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CI"t { OF SAN BERNARD~lI"'O - REQUl...1iT FOR COUNCIL AC'. _ON
Date:
September 13, 1988
Discussion of and Recommendation
Subject: on SCAG' s Regional Housing Needs
Assessment
Mayor and Council Meeting of
September 19, 1988, 2:00 p.m~
!~
From:
Michael W. Loehr
Interim Director of Planning
Dept:
Planning
Synopsis of Previous Council action:
None
Recommended motion:
That the Council direct the Mayor to send a letter to the Southern
California Association of Governments requesting a revision in the
City's share of the Regional Housing Needs Assessment.
/nA / J.. ~)I
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Signature
Michael W. Loehr
Contact person:
Michael W. Loehr
Phone: 384- 5357
Supporting data attached:
Staff Report
Ward: City-wide
FUNDING REQUIREMENTS:
Amount:
Source: (Acct. No.)
(Acct. Description)
Finance:
Council Notes:
/:,7
C I T Y 0 F SAN B ERN A R DIN 0
INTEROFFICE MEMORANDUM
8809-601
TO:
Mayor and Common Council
FROM:
Planning Department
SUBJECT: Discussion of and Recommendations
Regional Housing Needs Assessment
on SCAG's
DATE:
September 13, 1988
COPIES:
-------------------------------------------------------------
BACKGROUND
The Southern California Association of Governments (SCAG)
comprised of Ventura, Los Angeles, San Bernardino, Riverside,
Orange and Imperial Counties, is required by State Housing
Law to identify existing and future housing needs every five
years. The 1988 Regional Housing Needs Assessment (RHNA)
identifies, by jurisdiction, existing housing neeu for the
period from January 1, 1988 through July 1, 1989 and future
housing need for the period from July 1, 1989 through July 1,
1994.
Existing need looked at the lower income households in 1988
paying more than 30 percent of their income for housing.
These numbers were extrapolated to determine a total need of
2,853 housing units for the "gap" period from January 1, 1988
through July 1, 1989. This need is not distributed by income
levels.
Determination of future need considered the following 7
factors when establishing a jurisdiction's share of the
regional need: 1) market demands for housing; 2) employment
opportunities; 3) availability of suitable sites and public
facilities; 4) commuting patterns; 5) type and tenure of
housing; 6) housing needs of farmworkers; and 7) avoidance of
further impaction of jurisdictions with relatively high
proportions of lower income households. Future need identi-
fies the total number of units needed and accounts for
expected demolitions and achievement of a vacancy rate in
1994 that allows the market to operate efficiently. SCAG
projects 8021 new housing units will be required in the City
for the five year period from July 1, 1989 through July 1,
1994. The total for the "gap" period and future needs comes
to 10,874 new housing units by July 1, 1994.
Future need is further broken down by income levels:
Very
INTEROFFICE MEMORANDUM: 8809-601
Discussion of and Recommendations on SCAG's Resgional Housing
Needs Assessment
September 13, 1988
Page 2
Low (less than 50% of the
median): Middle (80-120% of
than 120% of the median) .
income levels based on
previous paragraph.
median): Low (50-80%
the median): and, Upper
The RHNA is assigned
the criteria identified
of the
(greater
by these
in the
The RHNA must be included in a city or county's general plan
housing element. The housing element and all other general
plan elements must be internally consistent (i.e. X
housing units required to fulfill the projected need requires
X acres of land designated for residential development
at various densities). If necessary, other general plan
elements must be amended to be consistent with the housing
element.
The RHNA did not consider growth control measures that limit
housing units to a set number per year. This restriction
does not apply to local general plans or zoning ordinances
which do not set numerical limits. SCAG has determined that
general plans and zoning can be readily amended to reflect
the RHNA.
A jurisdiction may request a revision to its share of the
regional housing need based on the seven criteria outlined
above. A request for a revision must be based on available
data and accepted planning methodology, supported by adequate
documentation. SCAG permits appealS based on errors by SCAG,
distribution of regional shares and other problems not
related to the City's ability to fulfill any particular need
through its own resources.
DISCUSSION
The City may wish to consider requesting a revision in its
share of the housing need based on item 3, the availability
of suitable sites and public facilities. While the City
recognizes its responsibility to provide housing for all
economic segments of the community, the constraints
associated with the available land will make it difficult for
the City to reach the goal established by SCAG. The City may
only challenge the availability of suitable sites and public
facilities on the basis of objective factors such as physical
constraints. Manmade factors or constraints are not adequate
factors because they are manmade and can be changed or
amended. The general plan would be considered a manmade
factor that can be readily changed.
INTEROFFICE MEMORANDUM: 8809-601
Discussion of and Recommendations on SCAG's Resgional Housing
Needs Assessment
September 13, 1988
Page 3
A majority of the vacant land in the City of San Bernardino
is found in the foothills that form the northern boundary as
shown on ~xhibit A. The foothills are traversed by an
Alquist-Priolo Special Studies zone which contains the
San Andreas fault, probably the major fault in California.
Exhibit B shows the approximate location of the San Andreas
Fault as well as some lesser faults which haven't been
studied in detail. Comparing F.xhibits A and H, one can see
that much of the vacant land is overlain by faults.
Exhibit C shows generalized slopes within the City. Areas
with slope constraints correspond to the areas near the
San Andreas Fault. Because of the steep terrain, much of the
foothill areas do not have adequate infrastructure such as
water and sewer lines, flood control facilities and access,
all of which are necessary for the public's health and
safety.
The foothills also contain significant biological habitat
areas which may not preClude development, but certainly put
constraints on it. Exhibit D shows these habitat areas.
To the north of the City boundary is United States Forest
Service land which is, and will be, left undeveloped. This
affects development because the foothill areas are located in
high fire hazard areas as shown on Exhibits E and F. There
will always be a threat from wildland fires with undeveloped
land directly adjacent to the City boundary. F.xhibit G shows
the areas of the City where high wind is a hazard. The Fire
Hazard Areas as shown on Exhibit F were developed because of
the threat of wildland fires in conjunction with slope
constraints, high wind potential, infrastructure and access
concerns.
The extreme northwest portion of the
public facilities such as a library, fire
schools in the area. Although these needs
in the general plan, they probably will
within 5 years.
City does not have
station or public
will be discussed
not be constructed
Other areas of the City contain land available for develop-
ment because they are vacant or have the potential for infill
or redevelopment. However, these areas have constraints of
their own. The Glen Helen Fault and San Jacinto Fault
traverse the western part of the City in a northwest to
southeast pattern as shown on Exhibit H.
INTEROFFICF. MF.MORANnUM: 8809-601
niscussion of and Recommendations on SCAG's Resgional Housing
Needs Assessment
September 13, 1988
Page 4
The western and southern portions of the City have a high
potential for liquefaction as shown on Exhibit H. Exhibit I
shows potential subsidence areas which corresponds to the
liquefaction and susceptible areas. The majority of these
areas contain infrastructure such as water and sewer lines
and flood control facilities but they may not be adequate to
support new and/or additional development.
The majority of the City's water comes
sources, but several wells have been
contamination as shown on Exhibit J. This map
location of identified contaminated subsurface
from groundwater
closed due to
also shows the
water.
All of the exhibits noted above come from
Background Report prepared for the City General
Program which was published in February, 1988.
the Technical
Plan Revision
The environmental constraints and infrastructure concerns
discussed severely restrict the ability of the City to attain
the five year housing goal established by SCAG. It is not
apparent from reviewing the SCAG documents how the availa-
bility of suitable sites and public facilities was addressed.
In other words, what areas were determined to be available
for future housing growth? There is no map and this depart-
ment is unaware of how the determination was made.
On April 22, 1987, the City of San Bernardino requested a
General Plan Element Extension from the State Office of
Planning and Research. The extension was granted subject to
certain conditions including no discretionary approvals for
tentative subdivision maps, tentative parcel maps, condi-
tional use permits and reviews of plans for residential
projects in the City. This was amended on January 14, 1988
to permit single-family projects outside of the foothills to
proceed subject to certain conditions. On March 16, 1988,
single-family development on lots 10,800 square feet and
larger were permitted to proceed subject to certain condi-
tions.
On June 9, 1988, the State Office of Planning and Research
released the City of San Bernardino from the moratorium
imposed on June 11, 1987. The City of San Bernardino could
process residential development projects consistent with the
Interim Policy Document which guides development in the City
until adoption of the General Plan.
From January 1988 through May, 1988, 101 building permits
INTEROFFICE MEMORANDUM: 8809-601
Discussion of and Recommendations on SCAG's Resgional Housing
Needs Assessment
September 13, 1988
Page 5
were issued for residential development. Since May of this
year, 82 building permits for residential have been issued.
None of these permits were for multiple family units.
September is halfway through the year-and-a-half DgapD period
and the probability of an additional 2,670 housing units (to
reach the 2,853 total) being approved and constructed in the
remaining nine month period ending in June, 1989 is not
realistic.
RECOIi!'1ENDATION
The following recommendation was made to the Planning Commis-
sion and Citizen Advisory Committee:
The Planning Commission and Citizen Advisory
Committee should forward a joint recommendation to
the Mayor and Common Council pertaining to the
Regional Housing Needs Assessment. This
recommendation should request the Common Council to
direct the Mayor to send a letter to the Southern
California Association of Governments requesting a
reduction in the City's share of the regional
housing need.
The Citizen Advisory Committee and Planning Commission held a
joint meeting on September 12, 1988 to review the information
pertaining to the City's share of the regional housing need
and to make a recommendation. The Citizen Advisory Committee
felt that the City may not be able to reach its housing goal
and requested the Common Council to direct the Mayor to seno
a letter to the Southern California Association of Govern-
ments requesting a reduction in the City's share of the
regional housing need for the reasons specified in items 1)
market demands for housing, 2) employment opportunities, 3)
availability of suitable sites and public facilities and 7)
avoidance of further impaction of jurisdictions with rela-
tively high proportions of lower income households.
The Planning Commission did not have a quorum so
committee comprised of poy Nierman, Ruben Lopez and
Corona reviewed the RHNA information and concurred
recommendations of the Citizen Advisory Committee.
a sub-
Victor
with the
The Planning Department concurs with the recommendation of
the Citizen Advisory Committee and Planning Commission
Subcommittee that the City may not be able to reach its goal
of providing its share of the regional housing need. The
Planning Department does not disagree with the Citizen
INTEROFFICE MEMORANDUM: 8809-601
Discussion of and Recommendations on SCAG's Resgiona1 Housing
Needs Assessment
September 13, 1988
Page 6
Advisory Committee and Planning Commission as to the adequacy
of factors considered under 1) market demands for housing,
2) employment opportunities and 7) avoidance of further
impaction of jurisdictions with relatively high proportions
of lower income housing. For the most part, the SCAG pro-
jections are based on 1980 Census data. The distribution or
breakdown was assumed to be the same and actual numbers
within categories were updated based on the most current
information. However, Planning does not have the data or
resources available to challenge the specific methodology
used by SCAG in making projections. Therefore, Planning
recommends that the Common Council direct the Mayor to send a
letter to SCAG requesting a revision in the City's share of
the regional housing need based on item 3) availability of
suitable sites and public facilities.
csj/9-12-88
mkf/9/13/88
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