HomeMy WebLinkAbout25-Public Hearing
CITY OF SAN BERNARDINO
HOUSING ELEMENT
DRAFT
JULY 2003
Prepared by:
City of San Bernardino
Development Services Department
November 15,2001
Revised: August 30, 2002
Second Revised: March 12, 2003
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Table of Contents
I. INTRODUCTION ......................................................................................................................................1
PURPOSE..........................................................................................................................................................1
CONSISTENCY WITH STATE LAW .............................................................................................................1
HOUSING ELEMENT ORGANIZATION ......................................................................................................2
RELATIONSHIP TO REDEVELOPMENT.............................................................................2
PUBLIC P ARTICIP AnON..............................................................................................3
II. COMMUNITY PROFILE .........................................................................................................................5
POPULATION CHARACTERISTICS......... ...................................................... ............... ............................... ...........5
Population Trends
Household Growth
Gender
Ethnicity
Age oj Population
Household Income
Poverty
EMPLOYMENT TRENDS .....................................................................................................................................1 0
Area Employment Profile
Unemployment
SPECIAL NEEDS GROUPS .............. .................................................................. .......................................... ........ 12
Elderly
Mobility and Self-Care Limitations
Persons with Disabilities
Female Heads oj Household
Large Families
College Students
Farm Workers
Homeless
III. HOUSING NEEDS ...................................................................................................................................18
EXISTING HOUSING STOCK............. ......... ..................... ...... ............... ........ ............................................ ........... 18
Housing Composition
HOUSING COSTS ........... ................ ................................................................ ............. ....... ........................... ..... 19
INCOME AND AFFORDABILITY ........................................... ........ ........ ....................................................... ........21
ANNUAL GROWTH OF HOUSING STOCK............................................................................................................24
AGE AND CONDITION OF HOUSING STOCK .......................................................................................................25
1999 Housing Condition Survey
Housing Accommodations
Overcrowding
ASSISTED RENTAL HOUSING ELIGIBLE TO CONVERT TO MARKET RENTALS....................................................31
Entities Interested in the Right oj First Refusal
CURRENT HOUSING NEEDS ..............................................................................................................................36
FUTURE HOUSING NEEDS. ..... ......................................................................................... ................. ..... ............37
FUTURE RESIDENTIAL GROWTH AREAS ......... ........ ....... .............. .......................................... .... .......................39
EMERGENCY SHEL TERSrrRANSITlONAL HOUSING........ ........ ..... ...... ....................... .................................... ..... 44
SPECIAL NEEDS HOUSING .. ...... ............................. ......................... ......... ............ ................................... ..........45
NON-GOVERNMENTAL CONSTRAINTS ON HOUSING DEVELOPMENT ................................................................47
Land and Development Costs
Interest Costs
Local Housing Market
Vacancy
GOVERNMENTAL CONSTRAINTS ON HOUSING DEVELOPMENT ......................................................................... 5 I
Land Use Controls
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Infrastructure
Building Codes and Enforcement
Impact Fees, Improvements, and Dedications
Permit Processing
Zoning and Development Standards
Governmental Constraints - State
Persons with Disabilities
Environmental Constraints
State and Federal Regulations Governing Subsidized Multifamily Rental Housing
OPPORTUNITIES FOR ENERGY CONSERVATION..................... .... ................................ ................. .................. ..... 60
State Building Code Standards
IV. EVALUATION OF PROGRAMS UNDER THE 1989 HOUSING ELEMENT.................................61
V. HOUSING GOALS, POLICIES, AND OBJECTIVES .........................................................................65
PRIORITlES....................................................................................................................................................65
GOALS, OBJECTIVES, AND POLICIES .....................................................................................................66
NEW HOUSING DEVELOPMENT
HOUSING AND NEIGHBORHOOD PRESERVATION
AFFORDABLE HOUSING
SPECIAL NEEDS HOUSING
REMOVAL OF GOVERNMENTAL CONSTRAINTS TO HOUSING
EQUAL HOUSING OPPORTUNITY
QUANTIFIED OBJECTIVES.... ...................... .................................................... ...................... ........... .... ........... ... 73
HOUSING PROGRAMS ................................................................................................................................ 75
I Provision of Adequate Sites
2 Development Review Committee (DRC)
3 Energy and Water Conservation
4 Infill Housing Program
5 Mortgage Revenue Bond Program
6 Provision for Mobile Homes
7 Provision for Special Needs Housing
8 Building and Safety Inspection
9 Density Bonus
10 Fees and Development Standards
11 Retrofit Program
12 Neighborhood Housing Rehabilitation Program
13 Acquisition Rehabilitation Resale Program
14 Mobile Home Rental Assistance Program
15 Redevelopment Agency Participation (Housing Activities)
16 Senior Housing Programs
17 Nonprofit Housing Development Corporations
18 Preservation of Assisted Multifamily Rental Housing
19 Coordination of Homeless Programs
20 Single.,Jamily Development Design Review
21 Fast Track Permit Processing
22 Coordination of Public Services, Facilities, and Private Utilities
23 Application of Zoning and Building Codes to Existing Housing
24 Analysis of Impediments to Equal Housing Opportunity
25 Support Local Fair Housing Investigation and Mediation Services
26 Homebuyer Education and Maintenance Program
27 Rental Assistance Program
28 Section 8 Rental Assistance Certificate and Voucher Programs
29 Emergency Shelter Grants
30 Transitional Housing
31 Battered Women's Shelter Program
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32 Mobile Home Inspection/Rehabilitation Program
33 San Bernardino County Homeless Coalition
34 Homeless Resource Directory
35 Housing Opportunities for Persons with AIDS Program (HOPWA)
36 Supportive Housingfor the Elderly (Section 202) Program
37 Tax-Exempt Bond Financing
38 Single Family Exterior Beautification Grant Program
39 Graffiti, Weed and Trash Removal Program
40 Neighborhood Initiative Program
41 Elimination of Governmental Constraints
42 Persons with Disabilities
VI. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS.....................................................92
Land Use Element
Economic Development Element
Urban Design Element
Circulation Element
Utilities Element; Public Facilities and Services Element
Parks and Recreation Element
Natural Resources Element
Energy and Water Element
Geological and Seismic Safety, Hazardous Materials, Wild Fire, and Flooding Elements
Noise Element
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List of Tables
Table I: Population Growth Trends in San Bernardino............................................................ 5
Table 2: Household Growth...................................................................................................... 6
Table 3: 1990 Households with Children in San Bernardino ................................................... 6
Table 4: Persons by Ethnicity and Hispanic Origin in 1990 and 2000..................................... 7
Table 5: 2001 Income Limits - Riverside & San Bernardino Counties ...................................8
Table 6: City and County Income Levels ................................................................................. 8
Table 7: San Bernardino Households by Income in 1998 ........................................................ 9
Table 8: Primary Employers in the City of San Bernardino................................................... 10
Table 9: Educational Attainment ............................................................................................ II
Table 10: Mobility and Self-care Limitation Status of Civilian Non-Institutionalized Persons
.........................................................................................................................................13
Table II: Tenure by Persons in Occupied Units .................................................................... 15
Table 12: 1990 through 1999 Housing Estimates for the City of San Bernardino................. 18
Table 13: 1999 City of San Bernardino Rental Rates............................................................. 19
Table 14: 1998-1999 City of San Bernardino Home Prices ................................................... 20
Table 15: 1999 Comparative New Home Prices (Averages).................................................. 21
Table 16: Number of Households Paying Over 30 Percent ofIncome on Housing ............... 22
Table 17: Housing Expenditures per Income Group .............................................................. 23
Table 18: Median Rent in Relation to Median Income........................................................... 24
Table 19: For Sale Units Affordable to Lower-Income Households in 1999.........................24
Table 20: Building Permit Activity Summary ........................................................................25
Table 21: Age of Housing Units ............................................................................................. 26
Table 22: San Bernardino HousinglProperty Condition Survey Summary ............................27
Table 23: Number of Bedrooms Per Housing Unit ................................................................ 29
Table 24: Rooms per Housing Unit in 1990........................................................................... 29
Table 25: Persons Per Room in All Occupied Housing Units ................................................ 30
Table 26: Overcrowded Housing ............................................................................................ 31
Table 27: HUD-Assisted Multi-family Housing - Section 8 Contracts.................................. 33
Table 28: Fair Market Rents for Existing Housing in San Bernardino County...................... 33
Table 29: Non-Profit Agencies Interested in the Right of First RefusaL.............................. 35
Table 30: Housing Need by Income ....................................................................................... 36
Table 31: Projected Regional Demand in San Bernardino 1998-2005...................................38
Table 32: Total New Units Distributed by Income................................................................. 38
Table 33: Vacant Land Summary ........................................................................................... 40
Table 33a:Vacant Parcels - High Development PotentiaL.................................................... 41
Table 33b:Vacant Parcels - Suitable for Lower Income Housing .......................................... 42
Table 33c:Vacant Parcels - By Size........................................................................................ 43
Table 33d:Vacant Parcels - Over One Acre in Size................................................................ 43
Table 34: Impact ofInterest Rates on Consumer Borrowing Costs on Monthly Payment..... 48
Table 35: Impact ofInterest Rates on Commercial Borrowing Costs ....................................49
Table 36: 2001 City Development Fees.................................................................................. 54
Table 37: Minimum Dwelling Size Requirements ................................................................. 56
Table 38: Residential Development Standards....................................................................... 57
Table 39: Success of Housing Element Programs and Actions.............................................. 62
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Table 39 p. 2 ........................................................................................................................... 63
Table 39 p. 3 ........................................................................................................................... 64
Table 40: RHNA Houisng Allocations ................................................................................... 67
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I. INTRODUCTION
PURPOSE
The (2001) Housing Element is a comprehensive statement by the City of San Bernardino of
its current and future housing needs and proposed actions to facilitate the provision of
housing to meet those needs at all income levels. The purpose of the Housing Element is to
identify current and projected housing needs in San Bernardino and set forth goals, policies,
and programs that address those needs. The Housing Element has been prepared to meet the
requirements of State law and local housing objectives. In addition, the revised Housing
Element updates the previous Housing Element by incorporating new information and
reflecting community concerns related to housing in the City of San Bernardino.
CONSISTENCY WITH STATE LAW
The contents of the Housing Element are mandated by Section 65580 through 65589 of the
State Government Code. In accordance with State law, the Housing Element is to be
consistent and compatible with other General Plan Elements. This provides for clear policy
and direction for making decisions pertaining to zoning, subdivision approval, housing
allocations, and capital improvements.
Government Code Section 65583 requires the Housing Element to include the following
components:
. A review of the previous element's goals, policies, programs, and objectives to ascertain
the effectiveness of each of these components, as well as of the overall effectiveness of
the Housing Element.
. An assessment of housing needs and an inventory of resources and constraints relevant to
meeting these needs.
. An analysis and program for preserving assisted housing developments.
. A statement of community goals, quantified objectives, and policies relative to the
maintenance, preservation, improvement, and development of housing.
. A program that sets forth a five-year schedule of actions that the City is undertaking, or
intends to undertake, in implementing the policies set forth in the Housing Element.
The 1990 Census was used as the "baseline" updated with 2000 Census data as available.
Other sources including the California Department of Finance (DOF) yearly estimates of
housing units, households, and population; the Southern California Association of
Governments (SCAG) regional estimates and projections; various other federal, state, and
City agencies and organizations; and preliminary work on an administrative draft housing
element prepared by Parsons, Harland, Bartholomew & Associates, Inc.
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As part of the planning process, the community and interested parties have the opportunity to
review and provide comments on the Draft and Final Housing Elements during the public
hearing process. The Draft and Final Housing Elements will be circulated to the California
Department of Housing and Community Development (HCD) for review and comment. Prior
to adoption, the City will hold public hearings to further obtain comments from the
community. In addition, the City incorporated the goals, objectives, and priorities ofthe City
of San Bernardino Consolidate Plan in the Housing Element. That plan was developed with
extensive public input.
HOUSING ELEMENT ORGANIZATION
The Housing Element is comprised ofthe following sections:
. Community Profile
. Housing Needs
. Housing Constraints
. Evaluation of Programs under the 1989 Housing Element
. Housing Goals, Objectives, and Policies
. Consistency of the Housing Element with other General Plan Elements
RELATIONSIDP To REDEVELOPMENT
The San Bernardino Housing Element has been developed in close coordination with the City
Redevelopment Plan, and the Redevelopment Plan is incorporated by reference into the
Housing Element. Specifically, the San Bernardino Consolidated Plan was prepared
concurrently with the Housing Element. The Consolidated Plan, prepared by the City
Economic Development Agency, is a five year plan (Fiscal Year 2000 - 2005) that outlines
the goals, strategies and action programs as they relate to housing and development
problems. Programs within the Consolidated Plan deal with homeownership incentives and
opportunities, and the Consolidated Plan also includes related programs dealing with job
development, improvement of the infrastructure, public facilities and fair housing.
Paramount in the Consolidated Plan is a specific strategy for the fair and efficient use of the
Redevelopment housing set-aside funds. In accordance with State Law, twenty percent of
the Redevelopment Agency's tax increment is reserved for housing-related issues. Within
the City of San Bernardino, those set-aside funds are substantial (approximately $3.5 million
annually), and they provide a significant resource for meeting the goals and objectives ofthe
Housing Element. The Consolidated Plan identifies eight needs and priorities:
1. Preservation and rehabilitation of the affordable existing single family units.
2. Expansion of homeowners hip opportunities and assistance to homebuyers
with the purchase of affordable housing - both existing and new construction.
3. Provision of rental assistance and preservation of existing affordable rental
housing.
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4. Assistance to homeless and special needs persons with supportive service
programs.
5. Expansion of affordable housing opportunities through new construction.
6. Promotion of economic development and employment opportunities for low-
and moderate-income households.
7. Improvement and expansion of infrastructure to meet current and future needs
and to create a suitable living environment.
8. Elimination of impediments for fair housing through education, enforcement
and testing.
As a means of implementing the Consolidated Plan, a Consolidated Annual Action Plan is
prepared each fiscal year. The latest Consolidated Annual Action Plan for fiscal year 2002-
03 identifies $161,374,205 in funds for various programs and a total of 4,486 housing units to
be assisted. The "Housing Programs" contained in Section V ofthis Housing Element,
specifY the housing-related programs, funding amounts and funding sources for the five-year
period covered by this Housing Element and the Consolidated Plan.
PUBLIC PARTICIPATION
State law requires local governments to solicit public participation from all economic
segments of the community in the development and adoption ofthe Housing Element.
Typically, the notification and public hearing process achieve citizen participation in the
adoption of a general plan or general plan element. However, given the vigorous hosing
activities pursued by the City of San Bernardino, the City established a formal Citizen
Participation Program. This program was initiated and implemented in conjunction with the
preparation of the Consolidated Plan, and is carried forward through the armual preparation
and adoption of the Consolidated Annual Action Plans.
The City adopted a Citizen Participation Plan. A Community Development Citizen Advisory
Committee (CDCAC) was established. The CDCAC consists of thirteen members appointed
by the Mayor and Common Council, representing all income and ethnic groups, with an
emphasis on those residing in identified blighted areas of the City. The CDCAC reviews the
armual plans, including programs and funding allocations, and makes recommendations to
the Common Council. A primary role of the CDCAC is to provide community outreach. In
that capacity, notices of CDCAC meetings are sent to community service organizations,
business organization, Chamber of Commerce, religious associations, and other interested
individuals and groups. The Consolidated Annual Action Plans as well as the drafts of this
Housing Element were made available to these organizations and individuals, and a 30-day
review period has been and is established to allow consideration of and comment on the
documents.
In addition to the efforts of the CDCAC, the City retained the services of a consultant for the
purposed of contacting public agencies and private nonprofit organizations. Those efforts
were in conjunction with the preparation of the Consolidated Plan update, the Consolidated
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Annual Action Plan, as well as the preparation of the Housing Element. Agencies consulted
include: San Bernardino County Health Department, San Bernardino County Hosing
Authority, adjacent city governments, and providers of homeless services.
Finally, Citizen Participation is provided through the public hearing process. Prior to
transmittal ofthe draft Housing Element to the State Department of Hosing and Community
Development, public hearings were scheduled before the City Planning Commission. In
addition to the review of the draft by the CDCAC and the public outreach achieved through
the CDCAC and public notice process, bilingual services offered through the City
Department of Housing and Community Development for those interested individuals and
organization that need such service. This Element, incorporating comments from the State
Department ofHCD, will undergo further public hearing notice and review both before the
Planning Commission and Community Council.
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II. COMMUNITY PROFILE
POPULATION CHARACTERISTICS
Population Trends
The population of the City of San Bernardino was 185,401 in 2000, a 13% increase over
1990. This was less than the City's growth rate of33% between 1980 and 1990, a result of
the recession and other factors in the mid to late 1990s. The County grew at a rate of 21 %,
from 1,418,380 in 1990 to 1,709,434 in 2000, a decrease from the 58% growth rate between
1980 and 1990. The population of the City of San Bernardino is still growing, but at a
significantly reduced rate of less than 1 % or less since 1994. These growth rates are shown in
Table 1.
Year City Growth County Growth
Population Rate* Population Rate
1980 123,429 -- 895,016 --
1990 164,164 33% 1,418,380 58%
1991 172,900 5% 1,464,775 3%
1992 176,400 2% 1,508,775 3%
1993 179,900 2% 1,539,800 2%
1994 180,700 0.4% 1,559,250 1%
1995 180,700 0% 1,572,650 0.9%
1996 181,400 0.3% 1,587,150 0.9%
1997 182,200 0.4% 1,605,000 1%
1998 183,600 0.7% 1,631,400 2%
1999 183,600 0.7% 1,631,400 2%
2000 185,401 13% 1,709,434 21%
Table 1: Population Growth Trends in San Bernardino
Sources: 1990 & 2000 U.S. Census Bureau; California Department of Finance,
Reports E-4 and E-5. *Growth rates are for the ten-year periods 1980-90 and 1990-
2000.
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Household Growth
The characteristics of the City's household population can be further evaluated by examining
household size, composition, age, and other relevant factors. Between 1980 and 1990, the
City of San Bernardino experienced a household growth rate of21 percent. Census data
shows that there were 45,020 households in the City in 1980. Between 1980 and 1990, the
number of households increased to 54,482 or 21 percent. In 2000, the number of households
was 56,330, an increase of 10 percent from 1990. In 2000, 73% of the population lived in
households. Table 2 shows the total households in the City and County in 1980, 1990, and
2000.
Table 2: Household Growth
Year Citv Households Countv Households
1980 45,020 N/A
1990 54,482 N/A
2000 56,330 528,594
Source: 1980, 1990 and 2000 U.S. Census Bureau Data
Gender
The City of San Bernardino has a roughly equal distribution of males and females with
49.2% and 50.8%, respectively. This breakdown carries through the age breakdowns with
31.1 % males, 33.7% females 18 and older, 3.3% males and 4.9% females 65 and older.
Table 3: 2000 Households with Children in San Bernardino
Household Households with Children % of Households
Under 18
City County City County
Married Couple Family 14,784 163,656 26.2% 31.0%
Other Family - Male Head 2,213 17,915 3.2% 3.4%
Other Family - Female Head 7,853 49,345 13.9% 9.3%
All Households Without Children I
31,480 297,678 55.9% 56.3%
Source: 2000 U.S Census Bureau data
Ethnicity
As shown on Table 4, the City's population is primarily White and Hispanic and has been as
such throughout the decade. However, trends show that the overall percentage of White and
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Black persons has declined, while the percentage of Hispanic, AsianlPacific Islander, and
other ethnic groups has increased.
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Table 4: Persons by Ethnicity and Hispanic Origin in 1990 and 2000
Ethnicity Population % of 1990 Population % of 2000
in 1990 Population in 2000 Population
White 99,620 61 83,849 45.2
Black 26,285 16 30,425 16.4
Asian1 6,495 4 17,742 4.2
Pacific Islander1 680 0.4
American Indian 2,591 1.4
Other 3 1,764 19 50,286 27.1
Hispanic2 56,413 34 88,022 47.5
Source: 1990 and 2000 U.S. Census Bureau Data
1 Combined in 1990
2 Population of Hispanic origin is included as a percentage of the other population
groups.
Age of Population
In 2000, 64.8% of the population was 18 and older, while 8.2% was 65 or older. This is just
below the County population with 67.7 % 18 and older and 8.6% 65 and older.
Household Income
Households can also be characterized by income level of which four categories are typically
used for comparative purposes. The four categories are based on the San Bernardino County
median income, which represents the mid-point at which half of all households earn more
and half earn less. Households in the "Very Low-Income" category earn 50 percent or less of
the median area income while "Low-Income" households earn between 50 percent and 80
percent of the area median income. "Moderate-Income" households earn between 80 percent
and 120 percent of the area median income. Finally, "Above Moderate-Income" households
earn above 120 percent of the median income. Table 5 shows the 1999 median income
ranges.
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Table 5: 2001 Income Limits - Riverside & San Bernardino Counties
30% of 50% of 60% of 80% of 100% of 115% of 120% of
Household Median Median Median Median Median Median Median
Size Income Income Income Income Income Income Income
Limit Limit Limit Limit Limit Limit Limit
Very, Very Arr
F AMIL Y Very Low Low Median Program Moderate
Low
1 $10,500 $17,450 $21,000 $27,950 $34,950 $40,170 $41,950
2 $12,000 $19,950 $23,950 $31,950 $39,900 $45,900 $47,900
3 $13,450 $22,450 $26,000 $35,950 $44,900 $51,650 $53,900
4 $14,950 $24,950 $29,950 $39,900 $49,900 $57,400 $59,900
5 $16,150 $26,950 $32,350 $43,100 $53,900 $62,000 $64,700
6 $17,350 $28,950 $34,750 $46,300 $57,900 $66,600 $69,500
7 $18,550 $30,950 $37,150 $49,500 $61,900 $71,150 $74,300
8 $19,750 $32,950 $39,950 $52,700 $65,900 $75,750 $79,050
Source: HOD and HCD
An analysis of household growth by income level reveals that nearly 41 percent of
households in the City were in the very-low and lower income brackets. This is a higher
percentage than the countywide level of29 percent. City and County income levels in 1999
are shown on Table 6. Median household income in 1999 for all households was $31,140.
Relatively, the median household income in the City of San Bernardino in 1989 was $25,533.
However, HOD lists the 1998 median income as $26,845. The 2000 Census identifies the
1999 Median Household Income as $31,140. Comparison between the City and County
based on 2000 data shows that the City has a higher percentage of people in the low- and
very low-income categories, while the County has a higher percentage of households in the
moderate- and above moderate-income categories. Therefore, City residents are less able to
afford housing than County residents, increasing the demand for assisted or affordable
housing in the City.
Table 6: 1999 City and County Income Levels
Income Class Income City % County %
Households Households
Very -Low <$10,000 to $24,999 22,992 40.8 151,546 28.7
Low $25,000 to $34,999 8,048 14.3 66,513 12.6
Moderate $35,000 to $49, 999 9,202 16.3 88,239 16.7
Above Moderate $50,000+ 16,190 28.7 222,541 42.1
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Source: 2000 U.S. Census Bureau Data
The median household income in the County in 1999 was $42,066 while the median
household income in the City was $31,140. Table 7 shows that there were approximately
5,022 households (8.9 percent) in the $10,000 to $14,999 income bracket, which falls within
the very low-income classification. An additional 16.2 percent were in the low-income
category and 14.3 percent fell within the moderate-income category.
Table 7: San Bernardino Households by Income in 1999
Income Number of %of
Households Households
$150,000+ 761 1.4%
$100,000 - $149,999 2,290 4.1%
$75,000 - $99,999 4,169 7.4%
$50,000 - $74,999 8,829 15.8%
$35,000 - 49,999 9,202 16.3%
$25,000 - $34,999 8,048 14.3%
$15,000 - $24,999 9,131 16.2%
$10,000 - $14,999 5,022 8.9%
Under $10,000 8,839 15.7%
Source: 2000 Census
Poverty
According to 2000 Census data, approximately 27.6 percent of the City's population were
below the poverty level. Of people below the poverty level, 43 percent were White, 25
percent were "Other," 24 percent were Black, 6 percent were Asian!Pacific Islander, and I
percent were Native American. Although 43 percent of people below the poverty level were
White, there was a disproportionately higher percentage of Black, Asian!Pacific Islander, and
residents of other ethnicities below the poverty level.
The highest number of impoverished Whites (50 percent), Blacks (43 percent), and Others
(48 percent) were adults aged 18 to 64 followed by children under age five, who were likely
the children of the impoverished adults. The highest number of impoverished Asian!Pacific
Islanders and Native Americans were between the ages of 18 and 64 (about 42.5 percent),
followed by impoverished children were between the ages of six and eleven.
An equal percentage of people (48 percent) below the poverty level in the City were age 18
to 54 and children age 17 and younger. Forty two percent ofthese children were age five and
under, and are likely the children of young single White mothers who are female heads of
household. Female householders represent 58 percent of all families below the poverty level.
Female householders with children age 17 and younger represent 54 percent of all families
below the poverty level. Only 4 percent of all impoverished persons were age 65 or older,
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and most (56 percent) were White. The poverty rates for each age group do not correlate with
the percent of each age group within the total population. Compared to the total population, a
higher percentage of children are below the poverty level, while a lower percentage of adults
and the elderly are below the poverty level.
EMPLOYMENT TRENDS
Area Employment Profile
Of the City's population age 16 and older, approximately 2 percent were employed in the
armed forces, 53 percent were employed civilians, 39 percent were not in the labor force by
choice, and nearly 7 percent were unemployed. Of the 61,337 people who were employed,
approximately 18 percent were employed as administrative support. Other common
occupations were precision production and craft (14 percent), other service jobs (13 percent),
professional specialty (12 percent), and sales (12 percent) (National Decision Systems, 1990
Census Data). It should be noted that after the closure of Norton Air Force Base in 1995,
persons residing in the City who were employed in the armed forces and related civil service
sector decreased.
According to the State Employment Development Department (EDD) 1995-2002 projection
data for San Bernardino County, the largest occupations in the County are retail sales,
general management, general office clerks, and cashiers. Approximately 55,710 people were
employed in these occupations in 1995, with a projected growth in 2002 to 82,350. The
fastest growing occupations in the County between 1995 and 2002 are ushers/lobby
attendants (112 percent growth), cabinetmakers/carpenters (103 percent), furniture finishers
(90 percent), machine operators (75 percent), and construction (73 percent). However, with
growth the number of people employed in each of these occupations is far below the number
of people working in retail and general management/clerical positions. For example, it is
projected that there will be 360 ushers/lobby attendants in 2002, while there will be openings
for an additional 8,270 cashiers and 7,150 retail salespersons. A number of white-collar
office jobs, such as bank tellers and typists, will experience decline between 1995 and 2002
due to changing technologies and computerization. Various technical professions will also
experience decline, including aircraft engine specialists, power plant operators, and aircraft
assemblers, due to mechanization and technological advances and plant/base closures. Table
8 lists the employers in the City of San Bernardino with 200 or more employees.
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Table 8: Primary Employers in the City orSan Bernardino
Employer Employees
San Bernardino County 11,516
San Bernardino Unified School District 4,432
Stater Brothers Markets 3,600
Carousel Mall 2,000
Inland Center Mall 2,000
St Bernardine's Medical Center 1,671
Patton State Hospital 1,585
Community Hospital of San Bernardino 1,400
City of San Bernardino 1,300
CSU San Bernardino 1,000
U.S. Postal Service Remote Encoding 806
Center
GE Capitol Mortgage 680
McLane Company, Inc. 650
San Bernardino Valley College 565
Burlington Northern Santa Fe Railroad 200
Source: San Bernardino Employment Development Agency, 1999
Unemployment
According to the State Economic Development Department, the City of San Bernardino had
a 7.5 percent unemployment rate as of December 2002, which is about 6,820 persons of a
total labor force of91,430 people. The unemployment rate for the City is higher than the
countywide rate of 5.1 percent. In 1990, the City had a significantly higher unemployment
rate of 12.7 percent, compared to the County's unemployment rate of 4.8 percent. The larger
historical gap was due to job reductions in several major industries, most notably the closure
of Norton Air Force Base and the relocation of the Burlington Northern Santa Fe shop.
These factors contributed to local unemployment and the decrease in aviation manufacturing
and specialist jobs, which are typically higher paying jobs. Also, retail service jobs, the most
common occupations in the area, tend to have seasonal swings in employment. Thus,
unemployment rates may vary throughout the year, shrinking during winter holiday seasons
and growing during slow sales periods in the spring.
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In analyzing the gap in unemployment rates between the City and County, it is important to
look at education attainment levels, disabilities within the population, and numbers of
persons receiving public assistance.
Table 9 shows that most adults (60.6 percent) in the City had a high school education or less,
about the same percentage as countywide. About one-third of adults had less than a high
school education, compared to about one-fourth of adults countywide. The high proportion
of adults without a high school diploma has no doubt contributed to the higher rate of
unemployment in the City and lower levels of income. Such residents typically have fewer
employable skills.
Table 9: Educational Attainment
Educational Level City Percent of County Percent of
Population Population Population Population
Less than 9th Grade 14,337 14.4% 102,229 11.4%
9th to 12th Grade - No 20,515 20.7% 151,365 15.4%
Diploma
High School Graduate (or 25,325 25.5% 246,155 25.0%
GED)
Some College - No Degree 21,856 22.0% 252,654 25.7%
Associate Degree 5,734 5.8% 74,289 7.6%
Bachelor's Degree 7,647 7.7% 102,339 10.4%
Graduate or Professional 3,911 3.9% 54,242 5.5%
Degree
Source: 2000 U.S. Census Bureau Data
The rate of dependence on public income assistance may also be a factor in the higher City
unemployment rate. Those receiving public assistance may not want to work because: I)
they are receiving enough money to survive without working; 2) they are afraid that if
assistance ceases once they are employed, they won't earn enough to survive on their wages;
or 3) they may lose health care benefits available through MediCal.
In the City of San Bernardino, 6,731 households (11.9 percent) received public assistance in
1999 according to Census data. About 34,211 households (6.5 percent) in the County
received public assistance in 1999.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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SPECIAL NEEDS GROUPS
Special needs are defined as any physical, economic, social, or cultural characteristics that
are present in a substantial percentage ofthe local population that distinguish individuals
from the general population with respect to their physical and financial housing needs and
support services. Affordability issues are also important to groups such as female-headed
households, college students, farm workers, or military personnel.
Elderly
The elderly face both financial and accessibility problems in finding suitable housing. Many
elderly persons are on a fixed income, which limits their options, and when compounded by
mobility limitations or the need for extra assistance. As of 2000, there were 15,266 persons
over age 65 residing in the City. Approximately 1,648 households were elderly persons
below the poverty level (2000 Census).
Of the elderly households, about two-thirds resided in owner occupied housing units, while
one-third were renter households in 1990. However, this does not mean that older households
do not experience financial difficulties in properly maintaining their homes, paying
customary housing expenses, or meeting monthly rental expenses. The Census reports (1990)
that 15 percent ofthe homeowners 65 years of age or more and 61 percent of the renters in
this age group paid 30 percent or more for housing. Data on households 65 and older
indicate that a substantial number (although by no means the majority) ofthese older adults
may need either income and/or housing assistance.
Mobility and Self-Care Limitations
Approximately 5 percent of the City's non-institutionalized residents have physical
conditions that affect their ability to live independently in a conventional residential
environment. These individuals have mobility impairments, self-care limitations, or other
conditions that may require special housing accommodations or financial assistance.
Individuals with such disabilities can have a number of special needs that distinguish them
from the population at large.
Some people with mobility and/or self-care limitations are able to live with families to assist
them with housing. A segment of the disabled population, particularly low-income and
retired individuals, may not have the financial capacity to pay for needed accommodations or
modifications to their homes. In addition, even those able to pay for special housing
accommodations may find them unavailable in the City.
Although the California Administrative Code Title 24 requires all public buildings be
accessible to the public through architectural standards such as ramp ways, large doors, and
restroom modifications to enable handicap access, this provision does not extend to most
residential projects. According to 2000 Census data, there were approximately 31,800 non-
institutionalized disabled persons over age 20 in San Bernardino. An analysis of Table 10
shows that most disabled persons in the City and County were between the ages of 16 and 64
in 1990. However, 67 percent of the disabled between the ages of65 and 74 and 69 percent
CITY OF SAN BERNARDINO HOUSING ELEMENT
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ofthe disabled over age 75 in the City were women. Overall, the City had higher percentages
of people with mobility and/or self-care limitations than the County. This may be due to a
larger number of services offered in the City, or it could be a result oflower living costs in
the City that attracts people with limited budgets due to their special needs.
Table 10: Mobility and Self-care Limitation Status
of Civilian Non-Institutionalized Persons
Disability City Percent County Percent
16 to 64 Years
Mobility Limitation Only 1,598 2% 9,893 1%
Self-care Limitation Only 2,380 2% 18,918 2%
Mobility and Self-care Limitation 1,365 1% 8,792 1%
No Mobility or Self-care 90,619 94% 819,976 96%
Limitation
65 to 74 Years
Mobility Limitation Only 524 6% 3,831 5%
Self-care Limitation Only 482 5% 3,114 4%
Mobility and Self-care Limitation 484 5% 3,695 5%
No Mobility or Self-care 7,793 84% 64,361 86%
Limitation
75 Years and Over
Mobility Limitation Only 610 10% 5,403 12%
Self-care Limitation Only 388 6% 1,870 4%
Mobility and Self-care Limitation 944 16% 5,510 13%
No Mobility or Self-care 4,034 68% 31,058 71%
Limitation
Source: 1990 U.S. Census Bureau Data.
Persons with Disabilities
Three types of disabled persons are considered as having special housing needs: Physically,
Mentally and Developmentally Disabled. Each category is unique and requires specific
attention in terms of access to housing, employment, social services, medical services,
recreation and entertainment. According to the 2000 Census, there were a total of 36,635
persons with disabilities within the City of San Bernardino. This accounts for 19.8% per the
total City population. Compared with the County of 17.7% and the statewide of 6.8%, the
number of disabled persons living within San Bernardino is significantly higher. Of the total
CITY OF SAN BERNARDINO HOUSING ELEMENT
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number of disabled persons, 29,353, or 80.1 %, are between the ages of 5 and 65, and 7,282,
or 19.9%, are 65 years and older.
Female Heads of Household
Most female-headed households are either single elderly women or single mothers.
Traditionally, these two groups have been considered special needs groups because their
incomes tend to be lower, making it difficult to obtain affordable housing, or because they
have specific physical needs related to housing (such as child care or assisted living support).
Of the 56,330 households in the City in 2000,11,890 or 21 % were female-headed family
households.
According to 2000 Census data for the City, female-headed households comprised 44 percent
of all families below the poverty level. Because ofthe high percentage, it is difficult to find
adequate housing that is both affordable and able to accommodate a family. As a result,
female heads of households often spend more on immediate needs such as food, clothing,
transportation, and medical care, than on home maintenance, which results in living units
falling into disrepair.
Large Families
In 1990, there were approximately 9,330 households of five or more persons in the City and
78,476 households of five or more persons in the County. Ofthe total number of households
in the City, 4,647 were five persons, 2,221 were six persons, and 2,462 were seven or more
persons. Comparatively, households of five or more in both the City and County made up 17
percent of the total number of households.
As shown in Table 11, the number oflarge households in San Bernardino that own the units
they occupy (4,073) is slightly less than the number oflarge households that rent (5,074). In
addition, the City contains more housing units with four or more bedrooms than the number
of large households with the need for multi-bedroom dwelling units.
Table 11: Tenure by Persons in Occupied Units
Number of Persons Owner Occupied Renter Occupied
in Household
5 2,050 2,383
6 988 1,257
7+ 1,035 1,434
Total 4,073 5,074
Source: 1990 U.S. Census Bureau Data
CITY OF SAN BERNARDINO HOUSING ELEMENT
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College Students
College students may have limited budgets due to the cost of education and finding adequate
part-time employment. Often students choose to live off campus to reduce living costs,
selecting substandard housing or over crowded conditions. California State University, San
Bernardino is located within the City and has a student emollment of approximately 12,000.
However, the 1994 Student Needs and Priorities Survey revealed that on-campus housing
was a low priority to students and that most students commuted from their homes. Since the
majority of students come from within the community, and likely live with their parents or
other family members, affordable student housing does not appear to be an unmet need in the
community.
Farm Workers
During early years in the history of the City of San Bernardino, agriculture was an important
component of the City's as well as the region's economy. The citrus industry particularly
was a central feature of the economy and employment base, and strongly influenced the
development patterns within the San Bernardino Valley. With the post World War II
development boom, however, the once prolific orange groves and grape vineyards began to
rapidly disappear. Today, there are only historical reminders ofthe once thriving agricultural
influence, the most notable being the National Orange Show.
Farm workers tend to have low incomes due to the manual nature of their work, and they
tend to have families with children and larger sized families. Migrant farm workers need
affordable housing but on a seasonal basis. According to 2000 Census data, there were 269
people employed in farming, forestry, and fishing occupations. This is only 0.4 percent of the
City's total population age 16 and over. The need for farm worker housing is less than
significant since the City is not a center of agricultural production. The County and City
Housing Authorities, and the County Agricultural Commissioner did not have further
information regarding agricultural employment, farm worker housing, or housing needs for
farm workers. According to the California Department of Housing and Community
Development, while there is no farm worker housing in the City of San Bernardino, Farm
worker housing exists in agricultural areas of the County, the nearest being those located in
Beaumont and Indio.
Homeless
Homelessness is caused by a number of social and economic factors including a breakdown
of traditional social relationships, unemployment, shortage oflow-income housing, and the
deinstitutionalization of the mentally ill. A homeless person lacks consistent and adequate
shelter. Homeless persons can be considered resident (those remaining in an area year-
round), or transient. Emergency and transitional shelters can help to address the needs of the
homeless. Emergency shelters provide a short-term solution to homelessness and involve
limited supplemental services. In contrast, transitional shelters are directed towards
CITY OF SAN BERNARDINO HOUSING ELEMENT
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removing the basis for homelessness. Shelter is provided for an extended period oftime, and
is combined with other social services and counseling to assist in the transition to self-
sufficiency.
The nature of the homeless population makes exact counting difficult. The 1990 Census
found 53 "visible" people living on the streets and 916 people in homeless shelters. Because
the homeless move around and are not always visible on the street it is difficult to get an
accurate count of homeless persons in a community. The San Bernardino County Homeless
Coalition conducted a survey in 1997 and found 2,254 homeless people in the County,
including an estimate of people likely to become homeless by 2000.
Agencies Offering Public Assistance
There are 30 public service organizations and agencies in the City ranging from after school
activities for children to senior meal delivery. The larger facilities include:
. The Frazee Community Shelter operates 5 emergency shelters, with a total of 77 beds and
100 clients and a hot meal program and job training referral service. Approximately
28,821 people utilize the emergency shelter services each year. They also assist with rent
deposits and utilities, clean clothing, and bus tickets. Approximately 53 percent of their
clients are families with children. The average stay in one of their shelters is two to three
weeks.
. Mary's Mercy Center operates three facilities and provides essential services such as
meals, emergency food bags, clothing, showers, and laundry services. They serve
approximately 600 clients and serve mostly single men and women.
. Option House also operates three facilities, but they provide transitional shelter as well as
meals, showers, and counseling programs. There are 31 beds available to serve their 33
clients and the average stay is 60 days. Option House is specifically for victims of family
violence.
. The Salvation Army operates its primary facility in the City of San Bernardino, but also
provides services in nearby cities. They operate 87 beds for 162 clients, with an average
stay of 30 days. Mostly single adults, battered women, and families use this program
with children. In addition to emergency shelter, the Salvation Army offers meals, referral
services, and counseling. The Mentally III Homeless Program offers a 50-bed shelter for
700 mentally ill persons annually. They also provide case management, employment
training, skill honing, and referral services. Although they have no plans for expansion,
they do need additional beds to serve the needs of the community.
. Catholic Charities of San Bernardino/Riverside does not run a shelter facility, but does
give vouchers/assistance for those seeking shelter in motels or other shelters. They also
provide utility disconnection and eviction prevention services, along with other
counseling, training, and emergency/food assistance.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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. The Children's Fund, Inc. offers shelter assistance to children age 18 and under as well as
food, clothing, and essentials. They serve 30,000 to 40,000 children annually.
Group Homes and Institutional Quarters
Group homes offer special assistance to a variety of housing needs ranging from correctional
facilities to college dormitories to nursing homes. Census data showed 3.765 persons in
institutionalized group quarters and 2,084 persons in non-institutionalized group quarters in
2000. Patton State Hospital in San Bernardino serves 1,239 patients, although it only has
enough beds for 1,145. Patton State Hospital is one of the largest public health facilities in
California for the mentally ill and serves patients throughout the State.
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III. HOUSING NEEDS
EXISTING HOUSING STOCK
Housing Composition
According to the 2000 Census, the City had 63,535 housing units. Of these, approximately
7,205 housing units were vacant in 2000, for an 11.3% vacancy rate. This was broken down
into a homeowner vacancy rate of6.1% and a rental vacancy rate of9.7%. In comparison, the
County had 72,775 vacant housing units, for a vacancy rate of 12.1 %.
Ofthe 56,330 occupied housing units, 29,536 (52.4%) were owner-occupied and 26,794
(47.6%) were renter-occupied. A large percentage of units in the City are multiple dwelling
units, particularly large multiple dwelling units of five or more units within a housing
structure. This is likely a result of a larger population on limited incomes and single adults
who prefer (or can only afford) lower cost and lower maintenance housing. Since 1995,
nearly all of the units constructed in the City were single-family detached housing units. This
is a growing demand for these units as housing prices are relatively low in San Bernardino
compared to outlying cities and counties, and a weak demand for and/or financing obstacles
to the production of market-rate rental housing in the City. Table 12 shows the annual
changes in the housing stock between January 1990 and January 1999 as estimated by the
California Department of Finance.
Table 12: 1990 through 1999 Housing Estimates for the City of San Bernardino
Housing Units Persons
Single Multiple Mobile % Per
Year Total Detached Attached 2 to 4 5 Plus Homes Occupied Vacant HH
1990 58,969 33,255 1,943 5,912 13,450 4,409 54,635 7.4 2.9
1991 61,336 34,597 1,998 6,084 13,975 4,682 56,827 7.4 2.9
1992 62,575 35,439 2,016 6,244 14,185 4,691 57,930 7.4 3.0
1993 63,223 35,932 2,026 6,316 14,237 4,712 58,514 7.5 3.0
1994 63,593 36,266 2,026 6,362 14,263 4,676 58,857 7.5 3.0
1995 63,966 36,435 2,026 6,364 14,465 4,676 59,102 7.6 3.0
1996 64,059 36,526 2,026 6,366 14,465 4,676 59,188 7.6 3.0
1997 64,170 36,637 2,026 6,366 14,465 4,676 59,147 7.8 3.0
1998 64,236 36,703 2,026 6,366 14,465 4,676 59,208 7.8 3.0
1999 64,400 36,867 2,026 6,366 14,465 4,676 59,359 7.8 3.0
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Source: California Department of Finance, 1990-1999 City/County Population and
Housing Estimates, 1990-1999; 2000 Census
HOUSING COSTS
Housing prices are substantially lower in the City of San Bernardino than in many
surrounding communities and countywide. Lower housing costs are consistent with a
population of more lower-income residents. A number of units are available at rates
affordable for very low-income individuals or families. For example, a person with a very
low-income of$15,000 could spend up to $375 a month on a one-bedroom apartment, which
is approximately 30 percent of their income. A sample of apartment complexes in the City
revealed that the average one-bedroom unit was around $426 per month. Two-bedroom units
in the San Bernardino average $524 per month, while three-bedroom apartment units average
$681 per month. Other types of rental in the City were slightly lower than the average
apartment complex unit, suggesting that apartments may have somewhat inflated rates or that
homes and other rental units may be of poor quality compared to apartment units. Compared
to other areas in San Bernardino County and surrounding counties, rental rates are fairly
inexpensive due to the depressed status of the housing market. There are more housing units
than can be sold or rented in the City. However, the condition of the housing stock may be in
disrepair causing people to build new units, and further drive down the market, or limiting
people's choices due to expensive needed repairs on available housing units. Table 13 lists
various rental rates of apartment complexes and other rental units in the City in 1999.
Table 13: 1999 City of San Bernardino Rental Rates
Name/Type I-Bed 2-Bed 3-Bed 4-Bed
Apartments
Summer Breeze $425 $525 $625 --
Spring Village Apartments $415 $435 $575 --
Edgehill Apartments $450 $550 $650 --
Golden Date Apartments $475 $575 $725 --
Newport Village $375 $450 $595 --
Apartments
North Pointe Apartments $510 $585 $810 --
Nova Creekside $460 $525 $560 --
Meyer Villas Apartments $400 $475 $695 --
Casa Pacific Apartments $325 $425 -- --
University Village -- $695 $895 --
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Homes, Duplexes, Triplexes, and Room and Board
Home $375- $525- $495- $600-
$400 $700 $775 $1,200
Triplex $375 -- -- --
Duplex $295 $450- -- --
$570
Room $250- -- -- --
$275
Source: San Bernardino County Sun Classified, November, 1999, and
Springstreet.com 1999
There are 43 mobile home parks in the City offering 4,126 single, double, and triple-wide
spaces. The average range of rents is between $250 and $300 and no rents exceeded $350 in
the sample taken from the mobile home parks.
Table 14 lists prices of homes sold between 1998 and 1999. The highest percentage of homes
was three-bedroom single-family units, followed by two-bedroom single-family units.
Comparison between single-family homes and multi-family homes/condominiums, show that
condominiums were less costly than single-family homes. However, there were nine three-
bedroom condominiums that sold for over $3,000,000, suggesting that the average price
would be lower had these expensive units not been sold. The California Association of
Realtors lists the median housing prices for the City and County as of October 1999 as
$83,500 and $115,000, respectively. These rates increased by approximately $2,000 between
September and October for nearly a 6 percent increase in the City and nearly a 2 percent
increase in the County. The median price had not increased in the City for a year, but had
increased over 7 percent in the year for County homes. Between October and November
1999, median home prices in the City grew by an additional 6 percent.
CITY OF SAN BERNAROINO HOUSING ELEMENT
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Bedrooms Units Median Average Range % of Total
Sold
I 87 $60,000 $58,108 $21,000-$487,045 2%
2 1,245 $70,000 $70,809 $21,000-$530,000 34%
3 1,642 $85,000 $87,436 $21,000- 45%
$1,022,300
4 509 $98,000 $106,132 $23,000-$585,000 14%
5+ 47 $135,000 $146,905 $37,000-$500,000 1%
Total 3,530 n -- -- 96%
1 20 $34,000 $33,325 $22,500-$47,500 1%
2 82 $52,000 $56,358 $27,500-$155,000 2%
3+ 36 $67,000 $71,250 $30,000-$109,000 1%
Total 138 n -- -- 4%
Table 14: 1998-1999 City of San Bernardino Home Prices
Source: LA Times, Dataquick, December 1999
Note; Sales of $20,000 or less were not counted, as they do not represent true public
sales of adequate units. Approximately nine 3+-bedroom condominiums and 13 two-
bedroom condominiums sold for $3,800,000. These sales were not included as they
are not representative of the majority of units and artificially inflate the average price
of these types of units.
Currently, there are 407 HUD repossessed homes for sale in the City's housing market, down
from over 1,000 in 1995. Homes range from a low of$21,000 to a high of$154,000. The
number of bedrooms ranges from one to eight, although most were two and three bedroom
houses.
Table 15 compares new home prices in the County to other counties in the region.
According to the table, new home prices in San Bernardino County were the least expensive
in the region. Although this means that housing in the area is more affordable to households
with lower incomes, it also attracts people with low-incomes as affordable housing may not
be available in surrounding counties.
CITY OF SAN BERNAROINO HOUSING ELEMENT
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Table 15: 1999 Comparative New Home Prices (Averages)
County Average Price
San Diego $260,000
Ventura $347,000
Orange $318,000
Los Angeles $266,000
Riverside $195,500
San Bernardino $177,000
Source: Inland Empire Quarterly Report, October 1999
INCOME AND AFFORDABILITY
As stated previously, there are four income categories typically used for comparative
purposes based on the median income, which represents the mid-point at which half of all
households earn more and half earn less.
A standard measure of housing affordability is that housing expenses should not exceed 30
percent of a household's income, on the average. Those who pay 30 percent or more of their
income on housing may experience difficulty in affording other basic necessities. However,
to truly evaluate housing affordability, individual circumstances and factors must be taken
into account. These circumstances and other factors include other long-term debt, mortgage
interest rates, the number of children in a household, and other large, ongoing expenses (such
as medical bills). 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 16 shows the number of households paying
over 30 percent of their income on housing. Some households choose to pay over 30 percent
of their income for various reasons, such as location, aesthetics, or other features. Other
households choose to pay larger percentages of their income on housing because they may
receive tax advantages or are investing with the knowledge that their income will increase so
that they pay a lower percentage of their income on a long-term basis. In contrast, some
households are forced to pay a large percentage of their income either because they cannot
afford anything less, or they are limited to certain costs due to a lack of available low-cost
housing options. Approximately 60 percent of all low-income households in the City pay
over 30 percent of their income on housing.
Table 16: Number of Households Paying Over 30 Percent ofIncome on Housing
Income Owners Renters Total
Very Low-Income 2,324 11,877 14,201
Lower-Income 1,876 1,373 3,249
Total 4,200 13,250 17,450
Source: 1990 U.S. Census Bureau Data
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Note: 1990 U.S. Census data uses income ranges that do not correspond exactly to
the income categories. Therefore, there are people in the lower-income category that
actually fall into the moderate-income category and likewise between the very low-
and lower-income categories. The numbers in the table include more persons than are
actually in those categories.
Further analysis of housing expenditures as a percent of income shows that most owners pay
zero to 24 percent of their income on housing (Table 17). Renters with income below
$20,000 tend to pay a higher percentage of their income on housing. However, renters with
incomes above $20,000 usually paid less than 25 percent of their income on housing. The
majority of people in the $50,000 or more income level paid 0 percent to 24 percent of their
income on housing whether they rented or owned.
Income <$10,000 $10,000- $20,000- $35,000- $50,000+ Total
$19,999 $34,999 $49,999
Owners
0-24% 3% 9% 12% 15% 28% 67%
25-29% 1% 1% 2% 4% 2% 10%
30-34% <1% 1% 2% 2% 1% 6%
35%+ 4% 5% 6% 2% 0% 17%
Total 8% 16% 22% 23% 31% 100%
Renters
0-24% 1% 3% 13% 11% 7% 35%
25-29% 2% 3% 4% 1% 0% 10%
30-34% 2% 4% 3% 0% 0% 9%
35%+ 23% 17% 3% 0% 0% 43%
Total 28% 27% 23% 12% 7% 97%*
Table 17: Housing Expenditures per Income Group
Source: 1990 U.S. Census Bureau Data
*Note: Not all households were computed, therefore totals do not equal 100 percent
of all households
Affordability Trends
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Table 18 shows the median gross rent in relation to income in 1990 as such data is not
available for 1999. According to Census data, the median gross rent was $485 in the City
and $556 in San Bernardino County. People with very low-incomes had a number of
affordable options as 27 percent of all apartment units in the City had rents below 30 percent
oftheir income. People with low-incomes had many more options than those with very low-
incomes, and could easily afford the median rent. The rents were primarily within the range
of people with low-incomes. However, those with moderate-incomes had the most options
as at least 96 percent of the units in the City and 91 percent of the units in the County were
within an affordable range. However, approximately 36 percent of the City's population falls
in the very low-income category and therefore, it is necessary to increase the number of units
affordable to very low-income groups even though the City has over a quarter of its units
dedicated to this income group. It is important to note that the percentage of apartments
affordable within the low- and moderate-income groups is cumulative and include the
percentage from the previous income group.
Table 18: Median Rent in Relation to Median Income
ncome Group ffordable Rent % of City Yo of County
imit partments
$418 t least 27%
$669 t least 81 %
$1,003 t least 96%
Low
t least 17%
t least 67%
t least 91 %
Source: 1990 U.S. Bureau of Census
A household can typically qualify to purchase a home that is 2.5 to 3.0 times the annual
income ofthat 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 ofthese 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. Based on the homes sold in the last year and affordability rates at 3.0
times the annual income of a three-person household, Table 19 shows that there were 567
homes affordable to three-person households in the very low-income category. It is
important to note that subsidized or assisted housing is not included in these housing costs as
they are not likely to be listed in local papers.
Table 19: For Sale Units Affordable to Lower-Income Households in 1999
Income Group Affordability Homes Sold Percent of
Level in 1998-99 All Houses
Sold
Very Low-Income $50.163 567 15%
Low-Income $80 263 1914 51%
Moderate-Income $120395 3330 89%
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Source: LA Times Dataquick Home Prices, 1998-1999
Note: Housing unit totals for low and moderate-income households are cumulative.
Houses sold for below $20,000 were not included.
ANNUAL GROWTH OF HOUSING STOCK
Table 20 summarizes building activity in San Bernardino over the past ten years. The
majority of housing units built in this period are privately owned single dwelling units. One
publicly owned single dwelling unit was built in July of 1999, however, pre-l 997 data does
not distinguish between new private and public buildings, and therefore this information
cannot be distinguished before 1997. In contrast, data for 1997 through 1999 does not list
mobile home building activity, and therefore, it is unknown how many mobile units were
constructed in this period. Although building activity was strong between 1989 and 1994,
growth of new housing units slowed significantly and has shifted away from mobile homes
and multiple dwelling complexes to focus almost entirely on single dwelling units.
Year Number of Total Housing Single Multiple Mobile
Permits - All Value for the Dwelling Dwelling Homes
Buildings Year Units Complexes
1989 2,994 $70,348,204 659 40 80
1990 4,412 $99,829,343 847 26 20
1991 3,747 $47,364,464 412 6 9
1992 3,473 $47,126,451 368 18 13
1993 2,772 $42,221,488 297 28 17
1994 2,490 $18,845,736 171 1 29
1995 2,680 $10,590,368 96 0 2
1996 2,735 $11,317,241 97 0 2
1997 110* $13,034,685 110 0 N/A
1998 140* $17,227,662 137 3 N/A
1999 114* $13,745,231 114 0 N/A
Table 20: Building Permit Activity Summary
Source: San Bernardino Development Services Department 1999
*Total number of permits unavailable; the numbers represent only permits for
housing units.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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AGE AND CONDITION OF HOUSING STOCK
Adequate utilities within a housing unit are a measure of the unit's ability to provide people
with decent housing. The Census data shows that the majority of housing units were
connected to a public or private company water system (58,678) while 49 housing units
received water from another source. Seventy-seven housing units were connected to
individual wells. Most housing units were connected to the public sewer (57,007). However,
1,620 units were connected to a septic tank or cesspool, and 177 units achieved sewage
disposal through other means. Heating fuel for occupied housing units ranged from gas and
electricity to wood and solar energy. Of the occupied housing units in the City, 45,438 had
utility gas, 476 had tank gas, 8,012 had electricity, 235 were fueled by wood, 13 used fuel oil
or kerosene, 40 utilized solar energy, 60 used another type of fuel, and 208 had no heating
fuel.
The year a structure was built can, at times, be an indicator ofthe current condition of the
housing unit. Housing units built before 1940 may be old, but may not necessarily be in a
rundown condition. In contrast, newer homes that were built equipped with adequate utilities
and amenities may already be rundown due to abuse or just general lack of care. However, it
is useful to look at the age ofthe housing stock to determine where inadequacies may lie, or
why certain units remain vacant. Table 21 shows that the highest percentage of vacant units
were newer and that the highest percentage of housing units in the City were built in the
1980s, although nearly 10,000 units were built during each decade between the 1940s and
1990s. The year 1963 represents the median year structures were built according to Census
data.
Table 21: Age of Housing Units
Year Built Total Vacant
Housing Housing
Units Units
1980-1990 14,199 1,231
1970-1979 8,999 631
1960-1969 8,848 551
1950-1959 12,966 822
1940-1949 7,665 480
1939 or earlier 6,127 607
Source: 1990 U.S. Census Bureau Data
One hundred and seventy-three occupied units that lacked complete plumbing facilities had
householders between the ages of 15 and 64. Twenty-six householders over age 64 lived in
units without complete plumbing facilities. However, occupied units lacking complete
plumbing facilities comprised less than one percent of all occupied households. Therefore, an
CITY OF SAN BERNAROINO HOUSING ELEMENT 28
overwhelming number of homes in the City are new and do not lack critical features such as
plumbing. However, basic maintenance, such as roof repairs, new paint, and cleanliness will
need to be encouraged to keep the housing stock viable.
1999 Housing Condition Survey
The City conducted a general block-by-block analysis of housing conditions in all areas of
the City except neighborhoods and subdivisions developed after the mid-l 980s. The
objective of the survey was to assess the overall, predominant conditions of properties and
dwelling units at the block level, in contrast to a property/housing conditions survey of
individual dwelling units. A summary ofthe survey findings is included in Table 22.
The survey areas included nearly 50,000 dwelling units, about 75 percent of the City's
housing stock. The survey examined exterior property and dwelling unit conditions using a
point scoring system for yard maintenance/appearance and the conditions of major exterior
components of dwelling units.
General property conditions on each block were rated according to the condition of the
paving, landscape, walls and fences, and the amount of debris surrounding dwellings. The
dwelling units on each block were 35 shows the number of blocks per property and dwelling
unit condition rating.
In general, there was a close correlation between property conditions and dwelling unit
conditions at the block level. On about 9 percent of the blocks surveyed, however, property
conditions varied significantly from dwelling unit conditions. On about 60 percent of blocks
with substantial differences between housing and property conditions, the majority of
dwelling units were in excellent or sound condition while the majority of properties had only
fair or poor maintenance. Conversely, on about 40 percent of the blocks with substantial
differences, the majority of dwelling units needed minor or moderate rehabilitation while the
majority of properties were well-maintained (excellent or good condition). Blocks with
substantial differences between dwelling unit and property conditions were generally
scattered throughout the City.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Table 22: San Bernardino Honsing/Property Condition Snrvey Summary
Rating Single-Family Multi-Family Properties
Blocks
Property Condition
Excellent 417 45% 29 23%
Good 121 13% 36 29%
Fair 113 12% 42 33%
Poor 151 16% 19 15%
Severely Deteriorated 121 13% 0 0%
Dwelling Unit Condition
Excellent 318 34% 31 25%
Sound 272 30% 47 37%
Minor Rehabilitation 263 29% 31 25%
Moderate Rehabilitation 68 7% 17 13%
Substantial Rehabilitation 1 0% 0 0%
Dilapidated 0 0% 0 0%
Source: Parsons 1999.
Although there are poorly maintained properties and dwelling units in need of rehabilitation
or replacement scattered throughout older city neighborhoods, the predominant need in most
residential areas appears to be for the correction of deferred maintenance, minor
rehabilitation, and/or the replacement oflandscaping.
The survey results indicate that the property conditions in the majority of blocks (58 percent)
were excellent or good. Nearly 30 percent of the blocks surveyed, however, had properties in
predominantly poor or severely deteriorated condition. Although a lower percentage of
multi-family properties (52 percent) were rated as excellent or good, most ofthe remaining
properties were in fair conditions (rather than poor or severely deteriorated).
The housing condition survey results indicate that the predominant housing needs on most
blocks (nearly 60 percent) are for deferred maintenance, such as repainting, minor roof
repairs, or door/window repair, or for minor rehabilitation. A higher percentage of multi-
family dwellings than single-family dwellings (13 percent versus 6 percent) need moderate
rehabilitation.
The biggest problem for properties in San Bernardino appears to be landscaping
maintenance. Unkempt lawns, overgrown trees and bushes, and other yard deficiencies
reduce the character and value of neighborhoods, but can easily be rehabilitated to rejuvenate
neighborhoods. Deteriorating walls and fences were also common, particularly on blocks
CITY OF SAN BERNAROINO HOUSING ELEMENT
30
with multi-family properties. Visible debris was a common problem in single-family
neighborhoods, with 29 blocks exhibiting severe litter in the yard such as appliances, cars,
and furniture. A few blocks had severe problems in almost all property condition categories
(except walls and fencing where there were none).
Of the housing condition problems noted in the survey, deteriorated roofs and siding
(including a need for repainting) appeared to be the most prevalent problems.
The majority of blocks with property and/or dwelling unit problems were had dwelling units
mostly over 30 years old. Blocks with predominantly newer housing were usually good or
excellent condition, although there were some properties in need of minor repairs and clean
up. At 30 years of age, many property and dwelling unit components are beyond their useful
lives and need repair or replacement.
In summary, newer neighborhoods are in better condition than older, more centrally located
neighborhoods, although all neighborhoods were interspersed with dwellings in need of some
additional repair or maintenance.
Housing Accommodations
The number of bedrooms within a housing unit can also characterize the housing stock in a
community as shown in Table 23. One- and two-bedroom units had the highest percentage
of vacancy per total units of their type. However, they also represented the majority of
housing types in the City, which suggests that there were an adequate number of these highly
desirable units in a community composed primarily of smaller sized households. It should
also be noted that although there were few five or more bedroom units, they were all
occupied, suggesting that there may be a need for larger sized units. Because the
overwhelming majority of housing units have complete plumbing and kitchen facilities, and
are served with public utilities, it is unlikely that housing conditions represent a problem that
requires governmental action. However, low property values do not provide strong economic
incentives to property owners to maintain the housing stock in sound condition.
Table 23: Number of Bedrooms Per Housing Unit
Number of Total Housing Vacant
Bedrooms Units Housing Units
No Bedroom 1,900 137
I bedroom 12,185 1,180
2 bedrooms 21,625 2,017
3 bedrooms 17,894 901
4 bedrooms 4,819 87
5 or more 381 0
bedrooms
CITY OF SAN BERNAROINO HOUSING ELEMENT
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Source: 1990 U.S. Census Bureau Data
Overcrowding
Overcrowding typically results when either: 1) the housing costs of available housing with a
sufficient number of bedrooms for larger families exceeds the family's 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 efficiently. In general,
overcrowding is a measure of the ability of existing housing to adequately accommodate
residents and can result in deterioration of the quality oflife within a community. Nearly 50
percent of the housing units in the City had between four and five rooms as shown on Table
24. There were approximately 2.9 people per occupied housing unit.
Table 24: Rooms per Housing Unit in 2000
Number of Total Units
Rooms Per Unit
1 room 1,933
2 rooms 5,995
3 rooms 10,904
4 rooms 12,076
5 rooms 13,116
6 rooms 10,460
7 rooms 5,722
8 rooms 2,044
9+ rooms 1,163
Median Number 4.6
of Rooms
Source: 2000 U.S. Census Bureau Data for San Bernardino
There were a total of 150,298 bedrooms in 1990, with approximately 1.09 people per room.
This number lowers slightly to 1.07 when studio dwellings are included. In 1990,
approximately 137 studios and 11,453 bedrooms were vacant. Over 45 percent of these
vacancies were in two bedroom dwellings, which may have been unaffordable to very low-
income individuals or were too small for larger families.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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The Census defmes overcrowding as 1.01 or more persons per room, and extreme
overcrowding as more than 1.5 persons per room. Since data in relation to overcrowding
have not been broken down into housing type by number of rooms, type of household, or by
household income, overcrowding must be evaluated in terms of other factors such as cultural
expectations, size of rooms, availability and type of common areas or open space, and the age
and relationship of persons in the unit.
Tables 25 and 26 summarize the overcrowding status in the City. Fifteen percent ofthe
City's occupied housing units were overcrowded, compared to 11 percent of the County's
occupied housing units. In 1990, there were 5,603 (21 percent) renter-occupied and 2,321 (9
percent) owner-occupied units, totaling 7,924 units, defined as overcrowded in the City. In
contrast, Census figures for the County was 16 percent for renter-occupied and 6 percent for
owner-occupied units. Compared to the County there is a significant rate of overcrowding in
the City.
Table 25: Persons Per Room in All Occupied Housing Units
Persons City Percent County Percent
0.50 or less 28,309 52% 251,009 54%
0.51 to 1.00 18,249 33% 166,239 36%
1.01 to1.50 3,926 7% 25,884 6%
1.51 to 2.00 2,293 4% 13,095 3%
2.01 or more 1,705 3% 8,510 2%
Source: 1990 U.S. Census Bureau Data
Percent of Percent of
Number of Total Occupied Total Occupied
Persons per Rental Uuits Rental Units Owner Units Owner Units
Room
City
1.01 to 1.50 2,624 10% 1,302 5%
1.51 or more 2,979 11% 1,019 4%
Total 5,603 21% 2,321 9%
County
1.01 to 1.50 14,476 8% 11 ,408 4%
1.51 or more 14,361 8% 7,244 2%
Total 28,837 16% 25,896 6%
Table 26: Overcrowded Housing
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Source: 1990 U.S. Census Bureau Data
ASSISTED RENTAL HOUSING ELIGIBLE TO CONVERT TO MARKET RENTALS
In 1989, the California Govemment 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. 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 within ten years. As part ofthe
analysis, an estimation of the cost of preserving versus replacing the units is to be included,
as wen as programs designed to preserve the affordable units.
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.
The California Housing Finance Agency has three listings for State assisted housing projects
in San Bernardino. One project, DOJ:jil Estates is owned by CHFA and therefore does not
have contract expiration dates. The second project, Victoria Woods, is a non-Section 8 non-
Section 202 senior complex that has only received a loan from CHFA, and therefore, does
not have an expiration date. These projects are based on 50 percent of the median income
and are therefore, directed toward very low-income households. The third project is Little
Zion Manor, which operates low-income family and senior units. The Section 8 contract for
Little Zion Manor is due to expire in 2021. Under Section 8 assistance, eligible tenants pay
30 percent of their income for rent, and the difference between the tenant's contribution and
HUD pays the actual rent through operating subsidies to owners. Assistance is tied to the
proj ect and rent is subsidized only as long as the tenant occupies the unit.
HUD's November 1999 rental listings for the City lists 15 assisted multi-family housing
complexes. Of these 15 complexes, seven offer elderly units for a total of841 designated
elderly units. Thirteen of the complexes listed by HUD are Section 8 assisted complexes,
offering a total of 1,181 units. An of the assisted housing projects listed by HUD had no
vacancies as of November. Of the fifteen projects, the terms of affordability on ten have
expired, and the owners are free to charge whatever rent they desire. Ofthe five remaining
projects with active affordability agreements, three are at-risk of conversion to market rate
housing between 2000 and 2010, representing 218 very low-income units. Of these units,
188 are owned and operated by non-profit organizations that are unlikely to convert the
rentals to market-rate housing. See (Table 27.)
With regard to Section 8 projects, the property owner can opt to terminate the Section 8
contract (opt-out), or renew the contract for another five years. The primary incentive for
CITY OF SAN BERNARDINO HOUSING ELEMENT
34
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 NO! within the specified timefrarne, 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 NO!, 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 ofthe Government Code, the property owner ofa 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.
Name Owner Expiratio Risk Section 8 Total
Type n Date Assessment Units Units
Arrow Vista Low Risk-
Apartments Non-Profit 03/25/05 Restricted or 40 40
NP
Little Zion Manor 06/30/21 Post-2005 125 125
-- Expiration
Low Risk-
St. Bernardine Plaza Non-Profit 03/22/01 Restricted or 148 150
NP
Sterling Village 04/28/13 Post-2005 80 80
-- Expiration
Greenbriar at the Profit 12/09/05 Insufficient 30 160
Park Motivated Data
Table 27: HUD-Assisted Multi-family Housing - Section 8 Contracts
Source: U.S. Department of Housing and Urban Development, California Housing
Partnership Corporation
Fair market rents for the San Bernardino County area in fiscal year 2000 are provided in
Table 28 below. For the 40th percentile fair market rents for manufactured home spaces in
CITY OF SAN BERNARDINO HOUSING ELEMENT
35
the Section 8 Choice Housing Program, space rents in San Bernardino County are listed at
$304 for fiscal year 2000 (Federal Register, October 1999).
CITY OF SAN BERNAROINO HOUSING ELEMENT
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Table 28: Fair Market Rents for Existing Housing in San Bernardino County
Studio One Bedroom Two Bedroom Three Bedroom Four Bedroom
$448 $499 $609 $845 $999
Source: Federal Register, HUD, October 1,1999
The cost of conserving the assisted and inclusionary units is estimated to be significantly less
than that required to replace the units through new construction. Detailed information is not
available to calculate the difference in cost between preserving and constructing units
affordable to low income households. The difference between 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 oflow 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) provide
monthly rental subsidies in the private market, 2) acquire and preserve the presently
subsidized units, and 3) construct comparable replacement units.
The estimated cost of providing monthly subsidies to 218 very low-income households could
range from $0 to $1.2 million annually, based on the range of rents in the local housing
market and assuming that those being assisted will, on the average, have incomes between 30
percent and 50 percent of the San Bernardino County median income for a household of four
persons. The average annual subsidy is estimated to be $583,000, the present value of which
over 30-years is about $10.2 million (assuming a long-term annual inflation rate of 4
percent).
An analysis of seven rental apartment properties recently for sale in the City (ranging from
11 to 197 rental units) revealed a range of per unit cost from $26,000 to $53,000, and per
square foot cost from $21 to $45, depending on the location, unit sizes, number of bedrooms,
age, and amenities.! The estimated acquisition cost per unit for apartments that would match
the assisted rental housing developments ranges from $32,000 to $47,000. Replacement of
the 218 at-risk units through acquisition of units would range from $7 million to $10.3
million, plus annual operating and maintenance costs.
The cost of constructing new rental units is estimated to range from $50,000 to $70,000 per
dwelling unit depending on the size, density, and amenities. The cost of constructing 218
new rental units similar to the assisted units would probably range from $55,000 to $65,000
per dwelling unit, or $12 million to $14.2 million.
Of the three options for addressing the potential loss of subsidized rental units, the least
expensive option in present dollars would be the payment of monthly rental subsidies to very
low-income households over a 30-year period. Although this option would guarantee that the
same number of very low-income renters are assisted as the number of subsidized rental units
1 www.1oopnet.com
CITY OF SAN BERNARDINO HOUSING ELEMENT
37
that could be lost, the payment of subsidies does not preserve the affordability of rental units
or replace affordable rental units lost.
The next more costly alternative would be the acquisition of existing subsidized rental
housing, but only if the rental units do not require extensive rehabilitation. If so, the
construction of new replacement unit might be as cost effective.
Entities Interested in the Right of First Refusal
Should the City determine that the acquisition of existing at-risk rental housing projects is the
most prudent course, there are a number of nonprofit housing agencies that have expressed
an interested in acquiring and preserving affordable rental housing developments in the City.
This interest is often referred to as "right of first refusal" because owners of assisted rental
housing are required to notifY such agencies if the property will be sold an offer them the
opportunity to make an offer. Table 29 lists these agencies.
Table 29: Non-Profit Agencies Interested in the Right of First Refusal
BUILD Leadership 1280 Bison, Ste. B9-200 Newport Beach, CA (949) 720-7044
Development Inc. 92660
Century Housing 300 Corporate Pointe, Ste. Culver City, CA 90230 (310) 642-2007
Corporation 500
Coachella Valley 45-701 Monroe St, Ste. Indio, CA 92201 (760) 347-3157
Housing Coalition G., Plaza I
Community Partnership 7225 Cartwright Ave. Sun Valley, CA 91352 (818) 503-1548
Dev. Corp.
Foundation for Quality 4640 Lankershim Blvd., North Hollywood, CA (818) 763-0810
Housing Opportunities #204 91602
Housing Authority of the P.O. Box 17157, Foy Los Angeles, CA 90017 (213) 252.2701
City of Los Angeles Station
Housing Corporation of 31423 Coast Highway, Laguna Beach, CA 323) 726-9672
America Ste.7100 92677
Jamboree Housing 2081Business Center Dr. Irvine, CA 92612 (949) 263-8676
Corporation #216
Long Beach Affordable 110 West Ocean Blvd., # Long Beach, CA 90802 (562) 983-8880
Housing Coalition, Inc 350
Los Angeles Housing 515 S Figueroa St. Ste. Los Angeles, CA 90071 (213) 629-9172
Partnership, Inc #940
Neighborhood Housing San Bernardino, CA
Services - Inland 1390 North D St. 92405 (909) 884-6891
Empire, Inc.
San Diego County SER- 3355 Mission Ave., Ste. Oceanside, CA 92054 (760) 754-6500
CITY OF SAN BERNAROINO HOUSING ELEMENT 38
Jobs for Progress, Inc.
Shelter For The
Homeless
So. California Housing
Development Corp
Southern California
Presbyterian Homes
123
15161 Jackson St.
Midway City, CA 92655 (714) 897-3221
Rancho Cucamonga, CA (909) 483-2444
91730
8265 Aspen St., Ste. 100
1111 North Brand Blvd,
Ste. 300
Glendale, CA 91202
(818) 247-0420
Source: California Department of Housing and Community Development
At Risk Housing Programs
In order to monitor and preserve existing low and moderate income housing that exists within
the City, a program has been included in the "Housing Programs" section of this housing
element. Program No. 43 requires the formal establishment of a process to monitor all
programs identified in the foregoing subsections, and to (1) provide for an early warning
system for possible conversion of any non-market rate units, (2) gauging owner interest in
potentially non-renewal, opting-out or prepaying, (3) offer incentives to owners to maintain
the affordable programs, and/or (4) to require notice and other mechanisms for potentially
displaced tenants to find and move to alternative low and moderate housing.
CURRENT HOUSING NEEDS
Very low- and low-income households represent 51 percent of the total City households, but
represent 79 percent of all households with housing problems. Table 30 compares the
housing problems in the City by income. Very low- and low-income households represent 86
percent of all households that overpay for housing, while most (63 percent) of these
households rent their units. They also represent 72 percent of overcrowded households,
although this is only 10 percent of the total households in the City. Likewise, most (57
percent) ofthese are rental households. Therefore, housing needs should focus on programs
that assist very low and low-income households.
CITY OF SAN BERNAROINO HOUSING ELEMENT
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Households <30% 30% to 50% to 80% to >95% Total
50% 80% 95%
All Households
Renters 7,741 5,819 5,979 1,865 6,866 28,271
Owners 2,625 3,047 5,178 2,572 17,515 30,937
Total Households 10,367 8,866 11,157 4,437 24,381 59,208
Households with Housing Problems
Renters 6,720 4,906 3,830 646 1,208 17,311
Owners 1,695 1,462 1,951 1,000 2,688 8,796
Total Households 8,415 6,368 5,781 1,646 3,896 26,107
Households with Overpayment
Renters 6,628 4,218 2,535 207 147 13,735
Owners 1,665 1,442 1,803 805 1,936 7,651
Total Households 8,293 5,660 4,338 1,012 2,083 21,386
Households with Overcrowding
Renters 1,821 1,575 1,474 362 827 6,059
Owners 189 341 761 247 900 2,438
Total Households 2,010 1,916 2,234 609 1,728 8,498
Table 30: Housing Need by Income
Source: SCAG RHNA 1999
SCAG produces Regional Housing Needs Assessment (RHNA) projections for all cities in its
region. SCAG's 1998-2005 RHNA projections indicate that a total of 3,782 new units will
need to be constructed within the City to accommodate new households. Of the total
allocation, 1,148 units are allocated for very low-income households, 676 units are to be for
low-income households, 734 units are to be for moderate-income households, and 1,223 units
are to be above moderate-income households.
Land is available for development for a wide range of housing types, from single-family
estates to high-density apartments. Although infrastructure and environmental constraints
may exist on some ofthe parcels, infrastructure is available to accommodate continued
growth for at least the next five years. Construction and development costs will continue to
increase, but programs are available through the City to offset some of these costs, making
home ownership a possibility for households who would not normally be able to afford a
home.
The City of San Bernardino filed an appeal of its RHNA on the basis that it did not reflect
current housing market conditions, it relied on outdated 1990 Census data for forecasting
future needs, and it did not take into account the recession of the early 1990s. During the
CITY OF SAN BERNARDINO HOUSING ELEMENT
40
I 990s, the City experienced the closure of Norton Air Force Base and the loss of
approximately 10,000 jobs, and the closure of the Burlington Northern Santa Fe Shops and
the loss of additional jobs. Those concerns are surmnarized as follows:
High Vacancy Rates. The RHNA was based on a I 990-vacancy rate of5.2% that did not
reflect the recession. The City experienced a high vacancy rate of 17% in 1998, lowering to
II % as reflected in the 2000 Census.
Foreclosures. The City experienced an extremely high rate of foreclosures in the mid to late
1990s, with over 1,000 foreclosed units in 1995.
Low Sales Prices. The high vacancy and foreclosure rates affected the resale market
throughout the City. The Real Estate Research Council estimated that homes in the City of
San Bernardino still are 15% lower than their 1990 value.
Low Building Activity. From 1990 to 1993, the City issued about 600 residential permits per
year. From 1994 through 2000, the City issued less than 100 residential permits per year.
fuTURE HOUSING NEEDS
State housing element law requires that each city analyze its existing and projected housing
needs for all income levels. This analysis must include a locality's fair share of the regional
need. The distribution ofregional need is prepared by SCAG in its Regional Housing Needs
Assessment (RHNA). The current RHNA was prepared in 1999 and is shown in Tables 31
and 32.
In addition, State housing element law requires that each city develop a five-year program of
actions designed to meet its regional need. Therefore, in developing the City's regional need,
the 7.5-year planning period 1998-1999 to 2004-2005 was used. The City's regional need is
calculated by taking into consideration the City's growth over the five-year period and
adjusting it for the current vacancy need and demolitions. It is projected that during this
period, the City will need to accommodate 4,182 new dwelling units, of which 355 dwelling
units will replace existing units in need of demolition. The projected annual construction
need is 504 units.
Finally, State law requires that the City's regional need be distributed on the basis of income
in order to avoid concentrating lower income units in jurisdictions, which already have a high
concentration. This calculation takes into account the current distribution of household
income compared to the regional average.
Table 31: Projected Regional Demand in San Bernardino 1998-2005
Household Net Vacancy Demolition Total Construction Annual
Growth Adjustment Adjustment Need Construction
Need
4,182 -755 355 3,782 504
CITY OF SAN BERNARDINO HOUSING ELEMENT
41
Source: SCAG RHNA, 10/21/99
Table 32: Total New Units Distributed by Income
Units Very Low Low Moderate Upper Total
Number of Units 1,148 676 734 1,223 3,782
Percent of Units 30% 18% 19% 32% 100%
Source: SCAG, RHNA, 10/21/99
FUTURE RESIDENTIAL GROWTH AREAS
The City has many vacant acres designated for residential development to accommodate the
City's fair-share of the Regional Housing Needs Assessment as determined by SCAG.
According to the Vacant Parcel Area Summary developed by the City, there were 4,911 acres
of vacant single-family residential land, 918 acres of vacant multi-family residential land,
and 761 acres of commerciallresidentialland. Table 33 contains a summary of the vacant
. residentially designated lands and commercial lands where residential units are permitted.
Although over 6,700 acres of vacant residential land is located within the City corporate
boundaries, not all ofthat land is completely developable or developable to the full densities
as indicated in Table 33. For example, approximately 3,400 acres ofRE, RL and RL-3.5
zoned properties are located in the northern foothill areas and are characterized by 15% or
greater slopes and/or high fire hazard. A parcel-by-parcel survey was conducted of each
vacant parcel throughout the City to determine the amount of acreage that had high
development potential. All parcels subject to flood hazard (inundation during a 100-year
storm), high fire hazard, slopes exceeding 5%, lacking frontage on a paved public street,
utilities (water, sewer, electric) to the property line, or which were substandard (lacking
minimum size or lot dimensions) were eliminated. Table 33a shows the resultant acres with
high development potential. A total of 1,645 vacant single-family zoned acres, 918 multi-
family zoned acres, and 761 commercial residential zoned acres have been identified as
having high development potential. Adjusting for setbacks, dedications and open space
requirements, the net usable acres are: 1,233 acres of single-family, 688 acres of multi-
family, and 570 acres of commercial residential. Without factoring in density bonuses, the
potential number of resultant dwelling units that could be realized is 43,277. The realistic
potential number of dwelling units that could reasonably be expected to be constructed,
therefore, far exceeds the City's RHNA allocation of3,782.
The City did not calculate the number of parcels or the amount ofunderutilized acreage or
acreage available for redevelopment potential because ofthe abundance of vacant land
available for immediate residential development. However, there are opportunities
throughout the City and the goals, objectives, policies, and programs reflect the City's
commitment to redevelopment potential, as well as new development. Since the City allows
the development of residential units in some of the commercial land use districts, and there is
adequate land currently designated for residential development to meet the RHNA, the
conversion of non-residential acreage is not an issue.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Units Maximum
Zone Per Acre Acres Number of
Units
Single-family Residential
RE, Residential Estate (1 acre min. lot) 1 415.86 415
RL, Residential Low (10,800 sq. ft. min. lot) 3.1 10.89 33
RL-3.5, Residential Low (10,800 sq. ft. min. lot) 3.5 2,988.53 10,459
RS - Residential Suburban (7,200 sq. ft. min. lot) 4.5 184.21 829
RU-1 - Residential Urban (7,200 sq. ft. min. lot) 9
Seniors 14 1,043.45 8,344 to 12,516
RU-2 - Residential Urban (7,200 sq. ft. min. lot) 9
Seniors 14 451.04 3,608 to 5,412
Total -- 5,093.98 23,688 to 29,664
Multi-Family Residential
RM, Residential Medium (14,400 sq. ft. min. lot. 14
RU densities apply for smaller lots.) Seniors - 50%
density bonus 21 80.90 960 to 1 ,440
RMH, Residential Medium High (20,000 sq. ft. 24
min. lot. RM and RU densities apply for smaller 36 299.52 6,279 to 9,269
lots.) Seniors - 50% density bonus
RMH-20, Residential Medium High (20,000 sq. ft. 20
RM and RU densities apply for smaller lots.) 30 89.05 1,780
Seniors - 50% density bonus
RH, Residential High (20,000 sq. ft. min. lot. RM 36
and RU densities apply for smaller lots.) Seniors - 54 448.97 13,888 to 21,056
50% density bonus
Total -- 918.44 22,907 to 33,545
Commercial Residential
CO-I, Commercial Office (47 senior du/acre) 47 4.62 188
CO-2, Commercial Office-Conversion (47 senior 47 195.19 9,165
du/acre)
CG-2, Commercial General-Baseline/Mt. Vernon 12 - 42 527.23 6,324 to 22,134
(12 to 21 du/acre depending on location with 50%
bonus density for senior units. Minimum of one
acre required for residential development)
Table 33: Vacant Land Summary
CITY OF SAN BERNARDINO HOUSING ELEMENT
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CR-2, Commercial Regional-Downtown (47 47-130 33.99 1,551 to 4,290
du/acre or 130 senior du/acre. Minimum of one
acre required for residential development)
Total -- 761.03 17,228 to 67,264
Grand Total -- 6,773.45 63,826 to
130,476
Source: City of San Bernardino, 2000
Table 33a: Vacant Land with Hil!h Development Potential
Units Net Usable Number of
Zone Per Acre Acres Acres* Units**
RE 1.0 0 0 0
RL 3.1 0 0 0
RL-3.5 3.5 0 0 0
RS 4.5 150.62 112.97 508
RU-l 9.0 1,043.45 782.59 7,043
RU-2 9.0 451.04 338.28 3,044
RM 14.0 80.90 60.68 849
RMH 24.0 299.52 224.64 5,391
RMH-20 20.0 89.05 66.79 1,335
RH 36.0 448.97 336.73 12,122
CO-l 47.0 4.62 3.47 162
C)-2 47.0 195.19 146.39 6,880
CG-2 12.0 527.23 395.42 4,745
CR-2 47.0 33.99 25.49 1,198
Totals 3,324.58 2,493.45 43,277
*25% deducted for setbacks, streets and open space.
** Assumes no density bonus.
Source: City GIS Vacant Land Survey, July, 2002.
Given the market demand, land costs and other economic factors it is unlikely that property
zoned for multi-family residential would be developed as single-family residential.
However, assuming that all of the multi-family zoned properties identified as having high
development potential were developed at a single-family residential density, there would be a
total of 4,134 units constructed. This assumes that the 918.5 acres of multi-family zoned
parcels identified in Table 33a would be developed at the RS density of 4.5 dwelling units
per acre. The number of units would still exceed the RHNA totals by 352 units, however, it
would be difficult to impossible to expect that the very low and low allocations would be met
without higher density housing.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Vacant Land Suitable for Lower Income Housing
Of the total acres identified in Table 33a, an analysis was conducted of the parcels that would
be appropriate for development for lower income housing. All parcels were considered with
respect to distance to public transit, shopping, employment centers, medical and other social-
welfare services. An assumption was that qualifying parcels would need to be within a
normal walking distance of 500 feet of all of the noted services. As a result, the vacant
parcels that would qualify all are located within the central portion of the City, which is
generally bordered by Mt. Vernon Avenue on the west, Mill Street on the south, Waterman
Avenue on the west, and Highland Avenue on the north. Table 33b summarizes the total
number of sites, acreage and potential number of dwelling units that can be considered as
having excellent potential for development for lower income housing. In summary, there are
13,520 units located on 815 sites that have high potential for lower income housing. That
amount, which is a conservative number and does not assume density bonus, is well above
the RHNA number of 1,824 units (1,148 very low and 676 low).
Table 33b: Vacant Parcels Suitable for Lower Income Housinl!
Zone Total Sites Central-City Acres Potential
Sites Units
RS 409 325 54 243
RM 168 66 31 434
RMH 64 19 105 2,520
RH 830 330 134 4,824
Co-I, CO-2,
CG-2, CR-2 519 75 117 5,499
Totals 1,990 815 441 13,520
Source: City GIS Vacant Land Survey, July, 2002
In addition to the foregoing analysis, it is recognized that even though there is ample land
available to meet the City's RHNA allocations, it is also recognized that several ofthe
parcels identified in Table 33b are limited in size, particularly within the central portion of
the City where many of the vacant parcels are single lots ranging in size of between 5,000
and 7,000 square feet. In order to achieve an economy of scale, a critical factor in
developing higher density housing units in the lower affordability categories, the vacant land
survey was extended to an evaluation of sites by size. Table 33c shows the vacant sites by
size category: under 0.5 acre, 0.5 to 1 acre, I to 5 acres, and those over 5 acres. Table 33d
summarizes the available larger sites of over one-acre in size. Those sites are currently
zoned for residential use, are located within close proximity to pubic transportation, shopping
and other services, and generally offer high potential for development for lower income
housing. In summary, there are 28 such sites totaling 150 acres, which have the potential of
being developed with a total of 2,762 dwelling units, without factoring in density bonus.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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Table 33c: Vacant Sites by Size
Central City Area
Zone Size Category Sites Acres Number of Units
RS Under 0.5 acre 28 4.6 21
0.5 - 1.0 acre 26 14.7 66
1.0 - 5.0 acres 12 19.8 89
5.0+ acres 1 149 ~7
Subtotal 54.0 243
RM Under 0.5 acre 47 7.8 109
0.5 - 1.0 acre 38 6.3 88
1.0 - 5.0 acres 10 16.9 237
5.0+ acres 0 0 0
Subtotal 31.0 434
RMH Under 0.5 acre 0 0 0
0.5 - 1.0 acre 12 6.3 151
1.0 - 5.0 acres 4 16.1 386
5.0+ acres 1 82.6 1,983
Subtotal 105.0 2,520
RH Under 0.5 acre 317 124.9 4,496
0.5 - 1.0 acre 13 9.1 328
1.0 - 5.0 acres 0 0 0
5.0+ acres 0 0 0
Subtotal 134.0 4,824
CO, CG, CR Under 0.5 acre 357 98.5 4,629
0.5 - 1.0 acre 26 18.5 870
1.0 - 5.0 acres 0 0 0
5.0+ acres 0 0 0
Subtotal 117.0 5,499
Total 441 13,520
Source: City GIS Vacant Land Survey, July, 2002
Table 33d: Vacant Sites Over One Acre
Central City Area
Zone Sites Acres Number of Units
RS 13 34.7 156
RM 10 16.9 237
RMH 5 98.7 2,369
RH 0 0 0
CO, CG, CR 0 0 0
Total 28 150.3 2,762
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Source: City GIS Vacant Land Survey, July, 2002
EMERGENCY SHELTERS/TRANSITIONAL HOUSING
In recognition ofthe seriousness of the homeless problem within San Bernardino County in
general and within the City in particular, the San Bernardino County Homeless Coalition was
established in 1991. The Coalition consists of representatives of government agencies,
churches and organizations providing aid to the homeless, and private agencies and
individuals concerned with the needs of the homeless. A primary service provided by the
Coalition is to identify the magnitude ofthe homeless problem through out the County, and
to specify specific needs throughout each geographic area. It is estimated by the Coalition
that there are approximately 1,000 homeless persons at any given time with the City of San
Bernardino.
In recognition of the severity of the homeless problem within the City, the Consolidated Plan,
prepared by the City Economic Development Agency (EDA) has assigned as a "High
Priority" programs to "Assist the Homeless and Special Needs Persons with Supportive
Services." The EDA does this through coordination with the County, and other agencies,
provision of staff and expertise assistance, provision of Redevelopment Agency funds,
allocation of federal funding, and assistance in the preparation and processing of federal and
state funding requests by social service organizations. The stated goals of the Consolidated
Plan include the goal of meeting the need of 1,000 emergency shelter units (beds) within the
five-year timeframe of the Plan (years 2000 through 2005).
There are 24 organizations providing homeless services in San Bernardino, including twelve
that provide emergency shelter that, in 2000, provided shelter for 512 persons. The
Consolidated Annual Action Plan for fiscal year 2002-03 identifies approximately $1.9
million in funds to be allocated for emergency shelters, transitional housing and housing for
battered women. These funds are designed to provide up to 664 beds. In addition, funding is
also identified for homeless-related services, homeless prevention and on-going shelter
operations.
Specific programs used by the EDA to deal with the homeless problem in the City include
the following:
. Emergency Shelter Grant Program - federal and EDA funds allocated to
organizations that provide emergency shelter to the homeless individuals and
families;
. Use of Redevelopment Agency (RDA) funds - RDA funds have been used to
purchase and rehabilitate a four-unit apartment complex for emergency
shelter operated by the Frazee Community Center (Frazee continues to
operate the facility with assistance from the EDA), and $200,000 grant
provided the Obershaw House to provide transitional housing to families with
children;
CITY OF SAN BERNARDINO HOUSING ELEMENT
47
. Battered Women's Shelters - The EDA provides funding for the continued
operation of House of Ruth, Option House and New House;
. San Bernardino County Continuum of Care Coalition - the City is an active
participant in the Continuum and provides staff resources and funds to the
organization made up of various public and private agencies concerned with
homelessness and that provides inter-agency coordination and assistance to
provide facilities throughout the County.
The City Development Code permits homeless facilities in the RM, RMH, RH (multiple-
family residential) and CR-2 (commercial) zones subject to approval of a Conditional Use
Permit (CUP). As described in the foregoing section, the CUP in the City is relatively short
in comparison to other cities and counties in the region, requiring approximately three to four
months to process. In addition to the homeless facilities described above, the Development
Code allows single-room occupancy (SRO) hotels in the CO and CR-2 zones with approval
of a CUP. SRO's playa vital role in providing transitional housing, particularly in meeting
another City goal of assisting in the transition from emergency shelter to more permanent
housing facilities.
Currently, there are four agencies providing emergency shelter services: Salvation Army,
Option House, Mary's Mercy Center and Central Lutheran Mission. Four organizations
provided services for homeless youth: Los Padrinos Youth Services, Home of Neighborly
Services, the Children's Fund and Homeless Children's Fund. Two battered women's
shelters are existing: Option House and New House. The facilities are located within the
central city area or within portions of the City that are in close proximity of other related
service providers such as State, County, City offices and social service organizations
providing counseling, health services, food and clothing.
The City recently approved the Pathway to Prosperity, a facility for individuals to live and
train for eventual return to non-emergency shelter or non-transitional housing and full-time
employment. Even though located within a commercial zone, the project was processed
administratively without the need for a CUP on the basis that the facility constituted a "live-
work" use and was permitted as a matter of right within the permitted uses within a
commercial zone.
SPECIAL NEEDS HOUSING
The San Bernardino Consolidated Plan (FY 2000-05) identifies the following special housing
needs within the City:
. Elderly/Frail Elderly
. Persons with Mental Disabilities
. Persons with PhysicalJDevelopmental Disabilities
. Persons with Alcohol or Other Drug Addictions
. Persons with AIDS/HIV
CITY OF SAN BERNAROINO HOUSING ELEMENT
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. Large Families
The Consolidated Plan identifies as "high priority" the needs of the foregoing group
classifications, and over $8 million has been included within the Plan to meet the housing
and supportive service need of those individuals. Specific programs include the provision of
senior affordable housing units, retrofit of existing units for handicapped persons, meals,
housing services, group homes and teaching facilities, and on-going counseling and
treatment. In addition, to those programs, the City continues to encourage and work with
developers, social organizations, and non-profit groups to provide for the housing and service
needs of special groups. To accomplish this, the City's Economic Development Agency
(EDA) provides financial support as well as coordination and consultation services in the
form of:
. Coordination with non-profit agencies (see Table 39) to make them aware of
any "at risk" housing that can be acquired through the right of first refusal;
. Providing subsidies to purchase vacant parcels for new construction;
. Providing subsidies for rehabilitation of existing units;
. Through the preparation, publication and dissemination of program brochures;
. Providing interdepartmental guidance through the pre-application review
process;
. Provision of density bonuses for multiple-family housing;
. Coordination with lending institutions to provide low-interest loans for new
construction and rehabilitation;
. Coordination with for-profit developers to provide information on exiting
parcels available for purchase through the Redevelopment Agency, and
provision of assistance in property acquisition and assembly of parcels;
. Coordination with lending institutions to provide low-interest loans; and
. Continue to coordinate with non-profit and for-profit groups in providing
assistance in the process of City permits.
A number of programs have been included in the "Housing Programs" section ofthis
Housing Element that identify specific steps the City intends to undertake in providing
housing opportunities for Special Need individuals, as well as recommended programs to
further mitigate or eliminate governmental constraints in providing such housing and related
services. Fifteen of the forty-two programs are specifically developed to address Special
Needs housing.
NON-GOVERNMENTAL CONSTRAINTS ON HOUSING DEVELOPMENT
Land and Development Costs
The ability to fulfill housing needs is greatly constrained by factors prevalent in the housing
market. Non-governmental factors inhibiting the availability of housing include housing
CITY OF SAN BERNARDINO HOUSING ELEMENT
49
costs, land prices and construction costs, financing costs, existing neighborhood conditions,
and consumer expectations.
Discussions with local housing developers reveal that construction and new housing costs are
relatively low because the City primarily has an entry level or first move-up market, and
therefore, costly investments are not optimal because of the nature of the market. New
housing costs range between $150,000 to $160,000 for an average sized home, but costs for
new homes can range anywhere from $110,000 to $180,000. New home prices are therefore
very low in comparison to the rest of the County and the Southern California Region. The
primary problem with the stagnant housing market stems from an FHA lending cap of
approximately $174,000 for loans in San Bernardino. This creates a restriction on the market
because buyers, particularly first-time buyers are unable to get loans large enough for down
payments on more expensive homes. Because loan levels are held low, housing prices are
also held low enough to be marketable in the community. The County is experiencing influx
from neighboring Los Angeles and Orange Counties, which has increased home prices in
some western portions ofthe County. However, this growth has not yet reached the City to
result in higher housing prices.
Land prices and construction costs also impact affordable housing development. According
to local real estate and development professionals, raw land for single-family homes averages
around $30,000 per acre, without improvements. One single-family parcel, 30 acres in size,
was recently for sale for $33,000 (www.loopnet.com.) Two multifamily parcels, one just
over three acres and the other just under one acre were recently for sale for about $136,000
and $110,000 per acre. The higher priced multifamily parcel was zoned for 18 units per acre
and the lower cost parcel R-2. By comparison, several industrial parcels recently for sale had
asking prices of ranging from $65,000 to $131,000 per acre, and one retail commercial site
with freeway access had an asking price of $676,000 per acre.
Improvements such as utilities, water, and sewage services among others is an additional
$15,000 to $18,000 per lot (7,000 square feet to 15,000 square feet respectively).
Development also results in local fees such as school fees, fire district fees, and others, which
cost $18,000 per housing unit. Marketing is an additional $5,000 per unit. Soft costs, such
as architecture, engineering, and other professional services average $7,000 per unit. Other
expenses, including administration and sales averages $9,000 per unit. Materials and labor
range from $40 to $50 per square foot. Therefore, a 1,000 square foot unit would average
around $45,000 in construction costs. The minimum cost of a 1,000 square- foot site-built
single-family home on a 7,000 square foot lot would be about $105,000 in land, construction,
and related costs (pers. com., Dave Mlynarski, MAPCO, 1999), excluding the homebuilder's
profit.
In addition, financing and interest rates further constrain the market. One and a half- percent
financing and interest rates of9.75 percent are the average current rates for the City. These
rates are fairly low compared to previous years, and even in the past ten years when average
interest rates were between 11 percent and 12 percent. Dropping rates are likely in response
to market stagnation, however if an influx of population from Los Angeles and Orange
Counties reaches the City and economic growth continues in the region, rates may rise along
with housing prices.
CITY OF SAN BERNARDINO HOUSING ELEMENT
50
Interest Costs
The cost of borrowing money can present a constraint to both the producer and consumer of
housing. Higher interest rates increase the cost of doing business for land developers and
homebuilders. Higher interest rates also increase the consumer's cost of borrowing money
for home loans. Tables 34 and 35 show how changes in interest rates affect borrowing costs,
and impact the finished cost per unit, of housing.
Table 34 shows that each I percentage point increase in the interest rate increases borrowing
costs by about 6 percent for a 15-year home loan - nearly 20 percent if the increase is from
seven to 10 percentage points. For a 30-year loan, each I percentage point increase increases
the monthly payment nine to 10 percent - nearly 32 percent if the increase is from seven to
10 percentage points. Even small increases home loan interest rates can substantially affect
monthly housing costs and reduce its affordability to low-and moderate-income households.
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 over a fixed-rate loan. In a declining or highly volatile interest rate climate,
adjustable rate mortgages can lead to higher short-term costs.
Table 34: Impact ofInterest Rates on Consumer Borrowing Costs on Monthly Payment
Loan Monthly Payment on a 15-Year Loan Monthly Payment on a 30- Y ear
Amount Loan
7% 8% 9% 10% 7% 8% 9% 10%
$75,000 $674 $716 $762 $806 $499 $550 $603 $658
$100,000 $899 $955 $1,014 $1,074 $665 $733 $804 $877
$125,000 $1,123 $1,193 $1,268 $1.343 $832 $917 $1,005 $1,097
$150,000 $1,348 $1,432 $1,524 $1,612 $998 $1,100 $1,206 $1,316
$175,000 $1,572 $1,671 $1,776 $1,881 $1,164 $1,283 $1,407 $1,535
$200,000 $1,797 $1,909 $2,029 $2,149 $1,331 $1,467 $1,608 $1,755
$225,000 $2,022 $2,148 $2,285 $2,418 $1,497 $1,650 $1,809 $1,974
$250,000 $2,247 $2,387 $2,537 $2,687 $1,663 $1,833 $2,010 $2,193
Source: Parsons 2000
An increase in borrowing costs affects the cost of providing rental housing in two ways: I)
construction costs rise (most residential development if financed, at least in part, through
construction loans); and 2) permanent borrowing costs increase.
Table 35 shows the impact of changes in loan rates on the monthly rent for a hypothetical
apartment project that is privately financed and that receives state and/or federal funds. In
CITY OF SAN BERNARDINO HOUSING ELEMENT
51
the example, three per-unit project costs are assumed: 1) a small apartment complex with
minimal amenities that costs $55,000 per unit to construct, 2) a medium quality apartment
complex with average amenities that costs $65,000 per unit to construct, and 3) a luxury
apartment complex that costs $75,000 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 35: Impact ofInterest Rates on Commercial Borrowing Costs
(Expressed as the Monthly Loan Cost Per Unit)
Per Unit Loan Monthly Loan Cost Per Unit
Amount
8% 9% 10% 11%
$41,000 $392 $416 $441 $466
$49,000 $468 $497 $527 $557
$56,000 $535 $568 $602 $636
Source: Parsons 2000
A three percentage point increase in interest rates for permanent financing, from 8 percent to
11 percent, will increase the per unit borrowing cost by nearly 19 percent and the overall per
unit cost (accounting for operation and maintenance expenses) by about 10 percent.
Vacancy Rate
Vacancy rates may be viewed as both an opportunity and constraint. High vacancy rates can
assist in keeping rents low as well as the median price for re-sale housing. However, on the
other hand, a high vacancy rate severely discourages construction of new housing units, and
can act as a deterrent or disincentive to property owners to make improvements and even
repairs. According to the 2000 Census, the City has an abnormally high vacancy rate of
11 %. The closure of major businesses in recent years, and particularly the closure of Norton
Air Force Base in 1994, has had a far-reaching negative impact on the economy of the City,
and directly contributed to the high vacancy within the community. Unlike other military
base closures in California and the nation, the Norton closure was particularly major within
San Bernardino due to the fact that, unlike other military bases, Norton has very limited on-
base housing and relied heavily on privately-owned housing market supply within the City.
In turn, there was heavy reliance on the part of local landlords on Norton to supply a steady
supply of tenants. That fact is demonstrated by the historical vacancy rates within the City:
prior to 1994, the vacancy rates traditionally ran at 5% or less. The 1990 Census showed a
vacancy rate of 5.2%; in 1995, following the base closure that rate took a dramatic jump to
over 17%; and since 1995, the rate has been steady at 11 %. Most statisticians and
economists agree that a vacancy rate exceeding 4% to 5% is unhealthy with respect to a local
economy, and results in depressing the housing market, particularly with respect to new
construction.
CITY OF SAN BERNARDINO HOUSING ELEMENT
52
Local Housing Market
Local housing market conditions can represent both a constraint and an opportunity to
meeting objectives for housing construction and conservation. As noted previously, San
Bernardino has a high vacancy rate and a persistent glut ofHUD-repossessed single-family
dwellings. In addition, the City has a high rate of "absentee" ownership among single-family
homes that are rentals. Consequently, San Bernardino's large stock of affordable housing
represents an opportunity to allow low-income families to become homeowners and to attract
middle-income families to the City. Because many of these homes are in deteriorated
condition or not available for sale, local housing market conditions also create impediments
to achieving these objectives.
Although the local housing market shows signs of improvement, it is still affected by the
aftermath of the economic downturn of the early 1990s and the closure of Norton Air Force
Base. These conditions have discouraged some of the new homebuilding that the City could
have otherwise expected, have reduced opportunities for low-income families to become
first-time homebuyers, and have discouraged many middle- and upper-income households
from considering San Bernardino as a potential place to live.
At Risk Housing Programs
In order to monitor and preserve existing low and moderate income housing that exists within
the City, a program has been included in the "Housing Programs" section of this housing
element. Program No. 43 requires the formal establishment of a process to monitor all
programs identified in the foregoing subsections, and to (1) provide for an early warning
system for possible conversion of any non-market rate units, (2) gauging owner interest in
potentially non-renewal, opting-out or prepaying, (3) offer incentives to owners to maintain
the affordable programs, and/or (4) to require notice and other mechanisms for potentially
displaced tenants to find and move to alternative low and moderate housing.
GOVERNMENTAL CONSTRAINTS ON HOUSING DEVELOPMENT
Local governments affect the supply, distribution, and cost of housing through their actions
and policies. This section discusses those constraints to housing development imposed by
local government that could potentially and significantly affect the availability and cost of
new housing.
Land Use Controls
The General Plan of the City of San Bernardino was updated in 1989 and it is not a constraint
to the provision of vacant sites for housing. The Land Use Element and Map permitted the
construction of an estimated 25,190 new dwelling units on land within the City that is vacant
and/or whose use designation was changed to residential in 1989. The Plan was developed
CITY OF SAN BERNARDINO HOUSING ELEMENT
53
based on the community's desired residential density, capacity of current and projected
infrastructure, and severe environmental constraints in some areas of the City caused by
earthquake, landslide, fire, and wind dangers. If long-term demand for housing exceeds the
maximum number of units allowed by the plan, then the plan will become a constraint on
housing. Over the next five years, at least, however, the City's General Plan provides for
ample vacant land at a range of densities to accommodate a variety of housing types
affordable to all income groups. However, environmental and infrastructure difficulties
constitute a pragmatic limit to housing development in some areas of the City, as discussed
below.
Infrastructure
W ater/W astewater
Generally, the policies and programs of the City's General Plan provide that the
infrastructure supporting new housing development will be expanded concurrent with
development. The City Water Department indicates that it has sufficient capacity to
accommodate the demands attributable to the Plan's housing build-out. It will be necessary to
extend water distribution lines, boosters, and water storage facilities for new housing tracts
on the periphery of existing development. Costs for such improvements will be borne by the
developers. However, the City is unable to mandate that individual private water purveyors
within the City extend service. This could affect the timing and location of development.
Historically, the supply of potable water and the ability of individual purveyors to expand
their supply capacities to meet demand from population growth have not been a limiting
factor to development. The Municipal Water Department has initiated a program to expand
its wastewater treatment capacity. Present design capacity is 28 mgd of primary and
secondary treatment, and three mgd oftertiary treatment. The expansion will add 30 mgd of
primary treatment capacity, 15 mgd of secondary treatment capacity, up to 10.5 mgd of
tertiary treatment capacity, and 15 mgd of solids handling facilities. The treatment plant
capacity will be expanded in either 7.5 mgd or 15 mgd modules depending on growth within
the service area. Additionally, the Water Department has entered into a regional project
agreement to provide tertiary treatment for all existing capacity.
Disposal of the additional sewage resulting from General Plan residential build-out will
require the construction of new and/or upgraded wastewater collection facilities within the
City pursuant to the City's Sewer System Master Plan.
With respect to the vacant residentially zoned properties identified in Table 33a (2,493
acres), water and sewer facilities exist to the properties so identified, and there are adequate
supplies/capacities to accommodate full potential development of those properties. For the
period covered by the Housing Element (2000-2005), the availability of water and
wastewater services and capacity are not anticipated to constrain the City's ability to
accommodate new residential development, and there is more than adequate
supplies/capacities available to meet the City RHNA allocation.
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Flood Control
New residential development in the foothill areas may be subject to flood hazards due to
slope and canyon runoff. Additional storm drain and flood control facilities (e.g., per San
Bernardino County Flood Control District's Comprehensive Storm Drain Plan) will be
needed to convey the increased surface runoff, to protect residential properties not currently
protected from lOO-year storm flows and surrounding properties. Such will be the individual
or joint responsibilities of subdivision developers.
Because of steep slopes and other environmental constraints in the northern portion of the
City, the allowed residential density is relatively low and cannot accommodate a large
number of new dwelling units. A lack of adequate flood control in this area will not
significantly constrain the City's ability to accommodate its RHNA allocation. As noted in
Table 33a, and as discussed in the foregoing section "Future Residential Growth Areas", an
abundance of vacant residentially-zoned lands exist within the more central portions of the
City that are not subject to development constraints such as flooding and high fire hazard.
Private Utilities
All potential residential parcels have easy access to electricity, natural gas,
telecommunication, and cable television services. The properties identified in Tables 33a
and 33b have been included on the basis of their ability to be developed in the near future.
Among the criteria used to identify those parcels as having "high development potential" was
the fact that utilities, including water, sewer and electric exist to the property boundaries.
Transportation
Areas designated for residential development are served by or can be readily linked with
streets and highways. Residential subdivisions will be required to dedicate and develop
streets and highways in accordance with the Circulation Element ofthe General Plan.
Building Codes and Enforcement
San Bernardino's building codes are based upon the State Uniform Building, Plumbing,
Mechanical, and Electrical Codes and are considered to be necessary to protect the public's
health, safety and welfare. These codes cannot be regarded as a constraint to housing
development.
The City's code enforcement process does not unduly penalize older residential structures
based on their age. Property owners are notified and given the opportunity to bring their
structures up to code prior to any approved demolitions. Property owners who desire to repair
or improve their properties need only comply with the current building code requirements for
those portions of a dwelling unit affected by the repair or improvement unless health and
safety violations are noted elsewhere in the unit. Structures are not demolished unless they
threaten the public's health, safety and welfare.
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Impact Fees, Improvements, and Dedications
Various impact fees and assessments are charged by the City to cover the costs of processing
permits and providing services and facilities, such as utilities, and infrastructure. Almost all
of these fees are assessed through a pro-rata share system, based on the magnitude ofthe
project's impact or on the extent of the benefit that will be derived from the services or
facilities for which the fees are charged. The City of San Bernardino's fees are not high
relative to other cities in the region.
In addition to on-site improvements which may be required as part of a project's
development, off-site improvements may also be imposed to ensure a development pays its
share of the local cost of expansions in services, facilities, and infrastructure. Such
improvements may include water, sewer and other utility line extensions, street construction
and related projects. Dedications of land or in-lieu fees may also be required of a project for
right-of-way, transit facilities, recreational facilities and school sites, consistent with the
City's Subdivision Ordinance.
Fees have been set at a level necessary to cover the costs to the City to make appropriate
contributions to the community (e.g., traffic mitigation and storm drain improvements).
However, these fees contribute to the cost of housing, and may constrain the development of
lower-priced units. A sample scenario of the fees required to build two different types of
housing is shown on Table36, 2001 Development Fees.
The estimated fees assume a 1200 square-foot, three-bedroom, single-family house on one of
fifty noo square-foot lots in a subdivision (RS-nOO District, 4.5 dulac). The second housing
type is assumed to be a 1000 square-foot, three-bedroom apartment in a 50-unit development
on 4.2 acres (RM District, 12 dulac). The estimated per-unit fees represent about 6 percent of
the average cost of a new single-family dwelling and about 5 percent of the average monthly
rent for new three-bedroom apartment.
Fee Single-family unit Apartment unit
(per unit) (per unit)
Tentative Tract Map $91 N/A
Final Map 50 N/A
Development Permit 31 31
Landscape Plan 3 3
Review
Grading Plan Check 15 15
and Inspection
Street Light Energy 420 N/A
Fee
Table 36: 2001 City Development Fees
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Traffic System Fee 167 110
Sewer Connection 911 911
Sewer Capacity 3500 2625
Storm Drain 1030 409
Building Plan Check 473 170
Building Permit 572 150
EPM 15 112
SMIP 8 6
Fire Plan Check 85 169
School Fee 4260 * 3550
(@$3.55/sf, avg.)
TOTAL
* Reimbursement possible under California Housing Finance Agency's School
Facility Fee Down Payment Assistance Program for low income units
Source: City of San Bernardino Development Services Department
Fees
Permit Processing
Residential construction involving four or fewer single-family homes, mobile homes and
multi-family units are approved at the stafflevel. Projects are evaluated relative to the zoning
code and building code standards and receive approvals within two weeks of application. All
planning, plan check, building, public works, and fire plan check functions operate at the
same one-stop counter in City Hall.
Residential construction involving subdivisions and larger single and multi-family projects
require review by the staff Development Review Committee (for projects of 5 to 11 units)
and the Planning Commission (for projects of 15 units or more). A typical subdivision or
apartment project or 15 units or more would take approximately 18 weeks from initial
application to approval, assuming there were not major environmental or development issues.
The City has a fast track process for commercial and industrial applications. However, all
developers may take advantage of the City's no fee pre-application review process. The City
encourages potential applicants to attend a pre-application review meeting, before formal
application submittal. There is also a procedure for an applicant for a building permit to pay
extra to fast track the checking of building plans.
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In the early 1990's, the City undertook a major revision to its Zoning Code and land use
regulations with the stated intent to simplifY and streamline the land development process
within the City. The results were a completely new Development Code that includes all
development-related regulations and standards in a single document. Included in the new
Code are the City's zoning regulations, subdivision regulations and design standards. The
Development Code is clearly and simply written, and includes a number of changes to
expedite the development review process within the City. The Development Review process
was developed as a tool to expedite the review and approval process in that it provides a
mechanism for the City to assist developers by providing review and access to various City
departments. The Development Review process itself does not add time to a project's
approval, and actually shortens the process by providing a one-stop service to project
proponents. All City staff persons associated with project approval are assembled to review
project plans and to advise the applicant on needed or recommended revisions prior to the
matter being approved administratively or heard by the Planning Commission. Typically, the
time to process a project through Development Review from the time an application is
deemed complete is approximately three to four weeks. However, it is estimated that the
process saves considerable time overall in that issues are resolved at an early stage, in tum
saving the necessary time to revise plans prior to final approval, and, in the case oflarger
projects subject to Planning Commission review, results in immediate Planning Commission
action rather than continuances for the purpose of plan revision or in order to provide
additional information.
In addition to the foregoing, the Development Code provides for density bonuses for
affordable housing in accordance with State Government Code Section 65915, and for
providing certain on-site amenities in multi-family zones and commercial-residential zones,
such as attached garages, additional landscaping and recreational facilities, and day care
centers.
Within San Bernardino, multiple-family residential projects are permitted as a matter of right
in the RU, RM, RMH and RH zone districts subject to a Development Permit and do not
require approval of a Conditional Use Permit. Multiple-family residential is also permitted in
two commercial zones, also subject to approval of a Development Permit: CG-2 and CR-2.
In addition, the CO-I, CO-2, CG-2 and CR-2 zones permit senior citizen housing and senior
congregate care facilities subject to approval of a Conditional Use Permit. The time frame
for processing a Conditional Use Permit is approximately three to four months, considerably
less than the maximum allowed under the Permit Streamlining Act. These time frames are
considered relatively short when compared with other jurisdictions in the region, and are not
considered an impediment to providing affordable housing or contributing to increased cost
of housing within the City.
Zoning and Development Standards
The City has established standards in the Development Code for all residential projects. The
lot size, unit density, height, lot coverage, set backs, open spaces, design review and parking
standards were established to ensure quality oflife for all of the City's residents. The City
periodically evaluates these standards to see if they are appropriate in light of changes in
construction techniques and development preferences.
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The Development Code includes development standards for traditional single family
subdivisions, planned residential developments, and multi-family residences of various
densities. A variety of other housing types, including detached and attached units, duplexes,
mobile home parks, and small lot subdivisions, are provided for in the Residential Urban
District, where the intent is to consolidate lots to achieve maximum open space.
The Development Code also has provisions for senior and congregate care facilities, granny
and second units, manufactured housing, and various community care facilities. Multi-family
housing is also allowed in several commercial districts.
A density bonus provision is also included in the Code, allowing increased density for multi-
family low-income units.
Table 37 shows the Development Code minimum dwelling unit sizes and Table 38 shows the
residential development standards. These standards are not considered constraints to
providing lower-cost housing, as the minimum unit sizes are generally less than the square
footage that homebuilders voluntarily provide in the region.
Table 37: Minimum Dwelling Size Requirements
District Minimum Unit Size
(Square feet)
Sinflle Familv
RE 1,700
RL 1,200
RS 1,200
RU 1,000
Multi-Family
Bachelor + 1 bath 500
1 Bedroom + 1 bath 600
2 Bedrooms + 1-1/2 baths 800
3 Bedrooms + 2 baths 1,000
3 Bedrooms + 2 baths 1,200
Senior / Conzreflate
Studio 410
1 Bedroom 510 / 570 (living and
dining combined/not
combined)
2 Bedrooms 610/670 (living and
dining combined/not
combined)
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District RE RL RS RU-! RU-2 RM RMH RH
Min. Lot 1 acre 9720 7200 7200 7200 14,400s 20,000sf 20,000sf
Area sq. ft. sq. ft. sq. ft. sq. f f
Max. Height 45ft 35ft 35ft 35ft 35ft 42ft 42ft 56ft
Lot 35% 35% 35% 40% 40% 50% 50% 50%
Coverage
Parking
Single- 2 2 2 2 2
family garage garage garage garage garage 1.5/unit covered + 1 guestl5
Studio/l units
bed 2/unit covered + 1 guestl5
2 bedrooms units
3 + bed 2 2 2.5/unit covered + 1 guestl5
PRD garage garage units
Senior + +
apts. 1/unit + 1/unit + 1/unit covered + 1 guestl5
Senior .75/unit .75/unit units
Congregate .75/unit covered
Max. Idu/ac 3.1du/ 4.5du/ 8du/ac 8 du/ac 12du/ac 21du/ac 31du/ac
Density ac ac 12du/ac 12du/ac 18du/ ac 31du/ac 47du/ac
Senior/
Congregate
Setbacks
Front 35 25/20* 25/20* 25/20* 25/20* 25/20* 20/15* 20/15*
Rear 20 20/15 20/15 10 10 10 10 10
Side 5 5 5 5 5 ** ** **
Street Side 15 15 15 15 15 15 15 15
Table 38: Residential Development Standards
* 5-foot reduction allowed where yard averaging used with a new subdivision. **
Varies (1 story 5 ft., 2 story 10 ft, plus 1 ft for each 15 ft. of wall length).
Source: City of San Bernardino Development Code
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Governmental Constraints - State
The major State restriction to publicly assisted multifamily rental housing is Article 34 of the
California Constitution. Article 34 can constrain some affordable housing options by
requiring local voter referendum approval of all development, construction, or acquisition of
public housing when: (a) units are publicly owned, and (b) units are privately-owned by
public financing, and more than 49 percent ofthe units are reserved for low-income
occupancy.
The potential for this state constitutional requirement to constrain affordable multifamily
rental housing development in the City is minimal because virtually all such housing is
developed by private non-profit organizations for which the requirements of Article 34 do
not apply.
Persons with Disabilities
Government Code Section 65008 was amended in 2001 to require that Housing Elements,
beginning January 1,2002, to require the following:
I. As part of a governmental constraints analysis, a Housing Element must
analyze potential and actual constraints on the development, maintenance and
improvement of housing for persons with disabilities and demonstrate local
efforts to remove governmental constraints that hinder the locality from
meeting the need for housing for such persons; and
2. As part of the required constraints program, the Housing Element must
include programs that remove constraints or provide reasonable
accommodations for hosing designed for persons with disabilities.
As noted in the "Community Profile" section of this Element, the City has a significantly
high number of persons with disabilities - 19.8% of the total City population according to the
2000 Census. In order to address the matter, the City has, and will continue, to require new
construction to include the requirements of Title 24 for handicapped access. Public projects
require handicapped access facilities and improvements. The City Economic Development
Agency provides funds for existing projects for disabled retrofit. Finally, a program has been
included in the "Housing Programs" portion of Section V of this Hosing Element stating that
the City will undertake to evaluate the potential of adopting a "Reasonable Accommodation"
ordinance that will provide a process for persons with disabilities to make requests for relief
from the various land use, zoning, or building laws, rules, policies, and procedures of the
City.
Environmental Constraints
The San Andreas Earthquake Fault Zone traverses the City in a northwest to southeast
fashion, following the foothills along the northern edge of the City. The San Jacinto and
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Lorna Linda Earthquake Fault Zones further traverse the City, also in a northwest to
southeast fashion, through the lower middle and southern portions of the City. Several
watercourses go through the City, including the Santa Ana River, Cajon Creek, Lytle Creek,
and numerous canyon drainage courses. The City also has significant biological habitats
along the foothills and rivers. The environmental constraints will affect the development of
housing units to the extent that developers proposed projects in constrained areas. However,
the City estimates that less than 7% of the total vacant residential land area is affected by
environmental constraints.
State and Federal Regulations Governing Subsidized Multifamily Rental Housing
Although a number of state and federal program provide low-cost loans and grants for the
construction of low-income multifamily rental housing, builders of such housing must
comply with a myriad of regulations governing everything from bidding procedures labor
standards. One provision of state and federal law that has the most impact on housing
construction cost is the requirement to pay "prevailing wages," which are typically based on
union wage levels that are substantially higher than the average wages paid to construction
workers. Prevailing wage requirements, in combination with other state and federal
regulations, can increase the construction cost by 25 percent to 30 percent above that for a
similar, privately funded project. This increased cost can more than offset the savings from
low-interest government loans, requiring developers oflow-income rental housing to
supplement their financing with grants and other subsidies to make a project financially
feasible.
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 price of housing. However, housing with
energy conservation features should result in reduced monthly occupancy costs as
consumption of fuel and energy is decreased. Similarly, retrofitting existing structures with
energy-conserving features can result in a reduction in utility costs. Examples of energy
conservation opportuoities 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 which incorporates
energy-conservation considerations. The City enforces all provisions of Title 24 ofthe
California Administrative Code, which provides for energy conservation features in new
residential construction. Likewise, the City's General Plan encourages energy conservation
subdivision design methods in accordance with California Government Code Title 7 Section
66473.1 to conserve heating and cooling energy.
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.).
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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.
A features of the state's energy conservation standards is the definition of "climate zones"
that allow different approaches to energy conservation in different parts of the state. The City
of San Bernardino is located in Climate Zone 10, which covers the semi-arid inland valleys
just east of the coastal mountains from the San Bernardino County line to the Mexican
border. This climate zone is characterized by a mild winters, hot summers, desert winds, and
abundant sunshine.
Because of these climate conditions, a substantial percentage of residential energy use goes
to space cooling between the months of May and October. Residential site design and
construction techniques that reduce the amount of energy used for space cooling would
significantly reduce overall energy demand.
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.
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IV.
EVALUATION OF PROGRAMS UNDER
THE 1989 HOUSING ELEMENT
The following chart lists the programs that have been implemented since adoption of the
1989 Housing Element. The chart includes the department/agency with primary
responsibility for implementing the program, the funding source, the goal of each program,
implementation status, and targeted income group(s).
In implementing the 1989 General Plan Housing Element, the City's mission has been to
"Actively maintain, improve and develop quality neighborhoods and housing opportunities
throughout the City of San Bernardino." Most of the implementing actions have focused on
the existing housing stock, therefore. At the time the Housing Element was adopted in 1989,
the City believed that it would need to give higher priority to the construction of additional
housing for low-income residents. By the mid-I 990s, the City decided it needed to re-focus
its efforts and concentrate on improvement ofthe existing housing stock. The severe
recession of the early 1990s caused a loss of many high-paying jobs that were not replaced.
Many formerly moderate and middle-income residents became low-income or left the City.
As a result, San Bernardino experienced chronically high residential vacancy rates. In
addition, the condition of many single-family homes in existing neighborhoods did not
improve as quickly as the City had originally anticipated, partly due to a lack of private
investment to match public efforts.
The City believed that the construction of new low-income dwelling units was unnecessary
when there were significant opportunities to create affordable housing units through
rehabilitation of the existing housing stock. For example, the Neighborhood Housing and
Rental Rehabilitation Programs have assisted a number of single- and multi-family units in
the City. However, the number of units assisted is far below the number of units in need of
repair. Since the need for this program continues to grow, the City determined that the
program should continue with adequate funding to serve more units and with adequate
advertising so that residents know the program is available.
Table 39 outlines the Programs and Actions identified in the City's 1989 Housing Element
and their success.
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Table 39: Success of Housing Element Programs and Actions
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Table 39 p. 2
CITY OF SAN BERNARDINO HO'O\-\
HOUlllllIIlJI
66
Table 39 p. 3
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V.
HOUSING GOALS, POLICIES, AND
OBJECTIVES
PRIORITIES
The primary housing problems and needs in the City of San Bernardino are:
1. Large proportion of low-income and particularly, very low-income, households.
Over half ofthe City's population have incomes less than 80 percent of the San Bernardino
County median income, and over one-third have incomes less than 50 percent of the median.
The percentage of persons with incomes below the poverty level is nearly double the
countywide rate. Poverty is especially widespread among single mothers. Single mothers
head Thirty percent of all households with children. As a result, a substantial percentage of
households pay more than 30 percent of their income for housing (see #3 below), even with
the City's relatively low housing costs.
2. Relatively low home ownership rates, particularly among the City's minority
population, due to the large percentage of low-income households and the low number of
single-family homes that are not available for sale. Disparities in homeownership appear to
relate primarily to income levels. More low-income households could become homeowners
if there were lower-cost homes available for purchase in the City. A large percentage of
single- family homes are not available for sale because they are rentals offered by absentee
property owners.
3. Extremely high percentage of very low-income renters, who pay in excess of 30
percent of their income for housing, creating a need for affordable housing that far exceeds
the supply. Although housing prices are relatively low in San Bernardino, incomes are also
much lower, resulting in a severe affordability problem for the City's lowest-income
residents. The San Bernardino County Housing Authority's waiting list for housing
assistance includes nearly 2,200 (mostly very low-income) city residents, nearly as many as
are currently being assisted by the Housing Authority. Among those earning 50 to 80 percent
of the countywide median income, a much lower but still substantial percentage of
households (particularly homeowners) pay more than 30 percent of their incomes for
housing. Overpayment does not appear to be a widespread problem for households earning
more than 80 percent of the countywide median income.
4. Increasing needs of elderly adults for housing that addresses their special needs. The
population of single elderly women in particular is increasing faster than the overall elderly
population. As the population ages, there will be a growing demand for senior housing that
meets the special physical and financial needs of this group.
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5. Overcrowding has increased among large families and renters. Nearly one in five
households in the City has five or more members. About the same percentage of rental units
are overcrowded. Overcrowding is a predictable result when housing costs rise faster than
incomes, especially among the lowest-income segment ofthe population.
6. Over 40 percent of the City's housing stock is more than 40 years old. Nearly one in
five homes was constructed during just one decade - the 1950s. Most of the housing units on
nearly one-third of the blocks examined in a recent housing condition survey need minor to
moderate rehabilitation. Most ofthe housing units on another 30 percent of the blocks
surveyed need maintenance work (repainting and roofrepairs being the common needs).
Housing condition problems are concentrated in the area west of Waterman Avenue between
Highway 30 and Rialto Road. Neighborhoods with the highest percentage of rented single-
family homes appear to have the highest percentage of homes in need of maintenance and
repairs.
7. The City has the largest homeless population in the metropolitan area, between 1,000
and 2,000 persons. Particularly vulnerable homeless sub-groups include individuals with
mental illnesses, substance abusers, woman (and their children) escaping domestic violence,
homeless youth, and persons with HIV/AIDS.
8. The City has a very high vacancy rate, averaging over 11 percent per year over
recent years. The high vacancy rate has made it difficult to impossible to attract new
housing construction and has contributed to the depressed multi-family housing construction
within the City.
The goals, policies, and programs presented in this section reflect the highest priority needs
of the City of San Bernardino as determined from the needs assessment prepared for the
Housing Element and the City's 2000-2005 Consolidated Plan for the use of federal housing
and community development funds.
GOALS. OBJECTIVES. AND POLICIES
NEW HOUSING DEVELOPMENT
Goal I
Facilitate the development of a variety oftypes of housing to meet the needs of all income
levels in the City of San Bernardino.
Objective 1.1
Provide adequate sites to accommodate the City's RHNA housing allocation by income
group for the period January 1,1998 through June 30 2005 as shown below.
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Table 40: RHNA Housing Allocations
Income Level Units Percent of Units
Verv Low 1,148 30%
Lower 676 18%
Moderate 734 19%
Unner 1,223 32%
Total 3,782 100%
Policies
1.1.1 Accommodate the production of new housing units on currently vacant or
underutilized land at densities and standards designated in the Land Use Element of
the General Plan.
1.1.2 Provide a density bonus of 50 percent for very low and low-income housing projects,
consistent with state law.
1.1.3 Encourage the development of senior housing in all areas of the City, especially the
downtown, where the permissible density may be increased by 96 units per acre (178
percent) to a maximum of 150 units per acre.
1.1.4 Accommodate residential development in areas ofthe Central City designated for
mixed commercial and residential use in accordance with policies in the Land Use
Element.
1.1.5 Avoid concentrations of housing for any single income group.
1.1.6 Continue to simplify the development review process for the development of housing
units.
1.1.7 Lobby and support the School District in reducing the school fees levied on new
dwelling units selling for under $100,000 to very low and low income households.
HOUSING AND NEIGHBORHOOD PRESERVATION
Goal 2
Conserve and improve the condition of the existing affordable housing stock and revitalize
neighborhoods containing a substantial percentage of deteriorated dwelling units.
Objective 2.1
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Prevent the physical deterioration ofthe housing stock and older residential neighborhoods,
and to rehabilitate dwelling units and neighborhoods that show signs of deterioration.
Policies
2.1.1 Assist in the maintenance and rehabilitation of rental units whose owners provide
affordable housing to lower income tenants in exchange for long-term affordability
agreements.
2.1.2 Assist low-income homeowners to correct building code violations and meet the
habitability standards of the City Building and Safety Code.
2.1.3 Continue to rehabilitate and reuse abandoned houses by making them available to
low- and moderate-income households.
2.1.4 Incorporate neighborhood improvement strategies to complement housing
rehabilitation in addressing general property conditions, public facilities, and city
services for healthy neighborhoods.
2.1.5 Dedicate resources to eradicate and prevent blighting conditions and maintain
standards to safeguard and preserve the City's neighborhoods, and continue to
financially support the City's code compliance programs.
AFFORDABLE HOUSING
Goal 3
Assist in the development of adequate housing to meet the needs of low and moderate-
income households.
Objective 3.1
Develop new programs, and continue existing programs, that have proved their effectiveness
to assist the construction, creation, and preservation of units affordable to very low, low-, and
moderate-income households.
Policies
3.1.1 In compliance with state law (Government Code Section 65915), provide density
bonuses and/or regulatory and financial incentives to developers who propose to
include a specified percentage of very low-income, low-income, and/or senior
CITY OF SAN BERNAROINO HOUSING ELEMENT
71
housing in new development projects or as part of the conversion of rental apartments
to condominiums.
3.1.2 Encourage the development of affordable units by non-profit organizations through
financial and technical support to nonprofit housing developers, and through
assistance in accessing local, State and Federal funding and incentives.
3.1.3 Investigate the feasibility of reducing fees and modifying development standards for
affordable infill housing projects when necessary to make such projects financially
feasible.
Objective 3.2
Use available private, local, state, and federal housing funds to the fullest extent possible in
conjunction with other public and private agencies to meet the housing assistance needs of
lower income households.
Policies
3.2.1 Assist the San Bernardino County Housing Authority to increase the availability of
rental assistance to eligible tenant households in the City by identifying priority
needs, referring residents to Housing Authority programs, facilitating partnerships
with other public and private agencies, and assisting the Housing Authority in
accessing private, state, and federal funding.
3.2.2 Stabilize the cost of leasing mobile home spaces by providing rental assistance to
eligible mobile home residents.
3.2.3 Preserve the affordability of government assisted multifamily rental housing units in
the City affordable to lower income households that are at-risk of converting to
market rate rental housing.
3.2.4 Target available housing and cornmunity development funds for affordable housing
and support services to households with the highest priority needs as identified in the
General Plan Housing Element and the Consolidated Plan.
3.2.5 Produce an annual housing plan that identifies available revenues and sets production
goals for housing affordable to low- and moderate- income households.
3.2.6 Apply for all available state and federal funding sources that will further the
availability of decent, affordable housing, and lobby for increased state and federal
assistance to meet the housing assistance needs of lower income households.
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SPECIAL NEEDS HOUSING
Goal 4
Assist the provision of housing for residents with special needs.
Objective 4.1
Provide suitable housing for residents with unique financial, physical, and/or lifestyle
characteristics whose needs might not otherwise be met in the private housing market.
Policies
4.1.1 Allow for the development of senior citizen and senior congregate-care housing
facilities within the downtown (CR-2), multi-family residential areas (RU-1 and RU-
2, RM, RMH, and RH), and commercial office areas (CC-1, and CC-Z), provided that
they are located in proximity to public transportation, supporting commercial, and
health and social services.
4.1.2 Assist public and private agencies to increase the availability of temporary shelter,
transitional housing, and support services for the homeless through zoning policies,
financial assistance, and assistance in accessing private, state, and federal funding.
4.1.3 Require that a percentage of dwelling units constructed, converted, or preserved with
City assistance be designed to accommodate large low-income families with five or
more persons).
4.1.4 Direct an appropriate amount of City financial assistance to the construction,
rehabilitation, or conversion of housing for each special needs group in relation to the
magnitude and priority of housing and support services needs by each group.
4.1.5 Ensure that handicapped accessibility in publicly assisted multi-family housing units
conforms to Title 24 of the Uniform Building Code.
4.1.6 Address the special housing and support service needs of female-headed households
(such as single elderly women and single mothers) in the implementation of housing
programs.
4.1.7 Permit shelters for the homeless and transitional housing by conditional use permit in
all multi-family zones designated RM or greater, and downtown in areas designated
CR-Z.
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REMOVAL OF GOVERNMENTAL CONSTRAINTS TO HOUSING
GoalS
Reduce the adverse effects of govemmental actions on the production, preservation, and
conservation of housing, particularly for low- and moderate-income households.
Obj ective 5.1
Ensure that public and private facilities, utilities, and services can accommodate the City's
new construction housing needs.
Policies
5.1.1 Cooperate with public and private agencies providing school, water, sewer,
transportation, and utility services to ensure that the City's RHNA allocation can be
accommodated through 2005.
5.1.2 Ensure that appropriate fees are charged to new residential developments to cover
their share of the cost of extending public facilities, utilities, and services and
increasing their capacities to accommodate new housing development.
Objective 5.2
Achieve the City's RHNA allocation for new housing construction through regulatory
practices that do not unreasonably impede the construction of housing or add to its cost.
Policies
5.2.1 Periodically review building and development regulations to ensure they do not
impose unreasonable restrictions to the construction of housing for all income groups.
Objective 5.3
Ensure that City regulatory practices do not unreasonably impede the preservation or
conservation of housing.
Policies
5.3.1 Periodically review the enforcement of zoning and building codes to ensure that City
practices do not unreasonable impede the preservation and conservation of existing
affordable housing.
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EQUAL HOUSING OPPORTUNITY
Goal
Promote equal housing opportunity for all residents of the City of San Bernardino.
Objective 6.1
Prohibit discrimination in accordance with state and national fair housing laws.
Policies
6.1.1 Implement its housing policies and programs without regard to race, ethnicity,
national origin, age, religion, sex, family status, or other arbitrary factors not related
to the purpose of the policy or program.
6.1.2 Support countywide and state fair housing and mediation programs through financial
support to local fair housing agencies and referrals to agencies handling housing
discrimination complaints.
6.1.3 Continue to enforce programs and regulations that provide full access to persons with
disabilities, including reasonable accommodation for such persons in the rules,
policies and procedures ofthe City that may be necessary to ensure equal access to
housing.
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OUANTIFIED OBJECTIVES
State law requires that the Housing Element contain "a statement of the community's goals,
quantified objectives, and policies relative to the maintenance, preservation, improvement,
and development of housing." The City's quantified objectives address:
The number of new housing units by income group to be accommodated on vacant
land and through sites suitable for redevelopment
The number of dwelling units to be rehabilitated
The number of new affordable dwelling units for which funding assistance will be
provided
The number of assisted multifamily rental housing units to be preserved as affordable
units between 2000 and 2010
The objectives shown in the following programs for affordable housing are based, in part, on
the level of City accomplishments under the 1989 Housing Element and, in part, on the
anticipated level of resources that will be available to assist low- and moderate-income
households during the period covered by the 2000 Housing Element.
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CITY OF SAN BERNARDINO HOUSING ELEMENT
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HOUSING PROGRAMS
1 Provision of Adequate Sites
As described in the section entitled "Future Residential Growth Areas," there are about 4,911
acres of vacant single-family residential land (with allowed densities of one to 12 units per
acre), 918 acres of vacant multi-family residential land (with allowed densities of 12 to 47
dwelling units per acre), and 761 acres of commerciaVresidentialland (with allowed densities
of 12 to 130 dwelling units per acre). The City will ensure that an appropriate mix ofland use
districts is maintained to accommodate housing opportunities for all income levels.
Responsible Department:
Development Services Department, Planning Division
Time Frame:
Ongoing implementation ofthe General Plan and Zoning Code
Funding:
General Fund
2 Development Review Committee (DRC)
Continue weekly meeting of the DRC to review site plans and schematics and to provide
developers with coordinated development processing.
Responsible Department:
Joint responsibility of all City departments involved in permit
processing for development; coordinated by the
Planning Division.
Time Frame:
Ongoing
Funding:
General Fund
3 Energy and Water Conservation
Continue to require that all new housing construction meet the standards of energy and water
conservation prescribed by Title 24.
Responsible Department:
Development Services Department, Building Plan Check and
Inspection Divisions
Time Frame:
Ongoing
Funding:
General Fund
4 Infill Housing Program
This program was designed to create high quality housing on unimproved vacant) infill sites
within established neighborhoods throughout the City. The City works with local developers
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and lending institutions interested in joint ventures to create affordable housing opportunities
for first-time homebuyers.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
Quantified Objectives:
Year Units
2001 60
2002 60
2003 60
2004 60
2005 60
Total 300
5 Mortgage Revenue Bond Program
Continue to issue bonds for both single-family and multi-family construction as necessary.
This program is currently constrained by new limitations on bonding authority by the State
and by changes in Federal tax laws.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing as projects are proposed
Funding:
Contingent upon State bonding cap, allocated annually by State
Mortgage Bond and Tax Credit Allocation
Committee
6 Provision for Mobile Homes
Continue to permit mobile homes on permanent foundations in all residential land use
designation permits, including the development of mobile home subdivisions as defined in
the Land Use Element.
Responsible Department:
Development Services Department, Planning Division
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Time Frame:
Ongoing
Funding:
General Fund
Quantified Objectives:
Year Units
2001 70
2002 70
2003 70
2004 70
2005 70
Total 350
7 Provision for Special Needs Housing
Continue to permit the development of senior citizen and senior care housing in the CR-2
(located downtown), CO-I, CO-2, CG-2, and the RU-I and RU-2, RM, RMH and RH zones.
In addition, the special needs of identified groups will also continue to be permitted and
encouraged, including housing for persons with disabilities, female-headed households,
students, large families and persons with AIDS/HIV.
Responsible Department:
Development Services Department, Planning Division
Time Frame:
Ongoing
Funding:
General Fund
8 Building and Safety Inspection
Determine the feasibility of contract plan checking and inspection services, to supplement
City staff, during peak periods of permit activity.
Responsible Department:
Development Services Department, Plan Check Division
Time Frame:
Annually through budget process
Funding:
General Fund
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9 Density Bonus
Continue to implement State Government Code Section 65915 requiring local governments
to grant a density bonus of at least 25 percent, and at least one regulatory incentive (if
necessary for financial feasibility), to developers who agree to make 25 percent of units in a
new housing development affordable to low-income households (households earning 50
percent to 80 percent of County median income) or 10 percent affordable to very low income
households (households at 50 percent or less of County median income). In addition, the
City will continue to implement Development Code provisions, which permit the
development of senior citizen and senior congregate-care units up to 50 percent above the
permissible density in all multi-family designated areas and CG-2, up to 150 units per acre in
the downtown area, and 54 units per acre in commercial office designated areas.
Responsible Department:
Development Services Department, Planning Division -
Implementation; Economic Development
Agency - Monitoring
Time Frame:
Ongoing
Funding:
General Fund and Redevelopment housing funds
10 Fees and Development Standards
Investigate the feasibility of reducing or waiving City-imposed building fees and
modification of development standards as they relate to infill housing in older, established
neighborhoods.
Responsible Department:
DivisionlBuilding Plan
Development Services Department, Planning
Check Division
Time Frame:
Within 2 years of adoption ofthe Housing Element
Funding:
General Fund
11 Retrofit Program
Continue to respond to complaints about deteriorated or vacant residential buildings by
inspecting the buildings and requiring owners to comply with applicable codes.
Responsible Department:
Code Compliance Division
Time Frame:
Ongoing
Funding:
General Fund
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12 Neighborhood Housing Rehabilitation Program
Continue the neighborhood housing rehabilitation program, which makes loans at a 3 percent
interest rate to eligible families earning less than 80 percent of the County median income.
Loans are made to single-family homeowners to bring their property into conformity with
current UBC (Uniform Building Code) standards. The maximum loan amount is $35,000 per
property and payback periods are worked out on a case-by-case basis.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
Quantified Objectives:
Year Units
2001 20
2002 20
2003 20
2004 20
2005 20
Total 100
13 Acquisition Rehabilitation Resale Program
The City contracts with nonprofit and/or for-profit developers and assist them in acquiring
and rehabilitating vacant HUD and V A repossessed properties in designated neighborhoods
in the City, for resale at affordable prices to first-time homebuyer families. Non-profit
developers include Neighborhood Housing Services, Central City Lutheran Mission and
Frazee Community Center. For-profit developers include ANR Industries, Casa de
Aleganzia, De Oro Properties, Schechtman Construction, Wall Construction, and AFCOM
Park. The City is currently considering the expansion of this program.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
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Quantified Objectives:
Year Units
2001 15
2002 15
2003 15
2004 15
2005 15
Total 75
14 Mobile Home Rental Assistance Program
This program provides financial assistance in paying mobile home space lease costs to
eligible low-income seniors, subject to the availability of housing and community
development funds.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
15 Redevelopment Agency Participation (Housing Activities)
The City helps facilitate the revitalization/development of deteriorated neighborhoods
through development entitlements and other predevelopment activities including land
assembly, predevelopment loans, financing of public infrastructure, and funding of
supportive services for new housing. The Agency actually processes the application and
subsidizes the City processing fees. In some cases, the Agency acts as facilitator by
providing consultation to a private developer and acts as liaison in the processing of the City
permits and will pay City process fees.
Responsible Department:
Economic Development Agency, Housing and Community
Development Department
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
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16 Senior Housing Programs
The City develops proposals to facilitate housing for seniors in cooperation with the County
Housing Authority and other public and private housing providers. As appropriate and as
needed, the City offers financial participation in development projects, assist in assembling
funding requests, help offset development fee costs, finance infrastructure in support of
affordable housing, and/or provide other regulatory incentives.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
17 Nonprofit Housing Development Corporations
The City provides financial and technical assistance to not-for-profit housing development
corporations to assist in the development of housing for low and moderate-income
households. This assistance includes funding requests, help offsetting development fee costs,
finance infrastructure, and other regulatory incentives.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
18 Preservation of Assisted Multifamily Rental Housing
The City will seek to preserve all assisted multi-family rental housing at-risk of conversion to
market-rate rental housing between 2000 and 2010 by working with public and/or private
housing agencies that have expressed an interest in right-of-first refusal for privately owned
assisted housing projects at-risk of conversion to market rate housing. Currently, there are
800 participating units in the program. Mortgage Revenue Bonds and the City's 20%
housing set-aside funds are used to fund the program. In exchange, the City requires a
covenant to insure the on-going affordability ofthe units. The City is committed to maintain
at-risk housing, and, by policy, any request to abrogate the terms of a covenant have been,
and will continue to be, resisted by the City.
To accomplish the foregoing, The City will establish a monitoring program for local Section
8 contracts including an early waming system for units at risk of conversion to market rate.
The program will include provisions to gauge owner interest in Section 8 renewal, to identifY
units likely to be acquired and managed as Section 8 housing, and respond to federal and
state notices.
Responsible Department:
Economic Development Agency
Time Frame:
Within six months of adoption of this Housing Element
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Funding:
Redevelopment housing funds
19 Coordination of Homeless Programs
The City will continue to work with regional agencies to coordinate homeless relief programs
by tracking the estimates of homeless and the provision of emergency shelters. Ifnecessary,
to assist the construction and/or operation of facilities providing emergency and transitional
shelter and services, the City will offer appropriate financial assistance.
Responsible Department:
Economic Development Agency
Time Frame:
Ongoing
Funding:
Redevelopment housing funds
20 Single-family Development Design Review
The City will amend its design review process for new single-family homes to permit the
design review approval to be made at the stafflevel. Currently, single-family housing design
review occurs before the Planning Commission with staff recommendation. By making
single-family housing design review a staff function, the total permit time will be reduced.
Responsible Department:
Development Services Department, Planning Division
Time Frame: Within one year of completion ofthe General Plan Update Program
Funding:
General Fund
21 Fast Track Permit Processing
The City will audit its development review process to determine whether a "fast track"
process for affordable housing that emphasizes concurrent permit processing, with a single
point of contact to manage the process, will substantially reduce overall permit processing
time. If, based on the audit, the City determines that a fast track system is feasible and would
result in significant timesavings, the City will amend its permit review processes to
implement such a procedure.
Responsible Department:
Development Services Department, Planning Division
Time Frame: Within one year of completion of the General Plan Update Program
Funding:
General Fund
22 Coordination of Public Services, Facilities, and Private Utilities
The City will meet regularly with providers of public facilities, services, and private utilities
to ensure that planned residential development can be accommodated without delays due to
inadequate capacity or a lack of coordination in the extension of facility/utility lines. The
CITY OF SAN BERNARDINO HOUSING ELEMENT
85
City will keep providers informed of planned developments as they become known to the
City and will ensure that reasonable fees are charged to cover the actual costs of extending
facility/utility lines thus expanding service capacity.
Responsible Department:
Divisions
Development Services Department, Planning and Public Works
Time Frame:
Ongoing
Funding:
General Fund
23 Application of Zoning and Building Codes to Existing Housing
The City will periodically examine the application of zoning and building code requirements
for nonconforming residential structures in need of rehabilitation to determine whether code
enforcement unreasonably impedes the preservation and rehabilitation ofthese housing units.
If appropriate, the City will modify its code enforcement practices to balance the preservation
of affordable housing with the impacts of a nonconforming structure.
Responsible Department:
Development Services Department, Planning Division
Funding:
Ongoing
General Fund
Time Frame:
24 Analysis ofImpediments to Equal Housing Opportunity
Conduct an analysis oflocal housing marketing to determine any and all impediments to
equal housing opportunities. Future fair housing activities will be targeted toward the
findings, conclusions, and recommendations ofthis analysis. Based on the finding of this
analysis, the City will adopt and implement a fair housing plan that seeks to eliminate
arbitrary and illegal discrimination in the local housing market.
Responsible Department:
Economic Development Agency
Timeframe:
Within one year of adoption of the Housing Element
Funding:
General Fund
25 Support Local Fair Housing Investigation and Mediation Services
Assist local agencies that investigate housing discrimination complaints and provide
mediation services. The City's primary emphasis will be support of the Fair Housing
Council and other public agencies and non-profit organizations to which the City can refer
housing discrimination complaints or mediation requests.
Responsible Department:
Economic Development Agency
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Time Frame:
Ongoing
Funding:
Redevelopment housing funds
26 Homebuyer Education and Maintenance Program
Continue to support non-profit organizations to provide financial counseling, education and
maintenance services to low and moderate income households purchasing homes. The City
does this by contracting with local non-profit organizations to provide counseling, financial
planning and education on how to purchase a home. For those participating in the programs,
it is mandatory to attend the classes. Currently, the Agency provides $80,000 to the
"Neighborhood Home Ownership Center" to provide the program to 200 families per year.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
27 Rental Assistance Program
Continue to provide security, first and last months rent deposits to displaced persons and
social service organizations.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
28 Section 8 Rental Assistance Certificate and Voucher Programs
These programs, administered by the San Bernardino County Housing Authority, provide
City residents with assistance under both the Section 8 Rental Certificate Program and the
Section 8 Voucher Program.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
29 Emergency Shelter Grants
The Emergency Shelter Grant Program provides funding to social service agencies to assist
homeless individuals and families through services and shelter, coupled with employment,
job training, and additional support services to deal with drug and alcohol abuse. The
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87
Economic Development Agency distributes funds and processes the grant requests from the
community organizations.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
30 Transitional Housing
This program consists of partnerships with social service organizations to purchase dwelling
units to assist families make the transition from homelessness back into society. The
transitional units are interim in nature (up to 24 months) and provide supportive services for
the residents. Currently the Economic Development Agency budgets $200,000 per year for
this program.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Quantified Objectives:
Redevelopment housing funds
Year Units
2001 222
2002 222
2003 222
2004 222
2005 222
Total 1,110
31 Battered Women's Shelter Program
This program provides funds to social service organizations for battered women's shelters to
assist women and children who are homeless or low income and are in need of special
services such as counseling, employment, or financial planning. The funds also provide
shelter and a safe environment during case management for individual situations, as required.
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Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
32 Mobile Home Inspection/Rehabilitation Program
The State of California has mandated that every mobile home park and mobile home be
inspected within appropriate timeframes. The City has established a grant program to assist
low to moderate-income households meet the Health and Safety Code requirements.
Responsible Department:
Development Services Department, Inspection Division
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
33 San Bernardino County Homeless Coalition
This cooperative organization is comprised of various local governmental entities, County
and State social service departments and non-profit agencies that serve the needs of the
homeless within the City and County of San Bernardino. The Coalition seeks to assure that
the program components for serving the homeless are adequate and that each participating
agency provides its fair share oflocal resources for the development of homeless shelters,
transitional housing, and services to address homelessness. The City provides a pro-rata
share in the various studies and activities of the Coalition. Currently, the Coalition is
undertaking a study to identify by City the exact number of homeless persons, and the City
has contributed $5,000 to Coalition for the study.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
34 Homeless Resource Directory
In response to requests for information regarding services for the homeless, the City has
helped to prepare a Homeless Resource Directory for distribution to all agencies in the City
that deal with homelessness.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
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Funding:
Redevelopment housing funds
35 Housing Opportunities for Persons with AIDS Program (HOPW A)
The City of Riverside administers the HOPW A Program for both Riverside and San
Bernardino Counties. Local agencies apply for funding directly to the Department of Health.
The grants are either entitlement or competitive, and provide housing assistance and
supportive services for low-income persons with AIDS or related diseases and their families.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
36 Supportive Housing for the Elderly (Section 202) Program
To receive a Section 202 award, the City or project sponsor must apply for a Section 202
reservation to the Los Angeles HUD Field Office in response to the Department's annual
published invitation. Project rental assistance covers only the difference between the HUD-
approved cost per unit and the amount the resident pays (30 percent oftheir income). Capital
advances can be provided to private, non-profit applicants to finance elderly housing that also
offers supportive services. The non-interest bearing advances are based on development cost
limits published periodically in the Federal Register. Advances may be used for acquisition
of vacant land or an existing structure for elderly housing. The City Economic Development
Agency facilitates with two non-profit organizations by assisting in the preparation of the
Section 202 application and, in some cases, the Agency will actually prepare the application.
Currently, there are four projects consisting of 300 units and $40 million HUD funds.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Section 202 Grants
37 Tax-Exempt Bond Financing
This program finances mortgages in the construction of multi-family or senior housing units.
At least 20 percent of these rental units must be made available to low income families at 80
percent of area median income or below.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
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38 Single Family Exterior Beautification Grant Program
This program assists homeowners occupying single family dwelling whose incomes do not
exceed 80% of median income with up to $5,000 grants to make improvements to their
homes. Improvements may include exterior painting, landscaping, and fencing. The
Economic Development Agency budgets $1,000,000 per year for this program.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
Quantified Objectives:
Year Units
2001 100
2002 100
2003 100
2004 100
2005 100
Total 500
39 Graffiti, Weed and Trash Removal Program
The City Economic Development Agency provides $500,000 per year to a non-profit
organization to remove graffiti, weeds and trash on private properties.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding:
Redevelopment housing funds
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40 Neighborhood Initiative Program (NIP)
Grants of up to $5,000 are made available to homeowners within six target areas throughout
the City for the purposes of enhancing and beautifYing the exteriors of homes and to improve
neighborhood conditions. The Economic Development Agency currently budgets $1 million
per year for this program.
Responsible Department:
Economic Development Agency
Timeframe:
Ongoing
Funding
Redevelopment housing funds
41 Elimination of Governmental Constraints
As noted in Section III of this Housing Element, the City undertook a major goal to eliminate
constraints with respect to land use regulations in the development and adoption of the new
Zoning Code that unified and simplified the development regulations and processes. That
effort was followed by reorganization of the City to unify the various development-related
departments into a single Development Services Department and a one-stop permit counter.
The City is committed to continuing the streamlining of development activities and
regulations and will continue to analyze potential programs to eliminate land use constraints,
particularly as relate to the provision of new housing and rehabilitation of housing.
Therefore, the City will consider amendments to the Municipal Code to allow more
administrative decisions by staff or Zoning Administrator to grant discretionary approvals to
housing projects, administrative relief for lower cost housing and density bonus programs,
deviations from the Development Code for lower cost and senior housing projects, and will
continue to evaluate fees to identify those that may be waived and/or decreased in order to
encourage lower cost and senior citizen housing.
Responsible Department:
Development Services Department
Timeframe:
Ongoing
Funding:
City General Fund
42 Persons with Disabilities
The City will continue to require development requirements and programs associated with
handicapped, including enforcement of Title 24 requirements. In addition, the City will
evaluate the potential of adopting a "Reasonable Accommodation" ordinance.
Responsible Department:
Development Services Department
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Timeframe:
OngoinglFiscal Year 2002-03 for evaluation of a Reasonable
Accommodation Ordinance
Funding:
City General Fund
43 At Risk Housing Program
In coordination with Program 18, the City will establish a formal program to identify all
affordable units within the City including Section 8 assisted units as well as any other
assisted rental program that will provide for an early warning system for units at risk of
conversion to market rate. The program will include the following features:
1. Inventory of all such housing projects;
2. Notice requirement for the sale of any such projects;
3. Right of first refusal for an alternate owner who has been identified as an
owner/operator for any such assisted rental housing;
4. Early contact (at least one year in advance) of any Section 8 or other
assisted housing due for renewal;
5. Require minimum 12 months notice from any owner wanting to opt-out,
and minimum 6 months notice from any owner wanting to prepay;
6. Establish formal response procedures to any federal or state notices;
7. Require owners to pay for tenants moving expenses; and
8. Assist tenants to find alternative rental housing.
Responsible Department:
Economic Development Agency
Timeframe:
Program Preparation! Adoption: 2003
Program Implementation: On-going
Funding:
Redevelopment housing funds
QUANTIFIED OBJECTIVES SUMMARY (2000-2005)
Income Group New Rehabilitation Preserv.atiOlI Total
Construction
Very-low 1,148 375 375 1,898
Low 676 100 375 1,151
Moderate 734 200 934
Above-moderate 1,224 1,224
Total 3,782 475 950 5,207
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VI.
CONSISTENCY WITH OTHER GENERAL
PLAN ELEMENTS
The San Bernardino Housing Element is consistent with the other elements of San
Bernardino General Plan. The Housing Element will not require changes to policies in other
General Plan elements, nor will it permit the development of more housing units than already
anticipated in the current General Plan.
Land Use Element
Implementation of the Housing Element will not require amendment of the Land Use
Element or Map. The number of dwelling units set by the City as its quantified objective for
the period 2000-2005 is within the existing Land Use Element estimate at build-out. None of
the policies or actions in the Housing Element for the preservation or conservation of existing
affordable housing will require amendment of the Land Use Element. The Housing Element
is consistent with Land Use Element standards of density and building intensity.
Economic Development Element
Implementation ofthe Housing Element will not conflict with goals and policies in the
Economic Development Element to maintain the City as the principal regional center for
commercial, governmental, and economic activity; generate ongoing industrial growth;
maintain and enhance commercial regional cores and community-serving commercial areas;
and maintain the City's status as the regional center for education, recreation, and cultural
activities. Goals and policies in the Housing Element to preserve and increase affordable
housing opportunities, increase housing opportunities for above moderate-income
households, and address homelessness will contribute to the City's overall economic
development strategy.
Urban Design Element
The revised Housing Element will not affect current Urban Design policies to establish a
sense of entry to the City and distinct districts within the City, define unique attributes of
City districts, establish and maintain distinctive public spaces and rights-of-way, and
differentiate the City as a unique place in southern California.
Circulation Element
None of the policies or programs in the updated Housing Element will require the
construction, extension, or widening of streets beyond that already anticipated in the
Circulation Element. Implementation of the Housing Element will not impact current
circulation policies for pedestrian, bicycle, public transit, or other alternative modes of
transportation. The updated Housing Element will not require changes to Circulation
Element policies addressing street improvement standards.
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Utilities Element; Public Facilities aud Services Element
Implementation of the Housing Element will not affect current policies in the Utilities
Element or Public Facilities and Services Element for water, sewer, flood control, solid
waste, other City facilities, or private utilities. The Housing Element will not require
modifications in service levels, facility capacities, service or facility routes/lines, or affect the
demand for City services or facilities beyond that already anticipated in the two elements.
Implementation ofthe Housing Element will not require construction or expansion of private
utilities beyond that anticipated in the General Plan.
Parks and Recreation Element
Implementation of the Housing Element will not require the conversion ofJand designated
for park or recreation uses to housing. The revised Housing Element will not increase the
demand for park and recreation services and facilities beyond that already anticipated in the
Parks and Recreation Element.
Natural Resources Element
None of the policies or programs in the updated Housing Element will require conversion of
open space or conservation areas for residential use or significantly impact the use of these
resources for their intended purposes beyond the level already anticipated in the Natural
Resources Element.
Energy and Water Element
Implementation of the Housing Element will not conflict with City policies to conserve
scarce energy and water resources and protect the quality ofthe City's water sources as
stated in the Energy and Water Element.
Geological aud Seismic Safety, Hazardous Materials, Wild Fire, and Flooding Elements
None of the revised Housing Element policies or actions will expose residents to hazards that
are not already addressed in these General Plan elements. Implementation of the Housing
Element will not create additional, unanticipated safety hazards or alter land use patterns or
densities in a manner that could expose residents to additional hazards.
Noise Element
None of the Housing Element policies or actions will affect policies in the Noise Element or
significantly affect major sources of community noise. Implementation of the Housing
Element will not expose residents to levels of noise that are not already addressed in the
Noise Element.
CITY OF SAN BERNARDINO HOUSING ELEMENT
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