6.0    HOUSING ELEMENT SUMMARY
California Government Code Sections 65580 through 65589 require the Housing Element to contain:

• An assessment of housing needs, and an inventory of resources and constraints relevant to meeting those needs;
• A statement of the community's goals, quantified objectives, and policies relative to the maintenance, improvement, and development of housing; and
• A program that sets forth a five-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and the objectives of the Housing Element.

The complete Housing Element, including the data and analysis required by State guidelines as well as program policies, is published as a separately bound document. This summary includes the Housing Program comprising all adopted policies (Section 6 of the complete Housing Element).

The Housing Program consists of Guiding Policies, Implementing Policies, and Quantified Objectives under seven headings:

Affordable Housing
Housing for People with Special Needs
Housing Sites
Removing Constraints to Housing Production
Residential and Neighborhood Conservation
Access to Housing
Residential Energy Conservation

Housing Element law and SCAG allocations emphasize the responsibility of each community to provide housing affordable by moderate-income households (80 to 120 percent of county median household income), low-income households (50 to 80 percent of median) and very-low-income households (less than 50 percent of median). The City's goal set in the 1985 Housing Element was to add 570 to 780 units affordable by very-low- and low-income households between 1984 and 1989. The number built or approved was 487, well below the 1,059 allocated by SCAG, but at more than 10 percent of all units built, an effort matched by only a few California cities. The 1989-1996 goal is 784 units, construction, conservation, and rehabilitation programs. GP Table 6.2, Redlands Quantified Objectives for City Program and Private Activity by Income Level for 1989-1996, shows Quantified Housing Goals.

^a Assuming the maximum 3,850 units allowed under, Measure N, a zoning ordinance, are built. There may be some overlap with other affordable programs; in addition, set-asides for owner and custom-built single-family housing and multifamily projects with four or fewer units will decrease the opportunities for density bonus units.

^b Private, market-rate units to be constructed are estimated by subtracting affordable units from the total allowed under, Measure N, a zoning ordinance.

Source: Blayney Dyett Greenberg and Redlands Community Development Department

6.10   Affordable Housing
The elimination of direct federal subsidies for new housing for low- and moderate-income households has placed much of the responsibility for producing affordable housing on local jurisdictions. 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 by low- and most moderate-income households, many very-low-income households are paying more than 30 percent of their income for housing costs. By creating a high density residential designation rental housing market rents can be low enough to accommodate even very-low income households.

Guiding Policies: Affordable Housing

6.10a   Participate in programs assisting in the production of housing affordable to very-low-, low-, and moderate-income households.

6.10b   Ensure that units produced for very-low-, low- and moderate-income households are made available to those groups and maintained as affordable units.

6.10c   Provide for a geographic dispersal of units affordable to very-low-, low-, and moderate-income households.

6.10d   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.

Implementing Policies: Affordable Housing

6.10e   Density Bonus. As part of its housing program, the City will comply with Government Code Section 65915, which requires a minimum density bonus of 25 percent above the otherwise maximum allowable density, or "incentives of equivalent financial value" for projects with 10 percent of their units affordable to very-low-income households, or 20 percent to low-income households, or 50 percent for senior citizens. Rental units will remain affordable for a minimum of 30 years; resale controls will be placed on ownership units to maintain their affordability for future owners. Affordable units will be dispersed throughout the project.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
140 units (20 percent of projects totaling 700 units)

Actions Needed:
Revision of existing ordinance to include measures to maintain affordability. Adopt ordinance revision by January, 1996.

Financing:
Staff time to prepare affordability maintenance measures and administer program.

During the period 1985 through, 1995, the density bonus program produced 117 units, 75 affordable to very-low-income households, and 42 to low- to moderate-income households.

6.10f   Non-profit Housing Providers. Support efforts of non-profit housing sponsors such as Baptist Homes of America and Corporate Fund for Housing in constructing, acquiring, and

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
42 units senior housing.

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.

Financing:
Staff time.

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. The recent cooperation between the City of Redlands and the Redlands Redevelopment Agency and Baptist Homes of America to win federal Section 202 funds and work out a deal involving a land cost write-down by the agency and development fee deferral by the city provides an example of what can be accomplished. In May 1994, the Agency agreed to assist with land acquisition and funding assistance for 40 additional senior units to be built by Baptist Homes of America. Funds were distributed for land acquisition in March 1995 and escrow closed immediately thereafter. It is anticipated that the Agency will provide additional funds for construction provided the project receives HUD approval and funding.

6.10g   Redevelopment Low- and Moderate-Income Housing Funds. Use 20 percent of tax increment in redevelopment area for the production of housing affordable to low- and moderate-income households, with emphasis on housing for those households with very low incomes.

Responsible Agency:
Redlands Redevelopment Agency

Quantified Objective:
Not quantifiable. The Redevelopment Agency has been leveraging funds to create and assist developing units in other programs. To identify units for this program would result in "double counting."

Actions Needed:
Assistance to providers of below-market rate housing. Funds are available immediately. Commitments are made as determined by the Agency.

Financing:
Tax increment in redevelopment project area.

California Health and Safety Code Section 33334.2 requires that 20 percent of a redevelopment agency's tax increment funds be use for increasing and improving the community's supply of low- and moderate-income housing, unless the agency makes findings each year that such funds are necessary to meet existing financial obligations. If such findings are made, a deficit fund is established and a deficit reduction plan must be written. Also, findings of "equivalent effort" may be made by the agency, showing that either the agency or its sponsor has supported programs intended to aid low- and moderate-income people. The Redlands Redevelopment Agency made equivalent effort findings through 1991. As of May 1995, there was approximately $1.2 million available in the Agency housing set-aside fund. For the fiscal year beginning July 1, 1995, there will be approximately $1.9 million available for housing which will be distributed as follows:

20%     First Time Home Buyers
30%     Single-Family Rehabilitation
10%     Multi-Family Rehabilitation
30%     Developer Assistance
  5%     Mobile-Home Assistance
  5%     Administrative Budget

The Redevelopment Project Area Plan will end in 1997 unless action is taken by the City Council to extend the Plan. If the Plan ends, or will the associated set aside low and moderate income funds.

6.10h   Mortgage Revenue Bonds. 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:
Redlands City Council (The City may issue bonds or may participate in issues by San Bernardino County); Redlands Community Development Department

Quantified Objective:
Three multifamily projects. If projects average 60 units, the seven year affordable total would be at least 35 very-low-income units.

Actions Needed:
Work with developers who propose suitable projects. Process is ongoing.

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 multifamily housing. For multifamily housing, provisions of the federal Tax Reform Act of 1984 require 20 percent of the units to be occupied by very-low-income households.

During 1985 to 1994, the City and San Bernardino County built 268 affordable units, 38 very-low- and 230 low-income, in Redlands using MRBs.

6.10i   Mortgage Credit Certificates. Investigate the use of Mortgage Credit Certificates.

Responsible Agencies:
Redlands City Council or San Bernardino County; Redlands Community Development Department

Quantified Objective:
Not determined.

Actions Needed:
Staff to contact agencies with on-going programs and determine feasibility for program in Redlands. Initiate by October, 1995.

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 home buyers to use more of their income on mortgage payments, the credit increases their effective home-buying power.

6.10j    (HUD) HOME Investment Partnership Program for Multifamily Housing. Participation in the HOME program through the County of San Bernardino, Housing and Community Development.

Responsible Agencies:
Redlands Community Development Department; non-profit organizations

Quantified Objective:
35 residential units available to low-income first-time buyers.

Actions Needed:
Staff to coordinate with County of San Bernardino, Housing and Community Development and non-profit organizations. Initiated April, 1993 and is ongoing.

Financing:
Staff time.

The (HUD) HOME Investment Partnership Program for Multifamily 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. The City of Redlands has coordinated with San Bernardino County, Housing and Community Development and obtains funding jointly with their agency.

6.10k   Low Income Housing Tax Credits. Investigate participation in the Low Income Housing Tax Credit program for owners of low-income rental housing.

Responsible Agency:
Redlands Community Development Department

Quantified Objective:
Not quantifiable.

Actions Needed:
Staff to contact agencies with on-going programs and determine feasibility for program in Redlands. Initiate by October, 1995.

Financing:
Staff time.

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 units 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.

The amount of credit available in each state is limited to $1.25 per capita, or $34 million in California per year. The California Tax Allocation Committee distributes the credits.

6.10l   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 Community Development Department; Redlands City Council

Quantified Objective:
Maximum of 219 units.

Actions Needed:
Determine need, and, if necessary, seek funds and establish program guidelines. Initiate by October, 1995.

Financing:
Staff time, funds for grants or loans.

Apartment projects built with financial assistance from HUD, either Federal Housing Administration (FHA) or Section 8 low-cost loans, have units the rents for which are 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 two HUD-financed projects in Redlands, the Redlands Park Apartments and the Citrus Arms. The total number of assisted units in these projects is 219; the rent subsidies could be terminated as early as 1992 and effectively end in 1997.

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.

6.10m   Public Housing. Cooperate with the San Bernardino County Housing Authority in developing, maintaining, and improving low-income housing.

Responsible Agency:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Cooperate with the San Bernardino County Housing Authority in locating suitable sites and obtaining funding. Initiate by November, 1995.

Financing:
No cost to city.

The San Bernardino County Housing Authority in 1995 operates 202 units of public housing on six sites in Redlands, and provides Section 8 certificates and vouchers to 101 families. As of July 1989, there was a waiting list of 122 families for public housing and 317 families for Section 8 certificates and vouchers.

Due to reductions in funding, only six units have been built out of the 1984 to 1989 goal of 20 to 30. Future construction will depend on the federal and state governments providing more funding.

6.10n   Mobile Homes. Study and adopt regulations designed to retain existing mobile home parks and encourage new mobile home parks and subdivisions. These may include:

• Designation of specific sites for mobile home park or subdivision development.
• Incentives and assistance to encourage the conversion of existing mobile home parks to mobile home subdivisions where this would preserve mobile home living.
• Provisions to encourage relocation in Redlands of mobile home park spaces displaced by public or private development activities.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
140 units, a 16 percent increase in the 1989 stock of 830 units.

Actions Needed:
Add implementing language to zoning and subdivision regulations. Initiate by June, 1996.

Financing:
Staff time to prepare regulations.

In accordance with state law (Government Code Sections 65852.3 and 65852.7), the City allows manufactured housing on single-family lots and mobile home parks in residential zones. From 1985 to 1988 302 mobile homes were added, according to the California Department of Finance (DOF). Between 1988 and 1994, 155 mobile homes were added, according to the Redlands Community Development Department. As of 1994, only one of Redlands mobile homes parks, The Redlands, still had space for expansion.

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.

6.10o   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 Agency:
Redlands Mobile Home Rent Control Board; Redlands City Council

Quantified Objective:
No new mobile homes affected.

Actions Needed:
Continue existing program. Program is continuous and ongoing.

Financing:
Board expenses.

6.10p   Limited Equity Cooperatives. Retain existing policy of encouraging formation of limited equity stock cooperatives.

Responsible Agency:
Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
None.

Financing:
None.

By limiting the profit made when an individual sells "stock" in a cooperative, cooperatives are able to retain affordable housing. No applications were received during 1985 to 1994.

6.10q   Self-Help Housing. Allow building standards to be relaxed in new development and allow owners to move in and complete finishing touches on the home themselves to save on the final purchase price.

Responsible Agency:
Redlands Community Development Department

Quantifiable Objective:
10 or more units.

Actions Needed:
Revision of existing ordinances. Adopt ordinance by August, 1996.

Financing:
Staff time to revise ordinances.

6.10r   Community Development Block Grant Program. Funding program to assist in accomplishing programs identified within the Five Year Housing Program. The City currently participates with the County in this federal grant program.

Responsible Agency:
Redlands Community Services Department

Quantifiable Objective:
Set aside funds to accomplish housing goals.

Actions Needed:
Annual allocation of CDBG Funds.

Financing:
CDBG Program.

During the fiscal year 1994-1995 the City received an allocation of $379,600.00. Similar annual allocations are anticipated in future years.

6.20   Housing for People with Special Needs
Section 4.2 identified those groups with special housing needs in Redlands: seniors, large families, female-headed households, disabled persons, and homeless families and individuals.

Guiding Policies: Housing For People With Special Needs

6.20a   Provide incentives for development of affordable housing for seniors, single mothers, and disabled persons on sites where proximity to services and other features make it desirable.

6.20b   Encourage the development of affordable housing units with three or more bedrooms.

6.20c   Encourage the development of emergency and transitional housing for homeless persons and families.

Implementing Policies: Housing for People with Special Needs

6.20d   Density Bonus for Including Apartments for Large Households. Allow a 25-percent density bonus for projects having 25 percent three-bedroom units or 15 percent four or more bedroom units (total density bonus not to exceed 25 percent).

Responsible Agency:
Redlands Community Development Department

Quantified Objective:
25 percent of projects totaling 300 units.

Actions Needed:
Revision of existing ordinances. Initiate by March, 1996.

Financing:
Staff time.

6.20e   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 (6.20i).

Responsible Agencies:
Redlands Community Development Department and a non-profit organization

Quantifiable Objective:
Not quantifiable.

Action Needed:
Work with a non-profit to establish and implement such a program. Initiate by March, 1996.

Financing:
Staff time.

6.20f   Half-way House for Disabled Persons. Encourage a non-profit to undertake a study identifying the need for such a project for people aged 16-65. If there is a need, possibly help locate site.

Responsible Agencies:
Redlands Community Development Department; non-profit organization

Quantified Objective:
One or two sites as needed over the next five years.

Actions Needed:
Ensure community support, site location. Initiate by January, 1996.

Financing:
Staff time.

6.20g   Day Care in Planned Residential Developments. To help single parents, provide a density bonus of 10 percent above maximum allowable density for projects including an adequate day care facility, total density bonus not to exceed 25 percent. A possible situation would provide for the day care center to be used as a club house in the evenings.

Responsible Agency:
Redlands Community Development Department

Quantified Objective:
At least three day care facilities over the next five years.

Actions Needed:
Ensure existing ordinances do not interfere with this program. Initiate by January, 1996.

Financing:
Staff time.

6.20h   Federal Funding for 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 Community Development Department; Redlands City Council; Redlands Redevelopment Agency; Non-profit groups

Quantified Objective:
Not quantifiable.

Actions Needed:
Engage the interest of non-profit developers, and help them locate sites and apply for funds. Initiate by October, 1996.

Financing:
Staff time; perhaps feasibility study funding and other contributions, such as write-downs of land owned by public agencies and fee forgiveness.

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 106(b) loans for up to $50,000 for pre-development expenses, and low-interest Section 202 and Section 811 loans for construction and rehabilitation.

6.20i   Second Dwelling Unit Ordinance for Seniors and Handicapped.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
14 units.

Actions Needed:
Maintain Second Dwelling Unit Ordinance in accordance with State law. Process CUPs as requested. Process is on-going.

Financing:
Staff time.

The City of Redlands adopted a Second Dwelling Unit Ordinance in 1992 and updated the Ordinance in 1994 in accordance with State law.

6.20j   Congregate Housing. Encourage congregate housing. Responsible Agency:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
245 units.

Actions Needed:
Ensure City policies and zoning do not hinder such development. Review of City ordinance, complete by October, 1996.

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.

Current City regulations allow congregate care housing in residential areas of Redlands as a conditional use. There is one 177-unit congregate housing complex for seniors in Redlands already. Projects mixing congregate and nursing care units are proposed for the Sphere of Influence.

Proposition 84, passed by California voters in June 1988, includes funding for a $15 million demonstration program for new construction and rehabilitation of rental housing "accompanied by supportive services and employment training programs." Under the program, congregate housing must include communal child-care facilities and job training and placement.

6.20k   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 Community Development Department; Redlands City Council

Quantified Objective:
35 units.

Actions Needed:
Identification of existing structures and potential sites, winning the interest of developers, and working out appropriate incentives. Initiate by December, 1995.

Financing:
Staff time; perhaps loans or forgiven fees.

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 new projects, new development "pencils out" with very little public financial support or concession.

One outstanding project, the first SRO built in California in 70 years, is the Baltic Inn in San Diego. This 207-room project was built by private developers, charges $275 per month per room, and turns a profit. San Diego made the project feasible with a $500,000 loan, relaxed parking standards, and lowered water and sewer fees. Of the current tenants, 25 percent are elderly, and the remainder are mostly newcomers to San Diego who intend to use the Inn as transitional housing. As of September 1988, San Diego's program had rehabilitated or built 500 units, 700 more were in construction, and permits for another 800 were being obtained, all by private developers. New SROs, like the Baltic and Downtown inns and Trolley Court attracted over $25 million in private financing in San Diego. The SRO idea has also been taken up in San Francisco, Oakland, Berkeley, Los Angeles, Pittsburgh, Chicago, Atlanta, and New York.

Proposition 77, passed in June 1988 along with Proposition 84, sets aside $25 million for residential hotel rehabilitation.

In Redlands, the likely sources of SRO units are obsolete motels that are no longer able to compete for the travelling clientele.

6.20l   Emergency Shelter Services and Transitional Housing. Support efforts by local non-profit groups to provide emergency shelter and transitional housing, with special emphasis on homeless families.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council; Redlands Family Services, the United Way, and other interested non-profit organizations

Quantified Objective:
Not quantifiable.

Actions Needed:
Designate sites; aid in obtaining grants, fund with loans or CDBG money.
Continue on-going support to non-profits. Staff to research sites, grants and funding by December, 1995.

Financing:
Staff time; perhaps provide with loans and other financial incentives.

Delaware House, run by "Frazee" a San Bernardino homeless service organization and funded in part by the United Way, provides shelter for 15 people over age 55 and could serve as a model. With the estimated number of homeless ranging from 45 to 350 and more, the need for more shelter is apparent.

Possible funding sources include the 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).

6.20m   Permanent Housing for the Handicapped, Homeless (PHH). Investigate participation in the PHH program.

Responsible Agencies:
Redlands Community Development Department; non-profit organizations

Quantified Objective:
Not quantifiable.

Actions Needed:
Staff to contact agencies with on-going programs and determine feasibility for program in Redlands. Staff to contact possible project sponsors. Initiate process in February, 1996.

Financing:
Staff time.

The Permanent Housing for the Handicapped, Homeless (PHH) program is part of the federal McKinley Act. The process begins with an 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.

6.20n   First- and Last-Month Loan Program. Provide short-term, zero-interest loans to cover the first- and last-month's rent and security deposit for qualifying households. Household income must be 50 percent or less of the median income, yet must be sufficient to pay the rent.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Establish loan guidelines, program procedures, allocate staff or find third party to administer program. Investigate program alternative by March, 1996.

Financing:
Loan funds, perhaps using CDBG or emergency services monies, staff time

For some homeless people, and some threatened with homelessness, gathering the cash to pay for moving-in costs is the major, insurmountable, obstacle to finding housing. This program would provide the necessary, temporary funding for such move-in costs. San Bernardino County already provides grants for the first-month's rent and security deposit, but only to recipients of Aid to Families with Dependent Children.

6.30   Housing Sites
The General Plan provides for 6,768 additional housing units within the 1995 city boundaries, exceeding the SCAG 1989-1996 housing allocation by 70 percent. Sufficient land is zoned and served to meet 100 percent of the low and very-low-income housing need assuming a large number of units will be added at the High and Medium Density levels. Projected density bonuses, congregate and single-room occupancy housing is in addition to these totals. Factory built and mobile homes are allowed in all residential zones, although given the density usually requires at least a low density residential designation. Tables 23A, 23B and 23C within the Housing Element identify the available residential sites.

Guiding Policy: Housing Sites

6.30a   Designate and zone sufficient land to meet housing needs as determined by regional housing allocation.

Implementing Policies: Housing Sites

6.30b   Amend the Zoning Ordinance to include standards for congregate housing in Medium Density areas designated on the General Plan Diagram.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Prepare congregate housing density standards and ordinance text. Initiate by March, 1996.

Financing:
Staff time.

6.30c   Amend the Zoning Ordinance to include standards for Single Room Occupancy (SRO) housing within the Downtown Specific Plan area.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Prepare standards and ordinance text. Adopt ordinance by September, 1996.

Financing:
Staff time.

6.30d   Emergency Shelter and Transitional Housing Sites. To foster the development of emergency and transitional housing, designate suitable sites.

Responsible Agency:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue to assess need and allow such facilities by right in appropriate zoning districts. Initiate and adopt an ordinance by August, 1996.

Financing:
Staff time.

Section 65583(c)(1) of the California Government Code states that local jurisdictions must "identify sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory-built housing, mobile homes, emergency shelters, and transitional housing".

According to the California Department of Housing and Community Development (HCD), suitable sites should be close to public agencies, transportation, and facilities, have reasonable development costs, and the General Plan designation or zoning must permit development or use "without undue special regulatory approval". The department cites Los Angeles as adopting a zoning ordinance that allows emergency shelters and transitional housing by right in high density residential and commercial zones.

6.30e   Create New Multiple Family Residential Zoning to Accommodate Medium and High Density Residential General Plan Designations

Responsible Agency:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable. Actions Needed:
Prepare an ordinance amendment to accommodate medium and high density General Plan designated areas. Initiate and adopt ordinance by June, 1996.

Financing:
Staff time.

6.30f   Annexation of County Sphere Area. To meet SCAG's requirements residential projects of approximately 150 units each year from the County sphere areas may apply for annexation to the City.

Responsible Agency:
Redlands City Council

Quantified Objective:
150 units each year

Actions Needed:
Assist in annexation proceedings through LAFCO for recently developed projects in the County sphere areas.

6.40   Removing Constraints to Housing Production

Guiding Policy: Removing Governmental and Non-Governmental Constraints to Housing Production

6.40a   Remove constraints to production and availability of housing to the extent consistent with other General Plan policies.

6.40b   Remove or reduce the impact of non-governmental constraints to housing production.

Implementing Policies: Removing Constraints to Housing Production

6.40c   Amend Zoning Ordinance. Provide for zoning provisions which allow residential densities up to 27 units per acre in accordance with the new High Density General Plan designation.

Responsible Agency:
Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Development of Zoning Ordinance Amendment (see related policy 6.30e). Initiate and adopt ordinance by June 1996.

Financing:
Staff time.

6.40d   Revise Criteria Redlands Municipal Code to Assist Low Income Households. Amend the point system for awarding and allocating units to give more emphasis and greater point value to projects that include housing affordable to lower-income households.

Responsible Agency:
Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Amendment to ordinance pertaining to the point allocations. Preparation and adoption of amendment by March, 1996.

Financing:
Staff time.

The current point system does allocate 10 points for low income projects. The intent of this policy is to give additional points to low income projects.

6.40e   Development Fees. Development fees should be evaluated on a regular basis to ensure they accurately reflect the costs to mitigate impacts from development projects fairly. The City Council may assist senior and low-income housing projects by assisting in payment of fees through use of Redevelopment Agency Set-Aside Funds or Community Development Block Grant Funds. The City Council on September 19, 1994 adopted Ordinance 2254 which authorized a 50% reduction on certain water and sewer fees. This ordinance sunsets in March of 1996.

Responsible Agency:
Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue current procedure. Establish specific policy for assistance with fees. Practice is on-going, policy to be prepared by February 1996.

Financing:
Staff time.

The City has utilized Redevelopment Agency set-aside funds to assist the Section 202 Senior housing Project developed by American Baptist Homes and the R-SB Harbinger Corporation for handicapped housing.

6.40f   Participate in Establishment of Building Code. The Uniform Building Code is adopted at National and State levels. The City may participate and potentially influence the adoption of new codes to ensure unnecessary costs are not added while criteria is incorporated to assist those with special housing needs.

Responsible Agency:
Community Development Department Quantified Objective:
Not quantifiable. Actions Needed:
Attend and participate in updates of the Uniform Building Code on an on-going basis.

Financing:
Staff time.

6.40g   One-Stop Permit Processing. Improve current practice by creating a one-stop counter more convenient to the public. Continue preliminary review process to assist applicants with filing process.

Responsible Agency:
Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Improve and continue current practice.

Financing:
None.

6.40h   Planned Residential Development. Maintain current ordinance that allows flexible open space and setback standards.

Responsible Agency:
Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue current practice.

Financing:
None.

6.40i   Mixed Use Zoning. Retain current zoning that allows residential units on upper stories in the downtown commercial district and other housing in the Administrative/Professional zones. Provide new incentives such as floor area bonuses in the downtown and other commercial districts.

Responsible Agency:
Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue current practice and amend the Downtown Specific Plan to provide additional incentives to create housing. Adopt amendment by August, 1996.

Financing:
None.

6.40j   Expand Urban Services. Fees are collected so that urban services and associated infrastructure can be expanded. Services to Northeast Redlands, San Timoteo and Live Oak Canyon areas will require the planning and development of facilities so these areas may be served.

Responsible Agency:
Public Works Department; Municipal Utilities Department; Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue current practice. Initiate planning for San Timoteo and Live Oak Canyon areas by September, 1996.

Financing:
Staff time and inspection fees.

6.40k   Mitigate Finance Costs for Low Income Projects. Work with bonding institutions to make available funds for low income projects in City of Redlands. Identify and promote programs that reduce costs for low income projects (See policies 6.10g and 6.10h).

Responsible Agency:
Community Development Department

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue current practice. On-going.

Financing:
Staff time.

6.40l   Maintain a Large Supply of Available Sites to Maintain Competitive Land Costs. The City has identified sites that exceed the identified need by over 70 percent. By maintaining more sites than identified need competition will help to maintain lower land costs.

Responsible Agency:
Redlands City Council

Quantified Objectives:
Not quantifiable.

Actions Needed:
Adopt the General Plan and amend zoning as needed (related Policies 6.20k, 6.20l, 6.30b, 6.30c, 6.30e, and 6.40c)

Financing:
Staff time.

6.40m   Establish 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 can become more formalized and made available to housing projects.

Responsible Agency:
Community Development Department

Quantified Objectives:
Not quantifiable.

Actions Needed:
Formalize a "Fast Track" development process. Initiate by November, 1995.

Financing:
Staff time.

6.40n   Evaluate and Revise Zoning Standards. The City currently evaluates and amends zoning standards to reflect current needs. This should be continued.

Responsible Agency:
Community Development Department

Quantifiable Objective:
Not quantifiable.

Actions Needed:
Continue current practice, on-going.

Financing:
Staff time.

6.40o   Evaluate and Revise Off-site Improvement Standards. The City has modified off-site standards for certain types of housing development. This process can be continued and expanded to reduce costs to housing.

Responsible Agency:
Public Works Department

Quantifiable Objective:
Not quantifiable.

Actions Needed:
Continue current practices and evaluate and amend standards. On-going.

Financing:
Staff time.

6.50   Residential and Neighborhood Conservation and Rehabilitation
The following policies seek to improve the condition of housing, to protect neighborhoods from deterioration, and to enhance and preserve the historical and architectural character of housing. More detailed policies concerning historical and architectural preservation are included in the Conservation Element.

Guiding Policies: Residential and Neighborhood Conservation and Rehabilitation

6.50a   Maintain Redlands' housing stock in sound condition.

6.50b   Rehabilitate substandard housing where feasible.

6.50c   Provide public services and improvements that enhance and create neighborhood stability.

6.50d   Preserve and protect residential historical and architectural resources.

Implementing Policies: Residential and Neighborhood Conservation and Rehabilitation

6.50e   Adaptive Reuse of Single-Family Homes. Where historic homes are located in multifamily zoned areas, allow conversion to multifamily use only if the home's exterior appearance is preserved. Enforce design guidelines to ensure that new or renovated multifamily buildings are compatible in appearance with neighboring homes.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Prepare necessary ordinances. Adopt ordinances by December, 1996.

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.

6.50f   Condominium Conversion Ordinance. Retain existing policy of prohibiting condominium conversions unless City zoning and housing code standards met.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue existing policy. On-going.

Financing:
Staff time.

No applications were received during 1985 to 1995.

6.50g   Senior and Handicapped Housing Grants. Continue existing program.

Responsible Agencies:
San Bernardino County; Redlands Community Development Department; Redlands City Council

Quantified Objective:
100 units.

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. Because Redlands receives its CDBG funds under the "small cities" program, San Bernardino County administers the program, sending out crews to make the repairs.

6.50h   Community Development Block Grant (CDBG) Rehabilitation Loan Program. Continue existing program.

Responsible Agencies:
San Bernardino County; Redlands Community Development Department; Redlands City Council

Quantified Objective:
30 units.

Actions Needed:
Continue and publicize existing program.

Financing:
CDBG funds for loans.

This program is similar to the Senior and Handicapped Grant Program, except low-interest loans are provided to qualified owners instead of outright grants, and recipients must arrange for the work to be done.

6.50i   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

Quantified Objective:
30 units.

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.

6.50j   Outreach Program for Rehabilitation and Repair Programs. The City of Redlands participates with the County of San Bernardino in its Rehabilitation and Repair Programs. Improved information, knowledge, and assistance in filling out applications would result in greater participation.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Develop and initiate an outreach program. Develop program by December, 1995 and initiate by January, 1996.

Financing:
Staff time.

6.60   Access to Housing
Equal access to housing is protected by state and federal law. Discrimination on the basis of race, ethnic or national origin, 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. The Federal Fair Housing Amendments Act of 1988 prohibits discrimination based on handicap and familial status. The Rumford Fair Housing Law (part of the California Fair Employment and Housing Act of 1980) also protects individuals access to housing.

The Fair Housing Amendments Act prohibits discrimination against children. Mobile home parks and other developments designed specifically for seniors or handicapped are exempt.

Guiding Policy: Access to Housing

6.60a   Work to ensure that individuals and families seeking housing in Redlands are not discriminated against on the basis of age, sex, family structure, national origin, or other arbitrary factors.

Implementing Policy: Access to Housing

6.60b   Fair Housing Counselling. Continue to contract with the Inland Mediation Board to provide landlord-tenant mediation and fair housing counselling.

Responsible Agencies:
Inland Mediation Board; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Continue present program. On-going.

Financing:
Maintain present CDBG funding.

6.70   Residential Energy Conservation
The following policies are in compliance with Government Code Section 65583(7), which requires analysis of opportunities for residential energy conservation.

Guiding Policy: Residential Energy Conservation

6.70a   Establish development and construction standards that encourage energy conservation in residential areas.

Implementing Policies: Residential Energy Conservation

6.70b   Design Standards. Develop or revise design standards relating to solar orientation of buildings, landscaping, fences, impervious surfaces, and parking-space requirements to conserve energy.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Revise design standards. Adopt standards by December, 1996.

Financing:
Staff time.

6.70c   Subdivision Ordinance. Incorporate into a revised Subdivision Ordinance a requirement 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 to reduce heat gain and loss.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Revise subdivision ordinance. Adopt new ordinance by December, 1996.

Financing:
Staff time.

6.70d   Land-Use Patterns and Densities. In new development areas, encourage land-use arrangements and densities that facilitate energy-efficient public transit systems.

Responsible Agencies:
Redlands Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Consult with Omnitrans, the local transit provider. On-going.

Financing:
Staff time.

6.70e   Neighborhood Services. 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 Community Development Department; Redlands City Council

Quantified Objective:
Not quantifiable.

Actions Needed:
Amend Zoning Ordinance to implement Land Use Element Policy 4.51b. Adopt ordinance by December, 1996.

Financing:
None.