and Los Angeles County communities of similar character. The City's reputation as a moderate to move-up housing market means that home builders will likely offer housing products aimed primarily at households in the upper-moderate and above- 8http://www.zillow.com/local-info/+CA-Redlands-home-value/r_40524/.Accessed 8/13/13. 5-29 City of Redlands General Plan: Housing Element moderate income ranges(households earning more than the median income).This housing market orientation affects land costs by increasing the value of residential lands compared to communities more oriented to the entry-level market. While the City has little control over market perceptions and orientation, it can affect how that orientation is translated into housing products through its efforts to encourage the construction of affordable housing and to provide a regulatory climate to support that effort. Land and Development Costs Land prices and construction costs are two of the most important factors affecting housing development. Currently, land prices are volatile and wide-ranging. A number of developers are looking to sell off land intended for tract development at discounted prices. Land for conventional single-family homes ranges from $95,000 to over $200,000 per acre, depending on the zoning category and location.Prices can be much higher,upwards of$400,000 per acre for larger lots when improvements and/or entitlements are already in place.Note that since the city no longer has many large vacant sites,available land tends to be on the edges of the city.However,the City is working to promote multi-family housing as part of a mixed-use strategy in the downtown. Multi-family land,depending on location and allowed density,can cost$150,000 to$200,000 per acre. Construction costs also have a substantial impact on the overall cost of development. Marketing and soft costs,such as architecture,engineering,and other professional services,can add$10,000 to $15,000 per unit (again, depending on the type of housing). Other expenses, including administration and sales, average $8,000 to $10,000 per unit. Hard construction costs average around$55 per square foot for standard single-family detached home construction,and$70 to$85 per square foot for townhome construction.9 Therefore, total construction costs for a standard, non-custom home would come out to$110,000(for a 2,000 square foot single-family home at 4 to 6 units per acre) to $136,000 (for a townhome averaging 1,600 square feet at 20 units per acre). Again, these represents hard construction costs only, and do not include labor, land costs, "soft" costs(described above)or financing. The actual sales price of this standard tract home will depend on market conditions that allow the homebuilder to charge a higher or lower percentage above cost. Recent home sales (between April 2013 and June 2013) of single-family homes and condos from 1,500 to over 2,000 square feet have ranged from approximately$145,000 to $340,000, with a median sales price of$290,000. Overall, median home sale prices have increased more than 36 percent between June 2012 and June 2013.19 The cost to construct a rental apartment, given the same assumptions as above (standard construction, no upgrades),would range from about$110,000 to $120,000 per unit, depending on the size, number of bedrooms, and number of rental units per acre. Construction costs for rental properties must also cover the construction of common area. To cover this total cost, considering current borrowing, maintenance,and capital expenses (excluding owner's profit), would require a 9 Based on a survey of seven production home builders active in the Inland Empire and elsewhere in Southern California, conducted by Land Advisors Organization,2013. 10 Trulia Real Estate.Accessed August,13 2013.www.trulia.corn 5-30 Chapter 5:Constraints monthly rent of between$900 and$925 for a one-bedroom unit and between$1,150 and$1,220 per month for a three-bedroom unit." Actual rents for new apartments would be higher to allow for owner profit.Recent rental listings confirmed these values,with asking prices of$800 to$1,110 for one-bedroom units,and$1,150 to$1,700 for three-bedroom units.L2 Interest Costs The cost of borrowing money can present a constraint to both the producer and consumer of housing. Following the recent mortgage lending crisis, borrowing has become more difficult, especially for consumers with poor or moderate credit ratings. Consumer Interest Rates Even small increases to home loan interest rates can substantially affect monthly housing costs and reduce affordability to low- and moderate-income households. Table 5.2-1 shows how changes in interest rates affect borrowing costs. For each one percentage point increase in the interest rate, borrowing costs increase by 6 to 7 percent for a 15-year home loan and 20 percent if the increase is from five to eight percentage points.For a 30-year loan,the effects are even more pronounced:each one percentage point increases the monthly payment 10 to 11 percent-nearly 37 percent if the increase is from five to eight percentage points. Table 5.2-1 Impact of Interest Rates on Monthly Mortgage Payments Monthly Payment on o I5-Year Loan Monthly Payment on a 30-Year Loan 5% 6% 7% 8% 5% 6% 70/0 8% $100,000 $791 $844 $899 $956 $537 $600 $665 $734 $150,000 $1,187 $1,266 $1,349 $I,434 $806 $900 $998 $1,101 $200,000 $1,582 $1,688 $1,798 $1,912 $1,074 $1,200 $1,330 $1,468 $250,000 $1,978 $2,110 $2,248 $2,390 $1,343 $1,500 $1,663 $1,835 $300,000 $2,373 $2,532 $2,697 $2,868 $1,611 $1,800 $1,995 $2,202 $350,000 $2,769 $2,954 $3,147 $3,346 $1,880 $2,100 $2,328 $2,569 $400,000 $3,164 $3,376 $3,596 $3,824 $2,148 $2,400 $2,660 $2,936 $450,000 $3,560 $3,798 $4,046 $4,302 $2,417 $2,700 $2,993 $3,303 $500,000 $3,955 $4,220 $4,495 $4,780 $2,685 $3,000 $3,325 $3,670 Source:Dyett&Bhatia,2008. Many consumers mitigate the impact of rising interest rates by purchasing adjustable rate mortgages that typically begin with substantially lower introductory rates. Adjustable rate mortgages allow a borrower's interest cost, and monthly payment,to rise or fall with market rates. In a rising interest rate climate, adjustable rate mortgages can offer substantial short-term savings 11 Annual rent required calculated as 10-11 percent of total unit construction cost. 12 Craigslist.Accessed June 2013.www.craigslist.com 5-31 City of Redlands General Plan:Housing Element over a fixed-rate loan. In a declining or highly volatile interest rate climate, adjustable rate mortgages can lead to higher short-term costs,as demonstrated in 2007. Developer Interest Rates Higher interest rates increase the cost of doing business for developers in two ways: (1) construction costs rise (most residential development is financed, at least in part, through construction loans), and (2) permanent borrowing costs increase. Table 5.2-2 shows the impact of changes in loan rates on the monthly rent for hypothetical apartment projects that are privately financed and that receive state and/or federal funds.Three per-unit project costs are assumed: (1) a small apartment complex with minimal amenities that costs $80,000 per unit to construct, (2) a medium quality apartment complex with average amenities that costs$90,000 per unit to construct, and (3) a luxury apartment complex that costs $100,000 per unit to construct. In each case the properties include a mix of one- and two-bedroom apartments. These examples assume that 75 percent of the project is financed at a commercial lending rate for a term of 15 years. Table 5.2-2 Impact of interest Rates on Commercial Borrowing Costs Per Unit Loan Interest Rates Amount(75% -" Financed) 6% 7% 8% 9% 10% $60,000 $506 $539 $574 $608 $645 $67,500 $570 $607 $645 $684 $726 $75,000 $633 $674 $717 $761 $806 Source:Dyett&8hotia,2013, Therefore, a three percentage point increase in interest rates for permanent financing, from 6 percent to 9 percent,will increase the per unit borrowing cost by 20 percent and the overall per unit cost(accounting for operation and maintenance expenses)by about 10 percent. Financing Availability and Distribution Given the recent increase in defaults on mortgages in Redlands and elsewhere in the region,as well as the subsequent reaction from the Federal Reserve, the ability to borrow money may become more difficult. According to City housing staff,the most severe lending problem appears to be with long-time homeowners in North Redlands who have substantial deferred maintenance on their properties. These owners often have trouble accessing capital to make improvements on their homes. Home Mortgage Disclosure Act (HMDA) data from 2011 supports this assertion.The rate of approval for home improvement loans in North Redlands was 20 percent lower compared with approval rates for home purchase loans.13 As for new homebuyers, there does not seem to be a problem obtaining loans from the bank, as long as the borrower has good credit.The Home Mortgage Disclosure Act (HMDA) data confirms 13 Federal Financial Institutions Examination Council.Home Mortgage Disclosure Act.2011 Mortgage Application and Approval Data by Census Tract. 5-32 Chapter 5:Constraints that borrowing rates are fairly consistent throughout the city. C)n average, 70 percent of home purchase loans were approved in the city; the rate in North Redlands is similar at 71 percent, although one census tract in the neighborhood reports approval rates at 67 percent.With the recent sub-prime mortgage crisis,lenders may be unwilling or not permitted under new standards to offer mortgages to individuals with low credit ratings. On the other hand, recent cuts to short-term interest rates by the Federal Reserve may lead to a decrease in mortgage rates, encouraging borrowing for mortgages and construction loans.In addition,deferred maintenance has become an issue with re-sales as well,since homes being purchased must be up to code. 5-33 City of Redlands General Plan: Housing Element This page intentionally left blank. 5-34 6 Program Accomplishments 6. 1 Effectiveness During the RHNA projection period covered by the last Housing Element(2006-2013), 1,249 housing units were produced in Redlands, through a combination of new construction, rehabilitation, and preservation/conservation (Table 6.1-1). This was 1,596 below above the City's total Regional Housing Needs Allocation (RHNA).While Redlands did not meet its RHNA overall,the housing that was produced by income category was roughly proportional to the RHNA breakdown of housing units by category. For instance, a total of 393 extremely low- and very low-income units were produced, or 31 percent of the total. Extremely low- and very low-income units accounted for 27 percent of the RHNA. Redlands' production of only half of the housing units in its allocation during the last Housing Element period is also reflective of the economic conditions during the time period, in which the nation overall and inland Southern California in particular experienced a dramatic slowdown in housing production in the last five years.At the same time,the shortfall in new construction of units across all income categories—but especially for the categories other than Above Moderate—is notable,and should be a focus of the next cycle. Table 6.1-1: Housing Produced in Redlands, 2006- 2013 Units 2006•-2013 Income Category Units Constructed Units Rehabilitated Preserved Total RHNA Target Extremely Low 172 172 N/A Very Low 11 210 221 682 Low 42 181 3 226 469 Moderate 18 13 17 48 539 Above Moderate 518 64 582 1,155 Total 589 640 20 1,249 2,485 Source:City of Redlands,Community Development Department,2013 6-1 6.2 Program Accomplishments During the review of the 1998-2005 Housing Element, City staff evaluated how the policies and programs were implemented. This evaluation provided a basis for the policies and programs found within this housing element. Note: Rows in yellow are guiding policies instead of programs. Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.1a Designate and zone sufficient land to meet housing needs as determined by the regional housing allocation. 7.1b Participate in programs assisting in the production of housing affordable to extremely low-, very low-, low-,and moderate-income households. 7.1c Ensure that the City's plans, codes, regulations, and ordinances,as well as housing program incentives,encourage the provision of a mix of housing types that are responsive to household size, income,and accessibility needs. 7.1-I Ensure that the , Redlands Staff time. Change allowable density in R-3 and Adopted by Ordinance No. 2739 on Zoning Ordinance Community equivalent districts to 30 units per net November 16, 2010. The R-3 District was permits 30 units Development acre within 6 months of the adoption revised to allow 30.04 dwelling units per acre. per net acre as Department; of this Housing Element. the allowed Redlands City highest density, Council. 7.1-2 Make Zoning Redlands Staff time. The City is actively evaluating and Staff has had one workshop with the Planning Ordinance Community modifying the provisions for group Commission and is preparing a Draft SRO changes for Development homes, boardinghouse,and SROs by Ordinance for their review. The delay is due Group Homes, Department; clarifying definitions, considering to the Department being understaffed and staff Boardinghouses, Redlands City appropriate zoning districts, turnover. Program to be kept. and Single Room Council. developing criteria for review of Occupancy (SRO) projects and determining appropriate Units. reviews.This process is a priority for the City and will be complete within 6 months of the adoption of this • Housing Element. 6-2 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policiesl Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.1-3 Implement Zoning Redlands Staff time. Current and ongoing. Staff is in the process of re-circulating the Draft Ordinance to Community EIR for the Revised Downtown Specific Plan include standards Development (DSP). SRO's will be incorporated into the for Single Room Department; Revised DSP as a conditionally permitted use in Occupancy(SRO) Redlands City the Corridor 3 East District. Program to be housing within the Council, kept. Downtown Specific Plan area. 7.1-4 Update Redlands Staff time. In accordance with Section Adopted by Resolution No. 7322 on October Emergency Community 65583(a)(4),the City will either enter I,2013. The SC (Service Commercial) District Shelter, Development into a multi-jurisdictional agreement of the Downtown Specific Plan No.45 was Transitional Department; with Loma Linda and/or San changed to allow emergency shelter and Housing, and Redlands City Bernardino, or, if this agreement does transitional housing by right in this zone instead Supportive Council not come to fruition, it will allow of the C-M (Commercial industrial) District. Housing emergency shelters by-right in the provisions. CM (Commercial Industrial) zone by amending the Zoning Ordinance within one year of the adoption of this Housing Element. 7.1-5 Treat transitional Redlands None. Continue to treat transitional and The City has continued to treat transitional and housing the same Community supportive housing as any other supportive housing as any other residential use as other Development residential use in the same zone. in the same zone. Ongoing policy. residential uses in Department the same zone. Redlands City Council, 7.1-6 Comply with State Redlands Staff to Update density bonus provisions of Adopted by Ordinance No. 2762 on January Density Bonus Community administer the Zoning Code to comply with 17, 2012. The City's Density Bonus Ordinance requirements. Development program. recent changes to State law within six (Chapter 113.228 of the Redlands Municipal Department; CDBG funds months of the adoption of this Code) is in compliance with current State law. Redlands City or Housing Element, including either Council. redevelopment defined concessions or incentives funds to pay available or allowing developers of fees or provide affordable housing to request them. 6-3 City of Redlands General Plan: Housing Element Table 6,2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies! 1 Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Finandng Qualitative) Achieved 2006-2013:Results and Evaluation other financial incentives for affordable density bonus units. 7,1-7 Encourage Limited Redlands City None. Started in 2002; Ongoing. Maintain With dissolution of the City's former Equity Council. contact with CAHC to periodically Redevelopment Agency in accordance to ABxI Cooperatives. indicate support for cooperatives in 26,the 20% housing set aside was discontinued. Retain existing Redlands and inquire how the policy of City/RDA can facilitate their encouraging development formation of limited equity stock cooperatives. 7.1-8 Maintain Second Redlands Staff time. Maintain Second Dwelling Unit City continues to implement its Second Dwelling Unit Community Ordinance in accordance with State Dwelling Unit Ordinance on an ongoing basis. Ordinance. Development law, Keep track of second units being Department developed. Process is ongoing. Redlands City Council. 7.1-9 Allow Tandem Redlands Staff time. Amend Zoning Ordinance to allow Adopted by Ordinance No. 2743 on Parking for Community tandem parking to satisfy parking November 16, 2010. The City Zoning Second Dwelling Development requirement for second units within Ordinance allows the use of tandem parking to Units. Department one year of the adoption of this satisfy parking requirements for Second Redlands City Housing Element Dwelling Units. Council. 7.1-10 Launch Second Redlands Staff time. Initiate public awareness campaign Due to staff turnover and budget cuts,the City Dwelling Unit Community within six months of the adoption of has not implemented this program. May be Public Awareness Development this Housing Element. Efforts will implemented this cycle. Campaign. Department include developing information Redlands City packets to market second-unit 6-4 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Pofides/ Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation Council. construction and advertising second- —' unit development opportunities to homeowners on the community's website and in other locations. 7.1-11 75/25 Ratio. Redlands None. None. Staff monitors the 75125 Percent Housing Community Ratio. This is a General Plan goal at build-out Development and is not used on a case-by-case basis to Department; evaluate multiple family projects. Retain Redlands City ongoing program. Council. • 7.2a Encourage the development of housing affordable to extremely low-,very low-,low-,and moderate-income households. 7.2b Ensure that units produced for extremely low-,very low-, low-and moderate-income households are made available to those groups and maintained as affordable units. 7.2-I Support Non- Redlands Staff time, Determine level of commitment to be Ongoing. profit Housing Community CDBG funds, made and work to engage non-profit Providers. Development redevelopment housing providers in an active Department; funds(when partnership. Initiated in May 1994 and Redlands City appropriate). will continue on a regular basis; Council. Section 202 examples of City support efforts Program include expedited permit processing, (senior and use of CDBG or redevelopment handicapped funds,assistance in accessing State or housing), federal funds,and provision of density HOME and/or other regulatory incentives. Program. The City maintains a list of statements of qualifications from developers and continually works with Habitat for Humanity,normally completing one home per year. 7.2-2 Continue Use of Redlands Tax increment Assistance to providers of below- With dissolution of the City's former Redevelopment Redevelopment in market rate housing. Funds are Redevelopment Agency in accordance to ABx I Low-and Agency. redevelopment available immediately. Commitments 26,the 20%housing set aside was discontinued. 6-5 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Pokiest Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation Moderate-Income project area, are made as determined by the Housing Funds. Agency. Ongoing action. 7,2-3 Continue Use of San Bernardino Staff time; Work with developers who propose Ongoing. Mortgage Revenue County; bond interest suitable projects. Contact San Bonds. Redlands City cost is borne Bernardino County and other public Council (to by federal and agencies in the Inland Empire to authorize City State determine interest and feasibility of participation); governments. new bond issue. Determine feasibility Redlands of new bond issue within one year of Community the adoption of this Housing Element Development If feasible, participate in bond issue in Department (as 2009-2010 for financing of new • City liaison housing construction in 2010-2014. with other agencies participating in consortium). 7.2-4 Determine the Redlands City Staff time. Staff to contact agencies with on- Ongoing. feasibility of using Council or San going programs and determine Mortgage Credit Bernardino feasibility for a program in Redlands Certificates, County; within six months of the adoption of Redlands this Housing Element if feasible, may Community be used as a companion program to Development Mortgage Revenue Bonds in place of Department. Mortgage Bonds, 7.2-5 Participate in the Redlands Staff time. Staff to coordinate with County of In 2014, the City will no longer be an (HUD) HOME Redevelopment San Bernardino, Housing and entitlement City for its CDBG Program and Investment Agency, non- Community Development, non-profit will be administered by the County of San Partnership profit organizations. Begin management Bernardino. Program could be administered Program for organizations. after the City takes responsibility for through San Bernardino County. Multi-Family CDBG funds in 2009. Housing. 6-6 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.2-6 Promote the Use Redlands Staff time. Assist in documenting protect Ongoing. of Low-Income Community eligibility and preparing tax credit Housing Tax Development applications.This is an ongoing action Credits. Department that the City will implement as and Redlands requests for assistance are received Redevelopment by low-income housing providers. Agency. 7.2-7 Continue Public Redlands California Cooperate with the San Bernardino Ongoing. Housing and Community Multi-family County Housing Authority in locating Section 8 Development Housing suitable sites or existing properties Programs, Department; Program that can be rehabilitated and in Redlands City (construction obtaining funding to create public Council. of replacement housing or Authority-owned Section units). 8 units. Ongoing. Federal Section 8 New Construction Program (construction of replacement units). Federal Section 223 Program (refinancing of low-income rental projects). 6-7 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 20062013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.2-8 Continue Mobile Redlands Board Continue existing program. Program Ongoing. Home Rent Mobile Home expenses. is continuous and ongoing. Control. Rent Control Board; Redlands City Council. 7.2-9 Continue First- Redlands Loan funds, Establish and periodically revise loan With dissolution of the City's former and Last-Month Community perhaps using guidelines, program procedures, Redevelopment Agency in accordance to ABxI Loan Program. Development CDBG or allocate staff or find third party to 26,the 20% housing set aside was discontinued. Department emergency administer program. Current and Funding no longer available. Redlands City services ongoing program. City to evaluate Council;and monies,staff program guidelines and make Redlands time. appropriate changes, if needed,within Redevelopment six months of the adoption of this Agency. Housing Element. 7.2-10 Implement Redlands Staff time, Work with a non-profit to coordinate Ongoing. Housing Referral Community CDBG funds. those wishing to supplement their and Placement Development income by sharing their home or Program. Department creating a second unit with those in and a non- need of housing within two years of profit the adoption of this Housing Element. organization. 7.2-1 I Remove Redlands Staff time. Adoption of the revised Downtown Staff is in the process of re-circulating the Draft Constraints to Community Specific Plan by Fall 2010. EIR for the Revised Downtown Specific Plan Affordable Development (DSP). The anticipated date of approval is Housing Department. Winter 2014. Development in the Downtown. 7.2-12 Transit-Oriented Community None. Allow density bonus upon adoption The Revised Downtown Specific Plan will allow Development Development of the Revised Downtown Specific a 25%density Bonus within 'A mile from the (TOD). Department, Plan (Fall 2010) and incorporate Downtown Train Station for any residential City Council. detailed provisions in Zoning project. Transit Village Plans have been 6-8 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies)! Responsible Objectives 2006-2013(Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation Ordinance by December 201 1. prepared and submitted to SAN BAG for the Redlands Passenger Rail Project's train stations and will be adopted in Fall 2014. 7.3a Provide incentives for development of affordable housing for seniors,single parents, disabled persons,and other special needs groups on sites where proximity to services and other features make such housing desirable. 7.3b Encourage the development of emergency and transitional housing for homeless persons and families. 7.3-1 Continue to Redlands Staff time. Ensure community support,site Ongoing Work with Non- Community location; identify sites in zones Profit Development permitting such facilities. Ongoing Organizations to Department, action.Contact service providers Identify the Need non-profit directly to inform them of assistance for Group Homes organization. available in site identification within and Community one year of the adoption of this Care Facilities for Housing Element. Individuals Unable to Live Independently. 7.3-2 Continue the Use Redlands Staff time; The RDA will assist non-profit With dissolution of the City's former of Federal Funding Community CDBG or developers identify programs and Redevelopment Agency in accordance to ABxI for Very Low-and Development redevelopment provide technical assistance if needed 26,the 20% housing set aside was discontinued. Low-Income Department funds to in obtaining certain types of funding. Program may continue through County Senior and Redlands City provide Continue as an ongoing action. (successor agency). Handicapped Council; assistance in Housing. Redlands completing Redevelopment feasibility Agency; Non- studies, profit groups. applying for state or federal funds or tax credits,and acquiring one or more sites. 6-9 City of Redlands General Plan: Housing Element Table 6.2-I Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Polices/ Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.3-3 Encourage Redlands None. Ensure City policies and zoning do City continues to ensure that there are no Congregate Community not hinder such development. Review regulatory barriers to the development of Housing. Development of City zoning policies completed to congregate housing. This type of use is allowed Department; ensure that there are no regulatory within ail of the multiple family zoning districts. Redlands.City barriers to the development of such Council. housing. City will monitor application of regulations annually to ensure that zoning requirements do not create unreasonable barriers and cost. 7.3-4 Encourage Single- Redlands Staff time; Identifying existing structures and Ongoing. Room Occupancy Community CDBG funds potential sites,winning the interest of Housing. Development or nonprofit developers, and working Department redevelopment out appropriate incentives. City has Redlands City set-aside funds. identified potential sites in the Council;and Assistance in downtown area where SROs are Redlands accessing state permitted under the Zoning Redevelopment or federal Ordinance.The City will update the Agency. funds for site identification as changes in land construction of use occur on targeted sites. such housing (the most appropriate state or federal program will depend on the client group that SRO housing units will serve). 7.3-5 Assist Non-Profits Redlands Staff time; Staff to assist local organizations that The City annually allocates funds through in Providing Community perhaps provide emergency aid and shelter CDBG to assist with emergency aid and shelter Emergency Shelter Development provide with services on an annual basis.Advertise services to local residents. Funds have been Services and Department loans and emergency shelters and other non- _ used to assist Inland Temporary Homes and 6-10 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation Transitional Redlands City other financial profit services on City website as well Family Services Association of Redlands. Housing. Council; incentives. as distribute informational flier to the Redlands Police Department and Park Ranger Family Services, program to give to homeless people the United they encounter; Ongoing. Way, Inland Temporary Services,and other interested non- profit organizations. 7.3-6 Investigate Redlands Staff time. Staff to keep in contact with agencies Ongoing. Participation in Community that have on-going programs so as to the Permanent Development consider programs in Redlands. Housing for the Department, Initiated and ongoing. Handicapped, non-profit Homeless (PHH) organizations. Program. 7.4a Remove constraints to production and availability of housing to the extent consistent with other General Plan policies. 7.4b Remove or reduce the impact of non-governmental constraints to housing production. 7.4-1 Implement Zoning Redlands Staff time. Current and ongoing. Congregate housing is permitted in the Ordinance to Community Medium Density areas that are in the R-2 include standards Development (Multiple Family Residential) District. for congregate Department; housing in Redlands City Medium Density Council. areas designated on the General Plan Diagram. 6-1I City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Posies! Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.4-2. Continue Giving Community Continue Continue current point system. Ongoing. More Points to Development current point Affordable Department system. Deveiopment in Redlands City the Residential Council. Development Allocation Process. 7.4-3 Evaluate Redlands City Staff time. While fee evaluation is on-going,fees City is currently reviewing its Development Development Council. will be evaluated on a biennial basis Impact Fees. Implementation underway. Fees. within one year of the adoption of this Housing Element. Fees are increased to reflect cost of living increases. 7.4-4 Participate in Community Staff time. Attend and participate in updates of Ongoing, Establishment of Development the CBC on an ongoing basis. Building Code. Department 7.4-5 Continue One- Community None. Improve and continue current City has formed a One Stop Permit Center Stop Permit Development practice. Committee that meets once a week to review Processing. Department operations at the One Stop Permit Center in Redlands City order to ensure efficient service to the public. Council. Retain ongoing program. 7.4-6 Maintain Current Redlands City None. Continue Current practice. Current practice has been maintained and is Planned Council. ongoing. Residential Development Standards. 7.4-7 Continue to Community None. Continue current practice and amend Mixed-use zoning is in place throughout the 6-12 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006.1013(Quantitative and # Program Agencies Financing Qualitative) Achieved 1006-2013:Results and Evaluation Allow Mixed Use Development the Downtown Specific Plan to Downtown area of the City. Final Transit Zoning. Department; provide additional incentives to create Village Plans have been completed for the five Redlands City ' housing.Adopt revision of the train stations in Redlands as part of the Council. Downtown Specific Plan by Fall 2010. Redlands Passenger Rail Project that will Also, organize special marketing expand the areas of the City that allows mixed- events geared toward the use zoning. These are due to be completed in development community, post the Fall 2014. sites inventory on the City website, identify and target specific financial resources(such as 20%set-aside, existing tax allocation bond, CDBG, and Home funds), and reduce appropriate development standards to further encourage infill and mixed-use projects within one and a half years of the adoption of this Housing Element. The City shall also monitor the production of units within the commercial/mixed-use zones in relation to the City's regional need, especially in the production of housing affordable to very-low and low income households.Within three years of adoption of the Housing Element,the City will assess whether sufficient units are being considered for development and, if not,will undertake additional efforts to encourage sufficient development. These additional efforts could include identifying alternative sites for residential development, providing additional incentives for affordable housing and/or more aggressive 6-13 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Potides! Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation marketing of the availability of mixed- use development opportunities to the development community. 7.4-8 Mitigate Finance Community Staff time. Continue current practice of working Ongoing. Costs for Low- Development with banks,savings and loan Income Projects. Department. companies, and other financial institutions. On-going. 7.4-9 Maintain a Large Redlands City Staff time. Amend zoning as needed to bring all The City continues to maintain sufficient land Supply of Available Council. zoning into compliance with the to meet housing needs as determined by the Sites to Maintain adopted General Plan.This should be regional housing need allocation. As of Competitive Land initiated no later than mid-2010. City September 2013, available vacant sites far Costs. will conduct annual re-evaluation of exceed the RHNA requirement. the supply of properly zoned sites. 7.4-10 Establish a Fast- Community Staff time. Continue to implement existing"Fast City has an expedited process for LEED Track Development Track" development process. projects. City continues to implement a"Fast Development Department. Track" development process for affordable Process. housing projects through the entitlement process and plan check process. 7.4-11 Evaluate and Community Staff time. Continue current practice, on-going. Transit Village Plans have been completed for Revise Zoning Development the five stations along the Redlands Passenger Standards. Department. Rail Project. They are due to be approved in Fall 2014. 7.4-12 Evaluate and Municipal Staff time. Current practices and evaluate and Adoption of Ordinance No.2744 on October Revise Off-Site Utilities and amend standards. On-going. 1, 2013 increased the criteria to require off-site Improvement Engineering improvements for residential uses. The Standards. Department. $10,000 valuation threshold was increased to a 6-14 Chapter 6; Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Polidesl Responsible Objectives 2006-2013(Quantitative and # Program Agencies financing Qualitative) Achieved 2006-2013:Results and Evaluation $25,000 improvement threshold. 7.4-13 Lot Consolidation Community 1-Ml funds,and The Redevelopment Agency in Program is no longer feasible without eminent Assistance. Development Staff time. cooperation with the Community domain authority and tax increment funding Department Development Department shall provided by the former Redevelopment and develop,adopt and implement a lot Agency.With dissolution of the City's former Redevelopment consolidation program to allow for Redevelopment Agency in accordance with Agency. the assembly of multiple continuous ABx 1 26,the 20% housing set aside was parcels within a year and a half of discontinued. adoption of the Housing Element. The program will consider all incentives as identified within the Housing Element such as density bonuses (Program 7.1-6),the HOME program (Program 7.2-5), and low- income housing tax credits (Program 7.2-6). Finally,within three years of adoption of the Housing Element,the City will 1. Identify opportunities where lot consolidation is encouraged and market these opportunities to the public; 2. Conduct an outreach program to potential housing developers utilizing targeted mailings,emails and phone calls; 3. Provide a map of these opportunities on the City's 6-15 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation and Agency's websites as well as on handouts at the One Stop Permit Center and at the Redevelopment Agency office; 4. Conduct one or more community workshops sharing examples of successful downtown housing projects on parcels that were consolidated; 5. Consider the use of Agency powers of eminent domain should developers and property owners fail to agree on the disposition of property;and 6. Evaluate the vacation of alleys and rights-of-way that are no longer needed for public use for consolidation with adjacent sites. • 6-16 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding policies/ Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013.Results and Evaluation 7.4-14 Evaluate the Redlands City Staff time. The City will monitor the permitting The City has continually monitored this Necessity of Council. of new multi-family residential permitting process and to date has not been an Amending the projects over the next two years to impediment in approving multiple family Zoning Code to determine if it is not meeting its goals projects. The City will continue to monitor Raise the and if the requirement fora public and update the Zoning Code as needed. Threshold of hearing is a factor in the review Multi-Family process. If at the end of that period it Dwelling Units for is determined that the conditional use Establishing the permit process is adversely affecting Requirement for a approvals of multi-family projects Conditional Use with 35 or more units, including the Permit approvals of affordable housing,the City Council will use the existence of proposed affordable units as one criterion in determining if there is a "demonstrated need"for raising the threshold for the CUP requirement. Furthermore,the City will report on the development of multi-family housing as part of the annual General Plan Review which is submitted to Housing and Community Development along with the Governor's Office of Planning and Research. 7.4-15 Change Zoning Community Staff time. Modify or delete this zoning code Due to staff turnover and budgetary cuts to Ordinance to Development text within 1 year of the adoption of the Department this program has not been Allow Group Department this Housing Element. completed. May be implemented this cycle. Homes of Six or Redlands City Fewer Residents Council. (Zoning Ordinance Change). 6-17 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.4-16 Socio-Economic Community None. None. Ongoing. C-B Study. Development Department, City Council. 7.5a Maintain Redlands' housing stock in sound condition. 7.5b Rehabilitate substandard housing where feasible. 7.5c Provide public services and improvements that enhance and create neighborhood stability. 7.5d Preserve and protect residential historical and architectural resources. 7.5-1 Continue Redlands CDBG Set CDBG funding priorities and Ongoing, Community Redevelopment Program. develop annual strategy for use of Development Agency. funds. Current and ongoing action. Block Grant Program. 7.5-2 Continue Redlands Staff time. Allowed under current Zoning City continues to implement Chapter 18.156 of Adaptive Reuse of Community Ordinance. Current and ongoing. the RMC,which allows adaptive reuse of Single-Family Development historic single-family homes. Homes. Department; Redlands City Council. 7.5-3 Launch Historic Redlands CDBG funds Continue and publicize existing Due to cuts in the CDBG Program by the Rehabilitation Community for loans and program. Federal government and the dissolution of the Program. Development Redevelopmen City's redevelopment agency, no funding has Department. t set-aside been available for this program. funds. 7.5-4 Continue Redlands Staff time. Continue existing policy. On-going. Ongoing. Condominium Community Conversion Development Ordinance. Department; Redlands City Council. 6-18 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and # Program Ageneses Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.5-5 Continue Senior San Bernardino Use CDBG Continue existing program.This Ongoing. and Handicapped County; funds to pay program, along with programs 7.5-6 Housing Grant Redlands for repair and 7.5-7 are programs that use Program. Community crews. CDBG funding, and are therefore Development administered by the County(also see Department; Program 7.5-8).When residents or Redlands City those outside of the Redlands area Council; call to inquire about home repair Redlands assistance, City staff informs them off Redevelopment the San Bernardino County Economic Agency. and Community Development Department's housing programs and mail them applications for these programs.The RDA has also worked collaboratively with the County on several protects. On-going. 7.5-6 Rehabilitation Redlands Redevelopmen This is an ongoing program. Publicize With dissolution of the City's former Loan Program. Community t set-aside existing program through the City Redevelopment Agency in accordance to ABxl Development funds. and Redevelopment Agency websites 26,the 20%housing set aside was discontinued. Department; as well as in the local newspaper and Redlands City utility bill inserts within one and half Council; years of adoption of the Housing Redlands Element, During the 2006-2013 Redevelopment planning period,the City expects to Agency. help rehabilitate 330 units of housing. 7,5-7 Continue Redlands CDBG funds Continue present program. Ongoing. Community Community for loans. Development Development Block Grant Department; (CDBG) Rental Redlands City Rehabilitation Council; Program, Redlands Redevelopment 6-19 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies) Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Qualitative) A• chieved 2006-2013:Results and Evaluation Agency. _ 7.5-8 Continue Redlands County funds, Outreach is a current and ongoing With dissolution of the City's former Outreach Community RDA funds, part of the City's rehabilitation Redevelopment Agency in accordance to ABxl Program for Development and Staff time. programs.The City currently 26,the 20% housing set aside was discontinued. Rehabilitation and Department; advertises the rehabilitation and Repair Programs. Redlands City repair programs on the local cable Council; access channel by showing"before Redlands and after"stories, posting program Redevelopment information on its website,and Agency. providing brochures in the lobby. Redevelopment staff also report that a lot of people hear about the programs through word of mouth. Other marketing measures have not been needed as funds are expended annually. 7.6a Monitor assisted units at-risk of conversion to market rate. 7.6b Develop policies to channel funds into housing developments at-risk of conversion. 7.6-1 Buy-Out Redlands Staff time, Contact owners of remaining rental 1 Ongoing. Assistance for Community j funds for properties at-risk within one year of HUD-Financed Development grants or potential conversion to market-rate Projects. Department; 1 loans. status, Contact non-profit housing Redlands City Mortgage agencies with experience and capacity Council; Revenue to acquire these rental projects Redlands Bonds should owners be willing to sell. Redevelopment (acquisition or Assist property owners or non- Agency. construction of profits in accessing state or federal replacement funds designated for preservation of 1 units) at-risk units.This is an ongoing California program that is implemented by the 6-20 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and # Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation Multi-family City as rental properties approach Housing the termination dates. Ongoing. In Program addition,the City will coordinate with (replacement existing non-profits and hold meetings units). to discuss opportunities to achieve Federal mutual housing assistance goals within Section 8 New two years of the adoption of this Construction Housing Element. Program (replacement units). Federal Section 223 Program (refinancing of low-income rental projects). 7.6-2 Continue to Redlands Staff time to Assist developers with the Ongoing. implement Community prepare identification of potential mobile Regulations to Development regulations. home park locations and the Promote Mobile Department; designation of specific sites for mobile Homes. Redlands home park or subdivision Redevelopment development. Evaluate existing mobile Agency; home parks and review the potential Redlands City for mobile home park subdivisions Council. with mobile home park owners. If displacement of a mobile home park occurs within the city, relocation of this park could be folded into a redevelopment project. Expansions of mobile home parks could be assisted by City evaluation of existing parks to 6-21 City of Redlands General Plan: Housing Element Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Podides/ Responsible Objectives 2006-2013 (Quantitative and # Program Agencies Financing Quafrtative) Achieved 2006-2013:Results and Evaluation see if there is vacant land adjacent to existing parks that could be expanded into. Program is ongoing. 7.7a Work to ensure that individuals and families seeking housing in Redlands are not discriminated against on the basis of arbitrary factors. 7.7-1 Continue Fair Inland Maintain Continue present program.On-going. Ongoing. Housing Mediation present CDBG Counseling. Board; funding. Redlands City Council; Redlands Redevelopment Agency. 7.7-2 Disseminate Fair Redlands Staff time. Initiate program to both produce and Ongoing. Housing Redevelopment distribute fair housing information to information. Agency. public locations throughout the city within one year of the adoption of this Housing Element 7,8a Promote policies and actions that reduce residential energy use. 7.8-1 Revise or Develop Redlands Staff time. Develop, revise,and adopt standards The City adopted a Community Sustainability Design Standards. Community by December 2010. Plan in March 201 [ that encourages the Development implementation of specific policies for energy Department; efficiency and conservation in residential and Redlands City commercial development. Council. 7.8-2 Implement Redlands Staff time. Implementation of Ordinance is Ongoing. Subdivision Community ongoing. Ordinance. Development Department; Redlands City Council. 6-22 Chapter 6: Program Accomplishments Table 6.2-1: Redlands Housing Element: Goals and Production Evaluation 2006-2013 Guiding Policies/ Responsible Objectives 2006-2013(Quantitative and Program Agencies Financing Qualitative) Achieved 2006-2013:Results and Evaluation 7.8-3 Encourage Land- Redlands Staff time. Consult with Omni-trans, the local Transit Village Plans have been completed for Use Patterns and Community transit provider and SANBAG the five stations along the Redlands Passenger Densities to Development regarding the Redlands Passenger Rail Rail Project. They are due to be approved in Facilitate Energy Department; extension. On-going. Fall 2014. Efficient Public Redlands City Transit Systems in Council. New Development Areas. 7.8-4 Encourage Redlands None. Continue to implement Zoning Ongoing. Neighborhood Community Ordinance to achieve Land Use Services Retention Development Element Policy 4.51b (encouraging and Development. Department: neighborhood stores that enable Redlands City shoppers to walk or bike for everyday Council. needs). Current and ongoing. 7.8-5 Pursue Energy Redlands Staff time. Pursue and apply for energy Ongoing. Efficiency/Alternati Community efficiency/alternative energy ve Energy Funding. Development opportunities and provide Department: information to businesses and Redlands City residents about"green" programs Council. that they can take advantage of to make their offices and homes more energy efficient within one year of the adoption of this Housing Element 6-23 A number of programs were successful, especially those aimed updating the City's zoning code. The following code amendments were accomplished: • Allow high density residential development (30 units per net acre allowed in R-3 and equivalent districts) • Allow emergency shelter and transitional housing by right in The SC (Service Commercial) District of the Downtown Specific Plan zone instead of the C-M (Commercial Industrial) District • Bring the City's Density Bonus Ordinance (Chapter 18.228 of the Redlands Municipal Code) into compliance with current State law • Allow the use of tandem parking to satisfy parking requirements for Second Dwelling Units • Increase the criteria to require off-site improvements for residential uses; the $10,000 valuation threshold was increased to a 350 square foot addition that equates to a $35,000 improvement threshold Rehabilitation and repair programs were also reasonably successful. During the 2006-2013 planning period,640 out of the 1,249 units produced were accomplished through rehabilitation,and 88 percent of the rehabilitated homes were in the extremely low,very low, or Iow income categories.A challenge for Redlands moving forward will be to continue programs of this nature, as the funding source had been tied to the Redevelopment Agency,which has been dissolved. As described in Section 6.1, housing construction in Redlands in the last five years was substantially lower than previously envisioned due to the economic recession. This was the case across all income categories,although the large majority of new homes that were constructed during the last cycle were at the above moderate income level There is currently one affordable housing apartment community in the development pipeline in Redlands: Texonia Park Apartments, which will have 80 units with one-,two-,and three-bedroom options. Units will be rented at 30 percent,45 percent,50 percent,and 60 percent of AMI, meaning they will be affordable to extremely low, very low, and low income households. The previous Housing Element listed the following units as "at-risk" of conversion: Fern Lodge (61 units), Casa de la Vista (74 units), and Citrus Arms Apartments (60 units). As of July 2013, the California Housing Partnership Corporation (CHPC) continued to list these three developments as at-risk.However,only Citrus Arms Apartments is considered to be truly"at-risk"due to its for-profit ownership and soon to expire contract (September 2013), though the manager has indicated her intention to renew the contract(see Section 2.8).Redlands has retained 189 of its conventional public housing units (down from 209 in the previous Housing Element) and all 45 other publicly owned (affordable) units since the last Housing Element. Redlands has also retained its mobile home units since the last Housing Element(approximately 1,100). 6.3 Appropriateness of Programs Even though some of the City's programs were not used extensively during the past eight years, Redlands believes that these programs should be continued because they provide a "menu" of program options that are available to the development community to meet the City's housing needs and will be used as appropriate.Redlands has chosen to maintain maximum flexibility in assisting the development community by providing as broad a selection of program options as possible. The 6-24 Chapter 6: Program Accomplishments precise mix of programs that the City uses for a specific development proposal will depend on the characteristics of the proposal and the needs of the project. The City cannot predict in advance of receiving development proposals which programs will be the most appropriate for a specific project. In addition,several programs from the last cycle were not implemented due to City budget shortfalls and staff cuts. These programs are being continued into the next cycle in case funding does become available, but this cannot be guaranteed. For these reasons, it is possible that one or more programs the City has chosen to continue in the updated Housing Element may not be used between 2013 and 2021. However, Housing Element policies and programs will be evaluated on an ongoing basis for their appropriateness so that they can be revised to be more effective. 6-25 City of Redlands General Plan: Housing Element This page intentionally left blank, 6-26 7 Quantified Objectives, Housing Goals, Policies, and Programs The goals, policies, and programs delineated in this chapter serve to support the State of California's overarching aim of providing, "decent housing and a suitable living environment for every Californian" (Government Code Section 65580). This Housing Element adds several programs that were not included in the previous Housing Element to better facilitate the creation and retention of housing for lower income households and households with special needs. These new policies are marked with an asterisk. Specifically, several of these new policies are tailored to the Downtown Specific Plan (Specific Plan 45)that the City is actively promoting. The housing goals,policies, and programs that follow were created for the purpose of meeting the housing needs of the citizens of Redlands throughout the 2013-2021 planning period given the limitations imposed by current political, economic, and social conditions, and in consideration of available State and federal funding. Housing goals, policies, and programs are grouped under six headings: affordable housing; housing for persons with special needs; housing sites; removing constraints to housing production; residential conservation; and access to housing. A seventh section contains policies relevant to residential energy conservation_ QUANTIFIED OBJECTIVES As required by Section 65583 of the California Government Code,the goals,policies,and programs in this chapter seek to meet quantified housing objectives.Table 7.1-1 charts these objectives. 7-1 City of Redlands General Plan: Housing Element 7.1-1: Quantified Objectives, 2013-2021 Total(New Construction, Rehab,and RHNA New Conservation/ Conservation/ Income Category 2014-2021 Construction Rehabilitation Preservation Preservation) Extremely Low(less than 30%of AMI)' 280 20 30 330 Very Low (between 30-50%of 579 300 20 30 350 AMI) Low(between 50-80% of AMI) 396 400 100 Q 500 Moderate (between 80-120%of 453 500 0 0 500 AMI) Above Moderate 1,001 1200 0 0 1,200 (over 120%of AMI) Total 2,429 2,680 140 60 2,880 I, The"extremely low-income"category is not included in the Regional Housing Needs Assessment(RHNA). However,cities are charged with addressing the housing needs of this population in the housing element.The extremely low-income totals are based on an estimated average of 50%of all very low-income(between 30- 50%of AMI)participants in all active programs.This estimation is also based on the percentage of Redlands households whose income falls below 30 percent of AMI,according to the 2007-201 1 ACS, Source City of Redlands,Community Development Department,2013. These figures were calculated by using housing site inventory data as well as anticipated expenditures of set-aside funds for rehabilitation, conservation/preservation, and other housing assistance programs. 7. 1 Goal: Adequate Sites for Housing Sufficient land is zoned and available to meet 100 percent of the very low-and low-income housing need. The City aims to produce large amounts of affordable multi-family housing units in the redevelopment of a mixed-use downtown.Locating housing affordable to extremely kw-,very low- and low-income households in a transit-oriented downtown assures convenient access to goods, services, and employment opportunities. Projected density bonuses, congregate housing, and single-room occupancy housing is in addition to these totals. Mobile home parks are allowed in all residential zones as long as density limitations are met,subject to the granting of a conditional use permit. Market-rate ownership housing in Redlands is out of the reach of almost all low- and most moderate-income families who do not have equity in an existing home. While rental housing is more affordable for some low- and most moderate-income households, 86 percent of very low- income households and 91 percent of extremely low-income households are paying more than 30 percent of their income for housing costs, 7-2 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs During the last Housing Element Cycle (2006-2013), the City of Redlands made substantial progress towards ensuring adequate sites for housing through amendments to its Zoning Code.As described in the Program Accomplishments chapter, the City amended the code to increase the maximum allowable density in the R-3 district, allow emergency and transitional shelters by right, and ensure compliance with the State Density Bonus requirements. Previous programs directing the City to make these changes are no longer needed and thus are not included in this Housing Element. Guiding Policies:Adequate Housing Sites 7.1a Designate and zone sufficient land to meet housing needs as determined by the regional housing allocation. 7.1b Participate in programs assisting in the production of housing affordable to extremely low-,very low-,low-,and moderate-income households. 7.1c Ensure that the City's plans, codes, regulations, and ordinances,as well as housing program incentives, encourage the provision of a mix of housing types that are responsive to household size,income,and accessibility needs. PROPOSED PROGRAMS 7.i-1 Make Zoning Ordinance changes for Group Homes, Boardinghouses, and Single Room Occupancy (SRO) Units. The current Zoning Ordinance does not clearly define these housing types. Furthermore, where to allow and what kind of reviews are appropriate for these uses should be reconsidered.While not explicitly listed,SROs are currently permitted in the C-3 zone. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: The City is actively evaluating and modifying the provisions for group homes,boardinghouse,and SROs by clarifying definitions, considering appropriate zoning districts, developing criteria for review of projects and determining appropriate reviews. This process is a priority for the City and will be complete within 6 months of the adoption of this Housing Element. Financing: Staff time. 7-3 City of Redlands General Plan: Housing Element 7.1-2 Implement Zoning Ordinance to include standards for Single Room Occupancy (SRO)housing within the Downtown Specific Plan area.SROs provide a valuable source of affordable,low-cost housing. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Current and ongoing. Financing: Staff time. 7.1-3 Treat transitional housing the same as other residential uses in the same zone. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Continue to treat transitional and supportive housing as any other residential use in the same zone. Financing: None. Chapter 633, Statutes of 2007 requires that transitional housing and supportive housing are considered residential uses and must only be subject to the same restrictions that apply to the sarne housing types in the same zone. 7.1-4 Encourage Limited Equity Cooperatives. Retain existing policy of encouraging formation of limited equity stock cooperatives. The City coordinates with the California Association of Housing Cooperatives (CAHC), a nonprofit organization. In conversations with CAHC, the City has indicated its support for cooperatives in Redlands and inquired as to if entities want to build cooperatives in the city and how the City can assist. Responsible Agencies: Redlands City Council. Actions Needed: Started in 2002;ongoing. Maintain contact with CAHC to periodically indicate support for cooperatives in Redlands and inquire how the City can facilitate their development. Financing: None. By limiting the profit made when an individual sells "stock" in a cooperative, cooperatives are able to retain affordable housing. No applications have been received for limited equity stock cooperatives. The City currently has one cooperative, Breamer Apartments. 7-4 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.1-5 Maintain Second Dwelling Unit Ordinance. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Maintain Second Dwelling Unit Ordinance in accordance with State Iaw. Keep track of second units being developed. Process is ongoing. Financing: Staff time. 7.1-6 Launch Second Dwelling Unit Public Awareness Campaign. During the fast few years, approximately three to five second units are permitted per year and have been built in the city.To encourage greater use of this approach to producing more affordable units, the City will initiate a public awareness campaign to inform the public about the opportunity to build second units in any residential zone on a parcel with an existing single-family unit. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Initiate public awareness campaign within six months of the adoption of this Housing Element. Efforts will include developing information packets to market second-unit construction and advertising second-unit development opportunities to homeowners on the cornmunity's website and in other locations. Financing: Staff time 7-5 City of Redlands General Plan: Housing Element 7.1-7 75/25 Ratio. Maintain a long-term planning goal, in accordance with Measure U, of 75%single family units to 25%multifamily units at General Plan buildout,while ensuring that this ratio is maintained as a long-term horizon, and not used on a case-by-case basis as a rationale to deny any proposed development (multi-family residential or other) that is fully consistent with the General Plan and the Zoning Ordinance.Consistent with Measure U,which passed in 1997 and requires the City to "plan for a housing mix ..."and City practice in place since passage of Measure U,this policy clarifies that the 75:25 ratio of single family to multi-family units is a planning level policy used when the City prepares area or specific plans, or a General Plan Update, or considers General Plan or Zoning Ordinance amendments. The stipulated ratio of housing types has never been considered or used during City review of project applications in conformance with General Plan, nor has any multi-family project ever been denied approval in the 12 years since passage of Measure U as a result of the housing type ratio target. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: None. Financing: None. 7.2 Goal: Housing for Extremely Low-, Very Low-, Low- and Moderate-Income Households One of the main purposes of the Housing Element is to remove governmental and nongovernmental constraints to providing housing for extremely low-, very low-, low-, and moderate-income households, especially those groups with special housing needs. Groups that often lack sufficient affordable housing are: seniors, large families, female-headed households, disabled persons,and homeless families and individuals. Guiding Policies:Affordable Housing 7.2a Encourage the development of housing affordable to extremely Iow-, very low-, low-,and moderate income households. 7.2b Ensure that units produced for extremely low-, very low-, low- and moderate- income households are made available to those groups and maintained as affordable units. 7-6 Chapter 7:Quantified Objectives, Housing Goals, Policies and Programs PROPOSED PROGRAMS 7.2-1 Support Housing Providers. Support efforts of for-profit and non-profit housing sponsors, such as Baptist Homes of America and Corporate Fund for Housing, in constructing,acquiring,and improving low-and moderate-income housing. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Determine level of commitment to be made and work to engage non-profit housing providers in an active partnership.Initiated in May 1994 and will continue on a regular basis;examples of City support efforts include expedited permit processing, use of CDBG, assistance in accessing State or federal funds, and provision of density and/or other regulatory incentives. The City maintains a list of statements of qualifications from developers and continually works with Habitat for Humanity, normally completing one home per year. Process is ongoing. Financing: Staff time, CDBG funds, Section 202 Program (senior and handicapped housing),HOME Program. Non-profit groups, because of their tax-exempt status, flexibility, and special expertise are often ideal partners for public agencies in building affordable housing. Successful groups know how to combine available resources, structure deals, and create and use political support to produce affordable housing beneficial to the community, with minimum public investment and effort. 7.2-2 Continue Use of Mortgage Revenue Bonds. If undertaken by San Bernardino County, continue to participate in mortgage-revenue-bond programs that provide tax exempt low-cost financing to developers of projects making a portion of ownership units affordable to moderate-income households and rental units to very low-income households. Responsible Agencies: San Bernardino County; Redlands City Council (to authorize City participation); Redlands Development Services Department (as City liaison with other agencies participating in consortium). 7-7 City of Redlands General Plan: Housing Element Actions Needed: Work with developers who propose suitable projects. Contact San Bernardino County and other public agencies in the Inland Empire to determine interest and feasibility of new bond issue. Determine feasibility of new bond issue within one year of the adoption of this Housing Element. If feasible, participate in bond issue in 2013-2014 for financing of new housing construction during this Housing Element cycle. Financing: Staff time; bond interest cost is borne by federal and State governments. Mortgage Revenue Bonds may be used to finance the construction or rehabilitation of single-family homes and construction, mortgage, and capital improvement loans for multi family housing. For multi family housing, provisions of the federal Tax Reform Act of 1986 require 20 percent of the units to be occupied by very low-income households. 7.2-3 Determine the feasibility of using Mortgage Credit Certificates. Responsible Agencies: Redlands City Council or San Bernardino County; Redlands Development Services Department. Actions Needed: Staff to contact agencies with on-going programs and determine feasibility for a program in Redlands within six months of the adoption of this Housing Element. If feasible, may be used as a companion program to Mortgage Revenue Bonds in place of Mortgage Bonds. Financing: Staff time. Mortgage Credit Certificates (MCCs)were first authorized by the Tax Reform Act of 1984. The act permits state and local governments to exchange some or all of their authority to issue Mortgage Revenue Bonds (MRBs) for the authority to issue Mortgage Credit Certificates. A certificate entitles first-time home buyers with incomes less than 115 percent of median income to reduce the amount of their federal income tax liability by an amount equal to a portion of the interest paid during the year on their home mortgage. Unlike the standard mortgage interest rate deduction, which is subtracted from the adjusted income before calculating income tax owed, this credit is deducted from the actual money owed. The credits are in addition to the standard deduction.By allowing qualified homebuyers to use more of their income on mortgage payments, the credit increases their effective home-buying power. 7-8 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.2-4 Participate in the (HUD) HOME Investment Partnership Program for Multi- Family Housing.The City of Redlands will continue to pursue HOME Investment Partnership funds (either independently or in cooperation with San Bernardino County) and allocate them to eligible programs through preparation of a five-year Consolidated Plan. Since 2009, the City has received Community Development Block Grant (CDBG) funds and HOME funds directly, rather than through San Bernardino County; this status will revert to cooperation with the County in July 2014. Responsible Agencies: Development Services D epartment, non-profit organizations. Actions Needed: Ongoing. Staff to coordinate with County of San Bernardino, Housing and Community Development, non-profit organizations, Financing: Staff time. The (HUD) HOME Investment Partnership Program for Multi family Housing replaces the State Rental Rehabilitation Program (SRRP), HUD Section 312 Program, Urban Homesteading, and HUD's Rental Rehabilitation for Entitlement Communities. Money from the HOME program can be used for new construction, acquisition, or rehabilitation. The program emphasizes local governments working with non-profit housing development corporations. Local governments must assign 15 percent of their allocation to non-profits for rehabilitation or new construction. Local governments may also give money to private individuals. The process for receiving grant money is based on a formula that considers the number of rental units constructed in a community before 1950 and its percentage of poor families. 7.2-5 Promote the Use of Low-Income Housing Tax Credits.Assist non-profit and for- profit low-income housing providers in accessing low-income housing tax credits as a means of financing low-income housing development. Responsible Agencies: Redlands Development Services Department. Actions Needed: Assist in documenting project eligibility and preparing tax credit applications. This is an ongoing action that the City will implement as requests for assistance are received by low-income housing providers. Financing: Staff time. 7-9 City of Redlands General Plan: Housing Element The Low Income Housing Tax Credit program provides a tax credit for owners of low-income rental housing. Eligible projects are those with at least 20 percent of the unit occupied by very low--income tenants or at least 40 percent of the units in the project occupied by tenants earning 60 percent of the median income adjusted for family size.Projects receiving the federal tax credit must meet these requirements for 15 years. A state tax credit requiring the unit to remain low-income for 30 years is also available. From January 2013-June 2013, The California Tax Credit Allocation Committee (CTCAC)allocated$44.9 million of federal and$29.4 million of State credits to fund a total of 2,708 units of low-income housing. Redlands recently assisted Western Community Housing with using tax credits for an 80-unit low-income family housing development. This project is completing entitlements and anticipates construction in 2015. The City will continue to assist low-income housing providers in securing tax credits. 7.2-6 Continue Public Housing and Section 8 Programs. Cooperate with the San Bernardino County Housing Authority in developing,maintaining,and improving extremely Iow-, very low-, and low-income housing through the Public Housing and Section 8 Programs. Responsible Agencies: Redlands Development Services Department;Redlands City Council, Actions Needed: Cooperate with the San Bernardino County Housing Authority in locating suitable sites or existing properties that can be rehabilitated, in obtaining funding to create public housing or Authority-owned Section 8 units, and in supporting the Housing Choice Voucher program.Ongoing. Financing: California Multi-family Housing Program (construction of replacement units). Federal Section 8 New Construction Program (construction of replacement units) Federal Section 223 Program (refinancing of low- income rental projects) As of June 25, 2013, the San Bernardino County Housing Authority reports that there are 438 Housing Choice Voucher and Five Year Lease Assistance participants residing in Redlands. 7-10 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.2-7 Continue Mobile Home Rent Control. Continue current rent control program that limits rent increases in existing parks to no more than the Consumer Price Index increase for that year. Responsible Agencies: Redlands Mobile Home Rent Control Board; Redlands City Council. Actions Needed: Continue existing program.Program is continuous and ongoing. Financing: Board expenses. 7.2-8 Implement Housing Referral and Placement Program. Support establishment of a program for those needing housing to link with those wanting to share their homes or wishing to take advantage of the City's"second dwelling unit"ordinance. Responsible Agencies: Redlands Development Services Department and a non-profit organization. Actions Needed: Work with a non-profit to coordinate those wishing to supplement their income by sharing their home or creating a second unit with those in need of housing within two years of the adoption of this Housing Element. Financing: Staff time,CDBG funds. 7.2-9 Remove Constraints to Affordable Housing Development in the Downtown. With the adoption of the revised Downtown Specific Plan (by Winter 2014), sites previously zoned C-3 and C-4 in the housing inventory(sites 58-63, Appendix B) will become mixed-use. This means that housing development will no longer require a Conditional Use Permit(CUP). Responsible Agencies: Redlands Development Services Department. Actions Needed: Adoption of the revised Downtown Specific Plan by Winter 2014. Financing: Staff time 7-1 1 City of Redlands General Plan: Housing Element 7.2-10 Transit-Oriented Development (TOD). Promote TOD in Redlands by providing a 25 percent housing density/FAR bonus to development projects located within 1/4 mile of the proposed Downtown Metrolink transit station. Prepare development standards for transit overlay zone around this Metrolink station; until such time that the standards are codified,allow 25 percent bonus subject to design review to ensure that development projects are pedestrian- and transit-friendly. This bonus shall be in addition to any bonus for affordable and senior housing; both the TOD and affordable/senior housing bonuses shall be applied to the maximum density/FAR permitted by the General Plan Land Use Element and the applicable zoning district where a development project is located. The Downtown Metrolink station (between Eureka and Orange streets) is one of five planned Metrolink stations in Redlands. The 114-mile radius around this station encompasses 942 of the identified 1,247 sites suitable for very low-and low- income units (76% of all very low- and low-income sites), and 24 percent of total identified housing sites. Responsible Agencies: Development Services Department,City Council. Actions Needed: Allow density bonus upon adoption of the Revised Downtown Specific Plan (Winter 2014) and incorporate detailed provisions in Zoning Ordinance within one year of adoption. Financing: None. 7.2-11 Assist with Foreclosure Prevention. Help Redlands homeowners avoid foreclosure by promoting assistance available from the Ca1HFA Mortgage Assistance Corporation (MAC). Four programs are available: Unemployment Mortgage Assistance, Mortgage Reinstatement Assistance, Principal Reduction, and Transition Assistance. Ca1HFA MAC is the only entity through which federal funds for Keep Your Home California can be disbursed. The City of Redlands will promote the availability of these programs to eligible homeowners. Responsible Agencies: Development Services Department Actions Needed: A public awareness campaign promoting the availability of CalHFA MAC foreclosure prevention programs will be launched within nine months of adoption of the Housing Element. Components of this campaign may include, but are not limited to, producing fliers to be distributed at City Hall, at other public places, and by relevant nonprofits; conducting information sessions; and describing programs on the City's website. Financing: Staff time. 7-12 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs Keep Your Home California is a federally funded program to help homeowners struggling to pay their mortgages due to financial hardships. California has received nearly$2 billion in federal funding and is working with housing counselors, servicers and housing advocates to provide assistance that will help prevent avoidable foreclosures and keep Californians in their homes. Ca1HFA MAC is Ca1HFA Mortgage Assistance Corporation, a nonprofit corporation separate from CaLHFA. CalHFA MAC was created specifically to receive and disburse federal funding to qualifying California homeowners; these funds cannot be commingled with or used for any other state budget purpose. 7.2-12 Lot Consolidation. Work with San Bernardino County Housing Authority and others on identifying and developing sites for affordable housing projects. Where needed,encourage lot consolidation through various methods available to promote affordable housing development in downtown, transit areas, or other sites with suitable amenities and services. Responsible Agencies: Development Services Department Actions Needed: Using the Sites Inventory in this Housing Element, Development Services Staff will maintain an inventory of available sites for affordable housing development and identify areas where lot consolidation would increase opportunity and likelihood of affordable housing development. Work with San Bernardino County to identify appropriate tools for lot consolidation as needed. Financing: Staff time. 7.243 Incentives for Private Land Assembly. Amend the zoning ordinance to provide a density bonus for assemblage of lots where the total assembled lot acreage is one acre or greater and at least 15 percent of units are made affordable to extremely low, very low, or low income households. The bonus shall be determined so as to provide an additional incentive beyond that provided by the State-required density bonus,while ensuring that other development standards can still be met Responsible Agencies. Development Services Department Actions Needed: Within one year of adoption of the Housing Element staff will determine the appropriate bonus based on an analysis of qualifying sites and their existing allowable density,and update the Zoning Ordinance accordingly Financing: Staff time. 7-13 City of Redlands General Plan: Housing Element 7.3 Goal: Housing for Special Needs Groups Guiding Policies: Housing for People with Special Needs 7.3a Raise awareness of housing, programs, and related services available to special needs groups. 73b Provide incentives for development of affordable housing for seniors, single parents,large households,disabled persons,and other special needs groups on sites where proximity to services and other features make such housing desirable. 7.3c Encourage the development of emergency and transitional housing for homeless persons and families. PROPOSED PROGRAMS In addition to the programs listed below, the following programs can also be used to assist individuals and households with special needs: 7.2-2,7.2-3,7.2-6,and 7.2-8. 7.3-1 Continue to Work with Non-Profit Organizations to Identify the Need for Group Homes and Community Care Facilities for Individuals Unable to Live Independently. These groups'populations include the elderly and the disabled. if there is a need,assist in identifying appropriate sites under the City's Zoning Code. Site identification is conducted on a case-by-case basis as specific group home proposals are submitted to the City. Responsible Agencies: Redlands Development Services Department, non- profit organization. Actions Needed: Ensure community support, site location; identify sites in zones permitting such facilities. Ongoing action. Contact service providers directly to inform them of assistance available in site identification within one year of the adoption of this Housing Element. Financing: Staff time. 7-14 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.3-2 Continue the Use of Federal Funding for Very Low- and Low-Income Senior and Handicapped Housing. Assist non-profit developers in pursuing federal funding for additional low-income housing for seniors and handicapped persons. Responsible Agencies: Redlands Development Services Department;Redlands City Council;Non-profit groups. Actions Needed: The City will assist non-profit developers identify programs and provide technical assistance if needed in obtaining certain types of funding. Continue as an ongoing action. Financing: Staff time; CDBG funds to provide assistance in completing feasibility studies, applying for state or federal funds or tax credits,and acquiring one or more sites. The Federal Department of Housing and Urban Development(HUD) has a series of loan programs to fund non-profit developers of low-income rental and cooperative units for elderly or handicapped people. These include zero-interest Section 105(b) loans for up to $50,000 for pre-development expenses, and low-interest Section 202 and Section 811 loans for construction and rehabilitation. 7.3-3 Encourage Congregate Housing. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Ensure City policies and zoning do not hinder such development.Review of City zoning policies completed to ensure that there are no regulatory barriers to the development of such housing. City will monitor application of regulations annually to ensure that zoning requirements do not create unreasonable barriers and cost. Financing: None. Congregate housing, which is usually intended for seniors but also may be used for the handicapped, students, and single mothers,features private rooms or apartments with shared communal facilities, such as kitchens and recreation areas, In Redlands, small kitchens are allowed in the units themselves so long as tenants pay for two common meals per day. 7-15 City of Redlands General Plan: Housing Element 7.3-4 Encourage Single-Room Occupancy Housing. Encourage the maintenance and development of single-room occupancy housing by identifying existing and potential units and supporting development with loans, fee waivers, and relaxed standards. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Identifying existing structures and potential sites, winning the interest of nonprofit developers, and working out appropriate incentives. City has identified potential sites in the downtown area where SROs are permitted under the Zoning Ordinance. The City will update the site identification as changes in land use occur on targeted sites. Financing: Staff time and CDBG funds. Assistance in accessing state or federal funds for construction of such housing (the most appropriate state or federal program will depend on the client group that SRO housing units will serve). Many cities have found existing single-room occupancy hotels (SROs) to be a valuable source of housing for very low-income persons. In addition, new SROs represent a cost-effective means of providing permanent and transitional housing. In most SRO projects, new development "pencils out" with very little public financial support or concession. 73-5 Assist Non-Profits ba Providing Emergency Shelter Services and Transitional Housing. According to the director of Redlands Family Services, the need for shelter for the homeless in the County greatly exceeds the number of shelter beds. Support efforts by local non-profit groups to provide emergency shelter and transitional housing,with special emphasis on homeless families. Responsible Agencies: Redlands Development Services Department; Redlands City Council; Redlands Family Services, Inland Temporary Services, and other interested non-profit organizations. Actions Needed: Staff to assist local organizations that provide emergency aid and shelter services on an annual basis. Advertise emergency shelters and other non-profit services on City website as well as distribute informational flier to the Police Department and Park Ranger program to give to homeless people they encounter;Ongoing. Financing: Staff time; perhaps provide with loans and other financial incentives. 7-16 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs The City annually allocates funds through the Community Development Block Grant Program to assist emergency aid and shelter services for local residents. This year (2013-2014), funds have been used to assist Inland Temporary Homes/Shelter Transitional Housing and Family Services Association of Redlands/Homeless and Hunger Prevention. Other possible funding sources include the McKinney-Vento Homeless Assistance Act programs, Emergency Food and Shelter Program operated by local boards of the Federal Emergency Management Agency (FEMA), Community Services and Development Block Grants (CSBGs and CDBGs), and the California Emergency Shelter Program(ESP). 7.3-6 Continue to Investigate Participation in the Permanent Housing for the Handicapped,Homeless(PHH) Program. Responsible Agencies: Redlands Development Services Department, non- profit organizations. Actions Needed: Staff to keep in contact with agencies that have on- going programs so as to consider programs in Redlands.Initiated and ongoing. Financing: Staff time. The Permanent Housing for the Handicapped, Homeless (PHH)program is part of the federal McKinney Act. The process begins with a request for proposal, issued early in the year with a deadline for application. The state administers the funding and application process. Winners are announced in August. The program requires a well-written description of services for the project, matching funds, site-control or at least an option on the property. While non-profits apply most often, cities may also apply and often participate in providing matching funds. 7.3-7 Promote Housing and Services for Persons with Developmental Disabilities. The City will work with the Inland Regional Center to implement an outreach program that informs families within Redlands about housing and services available for persons with developmental disabilities. The program could include development of an information brochure to be distributed at City Hall and at nonprofit service centers, providing additional information on the City's website, and providing housing-related training for individuals and families through workshops. 7-17 City of Redlands General flan: Housing Element Responsible Agencies: Redlands Development Services Department, Inland Regional Center. Actions Needed: Within two years of adoption of the Housing Element staff will initiate contact with the Inland Regional Center and collaboratively develop outreach program. Financing: Staff time. The Inland Regional Center located in San Bernardino is the largest regional center in California providing services to more than 25,000 individuals with developmental disabilities in San Bernardino and Riverside counties. The center is a private, non- profit community agency that contracts with local business to offer a wide range of services to individuals with developmental disabilities and their families. 7.3-8 Assess and Address the Housing Needs of Large Families and Overcrowded Households. While Census data suggests that overcrowding is not a significant issue for the City of Redlands,these conditions may be underreported.Community members and non-profit organizations active in Redlands state that economic conditions have resulted in many cases of multiple families occupying single units, resulting in overcrowded conditions. Given the conflicting information,in order to better assess the current conditions and the need for larger family housing,the City will conduct a study of overcrowding and make policy recommendations for City Council consideration. Recommendations could include amending the City's Residential Development Allocation point system to include a bonus for affordable units that can support large families(units with four or more bedrooms). Responsible Agencies: Redlands Development Services Department. Actions Needed: Staff to develop study methodology and initiate program within 18 months of Housing Element adoption. Methods could include conducting surveys and collaborating with organizations such as the Family Service Association of Redlands, who serves this population. Financing: Staff time. Other programs in this Housing Element aimed at helping families move out of shared units and into appropriately sized and priced housing can also mitigate overcrowded conditions. These include 7.2-2, 7.2-3, 7.2-5, 7.2-6, and 7.2-8. 7-18 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.4 Goal: Mitigation of Constraints on Housing Development Guiding Policy:Removing Governmental and Non-Governmental Constraints to Housing Production. 7.4a Remove constraints to production and availability of housing to the extent consistent with other General Plan policies. 7.4b Remove or reduce the impact of non-governmental constraints to housing production. PROPOSED PROGRAMS 7.4-1 Update the Zoning Ordinance to include standards for congregate housing in Medium Density areas designated on the General Plan Diagram. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Current and ongoing. Financing: Staff time. 7.4-2 Continue Giving More Points to Affordable Development in the Residential Development Allocation Process. Continue giving more emphasis and greater point value to projects that include housing affordable to extremely low-,very low- , and low-income households. Monitor allocation process annually to ensure sufficient allocations remain to allow the city to accommodate its remaining regional housing need(by income)throughout the planning period. Responsible Agencies: Development Services Department; Redlands City Council. Actions Needed: Continue current point system. Report on allocation distribution annually through the Annual Progress Report (APR) required pursuant to California Government Code Section 65400. Financing: Staff time. The point system was modified to increase the number of points for producing extremely Iow-, very low-, and low-income projects from I0 points to 20 points. The intent of this policy is to reward and support extremely low-, very law-, and low- income projects taken on by developers of affordable housing. 7-19 City of Redlands General Plan: Housing Element 7.4-3 Evaluate Development Fees. Development fees should be evaluated on a biennial basis to ensure they accurately reflect the fair-share costs of mitigating impacts from new development projects. The City Council may assist senior and low- income housing projects by assisting in payment of fees through use of Community Development Block Grant Funds or other available funds. Impact fees are paid either by the non-profit/developer,or a grant or program. Responsible Agencies: Redlands City Council. Actions Needed: While fee evaluation is ongoing, fees will be continue to be evaluated on a biennial basis within one year of the adoption of this Housing Element. Fees are increased to reflect cost of living increases. Financing: Staff time. 7.4-4 Participate in Establishment of Building Code. The latest version of the California Building Code was published in July 2013 and will go into effect January 2014.The City may participate and potentially influence the adoption of new codes to ensure unnecessary costs are not added while criteria are incorporated to assist those with special housing needs. Responsible Agencies: Development Services Department. Actions Needed: Attend and participate in updates of the CBC on an ongoing basis. Financing: Staff time. 7.4-5 Continue One-Stop Permit Processing. Continue using one-stop counter for permit processing to streamline the development process. Continue preliminary reviews to assist applicants with filing process. Continue the weekly One Stop Permit Center Committee meetings that review operations in order to ensure efficient service. Responsible Agencies: Development Services Department; Redlands City Council. Actions Needed: Improve and continue current practice. Financing: None. 7-20 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.4-6 Maintain Current Planned Residential Development Standards. Maintain current ordinance that allows flexible open space and setback standards. Responsible Agencies: Redlands City Council. Actions Needed: Continue current practice. Financing: None. 7.4-7 Continue to Allow Mixed Use Zoning. Retain current zoning that allows residential units on upper stories in the downtown commercial district (see pages 5-9 to 541 for development standards) and other housing in the Administrative/Professional zones. Mixed use zoning will also be extended through the five Transit Village Plan areas,which are anticipated to be completed in Fall 2014. Provide new incentives such as floor area bonuses in the downtown and other commercial districts. The City is committed to working with developers to create viable mixed-use projects. Por example, the City has worked with the developer of the Redlands Mall site (described under "Very Low- and Low-Income Housing Site Development" in Chapter 4). Responsible Agencies: Development Services Department; Redlands City Council. Actions Needed: Continue current practice and amend the Downtown Specific Plan to provide additional incentives to create housing. Adopt revision of the Downtown Specific Plan by Winter 2014. Also, organize special marketing events geared toward the development community, post the sites inventory on the City website, identify and target specific financial resources (such as existing tax allocation bond, CDBG, and HOME funds), and reduce appropriate development standards to further encourage infill and mixed-use projects within one and a half years of the adoption of this Housing Element. The City shall also monitor the production of units within the commercial/mixed-use zones in relation to the City's regional need,especially in the production of housing affordable to very-low and low income households. Within three years of adoption of the Housing Element, the City will assess whether sufficient units are being considered for development and, if not, will undertake additional efforts to 7-21 City of Redlands General Plan: Housing Element encourage sufficient development. These additional efforts could include identifying alternative sites for residential development, providing additional incentives for affordable housing and/or more aggressive marketing of the availability of mixed-use development opportunities to the development community. Financing: None. 7.4-8 Mitigate Finance Costs for Low-Income Projects. Work with financial institutions to make available funds for low-income projects in the City of Redlands. Identify and promote programs that reduce costs for low-income projects. Responsible Agencies: Development Services Department. Actions Needed: Continue current practice of working with banks, savings and loan companies, and other financial institutions. On-going. Financing: Staff time. 7.4-9 Maintain a Large Supply of Available Sites to Maintain Competitive Land Costs. The City has identified sites that exceed the identified need between 2013 and 2021. By maintaining more sites than identified, there will be competition amongst landowners,which will help to maintain lower land costs. Responsible Agencies: Redlands City Council. Actions Needed: Ongoing; City will conduct annual re-evaluation of the supply of properly zoned sites. Financing: Staff time. 7-22 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.4-10 Continue to Operate a Fast-Track Development Process. The City has worked with developers to reduce processing time by being flexible on submittal dates and overlapping processes. This process has been formalized and made available to housing projects. Responsible Agencies: Development Services Department. Actions Needed: Continue to implement existing "Fast Track" development process. Financing: Staff time. The City has also initiated an expedited process for LEED projects (Resolution No,6662). 7.4-11 Evaluate and Revise Zoning Standards. The City currently evaluates and amends zoning standards to reflect current needs.This should be continued. Responsible Agencies: Development Services Department. Actions Needed: Continue current practice,on-going. Financing: Staff time. 7.4-12 Continue to Evaluate the Necessity of Amending the Zoning Code to Raise the Threshold of Multi-Family Dwelling Units for Establishing the Requirement for a Conditional Use Permit. Current City Code requires a conditional use permit (public hearing) for all multi-family residential projects of 35 units or more.While this has not proved to be an obstacle in the City of Redlands to achieving multi- family units in the past, it could be perceived as a potential impediment to achieving the City's housing goals. Responsible Agencies: Redlands City Council. Actions Needed: The City will continue to monitor the permitting of new multi-family residential projects over the next two years to determine if it is not meeting its goals and if the requirement for a public hearing is a factor in the review process. If at the end of that period it is determined that the conditional use permit process is adversely affecting approvals of multi-family projects with 35 or more units, including the approvals of affordable housing, the City Council will use the existence of proposed affordable units as one criterion m determining if there is a "demonstrated need" for raising the threshold for the CUP requirement. 7-23 City of Redlands General Plan: Housing Element Furthermore, the City will report on the development of multi-family housing as part of the annual General Plan Review, which is submitted to Housing and Community Development along with the Governor's Office of Planning and Research. Financing: Staff time. 7.4-13 Change zoning Ordinance to Allow Group Homes of Six or Fewer Residents (Zoning Ordinance Change). State law requires that group homes of six or fewer residents shall be allowed in all residential zones districts. While the City applies State Law, the current Zoning Ordinance states that group homes of this size require a CUP and needs to be amended. Responsible Agencies: Development Services Department; Redlands City Council. Actions Needed: Modify or delete this zoning code text within 1 year of the adoption of this Housing Element. Financing: Staff time. 7.4-14 Socio-Economic Cost-Benefit Study. Ensure that while socio-economic cost- benefit studies are used to help evaluate a project's effects—whether positive or negative—on the city's infrastructure and public services as well as the appropriate level of impact fees for a given project,they cannot be used as a basis for denying a development project consistent with the General Plan and the Zoning Ordinance. Responsible Agencies: Development Services Department,City Council. Actions Needed: None. Financing: None. 7-24 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.5 Goal: Conservation and Improvement of Existing Affordable Units Guiding Policies: Residential and Neighborhood Conservation and Rehabilitation Focusing on Affordable Units 7.5a Maintain Redlands'housing stock in sound condition. 7,5b Rehabilitate substandard housing where feasible. 7.5c Provide public services and improvements that enhance and create neighborhood stability. 7.5d Preserve and protect residential historical and architectural resources. PROPOSED PROGRAMS 7.5-1 Continue Community Development Block Grant (CDBG) Program. Continue participation in this federal grant program, which supports a variety of programs supporting low-and moderate-income households and neighborhoods_ Responsible Agencies: Development Services Department. Actions Needed: Set CDBG funding priorities and develop annual strategy for use of funds (through June 2014); participate in this program in conjunction with San Bernardino County after the City discontinues its status as an entitlement city for CDBG beginning July 1,2014. Current and ongoing action. Financing: Staff time;CDBG Program. Prior to 2009, the City of Redlands participated in the CDBG Program through a partnership with San Bernardino County. Beginning in 2009, the City became an entitlement city for the program, receiving and allocating funds independent of the County. This status will change again after June 2014 and the City will return to its prior status of a cooperating city in the County's CDBG program. 7-25 City of Redlands General Plan: Housing Element 7,5-2 Continue Adaptive Reuse of Single-Family Homes. Where historic homes are located in multi-family zoned areas, allow conversion to multi-family use only if the home's exterior appearance is preserved. Furthermore, Section 18.164.430 of the Zoning Code allows reductions in parking standards if a home is a historic resource (on the City's Historic Register). Enforce design guidelines to ensure that new or renovated multi-family buildings are compatible in appearance with neighboring homes. Responsible Agencies: Development Services Department;City Council. Actions Needed: Allowed under current Zoning Ordinance. Current and ongoing. Financing: Staff time. The citizens of Redlands are proud of their city's architectural heritage and are concerned that it be preserved. This policy is intended to balance the need for more affordable housing and housing choice with the need to preserve Redlands' traditional appearance and atmosphere. 7.5-3 Continue Condominium Conversion Ordinance, Retain existing policy of prohibiting condominium conversions unless City zoning and housing code standards are met. Responsible Agencies: Development Services Department; Redlands City Council. Actions Needed: Continue existing policy.On-going. Financing: Staff time. No applications were received between 1995 and 2007. 7.5-4 Continue Senior and Handicapped Housing Grant Program. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Continue existing program;on-going. Financing: Use CDBG funds to pay for repair crews. The City uses part of its Community Development Block Grant (CDBG)funds to provide repair grants to seniors and handicapped people. 7-26 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.5-5 Continue Community Development Block Grant (CDBG) Rental Rehabilitation Program. Continue existing program of providing CDBG federally-funded loans with deferred repayment for rehabilitating rental units. Responsible Agencies: Redlands Community Development Department; Redlands City Council_ Actions Needed; Continue present program. Financing: CDBG funds for loans. This program is similar to the Senior and Handicapped Grant and CDBG Rehabilitation Loan programs. Loans of up to$10,000 are made at prime rates, with interest payments deferred for seven years provided the units are kept affordable to low-income households. 7.6 Goal: Preservation of At-Risk Assisted Units Guiding Policies:Support the Preservation of At-Risk Assisted Housing Units 7.6a Monitor assisted units at-risk of conversion to market rate. 7.6b Develop policies to channel funds into housing developments at-risk of conversion. - PROPOSED PROGRAMS 7.6-1 Buy-Out Assistance for HUD-Financed Projects. Assist non-profits in purchasing apartment projects financed by the United States Department of Housing and Urban Development that contain below market rate units threatened with conversion to market rate. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: This is an ongoing program that is implemented by the City as rental properties approach the termination dates. Contact owners of remaining rental properties at-risk within one year of potential conversion to market-rate status. Contact non-profit housing agencies with experience and capacity to acquire these rental projects should owners be willing to sell. Assist property owners or non-profits in accessing state or federal funds designated for preservation of at-risk units. In addition,the City will coordinate with existing non-profits and hold meetings to discuss opportunities to achieve mutual housing assistance goals within two 7-27 City of Redlands General Plan: Housing E=lement years of the adoption of this Housing Element. Financing: Staff time,funds for grants or loans. Mortgage Revenue Bonds (acquisition or construction of replacement units) California Multi-family Housing Program(replacement units) Federal Section 8 New Construction Program (replacement units) Federal Section 223 Program (refinancing of low- income rental projects) Apartment projects built with financial assistance from HUD, either Federal Housing Administration (FHA) or Section 8 low-cost loans, have units with rents set at given levels for the life of the contract.Many of these contracts are coming to an end, with a resulting possible loss of affordable rental units. An inventory compiled by the California Housing Partnership Corporation lists three HUD- financed projects in Redlands: Fern Lodge, Casa de la Vista, and the Citrus Arms Apartments. Title VI of the National Affordable Housing Act of 1990 (Cranston-Gonzales Act) provides funds for the preservation of affordable housing when a complex is threatened with conversion to market-rate due to pre-payment of the loan. Under the Act, HUD-financed projects threatened with conversion must first be offered for sale for three months to tenants of non-profit agencies. If after three months the project is not sold, the owner may sell to anyone; however, the unit must remain affordable for the life of the building if sold between 3 and 15 months of being offered.After 15 months,the owner can sell to anyone without restriction. 7-28 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.6-2 Continue to Implement Regulations to Promote Mobile Homes. Continue to implement regulations designed to retain existing mobile home parks and encourage new mobile home parks and subdivisions. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Assist developers with the identification of potential mobile home park locations and the designation of specific sites for mobile home park or subdivision development.Evaluate existing mobile home parks and review the potential for mobile home park subdivisions with mobile home park owners. If displacement of a mobile home park occurs within the city, relocation of this park could be folded into a redevelopment project. Expansions of mobile home parks could be assisted by City evaluation of existing parks to see if there is vacant land adjacent to existing parks that could be expanded into. Program is ongoing. Financing: Staff time to prepare regulations. Development of mobile home parks, the major source of affordable single-family housing,has slowed statewide because land owners in urban areas realize a greater return for other urban uses. However, in 2006 and 2007, the City worked with a developer to expand the Lugonia Fountains mobile home park by adding an adjacent parcel to the park and permitting eight additional mobile homes. 7.7 Goal: Equal Housing Opportunities Equal access to housing is a right protected by State and federal law. Discrimination on the basis of race, ethnicity or national origin, as well as religion or marital status is prohibited by the Federal Civil Rights Act of 1968 and by Section 53 of the California Unruh Civil Rights Act. In addition,the Federal Fair Housing Amendments Act of 1988 prohibits discrimination based on color,sex,sexual orientation, ancestry, familial status, disability, or source of income, as well as families with children. (Note:Mobile home parks and other developments designed specifically for seniors or handicapped are exempt from equal access protection.) Guiding Policy:Access to Housing 7.7a Work to ensure that individuals and families seeking housing in Redlands are not discriminated against on the basis of arbitrary factors. 7-29 City of Redlands General Plan: Housing Element PROPOSED PROGRAMS 7.7-1 Continue Fair Housing Counseling. Continue to contract with the Inland Mediation Board to provide landlord-tenant mediation and fair housing counseling. Responsible Agencies: Inland Mediation Board;Redlands City Council. Actions Needed: Continue present program.On-going. Financing: Maintain,present CDBG funding. 7.7-2 Disseminate Fair Housing Information. Responsible Agencies: Development Services Department. Actions Needed: Continue to produce and distribute fair housing information to public locations throughout the city. Ongoing. Financing: Staff time. 7.8 Goal: Energy Conservation In March 2011, the City of Redlands adopted a Community Sustainability Plan that encourages the implementation of specific policies for energy efficiency and conservation in residential and commercial development. The following policies supplement this plan and are in compliance with Government Code Section 65583(7),which requires analysis of opportunities for residential energy conservation. Guiding Policy: Residential Energy Conservation 7.8a Promote policies and actions that reduce residential energy use. PROPOSED PROGRAMS 7.8-1 Implement Subdivision Ordinance. The subdivision ordinance was significantly amended in 2002, incorporating requirements for lot orientation and design to take advantage of passive solar heating and cooling, maintenance of solar access, street widths, and proper planting of trees and vegetation to reduce heat gain and loss. Subdivision maps should be reviewed so as to be consistent with these standards. 7-30 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Implementation of Ordinance is ongoing. Financing: Staff time. 7.8-2 Encourage Land-Use Patterns and Densities to Facilitate Energy Efficient Public Transit Systems in New Development Areas. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Consult with Omni-trans, the local transit provider and SANBAG regarding the Redlands Passenger Rail extension. Adopt Transit Village Plans as scheduled. On-going. Financing: Staff time. The City has created land use designations for high density, mixed-use development and transit-oriented development along the Redlands Passenger Rail in the downtown through preparation of its Transit Village plans,which are due to be approved in Fall 2014. 7.8-3 Encourage Neighborhood Services Retention and Development. Encourage the retention and creation of neighborhood-level services throughout the City in order to reduce energy consumption and promote neighborhood identity. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Continue to implement Zoning Ordinance to achieve Land Use Element Policy 4.51b (encouraging neighborhood stores that enable shoppers to walk or bike for everyday needs).Current and ongoing. Financing: None. 7-31 City of Redlands General Flan: Housing Element 7.8-4 Pursue Energy Efficiency/Alternative Energy Funding. Federal, state, local, and private funds exist to help jurisdictions, businesses, and private citizens increase the energy efficiency of their buildings and pursue alternative energy opportunities. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Continue to pursue and apply for energy efficiency/alternative energy opportunities and provide information to businesses and residents about "green" programs that they can take advantage of to make their offices and homes more energy efficient.Ongoing. Financing: Staff time. 7.9 Additional Programs The following programs, while useful and innovative, are not essential in order for the City to achieve its Regional Housing Needs Allocation(RHNA). 7.9-1 Augment Density Bonus.While cities must at least have density bonus provisions that comply with State law, they are at liberty to provide incentives above and beyond those mandated by the State. The City will consider incentives beyond State law and will also consider offering bonuses to specifically encourage denser development in proximity to planned Metrolink stations in addition to the Downtown station, where the City is already looking to implement a density bonus. Responsible Agencies: Redlands Development Services Department;Redlands City Council. Actions Needed: Actively pursue augmentation of the density bonus within one and a half years of the adoption of this Housing Element. Additional incentives will be analyzed to make sure that they do not undermine the affordability provisions of State density bonus law. Financing: Staff to administer program. CDBG funds to pay fees or provide other financial incentives for affordable density bonus units. 7-32 Chapter 7: Quantified Objectives, Housing Goals, Policies and Programs 7.9-2 Evaluate Allowing Residential Uses in C-1 Neighborhood Stores and C-2 Neighborhood Convenience Center Districts. Currently, these districts do not allow residential uses, although mixed-use development may be appropriate in some of the C-1 and C-2 zones. Responsible Agencies: Redlands Development Services Department;Redlands City Council Actions Needed: Actively pursue amending the zoning code to add residential uses as a use permitted subject to a Conditional Use Permit in the C-1 and C-2 zones within two years of the adoption of this Housing Element. Financing: Staff time. 7.9-3 Explore Mixed-Use Development Possibilities for Redlands Metrolink Stations. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Actively pursue amendments to the General Plan and Zoning Ordinance, to permit high density residential uses (including mixed uses) in proximity to the proposed rail stations identified in the Redlands Passenger Rail Study. This should be done as part of the comprehensive update of the General Plan currently underway and within three years of the adoption of this Housing Element. Financing: Staff time 7.9-4 Evaluate Initiating a Ballot Measure to Allow Carryover of Unused Building Permit Allocations From Year to Year. Proposition R and Measure N established a limit of four hundred(400) dwelling units that could be built in any one calendar year.The original number was established based on a historical average of dwelling units per year. Proposition R and Measure N prohibit the carryover of unused dwelling units from year to year. While this will not necessarily prohibit the City from meeting its current housing goals, it may be required to exceed the 400 unit cap at some point in order to meet the goals if the development activity were to remain low for an extended period of time during this Element's time period. 7-33 City of Redlands General Ilan: Housing Element Responsible Agencies: Redlands City Council Actions Needed: Hold a public hearing to consider initiating an amendment to Measure N. This public hearing will be held in time to get the amendment on the ballot for the November 2016 election. Financing: Staff time and funding City Election 7.9-5 Continue Use of The Mills Act.The Mills Act is a State law allowing cities to enter into agreements with the owners of historic structures.These agreements require a reduction in property taxes in exchange for the continued preservation of the property for a minimum period of 10 years. Responsible Agencies: Redlands Development Services Department; Redlands City Council. Actions Needed: Ongoing; continue to promote use of the Mills Act to owners of historic structures who are interested in preserving their properties. Financing: Staff time. 7-34 Appendix A: California Housing Element Requirements and Where Addressed This appendix summarizes California Housing Element Law requirements. The sections in brackets following the summary text refer to sections in this Housing Element that address State requirements. A.l EXISTING HOUSING NEEDS 1. Population,Employrnent,and Housing Characteristics-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".This assessment includes an analy- sis of population and employment trends(GC 65583 (a)(1))and household characteris- tics(GC 65583 (a)(2)). [Sections 2.1-2.3] 2. Overpayment and Overcrowding- Government Code Section 65583(a) requires "...an analysis and documentation of household characteristics,including IeveI of payment compared to ability to pay,housing characteristics,including overcrowding, and housing stock condition", (Government Code 65583(a)(2)). [Sections 2.4 and 3.31 3. Extremely Low-Income Households Housing Needs-Government Code(GC)Sec- tion 65583(a)requires"Documentation of projections and a quantification of the lo- cality's existing and projected housing needs for all income levels,including extremely Iow-income households (GC 65583 (a)(1))". [Section 2.4] 4. Housing Stock Characteristics- Government Code Section 65583(a)requires an analysis and documentation of household characteristics,including level of payment compared to ability to pay,housing characteristics,including overcrowding,and hous- ing stock condition, (Section 65583 (a)(2)). (Section 2.51 5. Identification and Analysis of Developments At-Risk of Conversion-Pursuant to Government Code Section 65583,subdivision(a),paragraph(8),this sub-section should include an analysis of existing assisted housing developments(as defined by the statute)that are eligible to change from low-income housing uses during the next ten years due to termination of subsidy contracts,mortgage prepayment,or expiration of restrictions on use.[Section 2.8] 6, Opportunities for Energy Conservation-Government Code Section 65583(a)(7)re- quires"an assessment of housing needs and inventory of resources and constraints rel- evant to the meeting of these needs.The assessment and inventory shall include the fol- lowing:An analysis of opportunities for energy conservation with respect to residential development." [Section 2.9] A.2 SPECIAL HOUSING NEEDS 1. Persons with Special Housing Needs-Government Code Section 65583(a)(7))re- quires"An analysis of any special housing needs,such as those of the elderly,persons with disabilities,large families,farmworkers,families with female heads of households, and families and persons in need of emergency shelter..."[Section 3 2] A-1 Crty of Redlands General Alan: Housing Element A.3 PROJECTED HOUSING NEEDS 1. Regional Housing Needs Allocation-The element shall contain an analysis of popu- lation and employment trends and documentation of projections and quantification of the locality's existing and projected housing needs for all income levels.These project- ed needs shall include the locality's share of the regional housing need in accordance with Section 65584(Government Code Section 65583(a)(1)). [Section 3.11 A.4 SITES INVENTORY AND ANALYSIS 1. Inventory of Land Suitable for Residential Development-Government Code Sec- tion 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development,including vacant sites and sites having the potential for re- development,and an analysis of the relationship of zoning and public facilities and ser- vices to these sites.The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning period (Section 65583.2). rSections 4.]. and 4.2] 2. Environmental Constraints and Adequate Infrastructure Capacity--Government Code Section 65583.2(b)(4)requires a general description of any environmental con- straints to the development of housing within the jurisdiction,the documentation for which has been made available to the jurisdiction.This information need not be identi- fied on a site-specific basis. [Section 4.2] 3. Realistic Development Capacity-Government Code Section 65583.2(c) requires,as part of the analysis of available sites,a local government to demonstrate the projected residential development capacity of the sites identified in the housing element can real- istically be achieved.Based on the information provided in subdivision(b),a city or county shall determine whether each site in the inventory can accommodate some por- tion of its share of the regional housing need by income level during the planning peri- od,as determined pursuant to Section 65584.The number of units calculated shall be adjusted as necessary,based on the land use controls and site improvements require- ment identified in paragraph(4)of subdivision(a)of Section 65583.[Section 4.2] 4. Analysis of Non-Vacant and Underutilized Sites-The inventory sites that have po- tential for residential developed can include non-vacant and underutilized sites (Sec- tion 65583.2(b)(3)).The element must include an explanation of the methodology for determining the realistic buildout potential of these sites within the planning period (Section 65583.2(g)). [Section 4.2] 5. Zoning Appropriate to Accommodate the Development of Housing Affordable to Lower-Income Households-The densities of sites identified in the inventory must be sufficient to encourage and facilitate the development of housing affordable to lower- income households(Section 65583.2(c)(3)(A) &(B). Sections 4.1 and 7.2) 6. Zoning for Emergency Shelters and Transitional Housing-Government Code Sec- tion 65583(a)(4) and requires the identification of a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit.The identified zone or zones shall include sufficient capacity to accommodate the need for emergency shelters identified in paragraph(7)of Government Code Sec- tion 65583(a),except that each local government shall identify a zone or zones that can accommodate at least one year-round emergency shelter. Government Code Section A-2 Appendix A:California Housing Element Requirements and Where Addressed 65583(c)(1) requires"As part of the analysis of available sites,a jurisdiction must in- clude an analysis of zoning that encourages and facilitates a variety of housing types...including emergency shelters and transitional housing."[Sections 3.2 and 7.31 7. Zoning for a Variety of Housing Types-Government Code Section 65583 requires the housing element to shall identify adequate sites for a variety of housing types in- cluding multifamily rental housing,factory-built housing,mobilehomes,housing for agricultural employees,supportive housing,single-room occupancy units,emergency shelters,and transitional housing. [ 1,7.3,and 7.41 8. Second Units-Government Code Section 65583.1(a)allows a city or county to identi- fy sites for second units based on the number of second units developed in the prior housing element planning period whether or not the units are permitted by right,the need for these units in the community,the resources or incentives available for their development,and any other relevant factors,as determined by the department. [Sec- tioi: 9. Adequate Sites Alternative--Government Code Section 65583.1 (a)and(c) allows second units and,under prescribed conditions,units that are substantially rehabilitat- ed,converted from market rate to affordable,or where unit affordability is preserved to be counted towards the adequate sites requirement. [Section 7.l 1 A.5 CONSTRAINTS 1. Land Use Controls-Government Code Section 65583(a)requires"An analysis of po- tential and actual governmental constraints upon the maintenance,improvement,or development of housing for all income levels,...including land use controls,building codes and their enforcement,site improvements,fees and other exactions required of developers,and local processing and permit procedures...". [Section 5.11 2. Fees and Exactions-Government Code Section 65583(a)requires"An analysis of po- tential and actual governmental constraints upon the maintenance,improvement,or development of housing for all income levels...including...fees and other exactions re- quired of developers,and local processing and permit procedures...".[Section 5.11 3. Processing and Permit Procedures-- Government Code Section 65583(a)requires "An analysis of potential and actual governmental constraints upon the maintenance, improvement,or development of housing for all income levels,...including land use controls,building codes and their enforcement,site improvements,fees and other ex- actions required of developers, and local processing and permit procedures...". [Sec- tion 5.1] 4. Codes and Enforcement and On/Off-Site Improvement Standards-Government Code Section 65583(a) requires"An analysis of potential and actual governmental con- straints upon the maintenance,improvement,or development of housing for all in- come levels,...including land-use controls,building codes and their enforcement,site improvements,fees and other exactions required of developers,and local processing and permit procedures..." [Section 5.11 5. Housing for Persons with Disabilities-Government Code Section 65583(a)(4) re- quires:"an analysis of potential and actual government constraints upon the mainte- nance,improvement or development of housing... for persons with disabilities as iden- A-3 City of Redlands General Pion:Housing Element tified in the analysis pursuant to paragraph (4)of subdivision(a),including land use controls,building codes and their enforcement,site improvements,fees and other ex- actions required of developers,and local processing and permit procedures.The analy- sis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting... the need for housing for persons with disabilities(see Screen 7). Government Code Section 65583(c)(3)requires the housing element provide a program to"address and where appropriate and legally possible,remove governmen- tal constraints to the maintenance,improvement,and development of housing for per- sons with disabilities.The program shall remove constraints to and provide reasonable accommodations for housing designed for,intended for occupancy by,or with sup- portive services for,persons with disabilities." [Section 5.1] 6. Non-Governmental Constraints-Government Code Section 65583(a)(6)requires "An analysis of potential and actual nongovernmental constraints upon the mainte- nance,improvement,or development of housing for all income levels,including the availability of financing,the price of land,and the cost of construction."[Section 5.2] A.6 PROGRAMS 1. Program Overview and Quantified Objectives-The element shall contain a program which sets forth a five-year schedule of actions the local governments is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, provision of regulatory concessions and incentives,and the utilization of appropriate federal and state financing and subsidy programs when available Government Code Section 65583(c).The element shall include a statement of the community's goals, quantified objectives and policies relative to the maintenance,preservation,improve- ment and development of housing,(Government Code Section 65583(b)). [Section 7.11 2. Adequate Sites-Identify actions that will be taken to make sites available during the planning period of the general plan with appropriate zoning and development stand- ards and with services and facilities to accommodate that portion of the city's or coun- ty's share of the regional housing need for each income level that could not be accom- modated on sites identified in the inventory completed pursuant to paragraph(3) of subdivision(a)without rezoning, and to comply with the requirements of Section 65584.09.Sites shall be identified as needed to facilitate and encourage the develop- ment of a variety of types of housing for all income Ievelss,including multifamily rental housing,factory-built housing,mobilehomes,housing for agricultural employees,sup- portive housing,single-room occupancy units,emergency shelters,and transitional housing. (Section 65583(c)(1)) [Section 7.1] 3. Assist in the Development-Assist in the development of adequate housing to meet the needs of extremely low-,very low-,low-,and moderate-income households (Gov- ernment Code Section 65583(c)(2)). [Section 7.2J 4. Conserve and Improve the Existing Housing Stock-Conserve and improve the con- dition of the existing affordable housing stock,which may include addressing ways to mitigate the loss of dwelling units demolished by public or private action(Government Code Section 65583.(c)(4)). [Sections 7.2 and 7.5] A-4 Appendix A:California Housing Element Requirements and Where Addressed 5. Preserve Units At-Risk of Conversion to Market Rate Uses Preserve for lower in- come households the assisted housing developments identified pursuant to paragraph (8)of subdivision(a).The program for preservation of the assisted housing develop- ments shall utilize,to the extent necessary,all available federal,state,and local financ- ing and subsidy programs identified in paragraph (8) of subdivision(a),except where a community has other urgent needs for which alternative funding sources are not avail- able.The program may include strategies that involve local regulation and technical as- sistance(Government Code Section 65583(c)(6)). [Section 7.61 6. Address and Remove or Mitigate Constraints-Address and,where appropriate and legally possible,remove governmental constraints to the maintenance,improvement, and development of housing,including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to,or provide reasona- ble accommodations for housing designed for,intended for occupancy by,or with sup- portive services for,persons with disabilities (Government Code Section 65583(c)(3)). [Section 7.4] 7. Equal Housing Opportunities-Promote housing opportunities for all persons re- gardless of race,religion,sex,marital status,ancestry,national origin,color,familial status,or disability(Government Code Section 65583(c)(5)). {Section 7.71 A-5 City of Redlands General Plan:Housing Element This page intentionally left blank. A-6 Appendix B: Housing Sites tHouslii2, sites have been comprehensively reviewed and those r,arcels which have been developed since the last housinim element have been removed. No new additional sites have been added to the sites inventorv.l Table B-1: Housing Sites for Very Low-and Low-income Allowable General Plan Realistic Unit Infrastructure Count APN No. Zoning Density Designation Acres Capacity Existing Use Capacity On Site Constraints 1 0169-234-01 SC 30.0 Com/lnd 0.36 11 parking lot yes,available 100 year flood plain 2 0169-234-02 SC 30.0 Comllnd 0.21 6 detpawn shop yes,available 100 year flood plain 3 0169-234-03 SC 30.0 Comllnd 0.19 6 detpawn shop yes,available 100 year flood plain 4 0169-234-04 SC 30.0 - Comllnd 0.27 8 outside storage yes, available 100 year flood plain 5 0169-201-46 TC 30.0 Com 0.13 4 vacant yes, available 100 year flood plain 6 0169-201-12 TC 30.0 Corn 0.16 5 vacant yes,available 100 year flood plain~ 7 0169-201-11 TC 30.0 Com 0.16 5 det house yes, available 100 year flood plain 8 0169-201-10 TC 30.0 Com 0.24 7 det. house yes, available 100 year flood plain 9 0169-201-39 TC 30.0 Com 0.19 6 vacant yes,available 100 year flood plain 10 0169-201-47 TC 30.0 Com 0.66 20 det.warehouse yes,available 100 year flood plain 11 0169-201-02 TC 30.0 Com 0.10 3 det metal bldg, yes,available 100 year flood plain 12 0169-201-01 TC 30.0 Com 0.10 3 det. masonry bldg. yes,available 100 year flood plain 13 0169-201-36 TC 30.0 Com 0.18 5 paved area, parking yes, available 100 year flood plain 14 0169-201-53 TC 30.0 Com 0.21 6 paved area, parking yes,available 100 year flood plain 15 0169-156-20 TC 30.0 Com 0.12 4 vacant yes, available 100 year flood plain 16 0169-156-19 TC 30.0 Com 0.27 8 vacant yes,available - 100 year flood plain 17 0169-156-18 TC 30.0 Corn 0.02 1 vacant yes,available 100 year flood plain 18 0169-156-17 TC 30.0 Com 0.12 4 vacant yes,available 100 year flood plain B-1 City of Redlands General Plan:Housing Element Table B-I: Housing Sites for Very Low- and Low-Income Allowable General Plan Realistic Unit Infrastructure Count APN No. Zoning Density Designation Acres Capacity Existing Use Capacity On Site Constraints_ 19 _ 0169-156-16 TC 30.0 Com 0.12 4 vacant yes, available 100 year flood plain 20 0169-156-15 TC 30.0 Com 0.27 8 vacant yes, available 100 year flood plain 21 0169-156-14 TC 30.0 Com 0.35 11 det bldg&storage yes, available 100 year flood plain 22 ', 0169-156-13 TC 30.0 Com 0.27 8 vacant yes,available 100 year flood plain 23 0169-281-34 TC 30.0 Com 1.54 46 vacant yes, available [00 year flood plain 24 0169-281-23* TC 30.0 Com 0.53 16 vacant yes, available 100 year flood plain 25 0169-281-19* TC-1-1 30.0 Com 0.65 20 det. bldg&street yes, available 100 year flood plain 26 0169-281-38 TC-H 30.0 Com 0.61 18 paving&street yes, available 100 year flood plain 27 0169-281-51 TC-H ' 30.0 Com 0.40 12 vacant& com. bldg. yes, available 100 year flood plain 28 0169-281-52 TC-H 30.0 Com 0.67 20 com. bldg. & paving yes, available 100 year flood plain 29 0169-281-53 TC-H 30.0 Com 0.45 14 parking lot yes, available 100 year flood plain 30 0169-281-46 TC-H 30.0 Com 0.15 5 vacant yes,available 100 year flood plain 31 0169-281-47 TC-H 30.0 Com 0.10 3 der_ warehouse yes, available 100 year flood plain 32 0169-281-48 TC-H 30.0 Com 0.47 14 det warehouse yes, available 100 year flood plain 33 0169-281-49 TC-H 30.0 Com 0.03 1 vacant yes, available 100 year flood plain 34 0169-281-50 TC-H 30.0 Com 0.06 2 vacant yes, available 100 year flood plain 35 0169-271-44 TC 30.0 Com 1.18 35 vacant yes, available 100 year flood plain 36 0169-271-47 TC 30.0 Com 0.27 8 det. bldg. yes, available 100 year flood plain 37 0169-271-52 TC 30.0 Com 0.25 8 det. bldg, yes, available 100 year flood plain 38 0169-271-21 TC 30.0 Com 0.16 5 det, vacant bldg. yes, available [00 year flood plain 39 0169-271-20 TC 30.0 Com 0.16 5 det. bldg. &tow yard yes, available 100 year flood plain 40 0169-271-19 TC 30.0 Com 0.09 3 vacant yes, available 100 year flood plain 41 0169-271-18 TC 30.0 Com 0.11 3 vacant yes, available 100 year flood plain 42 0169-271-17 TC 30.0 Com 0.18 5 vacant yes,available 100 year flood plain 43 0169-271-16 TC 30.0 Com 0.11 3 vacant yes, available 100 year flood plain 8-2 Appendix B:Housing Sites Table B-1: Housing Sites for Very Low-and Low-Income Allowable General Plan Realistic Unit Infrastructure Count APN No. Zoning Density Designotion Acres Capacity Existing Use Capacity On Site Constraints 44 0169-271-15 TC 30.0 Com 0.11 3 vacant yes,available 100 year flood plain 45 0169-271-14 TC 30.0 Com 0.11 3 vacant yes,available 100 year flood plain 46 0169-271-13 TC 30.0 Com 0.16 5 det. house yes,available 100 year flood plain 47 0169-271-12 SC 30.0 Com/Ind 0.18 5 outside storage yes,available 100 year flood plain 48 0169-271-11 SC 30.0 Com/Ind 0.18 5 det.abandoned bldg. yes,available 100 year flood plain 49 0169-271-10 SC 30.0 Com/Ind 0.18 5 vacant yes,available 100 year flood plain 50 0169-271-09 SC 30.0 Com/Ind 0.18 5 vacant yes,available 100 year flood plain 51 0169-271-53 SC 30.0 Com/Ind 0.18 5 outside storage yes,available 100 year flood plain 52 0169-271-54 SC 30.0 Com/Ind 0.43 13 auto repair bus. yes,available 100 year flood plain 53 0169-271-37 SC 30.0 Com/Ind 0.45 14 vacant,firewood bus. yes,available 100 year flood plain 54 0169-271-38 SC 30.0 Com/Ind 0.32 10 det. bldg. yes,available 100 year flood plain 55 0169-271-39 SC 30.0 Com/Ind 0.32 10 historic bldg. yes,available 100 year flood plain 56 0169-271-40 SC 30.0 Com/Ind 1.96 59 vacant yes,available 100 year flood plain 57 0169-271-49 SC 30.0 Com/Ind 1.13 34 vacated mill (demo) yes,available 100 year flood plain 58 0169-272-03 C-4 30.0 Com/Ind 3.18 96 auto sales bldgs. yes,available 100 year flood plain 59 0169-272-25 C-4 30.0 Com/Ind 0.72 22 car wash bldgs. yes,available 100 year flood plain 60 0171-053-01 C-3 30.0 Com 0.48 14 Redlands Mall yes,available 100 year flood plain 61 0171-053-02 C-3 30.0 Com 2.23 67 Redlands Mall yes,available 100 year flood plain 62 0171-053-03 - C-3 30.0 Com 5.66 170 Redlands Mall yes,available 100 year flood plain 63 0171-053-04 C-3 30.0 Com 2.71 81 Redlands Mall yes,available 100 year flood plain 64 0171-281-02 C-3 30.0 Com 2.23 67 parking lot yes,available 100 year flood plain 65 0171-281-18 AP 30.0 Office 0.16 5 parking lot yes,available 100 year flood plain 66 0171-281-19 AP 30.0 Office 0.19 6 parking lot yes,available 100 year flood plain 67 0171-281-20 AP 30.0 Office 0.16 5 parking lot yes,available 100 year flood plain 68 0171-281-21 AP 30.0 Office 0.16 5 parking lot yes,available 100 year flood plain B-3 City of Redlands General Plan:Housing Element Table B-I: Housing Sites for Very Low-and Low-Income Allowable General Plan Realistic Unit Infrastructure Count APN No. Zoning Density Designation Acres Capacity Existing Use Capacity On Site Constraints 69 0292-202-11 R-3 33.6 HDR/Parks/ 3.76 113 Vacant, underdevel- yes,available 100 year flood plain Golf Course oped,approved senior housing 70 0292-202-12 R-3 33.2 HDR/Parks/G 1.03 31 Vacant, underdevel- yes,available 100 year flood plain olf Course oped,approved senior housing TOTAL 41.43 1,247 *Parcels are covered by a new joint parcel that covers these two APNs.The new parcel does not have an APN.It will have an area of I.27acres. Source:City of Redlands Development Services Department,2013. • B-4 Appendix B:Housing Sites Table B-2: Other Parcels (Excluding Canyon) Allowable General Unit infrastructure Ca- Count APN No. Old APN Zoning Density Plan Acres Capacity Existing Use panty On Site Constraints Water, Sewer in 1 16704101 A-1 2.7 VLDR 13.61 34 Vacant, undeveloped close prox Zone Change Water, Sewer in 2 16704104 , A-I 2.7 VLDR 2.65 6 Vacant, undeveloped close prox Zone Change Water, Sewer in 3 16704105 A-I 2.7 VLDR 3.04 8 Vacant, undeveloped close prox Zone Change Single family resi- 4 167041 14 A-I 2.7 VLDR 6.5 17 dente, underutilized , Water and Sewer Zone Change 5 16704120 A-I 2.7 I VLDR 7.44 20 Vacant, undeveloped Water and Sewer Zone Change 6 16707126 A-I 2.7 VLDR _ 9.52 25 Vacant, undeveloped Water and Sewer Zone Change 7 16707133 R-E 2.7 VLDR 3.69 9 Vacant, undeveloped Water and Sewer None 8 167161 10 R-2 27 FOR 3.92 82 Vacant,undeveloped Yes CUP Existing Church, un- 9 16722104 R-I 6 LDR 3.07 14 derutilized Water and Sewer CUP 10 167221 10 R-2 15 MDR 9.63 123 Vacant, undeveloped Water and Sewer None 11 167221 15 R-2 15 - MDR 3.25 42 Vacant, undeveloped Water and Sewer None 12 16722116 R-2 15 MDR 2.76 35 Vacant, undeveloped Water and Sewer None 13 16723105 R-1 6 LDR 0.63 2 Vacant, undeveloped Water and Sewer _ None 14 16723202 R-I 6 LDR 0.62 2 Vacant, undeveloped Water and Sewer None 15 16723207 R-1 6 LDR 0,44 2 Vacant, undeveloped Water and Sewer None 16 16723224 R-1 6 LDR 0.51 I Vacant, undeveloped Water and Sewer None Vacant, undeveloped, approved 37 unit con- 17 16727106 R-2 15 MDR 2.36 37 do Water and Sewer None 18 16780501 A-1 6 LDR 4.16 20 Vacant, undeveloped Water and Sewer Zone Change 19 _ 121209103 A-1 6 LDR 5.08 26 Vacant, undeveloped Water and Sewer Zone Change Single family home, 20 121209104 A-1 6 LDR _ 4.8 24 underutilized Water and Sewer Zone Change 21 121212107 R-E 2.7 VLDR_ 4.61 12 Single family home, Water and Sewer None B-5 City of Redlands General Plan:Housing Element Table B-2: Other Parcels (Excluding Canyon) Allowable General Unit Infrastructure Ca- Count APN No. Old APN Zoning Density Pion Acres Capacity e=xisting Use pocky _ On Site Constraints underutilized 22 121212103 A-I 2.7 VLDR 5.01 13 Vacant, undeveloped Water and Sewer Zone Change commercial agricul- 23 121212101 A-1 2.7 VLDR 4.8_ 12 ture,underutilized Water and Sewer Zone Change Single family home, 24 121212102 A-1 2.7 VLDR 4,82 13 underutilized Water and Sewer Zone Change 121212104 Vacant, Undeveloped, to Approved 74 unit 25 121212106 16806999 R-E 2.7 VLDR 28.47 74 tract_ Water and Sewer None Single family home, 26 16807103 A-1 2,7 _ VLDR 4.72 12 underutilized Water and Sewer Zone Change 27 16807104_ A-1 2,7 VLDR 9.63 25 Vacant, undeveloped Water and Sewer Zone Change 28 16807105 A-1 2.7 VLDR 9.74 25 Vacant, undeveloped Water and Sewer Zone Change Single fam residence, agriculture, underuti- 29 16807106 A-1 2.7 VLDR 5.63 15 lized Water and Sewer Zone Change Agriculture, buildings, 30 16807107 A-1 2.7 VLDR 9.6 25 underutilized Water and Sewer Zone Change 31 168071 1 1 A-1 2.7 VLDR 3.92 10 Vacant, undeveloped Water and Sewer Zone Change Single family home, 32 168071 15 A-1 2.7 VLDR 5.09 13 underutilized Water and Sewer Zone Change 33 168071 16 R-E 2.7 VLDR 12.11 33 Vacant, undeveloped Water and Sewer None 34 121221 101 A-1 2.7 VLDR 8.74 22 Vacant, undeveloped Water and Sewer Zone Change 121218101 1681 1 108 R-E 6 LDR 4.83 10 Vacant, undeveloped, Water and Sewer None to (1212181 approved I0lotsub- 121218110 01 division through 35 10) B-6 Appendix B: Housing Sites Table B-2: Other Parcels(Excluding Canyon) Allowable General Unit infrastructure Ca- Count APN No. Old APN Zoning Density Plan Acres Capacity Existing Use pacity On Site Constraints 16812106, 16812108,. 16812110, 16812111, 16812113, 16816102, 16816103, 16816104, Approved 209 unit 36 16816105 16812999 R-E 2.7 VLDR 77.62 209 tract Water and Sewer Zone Change Vacant, undeveloped, 37 16813205 R-E 2.7 - VLDR 37.85 76 approved 76 unit tract Water and Sewer None 16820103; 121237108 16820126 to to 38 121237120 16820138 R-1 6 LDR 2,16 10 Vacant, undeveloped Water and Sewer None 39 121237101 R-2 27 HDR 1.02 21 Vacant, undeveloped Water and Sewer CUP Existing Church, un- 40 121237129 R-I 6 LDR 2.09 10 derutilized Water and Sewer None_ Single family resi- 41 121241 101 A-I 6 LDR 2.38 11 dente, underutilized Water and Sewer Zone Change Single family resi- 42 121241 102 A-1 6 LDR 2.38 11 dence, underutilized Water and Sewer Zone Change 43 121241 105 A-I 6 LDR 1.81 8 Vacant, undeveloped Water and Sewer Zone Change existing church, Un- 44 121241 106 A-I 6 LDR 2.24 10 derutilized Water and Sewer Zone Change Single family resi- 45 121242101 A-I 6 LDR 2.37 11 dente, underutilized Water and Sewer Zone Change Single family resi- 46 121242102 _A-I 6 LDR 2.37 1 1 dente, underutilized Water and Sewer Zone Change Single family resi- 47 121242109 A-1 6 LDR 0.57 1 dence, underutilized Water and Sewer None Single family resi- 48 1212421 10 A-I 6 LDR 0.85 1 dente, underutilized Water and Sewer None B-7 City of Redlands General Plan:Housing Element Table B-2: Other Parcels (Excluding Canyon) Allowable Genera! Unit Infrastructure Ca Count APN No. _ Old APN Zoning Density Plan Acres Capacity Existing Use pacity an site Constraints Single family resi- 49 1212421 1 ! R-1 _ 6 LDR 1.28 6 deuce,underutilized Water and Sewer None Single family resi- 50 121242103 A-1 6 LDR 1.55 4 dente, underutilized Water and Sewer Zone Change 51 16829102 R-I 6 LDR 9.01 43 Vacant, undeveloped Water and Sewer None 52 121226129 R-2 15 MDR 4.33 56 _ Vacant, undeveloped Water and Sewer None 53 121243101 E 6 PI_ 3.45 18 Vacant, undeveloped Water and Sewer CUP 54 16902102 A-I 15 MDR 4.76 65 Vacant, undeveloped Water and Sewer Zone Change Single family resi- 55 16902103 R-1 15 MDR 0.9 10 dence, underutilized Water and Sewer Zone Change 56 169021 I 1 R-1 15 MDR _ 1.64 24 Vacant, undeveloped Water and Sewer Zone Change 57 _ 169021 19 R-1 15 MDR 4.72 65 Vacant, undeveloped Water and Sewer Zone Change 58 16918202 R-2 15 MDR 0.14 1 Vacant, undeveloped Water and Sewer None 59 16918203 R-2 15 MDR 0.14 I Vacant, undeveloped Water and Sewer None 60 16918204 R-2 15 MDR 0.37 5 Vacant, undeveloped _ Water and Sewer None 61 16932104 R-2 15 MDR 0.15 2 Vacant, undeveloped Water and Sewer None 62 16932105 R-2 15 MDR 0.16 2 Vacant, undeveloped Water and Sewer None J 63 17013204 R-2 15 MDR 0.21 2 Vacant, undeveloped Water and Sewer None Vacant,approved 64 17017101 R-2 27 HDR 3.15 40 apartment project Water and Sewer None Existing city storage 65 17019139 R-2 27 HDR 2.39 42 yard Water and Sewer CUP 66 _ 17020124 R-2 27 HDR 0.57 1 I Vacant, undeveloped Water and Sewer CUP 67 17020138 R-2 27 HDR 1.86 39 Vacant, undeveloped Water and Sewer CUP Single family resi- 68 17021 101 R-2 27 HDR 0.74 11 dente,underutilized Water and Sewer CUP Single family resi- 69 17022109 R-2 27 HDR 2.67 39 dence,underutilized Water and Sewer CUP 70 17022150 R-2 27 HDR 1.15 17 Vacant, undeveloped Water and Sewer CUP Single family resi- 71 17025104 R-2 27 HDR 0.54 11 dence,underutilized Water and Sewer CUP B-8 Appendix B:Housing Sites Table B-2: Other Parcels (Excluding Canyon) Allowable General Unit Infrastructure Ca- Count o-Count APN No. Did APN Zoning Density Plan Acres Capacity Existing Use pacitty On Site Constraints . 72 17025105 R-2 27 HDR 0.66 14 Vacant undeveloped Water and Sewer CUP 73 17025106 R-2 27 HDR 0.64 13 Vacant, undeveloped Water and Sewer CUP 74 . 17025107 R-2 27 HDR 0.55 11 Vacant, undeveloped Water and Sewer CUP Single family resi- 75 170281 16 R-1 6 LDR 3.11 14 dence, underutilized Water and Sewer None 76 17029142 R-1 6 LDR 1.02 4 Vacant, undeveloped Water and Sewer None 77 , 17029152 R-1 6 LDR 1.43 6 Vacant, undeveloped Water and Sewer None existing church, Un- 78 17108501 A-P 15 MDR_. 0.17 2 derutilized Water and Sewer None existing office, Un- 79 171 19129 R-2 27 HDR 1.89 24 derutilized Water and Sewer None - 80 17124124 A-P 29 0 0.34 9 Vacant, undeveloped Water and Sewer None 81 17201363 R-S 6 LDR 1.44 4 _ Vacant, undeveloped Water and Sewer None Existing mini market, 82 17201364 R-S 6 LDR 1.83 8 underutilized Water and Sewer None_ 83 17223103 R-S 6 LDR- 2.49 5 approved 11 lot tract Water and Sewer None 84 17223104 R-S 6 LDR 1.67 4 approved 11 lot tract Water and Sewer None_ 85 17223105 R-S 6 LDR 1.28 2 approved 11 lot tract Water and Sewer None Single family resi- 86 172271 15 R-S 6 LDR 4,62 16 deuce, underutilized Water and Sewer None 017232146 to Pool from adjacent 87 017232147 17232143 R-S 6 LDR 1.3 1 home, underutilized Water and Sewer None Single family resi- 88 17232145 R-S 6 LDR 2,57 8 dence, underutilized Water and Sewer None Existing townhomes, 89 17234129 SP52 15 MDR 1.21 14 underutilized Water and Sewer None Single family resi- 90 172351 10 R-S 6 LDR 0,93 3 dence,underutilized Water and Sewer None Single family resi- 91 172351 1 1 R-S 6 LDR 0.63 2 dence,underutilized Water and Sewer None 92 172351 12 R-S 6 LDR 0.56 2 Single family resi- Water and Sewer None B-9 City of Redlands General Plan:Housing Element Table B-2: Other Parcels ExcludingCanyon) Allowable General Unit infrastructure Ca- Count APN No. Old APN Zoning Density Plan Acres Capacity Existing Use pacity On Site Constraints dence, underutilized Single family resi- 93 1723513! R-S 6 LDR 0.55 2 dence,underutilized Water and Sewer None 94 17235152 R-S 6 LDR 0.31 I _ Vacant, undeveloped Water and Sewer None 95 17243146 R-S 6 LDR 0.37 I approved 6 unit tract Water and Sewer None 96 17243148 R-S 6 LDR 0.31 I approved 6 unit tract Water and Sewer None 97 17301 139 R-S 6 LDR 1 3 Vacant, undeveloped , Water and Sewer None 98 17301 140 R-S 6 LDR 1.02 3 , Vacant, undeveloped Water and Sewer None existing church,Un- 99 17308402 R-2 15 _ MDR 0.78 11 derutilized Water and Sewer None Single family resi- 100 17323105 R-S 6 LDR 8.82 30 dence, underutilized Water and Sewer None Existing catholic re- 101 17413104 R-S 0.4 A 6.02 2 treat, underutilized Water and Sewer None Existing catholic re- 102 17414126 R-E 2.7 VLDR 9.84 26 treat, underutilized Water and Sewer None - Existing catholic re- 103 17415110 R-E 2.7 VLDR 9,89 26 treat, underutilized Water and Sewer None 104 17415401 R-S 15 MDR 2.92 9 Vacant,undeveloped Water and Sewer None 105 17416125 E 6 LDR 10.22 44 Vacant, undeveloped Water and Sewer Zone Change 106 17416127 R-S 6 LDR 2.36 8 Vacant, undeveloped Water and Sewer None Single family resi- 107 17417305 A-I _ 6 LDR 4.98 20 dence, underutilized Water and Sewer Zone Change 108 17418102 A-I 6 LDR 1.73 10 Vacant, undeveloped Water and Sewer Zone Change Single family resi- 109 17418107 A-1 6 LDR 1.08 5 dente, underutilized Water and Sewer Zone Change 1 I 0 17420105 R-E 2.7 VLDR 4.82 11 Vacant., undeveloped Water and Sewer __ None III 17420106 A-I 2.7 VLDR 3.97 10 Vacant, undeveloped Water and Sewer Zone Change 112 17421116 A-2 2.7 VLDR 4.48 2 Vacant, undeveloped Water and Sewer None 113 17422149 A-2 2,7 VLDR 12.31 8 Vacant,undeveloped Water and Sewer None 114 17447152 R-E 6 LDR 0.32 I approved tract with 9 Water and Sewer None B-10 Appendix B:Housing Sites Table B-2: Other Parcels(Excluding Canyon) Allowable General Unit infrastructure Ca- Count APN No. Old APN Zoning Density Plan Acres Capacity Existing Use pacity On Site Constraints homes approved tract with 9 115 17447153 R-E 6 LDR 0.33 1 homes Water and Sewer None approved tract with 9 116 17447154 R-E 6 LDR 0.35 1 homes Water and Sewer None approved tract with 9 117 17447159 R-E 6 LDR 0.48 1 homes Water and Sewer None slopes> 15%,Spe- 1 18 1761 1 1 1 1 SP43 slope RP 15.78 2 Vacant, undeveloped Water and Sewer cific Plan slopes > 15%,Spe- 119 17612105 SP43 slope RP 41.61 13 Vacant, undeveloped Water and Sewer cific Plan 29262101 to EV3000 Approved 39 unit 120 29262139 29216305 RM 15 MDR 4.79 18 townhome Water and Sewer None EV3000 Single family resi- 121 29216510 RM 15 MDR 4.28 42 dence, underutilized Water and Sewer CUP_ EV3000 Single family resi- 122 29216711 RM 15 MDR 2.15 21 dence,underutilized Water and Sewer CUP EV3000 Single family resi- 123 29216712 RM 15 MDR 1.88 18 dence,underutilized Water and Sewer CUP EV2500 124 29216816 RM 15 MDR 2.41 32 Vacant,undeveloped Water and Sewer None EV2500 Single family resi- 125 29216821 RM 15 MDR 1 13 dence,underutilized Water and Sewer None EV2500 Single family resi- 126 29216822 RM 15 MDR 2.45 32 dence,underutilized Water and Sewer None 127 29314137 A-1 2.7 VLDR 19.7 53 Vacant, undeveloped Water and Sewer Zone Change slopes> 15%, Spe- 128 29411114 SP43 slope RP 19.77 4 Vacant, undeveloped Yes cific Plan 129 29825105 R-1 6 LDR 4.3 20 Vacant, undeveloped Water and Sewer needs street install Single family resi- 130 29825106 R-1 6 LDR 3.85 18 dence,underutilized Water and Sewer None Single family resi- 131 29825107 R-1 6 LDR 0.63 1 dence, underutilized Water and Sewer None B-11 City of Redlands General Plan: Housing Element Table B-2: Other Parcels (Excluding Canyon) Allowable General Unit Infrastructure Ca- Count APN No. Old APN Zoning Density Plan Acres Capacity Existing Use panty On Site Constraints 17428113, 17428133, [7428134, 17428135, 29921311, 29921312, 29921313, 29921314, Vacant, Undeveloped, 132 29921321 29921999 R-E 2.7 VLDR 65.19 80 approved 80 unit tract Water and Sewer None slopes > 15%, Spe- 133 30022229 SP59 slope _ RP 19.5 3 Vacant, undeveloped Water and Sewer cific Plan slopes > 15%, Spe- 134 : 30022237 SP59 slope RP [0.47 1 Vacant, undeveloped Water and Sewer _ cific Plan slopes > 15%, Spe- 135 30022238 SP59 slope RP 10.41 I Vacant, undeveloped Water and Sewer cific Plan_ slopes > 1 5%, Spe- 136 30022239 SP59 slope RP 10.38 I Vacant, undeveloped Water and Sewer cific Plan slopes> 15%, Spe- 137 30022240 SP59 slope RP 10.3 1 Vacant, undeveloped Water and Sewer cific Plan slopes> 15%, Spe- 138 30023155_ SP47 slope RP 16.06 I 22 unit tract Water and Sewer cific Plan slopes > 15%, Spe- 139 30023156 SP47 slope RP 20.58 _ I 22 unit tract Water and Sewer cific Plan slopes> [5%, Spe- 140 30023157 SP47 slope RP 1.79 1 22 unit tract Water and Sewer cific Plan slopes > 15%, Spe- 141 30023158 SP47 slope RP 1.9 1 22 unit tract Water and Sewer cific Plan slopes > 15%, Spe- 142 30023160 SP47 slope RP 10.76 1 22 unit tract Water and Sewer cific Plan Single family resi- slopes> 15%,Spe- _ 143 30045102 SP59 slope RP 17 2 dence, underutilized Water and Sewer cific Plan slopes> 15%, Spe- 144 30045103 SP59 slope RP 17.08 2 Vacant, undeveloped Water and Sewer cific Plan B-12 Appendix 8: Housing Sites Table B-2: Other Parcels (Excluding Canyon) Allowable General Unit Infrastructure Co- Count APN No. OIdAPN Zoning Density Plan Acres Capacity Existing Use pacity On Site Constraints slopes> 15%,Spe- 145 300451 13 SP59 slope RP, 3.13 I Vacant, undeveloped Water and Sewer cific Plan slopes> 15%,Spe- 146 300451 14 SP59 slope RP 2.47 1 Vacant, undeveloped Water and Sewer cific Plan slopes> 15%,Spe- 147 30045115 SP59 slope RP 5.87 1 _ Vacant, undeveloped Water and Sewer cific Plan_ slopes > 15%, Spe- 148 300451 16 SP59 slope RP 9.04 1 Vacant, undeveloped Water and Sewer cific Plan Single family resi- slopes > 15%,Spe- 149 30060101 SP59 slope RP 3.68 1 dente, underutilized Water and Sewer cific Plan slopes> 15%,Spe- 150 30060102 SP59 slope RP 8.14 I Vacant, undeveloped Water and Sewer cific Plan slopes> 1 5%,Spe- 151 30060103 SP59 slope RP 9.13 1 Vacant, undeveloped Water and Sewer cific Plan slopes> 15%,Spe- 152 30060104 SP59 slope RP 7.99 1 Vacant, undeveloped Water and Sewer cific Plan slopes > 15%,Spe- 153 30060105 SP59 slope RP 8.85 2 Vacant, undeveloped Water and Sewer cific Plan slopes > 15%,Spe- 154 300631 16 SP47 slope RP 4.87 1 22 unit tract Water and Sewer cific Plan slopes> 15%,Spe- 155 300631 17 SP47 slope RP 3.96 I 22 unit tract Water and Sewer cific Plan slopes> 15%,Spe- 156 300631 18 SP47 slope RP 0.82 1 22 unit tract Water and Sewer cific Plan 157 300631 19 SP47 slope RP 0.52 1 Vacant, undeveloped Water and Sewer specific plan slopes > 15%,Spe- 1 58 17527102 SP43 slope RP 3.33 3 Vacant, undeveloped None cific Plan slopes > 15%, Spe- 159 175271 17 SP43 slope RP 48.93 27 Vacant, undeveloped Yes cific Plan Approved 10 unit slopes> 15%, Spe- 160 175271 1 1 SP43 slope RP 26.69 10 _ tract Water only cific Plan Vacant, current pro- Hillside Area,Spe- 161 30022230 SP59 slope RP 60.54 15 ject_ None cific plan B-13 City of Redlands General Plan:Housing Element Table B-2: Other Parcels (Excluding Canyon) Allowable General Unit Infrastructure Ca- Count APN No. Old APN Zoning Density Plan Acres Capacity Existing Use pacity On Site Constraints TOTAL 1,054.57 2,602 Source:City of Redlands Development Services De- partment,2013. B-1 4 Appendix 8: Housing Sites Table B-3: Canyon Parcels 1 Allowable Density(per General infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan _ Acres Unit Capacity Existing Use Capacity straints Vacant or under 1 17214101 R-A slope RP 0.42 0 developed None Zone Change Vacant or under 2 17214102 R-A slope RP 0.44 0 developed None Zone Change Vacant or under 3 17214119 R-S slope RP 0.41 0 developed None Zone Change Vacant or under 4 17215104 slope RP 0.52 0 developed None Zone Change Vacant or under 5 17501 122 A-1 slope RP 4.00 4 , developed ; None Zone Change Vacant or under 6 17501 135 R-A slope RP 1.00 0 developed None Zone Change Vacant or under 7 17501 151 R-A slope RP 0.16 0 developed None Zone Change Vacant or under 8 17501 152 R-A slope RP 0.02 0 developed None Zone Change Vacant or under 1 9 17501 157 A-1 slope RP 3.00 2 developed None _Zone Change Vacant or under 10 17501 158 A-1 slope RP 5.00 4 developed None Zone Change Vacant or under 11 17501 160 A-I slope RP 1.00 0 developed None Zone Change _ Vacant or under 12 17501 161 R-A slope RP 1.00 0 developed None Zone Change Vacant or under 13 17501 174 R-A slope RP 1.75 0 developed None Zone Chang e Vacant or under 14 17501 175 R-A slope RP 1.00 0 developed None Zone Change Vacant or under 15 17501 176 R-A slope RP 3,00 2 developed None Zone Change Vacant or under 16 17501 177 R-A slope RP_ 4,00 4 developed None Zone Change B-15 City of Redlands General Plan:Housing Element Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints Vacant or under 17 17501201 A-1 slope RP 3.00 3 developed None Zone Change Vacant or under 18 17501202 A-1 slope RP 1.00 1 developed None Zone Change Vacant or under 19 17512101 A-I slope RP 6.00 6 developed None Zone Change Vacant or under 20 17512102 A-1 slope RP 11.00 10 developed None Zone Change Vacant or under 21 17512204 A-1 slope RP 1.00 0 developed None Zone Change Vacant or under 22 17512213 A-1 slope RP 1.00 0 developed None Zone Change Vacant or under 23 17512215 A-I slope RP 6.00 6 developed None Zone Change Vacant or under 24 175131 14 A-1 slope RP 6.00 5 developed None Zone Change Vacant or under 25 17513119 R-A slope RP 1.00 I developed None Zone Change Vacant or under 26 17513120 R-A slope RP 0.74 0 developed None Zone Change Vacant or under 27 17513121 R-A slope RP 2.00 I developed None Zone Change Vacant or under 28 17513122 R-A slope RP 4.00 3 developed None Zone Change Vacant or under 29 17513125 A-1 slope RP 6.00 6 developed None Zone Change Vacant or under 30 17514206 R-A slope RP 1.32 0 developed None Zone Change Vacant or under 31 17514207 R-A slope RP 2.94 0 developed None Zone Change Vacant or under 32 17514208 R-A slope RP 3.43 0 developed None Zone Change B-16 Appendix B:Housing Sites Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints Vacant or under 33 17514209 R-A slope RP 1.00 0 developed None Zone Change Vacant or under 34 17514210 R-A slope RP 3.49 0 developed None Zone Change Vacant or under 35 17521 102 A-1 slope RP 14.00 I3 developed None Zone Change Vacant or under 36 17521 103 A-1 slope RP 5.00 4 developed None Zone Change Vacant or under 37 17522102 A-1 slope RP 8.00 5 developed None Zone Change Vacant or under 38 17522103 A-1 slope RP- 5.00 11 developed None Zone Change Vacant or under 39 17522104 A-1 slope RP 5.00 5 developed None Zone Change Vacant or under 40 17522106 A-1 slope RP 4,00 3 developed None Zone Change Vacant or under 41 17522108 A-1 slope RP 5.00 5 developed None Zone Change Vacant or under 42 17522201 A-1 slope RP 10.00 9 developed None Zone Change Vacant or under 43 17522203 A-I slope RP 2.00 2 developed None Zone Change Vacant or under 44 17522204 A-1 slope RP 2.00 2 developed None Zone Change Vacant or under 45 17522205 A-1 slope RP 0.39 0 developed None Zone Change Vacant or under 46 17522207 R-R slope RP 1.00 0 developed None Zone Change Vacant or under 47 17522210 R-R slope RP 0.42 0 developed None Zone Change Vacant or under 48 17522211 R-R slope RP 11.00 1 I developed None Zone Change B-17 City of Redlands General Plan:Housing Element Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. OId APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints Vacant or under 49 17522212 A-1 slope RP 0.36 0 developed None Zone Change Vacant or under 50 17523102 A-I slope RP 6.00 5 developed None Zone Change Vacant or under 51 17523103 A-1 slope RP 11.00 9 developed None Zone Change Vacant or under 52 17523202 A-1 slope RP 12.00 11 developed None Zone Change Vacant or under 53 17523204 R-R slope RP 2.37 0 developed None Zone Change Vacant or under 54 17524102 R-A slope RP 3.00 2 developed None Zone Change Vacant or under 55 17524103 R-A slope RP 1.00 I developed None Zone Change Vacant or under 56 17524105 A-I slope RP 13.00 13 developed None Zone Change Vacant or under 57 17524107 A-I slope RP 8.00 8 developed None Zone Change Vacant or under 58 17524201 A-1 slope RP 1.00 0 developed None Zone Change Vacant or under 59 17524202 A-I slope RP 0.13 0 developed None Zone Change Vacant or under 60 17525105 A-1 slope RP 1.00 0 developed None Zone Change Vacant or under 61 17525106 R-A slope RP 0.01 0 developed None Zone Change Vacant or under 62 17525108 R-A slope RP 3.00 3 developed None Zone Change Vacant or under 63 1752511 I 17523104 A-I slope RP 61.13 63 developed None Zone Change Vacant or under 64 17536407 R-A slope RP 0.13 0 developed None Zone Change B-1 8 44) O c b19.0 at 44)4)0 04 1/000 00 00 baa 130 004)M 00 143'0 000 00 C C C C C C C C C C C C C C C C V a (v el el el A al el eV el id Id Ed el el e9 el 4) ... .0 -C L L C ._C -C L -C .L L ,-C ..0 -C .0 4),i 1 H U 0 0 U U V 0 0 0 U 0 0 0 0 0 0 _ C a) a) a at a) a) 4) 0 a 0 4) a) 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CO N. n m City of Redlands General Plan:Housing Element Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity _ Existing Use Capacity _ straints PRD/R- Vacant or under 81 175481 12 R slope RP 1.00 0 developed None Zone Chane PRD/R- Vacant or under . 82 175481 13 R slope RP 1.03 0 developed None Zone Change Vacant or under 83 17605301 R-R slope _ RP 1.14 0 developed None Specific Plans Vacant or under 84 1760531 I R-R slope RP _ 1.00 0 , developed None Specific Plans Vacant or under 85 1761 1 106 R-R slope RP 1.00 I developed None Specific Plans Vacant or under 86 1761 1 107 R-R slope RP 1.00 0 developed None Specific Plans Vacant or under 87 1761 1 1 10 _ R-R slope RP 1.00 1 developed None Specific Plans_ Vacant or under 88 17612102 R-R slope RP 6.00 5 developed None Specific Plans Vacant or under 89 17613205 R-A slope RP 1.00 0 developed None Specific Plans Vacant or under 90 17614101 R-R slope _ RP 2.06 0 developed None Specific Plans Vacant or under 91 17614102 R-R slope _ RP 0.62 0 developed None Specific Plans Vacant or under 92 17614103 R-R slope RP 3.00 2 developed None Specific Plans Vacant or under 93 17614104 R-R slope RP 0.59 0 _ developed None Specific Plans Vacant or under 94 17614106 R-R slope RP 0.12 0 developed None Specific Plans Vacant or under 95 17614107 R-R slope RP_ 29.00 29 developed None Specific Plans Vacant or under 96 17614203 R-R slope RP 2.00 2 developed None Specific Plans B-20 Appendix B: Housing Sites Table B-3: Can inn Parcels Allowable Density(per General Infrastructure I On Site Con- Count APN No. Old APN Zoning acre) Pion _ Acres Unit Capacity Existing Use Capacity straints • Vacant or under 97 17614204 R-R slope RP 3.00 2 developed None Specific Plans Vacant or under 98 17614205 R-R slope RP 2.00 2 developed None Specific Plans Vacant or under 99 17614210_ slope RP 0.44 0 developed None Specific Plans Vacant or under 100 17614211 R-R slope RP 3.00 2 developed None Specific Plans_ Vacant or under 101 _ 17614212 R-R slope RP 1.00 0_ developed None Specific Plans Vacant or under 102 17614218 R-R slope RP 0.17 0 developed None Specific Plans Vacant or under 103 17616109 R-R slope RP 4.00 4 developed None Specific Plans Vacant or under 104 17616112 R-R slope_ RP 0,05 0 developed None Specific Plans Vacant or under 105 17617504 R-R slope RP 0.06 0 developed None Specific Plans Vacant or under 106 17646108 R-Aslope RP 0.05 0 developed None Specific Plans Vacant or under 107 17646109 R-A slope RP 1.45 0 developed None Specific Plans Vacant or under 108 176461 10 R-A slope RP 0.75 0 developed None Specific Plans Vacant or under 109 17646120 R-A slope RP 0.23 0 developed None Specific Plans Vacant or under 110 17646122 R-A slope RP 0.07 0 developed None Specific Plans Vacant or under 1 1 1 17646123 R-A slope RP 0.04 0 developed None Specific Plans Vacant or under 1 12 176471 17 R-A slope RP 1.80 0 developed None Specific Plans B-21 City of Redlands General Plan;Housing Element Table B-3: Canyon Parcels Allowable Density(per Genera! Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints Vacant or under 113 17647118 R-A slope_ RP 0.07 0 developed None _ Specific Plans Vacant or un- 114 29314203 A-I slope PG 4.00 4 derutilized None Zone Change 115 29314205 A-I slope RP 3.67 I Underutilized None Zone Change Vacant or un- 116 29315102 A-1 slope PG _ 9.00 9 derutilized None Zone Change Vacant or un- 117 29315108 A-1 slope RP 10.00 9 derutilized None Zone Change Vacant or under 118 293151 13 A-I slope PG 35.00 34- developed None Zone Change Vacant or under 119 29316103 A-I slope RP 0.28 0 developed None Zone Change Vacant or under 120 29316104 A-I slope RP 10.00 9 developed None Zone Change Vacant or un- 121 29316105 A-I slope RP 7.00 7 derutilized _ None Zone Change Vacant or under 122 _ 29316138 A-1 slope RP 2.00 I developed None Zone Change Vacant or un- 123 29316142 A-1 slope RP 12.00 12 derutilized None Zone Change Vacant or under 124 s 29316144 A-I slope RP 2.00 I developed None Zone Change Vacant or un- 125 29316151 A-1 slope RP 8.00 7 derutilized None Zone Change Vacant or under 126 29404132 A-I slope RP 2.00 2 developed None Zone Change Vacant or under 127 29404133 A-I slope RP 1.00 0 developed None Zone Change Vacant or under I28 29405105 A-1 slope RP 7.00 7 developed None Zone Change 129 29405108 A-1 slope RP 30.00 30 Vacant or under None Zone Change_ B-22 Appendix B:Housing Sites Table B-3: Canyon Parcels Allowable Density(per Genera/ Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacrry ` Existing Use Ca.a • stroints developed Vacant or under 130 29405109 Al slope RP_ 4.00 82 developed None Zone Change Vacant or under 131 294061 19 A-1 slope RP 7.00 7 developed None Zone Change Vacant or under 132 29406121 A-1 slope RP 33.00 32 developed None Zone Change Vacanc or under 133 29406123 A-I slope RP 19.00 18 developed None Zone Chane Vacant or under 134 29407101 A-1 slope RP 65.00 65 developed None Zone Change Vacant or under 135 29407102 A-1 slope RP 21.00 21 developed None Zone Chane Vacant or under 136 29407103 A-1 slope RP 3.00 2 developed None Zone Change Vacant or under 137 29407104 A-I slope RP 700 6 developed None Zone Change Vacant or under 138 29407105 A-I slope RP 10.00 _ 9 developed None Zone Chane Vacant or under 139 29407106 A-I slope RP 16.00 16 developed None Zone Change Vacant or under 140 29408101 R-R slope RP 1.00 0 .. developed None Zone Change Vacant or under 141 29408102 A-1 slope RP 3.00 3 developed None Zone Change Vacant or under 142 29408103 A-1 slope RP 2.52 0 developed None Zone Change Vacant or under 143 29408104 A-1 slope RP 1.00 0 developed None Zone Change Vacant or under 144 29408105 A-I slope RP 2.00 1 developed None Zone Change 145 29408107 A-1 slope RP 1.00 _ 1 Vacant or under None Zone Change B-23 City of Redlands General Plan:Housing Element "Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No, Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints developed Vacant or under 146 29408108 A-1 slope RP 1.00 1 developed None Zone Chan e Vacant or under 147 29408109 A-1 slope RP 1.00 0 developed _ None Zone Chan e Vacant or under 148 294081 10 1 A-I slope RP L24 0 developed None Zone Change Vacant or under 149 29408111 A-1 slope RP 2.00 I developed None Zone Change Vacant or under 150 294081 12 A-1 slope RP 1,00 0 developed None Zone Change Vacant or under 151 29408113 A-1 slope RP 16.00 16 developed None Zone Change Vacant or under 152 294081 14 A-1 slope RP 25.00 25 developed None Zone Change Vacant or under 153 29408115 A-I slope RP 4.00 4 developed None Zone Change Vacant or under 154 294081 16 A-1 slope RP 2.00 1 developed None Zone Change Vacant or under 155 294081 17 A-I slope RP 0.38 0 developed None Zone Change Vacant or under 156 294081 18 A-I slope RP 1.00 0 developed None Zone Change Vacant or under 157 29408119 A-1 slope RP 1.00 0 developed None Zone Change Vacant or under 158 29408120 A-1 slope RP 2.00 1 developed None Zone Change Vacant or under 159 29408128 A-I slope RP 18.00 17 developed None Zone Change Vacant or under 160 29408130 A-I slope RP 0.38 0 _ developed _ None Zone Change 161 29408131 A-I slope RP 0.38 0 - Vacant or under None Zone Change B-24 aa v a a a a a a a v v a a a 0 40 40 b0 b0 b0 b0 1)4 b0 44 40 40 40 04 44 44 c C C c C c c c c c c c c c c c ro ca ro 03 m .v 01 01 al b 03 0t 03 03 01 rd 4) .n "' 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 a? c a a a a a a a a a v a a v a a s 60 C C C C C C C C C C C C C C C C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 CO NNNNNNNNNNNN N NNN 713 a a a v a a a 01 C a a a a a a a s C C C C C c C C C c c C C C C C o 7 0 0 0 0 0 0 o 0 o 0 0 o 0 0 0 0 Za Z Z Z Z Z Z Z Z Z Z Z Z Z Z ZZ , v k Q w CL a -0 L. -0 L '0 1- 10 L -0 L 0 L -0 L -`L -0 L �O L 0 L -0 L -0 L -0 L 0 L -0 C j 0_ -0 0�� Q 0 a) 0/ 0 0) 0) 0-0 aQ-0 Q.V a 0 al a) v a v a a v a 0 0 0 bQ W 3 0 O 0 O a z a 0 a 7 a 3 q 7 0. 0 a = a 7 a 7 a = 4 7 a v a v v > a, w v a a v v „7.} > N .'J > L 0 0 y 0 1 L 4) L 44) L 7 L 1 O 4) 0 y L 4) C 4) C ID L 4) L 7 L 1 0 L a 0 a o a, 0 a a a a a o a 0 a 0 a _, a o a o a 0 a o a o a o a 0 C C 1 C C C c G C c c c c c c c c r003 (4 00 N 03 r3 (4 03 rt cd 03�a td 8 ro U U U U U U U U U U U 0 U U U > > > > Al > > > > > > > > > > > . 4 0 0 a, ^ V a 0 0 0 4 — 0 0 Cr 0r• .0 u a 0 V 3 y a. O• 0 Cr. A 0. T P 00 4 CO 0% 0` CO 0 0 u -- -- 4 — — -- — — rn 4 rn — M C3 O 4 d — G cid d O c rH © Ci ci a ad r 1.0 N - C 0C4 [i. d a.. d .. aCs 0.. a . .. 0-. 0.. d d d m m d .. D..cC oC oC aC oC oC ce CL oC ce aC ce AG ce d aC C a CU Is, 1 C y a v a v a a a a 0 a a a a v a s II. 0- 0.. O. Q d 4' d Q Q d a. Q Ca a_ 4. . ..0, cp... U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 41 col "1 va N N "1 +A LI "! Ifl IA "f "1 1/1 "l H Q d 0 a d Q a a a4 a d Q a a Q a a N Z H 0. aj u v 1- a CL C N in Tr an n --00 0. 0 r+! O` 4 N l — It u Z m 1r1 M In t•7 Al rr/ St sr 1t vy LO an ul. V1 Z CO CO CO03 CO 4) 04 Cb CO CO CO 00 00 00 CO 4) O a a a 4 0 0 C3 a b a 4 4 0 0 U Q Off. rn O7• es as as rn 0' 0' 0' 0. rn 0' s Cr.It sr 0' rn f"1 N t4 N N N N N N N N (4 N N r4 N N 4 m a _ s+ C r4 M 1- 4n .D Imo. 00 O• O N • j m' u'! .0 N. It aV L City of Redlands General Plan:Housing Element Table 8-3: Canyon Parcels Allowable - Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints developed Vacant or under 178 29408156 A-I slope RP 8.00 7 developed None Zone Change Vacant or under 179 29408157 A-1 slope RP 7.00 6 developed None Zone Change Vacant or under 180 29408158 A-1 slope RP 25.00 25 developed None Zone Change Vacant or under 181 29408159 R-R slope RP 21.00 20 developed None Zone Change Vacant or under 182 29408160 R-R slope RP 3.00 3 developed None Zone Change Vacant or under 183 29408161 R-R slope RP 3.00 2 developed None Zone Change Vacant or under 184 29408162 A-1 slope RP 1.00 1 developed None Zone Change Vacant or under 185 29408167 A-I slope RP 1.00 1 developed None Zone Change Vacant or under 186 29408168 A-1 slope RP 4.00 3 developed None Zone Change 29408125 to Vacant or under 187 29408 i 69 29408127 A-1 slope RP 2.76 1 developed None Zone Change Vacant or under 188 29409101 A-1 slope RP 18.00 17 developed None Zone Change Vacant or under 189 29409102 A-1, slope RP 2.09 0 developed _ None Zone Change Vacant or under 190 29409103 A-1 slope RP 23.00 22 developed None Zone Change Vacant or under 191 29409106 Al- slope RP 6.00 6 developed None Zone Change Vacant or under 192 29409107 A-1 slope RP 5.00 4 developed None Zone Change B-26 Appendix B:Housing Sites Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints Vacant or under 193 29409113 A-I slope RP 1.00 I developed None Zone Change Vacant or under 194 294091 17 A-I slope RP I.00 0 I developed None Zone Change Vacant or under 195 294091 18 A-I slope RP 1.00 1 developed None Zone Change Vacant or under 196 29409120 A-1 slope RP 2.00 1 developed None Zone Change Vacant or under 197 29409121 A-1 slope RP 2.00 2 developed None Zone Change Vacant or under Needs specif- 198 29409124 A-1 slope RP 0.14 0 developed None ic plan Vacant or under 199 29409132 A-I slope RP 0.16 0 developed None Specific Plans Vacant or under 200 29409134 A-I slope RP 5.00 5 ' developed None Zone Change_ Vacant or under Needs specif- 201 29409135 A-I slope RP 23.00 22 developed None is plan Vacant or under Needs specif- 202 29409136 A-I slope RP 6.00 5 developed None ic plan Vacant or under 203 29409137 A-I slope RP 0.24 0 developed None Zone Change Vacant or under 204 29409138 A-I slope RP 4.00 4 developed None Zone Change Vacant or under 205 29409I41 A-I slope RP 24.00 24 developed None Zone Change Vacant or under 206 29409143 A-I slope RP 0.25 0 developed None Zone Change Vacant or under 207 29409144 , A-I slope RP 3.00 2 developed None Zone Change Vacant or under 208 29409145 A-I slope RP 2.00 2 developed None Zone Change B-27 City of Redlands General Plan:Housing Element Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count_ APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints PRD/R- Vacant or under 209 29409147 R slope RP 1.00 0 developed None Zone Change Vacant or under 210 29409160 29409158 A-I slope RP 5.87 4 developed None Zone Change Vacant or under 211 29409161 29409158 A-1 slope RP 5.19 3 developed None Zone Change Vacant or under 212 29409162 29409 i 58 A-I slope RP 12.92 5 developed None Zone Change Vacant or under Needs specif- 213 _ 29410104 _ A-I slope RP 8.00 7 developed None is plan Vacant or under 214 29410108 A-1 slope RP 3.73 3 developed _ None Specific Plans Vacant or under 215 29410109 ' A-1 slope RP 0.03 0 developed None Specific Plans Vacant or under 216 294101 10 A-1 slope RP 0.10 0 developed None _ Specific Plans Vacant or under 217 294101 1 1 A-1 _ slope RP 2.00 I developed None Zone Change Vacant or under 218 294101 13 A-I slope RP 3.00 2 developed None Zone Change Vacant or under 219 294101 14 A-I slope RP 36.00 35 developed None Zone Change Vacant or under Needs specif- 220 294101 15 A-1 slope RP 3.38 3 developed None is plan Vacant or under 221 294101 17 A-1 slope RP 0.15 0 developed None Specific Plans Vacant or under 222 29410121 A-1 slope RP 2.00 2 developed None Zone Change Vacant or under Needs specif- 223 29410122 A-1 slope RP 27.00 27 developed None is plan Vacant or under 224 29410123 A-1 slope RP 10.00 10 developed _ None Zone Change B-28 Appendix B:Housing Sites Table B-3: Canyon Parcels - Allowable Density(per General infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacrty Existing Use Capacity straints Vacant or under 225 29410127 A-1 slope RP 4.00 3 _ developed None Zone Change Vacant or under 226 29410128 A-1 slope RP 10.00 9 developed None Zone Change Vacant or under 227 29410129 A-I slope RP _ 7.00 6 _ developed None Zone Chane Vacant or under 228 29410130 A-1 slope RP 5,00 4 developed None Zone Change _ Vacant or under 229 29410131 A-I slope RP 5.00 4_ developed_ None Zone Change Vacant or under 230 29410132 A-I slope RP 18.00 17 developed None Zone Change Vacant or under 231 29411104 R-R slope RP 2.00 2 developed None Specific Plans Vacant or under Needs specif- 232 29411106 A-1 slope RP 11.00 11 developed None ic plan Vacant or under 233 29411108 R-R slope RP 2,00 1 developed _ None Specific Plans Vacant or under 234 29411 116 R-R slope RP 1.00 _0 developed None Specific Plans Vacant or under 235 2941 1 1 17 R-R slope RP 0.85 0 developed None Specific Plans Vacant or under 236 2941 1 1 18 R-R slope RP 0.80 0 developed None Specific Plans Vacant or under 237 29411 119 R-R slope RP _ 6.00 5 developed None Specific Plans Vacant or under Needs specif- 238 29411 122 A-I , slope RP 23.00 23 developed None ic plan Vacant or under 239 29412106 A-1 slope RP 0.45 0 developed None Zone Change Vacant or under Needs specif- 240 29412107 A-I slope RP 5.00 5 developed None ic plan B-29 City of Redlands General Plan,Housing Element Table B-3: Canyon Parcels Allowable - Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity strainu Vacant or under Needs specif- 241 294121 1 1 - A-1 slope RP 22.00 21 developed None _is plan Vacant or under 242 29412112 A-1 slope RP 3.00 2 developed None Specific Plans Vacant or under 243 294121 19 A-1 slope RP 1.00 1 developed None Specific Plans Vacant or under Needs specif- 244 29412120 A-1 slope RP__ 18.00 17 _ developed None is plan Vacant or under 245 29412121 A-1 slope RP 3.00 2 developed None Zone Chace Vacant or under 246 29412124 A-1 slope RP 2.2.00 22 developed None Zone Change Vacant or under 247 29412125 A-1 slope RP 2.00 2 developed None Zone ChangL Vacant or under Needs specif- 248 29412128 A-1 slope RP 11.00 10 developed_ None ic plan Vacant or under Needs specif 249 29412133 A-I slope RP 2.00 2 developed None ic plan Vacant or under Needs specif- 250 29412134 A-1 slope RP 10.00 9 developed None ic,plan Vacant or under 251 29414101 R-R slope RP 7.00 7 developed None Specific Plans Vacant or under 252 29414102 R-R slope RP 14.00 13 developed None Specific Plans Vacant or under 253 29414103 R-R slope RP 1.00 0 developed None Specific Plans Vacant or under 254 29414104 R-R slope RP 14.00 13 developed None Specific Plans Vacant or under Needs specif 255 29414106 A-1 slope RP 2.45 0 developed None ic plan Vacant or under Needs specif- 256 29414107 A-1 slope RP 2.44 0 _ developed None ic plan B-30 Appendix 8: Housing Sites Table B-3: Canyon Parcels Allowable Density(per General infrastructure On Site Con- Count APN No, Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity , stroints Vacant or under 257 29414128 R-R slope RP 1,00 0 developed None Specific Plans Vacant or under 258 29414130 R-R slope RP 4.00 3 developed - None Specific Plans_ Vacant or under 259 29414132 R-R slope RP 0.14 0 developed None Specific Plans Vacant or under 260 29414133 R-R slope RP 5.00 4 developed None Specific Plans Vacant or under 261 29414137 _ R-R slope RP 2.00 I developed None Specific Plans 029414165, 029414170, Vacant or under _ 262 029414171 29414156 R-R_ slope RP 5.00 4 developed None Specific Plans Vacant or under Needs specif- 263 29414158 A-I slope RP 2.00 1 developed None ic plan Vacant or under 264 29415102 R-R slope RP 19.00 18 developed None Specific Plans Vacant or under 265 29415103 R-R slope RP 16.00 15 developed None Specific Plans Vacant or under 266 29415104 R-R slope RP 12.00 1 I developed None Specific Plans Vacant or under 267 294151 10 A-I slope RP 0.03 0 developed None Specific Plans Vacant or under Needs specif- 268 2941511 I A-1 slope RP 4.00 4 developed None ic plan Vacant or under Needs specif- 269 29415123 A-1 slope RPI 4.00 3 developed _ None ic plan Vacant or under Needs specif- 270 29415126 A-I slope RP 3.00 3 developed None is plan Vacant or under Needs specif- 27I 29415128 A-1 slope RP 3.00 2 developed None is plan 272 29415130 A-1 slope RP 4.00 4 Vacant or under None Needs specif- 8-31 City of Redlands General Plan:Housing Element Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints developed ic plan Vacant or under Needs specif- 273 29415131 A-1 slope RP 4.00 4 developed None ic plan_ Vacant or under Needs specif- 274 29415134 A-1 slope RP 2.00 2 developed None _ ic plan. Vacant or under Needs specif- 275 29415135 A-1 slope RP 3.00 2 developed None lc plan Vacant or under Needs specif- 276 29415145 A-1 slope RP 5.00 4 developed None is plan Vacant or under Needs specif- 277 29415146 A-1 slope RP 19.00 18 developed None is plan Vacant or under Needs specif 278 29415147 A-I slope RP 0.54 0 developed None is plan Vacant or under Needs specif- 279 29415149 A-I slope RP 20.00 19 developed None ic plan Vacant or under 280 29417122 R-R slope RP 0.30 0 developed None Specific Plans Vacant or under 281 30001211 30001208 A-I slope RP 13.00 13 developed None Zone Change _ Vacant or under 282 30002201 RAA slope RP 6.00 6 developed None Zone Change Vacant or under 283 30002207 RAA slope RP 0.92 0 developed None Zone Change Vacant or under 284 30007207 R-R-A slope RP 0.47 0 developed None Zone Change Vacant or under 285 30007215 R-R-A slope RP 0.46 0 developed None Zone Change Vacant or under 286 30009107 R-R-A slope RP 0.46 0 developed None Zone Change Vacant or under 287 30009109 R-R-A slope RP 1.00 0 developed None Zone Change 288 30009206 R-R-A slope RP 0.09 0 Vacant or under None_ Zone Change B-32 Appendix B: Housing Sites Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity _ Existing Use Capacity straints developed Vacant or under 289 30010131 R-R-A slope RP 1.00 0 developed None Zone Change Vacant or under 290 30010123 R-R-A slope RP 1.00 I developed None Zone Change Vacant or under 291 30010126 300101 18 R-R-A slope RP 1.00 0 developed None Zone Change Vacant or under 292 30010128 30010111 R-R-A slope RP 1.00 0 _ developed None Zone Change Vacant or under 293 30010130 30010122 R-R-A slope RP 0.49 0 developed None Zone Change Vacant or under 294 3001 1 101 R-R-A slope RP 5.00 5 developed None Zone Change Vacant or under 295 300131 17 R-R-A slope RP 0.28 0 developed None, Zone Change Vacant or under 296 30014105 R-R-A slope RP — 0.00 0 developed None Zone Change Vacant or under 297 30016101 R-R-A slope RP 1.00 0 developed None Zone Change Vacant or under 298 30016131 R-R-A slope RP 0.88 0 developed None Zone Change Vacant or under 299 30017119 _ R-R-A slope RP 0.03 0 developed None Zone Change Vacant or under 300 30017121 R-R-A slope RP 0.49 0 developed None Zone Change Vacant or under 301 30017125 R-R-A slope RP 0.01 0 developed None Zone Change Vacant or under 302 30017127 R-R-A slope RP 1.00 I developed None Zone Change Vacant or under 303 30020134R-R-A slope RP 0.23 0 developed None Zone Change , 304 30020135 ,_ R-R-A slope RP 1 0.34 0 Vacant or under None Zone Change 1 B-33 City of Redlands General Plan,Housing Element Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count _ APN No. Old APN Zoning acre) ; Plan Acres Unit Capacity Existing Use Capacity straints developed Vacant or under 305 30020136 R-R-A slope RP 1.00 I developed None Zone Change Vacant or under 306 30021202 R-R-A slope RP 1.00 0 developed None Zone Change Vacant or under 307 30021312 R-R-A slope _ RP 0.1 1 0 developed _ None Zone Change Vacant or under 308 30021408 R-R-A slope RP 0.18 0 developed None Zone Change Vacant or under 309 30021505 R-R-A slope RP 0.09 0 developed None Zone Change Vacant or under 310 30021518 R-R-A slope RP 0,10_ 0 developed None Zone Change Vacant or under 311 30021547 R-R-A slope RP 0.33 0 developed None Zone Change Vacant or under 312 30021562 R-R-A slope RP 0.08 0 developed None Zone Change Vacant or under 313 30021566 R-R-A slope RP 1.00 0_ developed None Zone Change Vacant or under 314 30021570 R-R-A slope RP 0.50 0 developed None Zone Change Vacant or under 315 30021574 R-R-A slope RP 0.35 0 developed None Zone Change Vacant or under 316 30021575 R-R-A slope RP 1.00 0 developed None Zone Change Vacant or under 317 30021576 30021501 R-R-A slope RP 0.29 0 developed None_ Zone Change Vacant or under Needs specif- 318 30022223 A-1 slope RP 4.00 4 developed None ic plan Vacant or under Needs specif- 319 30022224 A-1 slope RP 4.00 3 developed None ic plan 320 30023124 A-1 slope RP 3.00 2 Vacant or under None Needs specif- B-34 vcd ueua rtu ' aaao' a09UC '1/ uci aotato 134o oto ' d a a a Q a 0 0- a 0.. a C el r3 :" y � a " u V a u 0 UUUUU U 0 U 0 �' -) v - 0 'V -u a a a a a a a) a a s 6j d a) 0 0 a) a as c c e c c e c c c c Z Z Z Z Z Z N N N N 0 0 0 0 N N co at 0a a a a 0 a 0) 0 41 a a a) a) a e. 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M O O O O O O Q O O O — — O O V) O O — O O O - - O C7 a c0 0.. a a a a a a a a a a. 0 aa a s co C 0 l7 y ami a) a) y a) a) 0 a) y y y a) a) a) a) a) y 0 a 0 0. 0 0 0. 0 0 0. 0. 0 0 0 0 0 0. 0 O . N N N N N N VI N VI VI N N N N VI N Q aci 0 4a V c U cC o Q t cC cC d d cC a) N d t: 1: aG d d e E a) cN In Q o u _ � 0 d v 0.. c O` > Z O O — O - —0 Lf1 O M M M V) V) V) V) '0 0) N N e— — — 0 RI Z O O O ' O O _ _. _ V) _ _ V) V) _ a — — — — — — N V Q O O O O O O O O O O O O O O O 0 M M M M M M M M M M M M m M M M 55 m 0) CC w w A.' 0 M M M M M M M M M M M M M M M M Appendix B:Housing Sites Table B-3: Canyon Parcels Allowable Density(per General Infrastructure On Site Con- Count APN No. Old APN Zoning acre) Plan Acres Unit Capacity Existing Use Capacity straints developed Vacant or under 353 301 15172 R-R-A slope RP 1.00 0 developed None Zone Change Vacant or under 354 301 191 19 A-1 slope RP 44.00 44 developed None Zone Change Vacant or under 355 301 191 16 A-1 slope RP 16.00 15 developed None Zone Change Vacant or under 356 301 191 18 A-1 slope RP 7.00 7 developed None Zone Change Total 1862.67 1,735 B-37 City of Redlands General Flan:Housing Element This page intentionally left blank B-38 Appendix C: Community Outreach Summary COMMUNITY HOUSING FORUM,JULY 9, 2013 Attendees Dyett&Bhatia: Rajeev Bhatia,Sophie Martin,and Nick Cranmer City Staff Robert Dalquest and Oscar Orci Community Attendees: Scott Gayner, Western Community Housing; Anna Gamiz, Housing Authority of the County of San Bernardino; Lorie Thomas, Family Service Association of Redlands; Ben Holloway, Mountain West Financial; Pat Obero, MGM Land Development, LLC; Heather Rouhana,Congressman Gary Miller's Office;Dennis Bell,community member. Housing Needs • Overcrowding: Many families are doubled and tripled up often having to move fre- quently so that the primary householder doesn't lose their home. • Housing Size: Lack of large housing units (3+ bedroom units). A recent study showed an undersupply of 3-bedroom units in Redlands. Larger units are especially critical for largelmultigenerational families. • Senior Services:Additional services are needed for senior households. • Overpaying for Housing: Many moderate-income families are paying well above in- come levels for housing in Redlands. • Homelessness: While the male transient population is more visible, homeless women with children have a greater housing need. Market and Development Trends • Real Estate Development Trusts: During the foreclosure crisis, real estate development trusts purchased a large number of properties in Redlands, which could contribute to destabilization of the housing market. • New Subdivision Development: A large number of housing developers are seeking ap- provals for projects two years out.Potentially going to be an oversupply of new housing when units flood the market. • Senior Housing Demand: Many older households (55 and older) are downsizing from larger units. Currently strong demand for 1,500 to 1,600 square foot one-story, single- family homes. • Competitive Housing Market: A large number of buyers currently paying cash for homes, who are typically more desirable to sellers than those buyers with qualified mortgages. City of Redlands General Plan:Housing Element Constraints;Governmental • Measure U: City's growth initiative limits on-site density to 27 du/acre (30.04 du/net acre). According to some developers, higher densities are needed in order for projects to pencil out.The sweet spot is between 30 and 50 du/acre. Constraints:Non-Governmental • High Land Costs: Many landowners are asking for above-market prices similar to 2004-2006 prices;makes land acquisition challenging. • Funding/Financing: Lack of funding sources for new affordable housing development, especially with loss of redevelopment funding. Financing is also difficult to obtain. • Development Fees: One developer suggested that City development fees were too high. Programs/Services • Grant Matching Program: One developer suggested a City-sponsored grant matching program for new affordable housing developments. • Homeowner/Renter Assistance Programs:Many families have sufficient income to pay monthly rent/mortgage costs, however most cannot afford the upfront cost to rent or own. Programs such as Ca1HFA Downpayment Assistance program can provide assis- tance to households. • Overlay District: An overlay district similar to Hawthorne's with special development standards could encourage development of affordable housing. • Section 8 Voucher Program:Continue the Section 8 Voucher Program. Currently there are 30 families on the waiting list that are seeking rental subsidies. • Single Resident Occupancy (SRO) Unit: City is currently working on development standards for SROs. • Mental Health Services Act: Subsidies of up to$100,000 per unit are available. Limited to 10 to 15 percent of units. Additional Key Questions and Issues to Consider(Identified by PIanning Commissioners Fol- lowing Housing Forum) • Private investors have purchased a large number of homes in Redlands. How will this impact the housing market both short-term and long-term? How does this affect neighborhood stability? • How can City create incentives for new development through implementation of de- velopment standards? For example: open space for photovoltaic arrays, reduced rental costs,and density bonuses. • The depressed median housing price would appear to increase housing affordability in Redlands. This is something that should be considered/evaluated in the Housing Ele- ment. C-2 Appendix C:Community Outreach Summary • Currently there are a large number of single-room renters in non-related households (i.e. non-family roommates),as well as two-to three-family households. • There are a large number of vacant rental units in Redlands. What is the current mar- ket for rental housing? • In recent years the city has seen a limited amount of new senior housing development compared to prior years.What is currently happening with the senior housing market? • A Iarge number of units with housing covenants are about to expire. Verify the number of at-risk units in Redlands. C-3 City of Redlands General Plan:Housing dement This page intentionally left blank. C-4 Appendix D: Zoning Code Abbreviations Zoning Abbreviation Zone A-I Agricultural A-2 Estate Agricultural AP Administrative Professional C-3 General Commercial C-4 Highway Commercial E Educational East Valley Corridor Specific Plan Multiple Family EV2500RM Residential East Valley Corridor Specific Plan Multiple Family EV3000RM Residential PRD/R-R Planned Residential Development/Rural Residential R-1 Single-Family Residential R-2 Multiple-Family Residential R-3 Multiple-Family Residential R-A Residential Estate R-A-A Residential Estate Animals R-E Residential Estate R-R Rural Residential R-R-A Rural Residential Animals R-S Suburban Residential SC Service-Commercial SP23 Specific Plan 23 SP43 Specific Plan 43 SP47 Specific Plan 47 SP52 Specific Plan 52 SP59 Specific Plan 59 TC Town Center TC-H Town Center-Historic DYETT & BHATIA Urban and Regional Planners 755 Sansome Street,Suite 400 San Francisco,California 9411 1 415 956 4300 415 956 7315