HomeMy WebLinkAbout19- Development Department �� .,' VELOPMENT DEPARTML _� T
OF THE CITY OF SAN BERNARDINO
REQUEST FOR COMMISSION/COUNCIL ACTION
FROM: KENNETH J. HENDERSON SUBJECT: CALIFORNIA INN (SRO)
Executive Director
DATE: December 16, 1993
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. vnopsis of Previous Commis_alon/Council/Committee Actionlc)•
The Community Development Commission and Redevelopment Committee, on September 20 and October 7,
1993 considered the technical default status of the California Inn DDA. The Committee developed these
recommendations for Community Development Commission consideration.
On October 21, 1993 the Community Development Commission authorized staff to retain a professional
consultant to prepare a Comprehensive Market Analysis on the proposed California Inn Single Room Occupancy
(SRO) project.
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Recommended Motion(s):
(Community Development Commisslonl
MOTION: That the Community Development Commission receive and file the attached Comprehensive
Market Analysis prepared by Keyser Marsten Associates in connection with the California Inn
project and the take action to terminate the Disposition and Development Agreement between
the Agency and Larcon Development Company.
l
Administrator KENNE H J. HE DERSON
Executive Director
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Contact Person(s): Kenneth J Henderson/David R Edgar Phone: 5081
Project Area(s): Central Citv North ICCN) Ward(s): One (11
Supporting Data Attached: Staff Report: Market Analysis
FUNDING REQUIREMENTS: Amount: $ N/A Source: N/A
Budget Authority: N/A
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Commission/Council Not
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KJH:DRE:paw:califsro.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/20/1993
Agenda Item Number: �_
DE ELOPMENT DEPARTNT
STAFF REPORT
California Inn (SRO)
On Thursday, October 7, 1993, the Redevelopment Committee conducted discussions
regarding the current status of the proposed California Inn Single Room Occupancy (SRO)
project. The primary focus of these discussions surrounded Larcon Development's technical
default of the established project Schedule of Performance, as set forth in the recorded
Disposition and Development Agreement (DDA).
During the Redevelopment Committee meeting, Larcon Development surfaced several
important issues, all of which potentially affect the successful completion of this project,
including:
• Larcon Development had now initiated dialogue with the San Bernardino
County Housing Authority to utilize $1,000,000 in potentially available
Housing Authority monies towards the California Inn project.
• Staff recommended (to which the developer and Committee agreed) a
Comprehensive Market Feasibility Study on the proposed SRO to precisely
determine the economic viability of this project.
Staff recommended (to which the developer and Committee agreed) a revised
Schedule of Performance which is necessary to cure the technical default
status of the recorded Disposition and Development Agreement.
On October 21, 1993, the Community Development Commission directed Agency staff to
meet with the County Housing Authority regarding both the potential availability of Housing
Authority resources, if any, and the criteria by which potentially "eligible" projects will
ultimately be selected for assistance. Follow-up meetings between the Developer, Agency
staff and the County Housing Authority concluded that there are currently not available
financial resources, in any amount, from the Housing Authority. Furthermore, the County
Housing Authority indicated that it is not currently participating in any privately sponsored
housing projects, and had no future plans to initiate such participation.
Based on direction from the Redevelopment Committee, on November 1, 1993, Keyser
Marsten Associates was authorized to conduct a Comprehensive Market Analysis of the
proposed SRO development. Since a formal market analysis was not completed by the
developer prior to execution of the development agreement, serious questions have arisen
regarding the potential market for a single room occupancy facility within this community.
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KJH:DRE:paw:califsro.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/20/1993
Agenda Item Number:
DEVELOPMENT DEP. _:TMENT STAFF REPORT 0
CALIFORNIA INN (SRO)
December 15, 1993
Page Number - 2 -
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It is extremely important to note that the developer, the Redevelopment Committee and staff
all concurred that the results of the Market Feasibility study would, and should, dictate future
development (if any) of the proposed SRO project.
Based on Keyser Marsten's initial research, it was determined that the San Bernardino
Housing Market does not currently offer any traditional SRO hotel facilities. The focus of the
Keyser Marsten's market survey, therefore, shifted to an evaluation of existing housing options
available to "SRO type" tenants. Keyser Marsten's evaluation included motels offering long-
term rentals, senior apartments and private studio and one (1) bedroom rentals.
Keyser Marsten surveyed thirteen (13) representative projects in the central San Bernardino
area, including five (5) senior citizen/subsidized housing projects; five market rate apartment
complexes offering studio or one (1) bedroom units; and three low-cost motels offering
weekly rentals. Keyser Marsten Associates concluded that a range of affordable housing
options is presently available to the low-income individual in San Bernardino; that the current
rental housing market is oversupplied relative to demand; and that existing subsidized projects
appear to adequately address the demand for senior oriented housing.
In Keyser Marsten's experience, SRO hotel development has only been successful in urban
areas with high housing costs and concentrated low-wage employment. In addition, SRO
projects have traditionally been characterized by high density, minimal parking, and relatively
high rents per square footage. Few if any of these conditions are present in San Bernardino.
The local housing market is one of the most affordable in Southern California, and the current
recession has produced a tenant's market. In order to gain market acceptance, an SRO
development will probably have to offer over-sized rooms, private baths and kitchens,
generous parking, and competitively low rents.
In conclusion, the Keyser Marsten' market study indicated that virtually none of the conditions
that warrant potential SRO facility development are currently present within the San
Bernardino community. Furthermore, the potential demand for SRO units in San Bernardino
is extremely thin and SRO hotels are not the most appropriate housing product for downtown
San Bernardino. If, however, the Agency wishes to continue with development of high
density/affordable housing facility in the downtown area, Keyser Marsten Associates
recommends development of an alternative product type such as studio apartments.
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KJH:DRE:paw:cahfsro.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/20/1993
Agenda Item Number: _
DEVELOPMENT DER .TMENT STAFF REPORT 0
CALIFORNIA INN (SRO)
December 15, 1993
Page Number - 3 -
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Based upon the independent/comprehensive market analysis results, and the lack of readily
identifiable additional private financial resources necessary to further this development, staff
recommends adoption of the form motion.
440)
KENNETH J. H NDERSON, Executive Director
Development Department
i
�I
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KJH:DRE:paw:cahfsro.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/20/1993
Agenda Item Number:
K E Y S E R M A R S T O N A S S O C I A T E S I N C. ADVISORSIN.
REAL ESTATE
12555 HIGH BLUFF DRIVE,SUITE 160 REDEVELOPMENT
SAN DIEGO,CALIFORNIA 92130 ECONOMIC DEVELOPMENT
619/792-7577FAx619/792-7635 FISCAL POLICY
SAN DIEGO
GERALD M.TRIMBLE
ROBERT J.WETMORE
Los ANGELES
RICHARD L.BOTTI
CALVIN E.HOLLIS,II
KATHLEEN H.HEAD
SANFRANCISCO
A. JERRY KEYSER
MEMORANDUM TIMOTHY C.KELLY
KATE EARLE FUNK
DENISE E.CONLEY
TO: City of San Bernardino Economic Development Agency
Attn. : Mr. Adam Eliason
FROM: KEYSER MARSTON ASSOCIATES, INC.
DATE: December 15, 1993
SUBJECT: Single-Room Occupancy (SRO) Market Study
City of San Bernardino
I. INTRODUCTION
In accordance with our October 27, 1993 proposal, Keyser Marston
Associates, Inc. (KMA) has undertaken a market study of single-
room occupancy (SRO) hotel opportunities in the City of San
Bernardino. The City of San Bernardino is currently considering
a developer proposal -- and request for public assistance -- for
an SRO project in the downtown area. The City requested that KMA
conduct an independent market study of SRO housing opportunities.
For this reason, KMA has not reviewed the developer's plans and
proposed scope of development. Nor have we discussed the
specific attributes of the proposed SRO project with Agency staff
or any other party.
The objectives of KMA' s study were twofold:
• To evaluate the level and type of demand for SRO units; and
• To identify appropriate product characteristics and
potential market performance for new SRO developments.
In order to accomplish these objectives, KMA undertook the
following research steps:
(1) A survey of competitive housing market conditions and
profiles of specific developments;
I�
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 2
(2) Interviews with local government officials and housing
professionals;
(3) Review of demographic trends for the City and downtown area;
and
8
(4) Surveys of major local employers of minimum wage workers.
By way of background, SRO hotels typically provide a small
furnished room, perhaps 120 to 250 square feet (SF) , with either
a private or community bathroom and some type of kitchen
facilities, for a rent that is significantly below the market
rent for a one-bedroom or studio apartment. Although single-
person occupancy is most typical, a small proportion of SRO units
are leased for double occupancy. While a traditional garden-
style apartment complex may have a density of 20 to 30 units per
acre, it is not uncommon to find SRO hotel projects constructed
at densities of 500 units or more per acre. In addition, many
SRO projects provide little or no parking. It is precisely these
factors -- high density, small rooms, and minimal parking -- that
have allowed SRO developments to be built economically.
Within California, new construction and rehabilitation of SRO
hotels have been concentrated in the downtown areas of San Diego,
Los Angeles, and San Francisco. Based on initial research, it
was determined that the San Bernardino housing market currently
does not offer any traditional SRO hotels. The focus of KMA,s
market study therefore shifted to an evaluation of the existing
housing options available to SRO-type tenants. KMA' s surveys
included motels offering long-term rentals, senior apartments,
and private studio and one-bedroom rentals.
This report has been organized as follows:
• Following this introduction, Section II presents a brief
summary of findings.
• Section III details KMA' s analysis of competitive housing
supply, including a detailed survey of comparable projects.
• In Section IV, KMA evaluates potential SRO demand based on
demographic trends, minimum-wage employment, and the level
of pent-up demand at surveyed comparable projects.
• Finally, Section V outlines KMA's conclusions regarding
market rents, tenant profile, product type, and absorption
potential.
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 3
II. SUMMARY OF FINDINGS
KMA surveyed 13 representative projects in San Bernardino,
including five senior or subsidized housing projects; five
market-rate apartment complexes offering studio or one-bedroom
units; and three low-cost motels offering weekly rentals. KMA
concluded that a range of affordable housing options is available
to the low-income individual in San Bernardino; the current
rental housing market is oversupplied relative to demand; and
existing subsidized projects appear to adequately address the
demand for senior housing.
High vacancies at existing private market apartments have
resulted in rent discounts and other incentives to attract
tenants. Studio/one-bedroom unit rents start around $300-$350
and two-bedroom units are available for as little as $450, or
about $225 per person based on double occupancy. Vacancies are
more common in one-bedroom units than two-bedroom units.
Long-term motel room rentals are available at monthly housing
costs ranging from $440 to $600 (based on single occupancy) .
However, KMA found that such motel rentals are few in number;
vacancies are quite high; and only a portion consists of single-
or double-person households (as opposed to low-income families) .
KMA prepared an assessment of market demand based on demographic
and employment trends and interviews with local housing
professionals, with the following principal observations:
• New household formations in San Bernardino have slowed
considerably.
I
• Household size is increasing, suggesting demand for larger,
rather than smaller, units.
• Rents in both the central San Bernardino area and the City
overall do not appear inconsistent with income
levels.
Only a small proportion of an estimated total 3, 400 minimum-
wage workers in central San Bernardino can be considered
prospects for SRO living. (Refer to the analysis on pages
13-14 for the source of this estimate. ) KMA projects that
as few as 5%, or 170 persons, are likely to consider an SRO
hotel as a viable housing alternative.
• Interviews with local housing experts did not indicate any
additional demand for SRO housing.
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 4
In KMA's experience, SRO hotel development has been successful in
urban areas with high housing costs and concentrated low-wage
employment. Projects have been characterized by fairly high
density, minimal parking, and relatively high rents per SF. Few
if any of these conditions are present in San Bernardino. The
local housing market is one of the most affordable in Southern
California, and the current recession has produced a tenant's
market. In KMA's view, the potential near-term demand for SRO
units in San Bernardino is extremely thin. In order to gain
market acceptance, an SRO development will most probably have to
offer over-sized rooms, private baths and kitchens, generous
parking, and competitively low rents. In our experience, such a
project is likely to require a sizeable public subsidy.
Notwithstanding these conclusions, Section V of this report
details KMA' s recommended program for a downtown SRO hotel in
terms of appropriate product type and unit features, achievable
market rents, and probable target market.
III. COMPETITIVE SUPPLY ANALYSIS
A. Survey of Comparable Projects
KMA's survey of comparable housing projects focused on the
central San Bernardino area. The purpose of the KMA survey was
to identify and evaluate competitive developments that currently
provide housing for the types of tenants that can be expected to
consider an SRO housing alternative. Based on KMA' s experience
with SRO housing developments in other Southern California
cities, the tenant profile for potential SRO units was assumed to
consist of low-income single adults, including minimum wage
workers, part-time workers, and senior citizens.
The KMA survey relied on a number of information sources,
including field research, rental guides, newspaper
advertisements, subsidized housing referral agencies, transient
occupancy tax records, and telephone directories. In addition,
KMA interviewed City and County planning and housing officials.
Based on preliminary evaluation, KMA was unable to identify any
existing SRO hotels in the central San Bernardino area. The
rental housing survey therefore focused on the following housing
types:
• Senior and subsidized apartments complexes;
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 5
• Market-rate projects offering lower-rent or smaller
apartments, i.e. , "bachelor" units; and
• Motels offering weekly or monthly rentals.
KMA surveyed 13 representative projects in the central San
Bernardino area. The survey consisted of five senior or
subsidized housing projects; five market-rate apartment complexes
offering studio or one-bedroom units; and three low-cost motels
offering weekly rentals. Eleven of the surveyed projects are
located within close proximity to downtown San Bernardino, i.e. ,
not more than two miles from City Hall. Two additional
projects -- a market-rate apartment building and a low-cost motel
-- were selected despite their locations three to four miles
north of downtown. Figure 1, attached, identifies locations for
the 13 surveyed projects.
For each project, KMA investigated characteristics such as
inventory and occupancy, current rents, unit size, utility costs,
tenant profile, building condition, and project and unit
features, including kitchens, bathrooms, and parking. KMA's
detailed housing survey is presented in Table 1; photographs of
surveyed projects are provided in Table 2 .
KMA' s survey indicated that a range of affordable housing options
is available to the low-income individual in San Bernardino; the
current rental housing market is oversupplied relative to demand;
and subsidized projects appear to adequately address the demand
for senior housing. Due to their distinct characteristics, each
housing product is reviewed separately below.
B. senior and subsidized Units
i
Central San Bernardino has an ample supply of well-maintained
senior apartment projects. As KMA has found in other
communities, the subsidized senior housing complexes are
generally 100% occupied and maintain waiting lists. KMA
identified five senior housing developments in the downtown area
of San Bernardino. These projects range in size from 72 to 250
units. Each of the surveyed projects provides social programs,
games, outings, and entertainment especially designed for their
residents.
In accordance with U.S. Department of Housing and Urban
Development (HUD) guidelines, rent levels at the subsidized
projects are set at 30% of a tenant's income. Inasmuch as
residents typically have a maximum income of $600/month (Social
MW Security) , the average rent per unit is $150 per month. (Tenants
pay their own utilities. ) These rents translate to about $0. 25
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 6
to $0. 33 per SF per month. In addition, utilities are paid by
the tenant. One-bedroom units are generally sized 550 to 600 SF
and include kitchens with stoves and refrigerators; few have
dishwashers. All surveyed projects provide adequate parking.
Since rents do not vary among the subsidized projects, the
competitive standing of the surveyed complexes is indicated only
by the length of their waiting lists. Saint Bernardino, a high-
rise in the downtown area, has the longest waiting list, about
one full year. Nearby Pioneer Park Plaza has a four- to five-
month waiting list, while the Beautiful Light Inn, which is
located north of downtown, has a two- to four-month waiting list.
Only Meadow Brook, which is located west of downtown in an area
poorly served by shopping and neighborhood services, has
immediate openings. This project combines a senior tower with a
series of garden apartments that are marketed as Section 8 family
units. The senior tower offers both one-bedroom and studio
units. Currently, there are vacancies only in the studio units.
As noted by the property manager, since rent limits for studio
and one-bedroom units are effectively the same, each time a one-
bedroom unit becomes available, an existing studio tenant seeks
to upgrade.
Surveyed apartment managers at these projects noted that their
waiting lists had decreased to the lowest levels ever. Some
expressed concerns that their projects would soon experience
vacancy if the regional economy did not improve. Many
prospective residents of senior housing projects must first sell
their long-time family homes. According to property managers,
these homes often suffer from substantial deferred maintenance.
Such properties are faring poorly in the current buyers' housing
market.
The only non-subsidized senior project in KMA's survey, Golden
Park, is experiencing a persistent vacancy rate of about 25%.
Golden Park targets affluent seniors seeking meal service;
current rents are approximately $900 per month, where $600 is
allocated for unit rental (including basic utilities) and $300 is
allocated for meals. Based on an it average unit of a
SF the rental 400
al payment alone translates to about $1. 50 per SF per
month. Units include full kitchen, living room, and bedroom.
The project also offers community dining rooms, recreation areas,
and lounges. The current owner acquired the property from a
lender after its initial financial default. The experience of
this property raises questions about the demand for unsubsidized
senior housing.
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 7
In summary, low-income seniors enjoy a number of attractive
housing options in downtown San Bernardino. These developments
provide: special amenities for the senior lifestyle; extremely
inexpensive housing; large units with full kitchen and bath; and
sufficient parking. In addition, property managers indicate that
unit availability is at an all-time high, i.e. , waiting lists are
relatively short. Based on these findings, KMA concludes that
low-income seniors do not represent a viable target market for
SRO housing in downtown San Bernardino.
C. Market-Rate Studios/One-Bedrooms
KMA surveyed five market-rate apartment complexes offering studio
and one-bedroom units. KMA' s survey included four smaller
properties in the central San Bernardino area as well as the
Kendall Towers Apartments in the northern sector of the City.
Studio units ranged in size from 365 to 450 SF, while one-bedroom
units ranged from 460 to 740 SF. All of these properties are
unfurnished. Property managers reported relatively high vacancy
(W rates, ranging from 6% to 50%; the San Bernardino County Housing
Authority estimates the current apartment market vacancy to be
about 20%. These figures indicate that attracting and retaining
tenants has become fairly competitive. At higher-rent
properties, landlords often reduce deposit requirements or offer
one month's free rent as inducements to new tenants.
Although KMA' s survey focused on studio and one-bedroom units,
two-bedroom units are an attractive alternative in the San
Bernardino market, especially for two-person households. KMA's
field interviews indicated that monthly rents for two-bedroom
units tend to average only about $100 more than one-bedroom
units.
Within the central San Bernardino area, surveyed projects tended
to be 40- to 50-year old buildings that provide minimal
amenities. These properties typically offer studio or one-
bedroom units for $350 or less. Rent per SF per month ranged
from $0. 55 to $0. 86. Tenants are generally responsible for
utility costs. Three of the four projects offer off-street
parking, in some cases covered or secure.
Central area property managers cited persistent problems with
vacancy. The owner of Casa Real recently upgraded his building
in an attempt to command higher rents and reduce vacancy. After
three months of marketing the renovated units, he reported five
units (25%) still available. In the case of Sun Point
Apartments, the manager cited a consistent vacancy in one-bedroom
units. Oftentimes, when two-bedroom units became available in
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 8
the 72-unit complex, existing one-bedroom tenants upgraded to
these units.
Newer garden-style apartment complexes have been developed in the
past ten years in the northern sector of the City. These
developments generally include pools, security gates, and
parking. Rental housing in this area does not appear to be more
expensive than surveyed projects in the central area: a one-
bedroom apartment, with a full complement of kitchen appliances
and off-street parking, is generally available from $300 to $350
per month, excluding utilities. Managers of several apartment
properties in the northern sector of the City cited vacancies in
the 5% to 10% range.
KMA prepared a detailed survey for Kendall Towers Apartments on
Kendall Drive near California State University - San Bernardino.
One-bedroom rents are currently $348 to $398 per month, or about
$0.73 per SF. Tenants are responsible for utilities. The
project's current vacancy is estimated at 6%, with vacancies in
one-bedroom units more common than two-bedroom units.
In summary, KMA's survey of market-rate studio and one-bedroom
units suggests that a wide array of affordable rentals are
available to single-person households in San Bernardino. The
private apartment market offers relatively large units, full
kitchen and bathrooms, and, in most cases, ample parking. High
vacancies at existing projects have resulted in rent discounts
and other incentives to attract tenants. Studio/one-bedroom unit
rents start around $300-$350 and two-bedroom units are available
for as little as $450, or about $225 per person based on double
occupancy. In KMA' s view, an SRO hotel in downtown San
Bernardino would have to offer a competitive product at lower
rents in order to attract tenants.
D. Low-Cost Motels
KMA surveyed three low-cost cost motels in the central San Bernardino
area that provide representative information on this housing
alternative. Surveyed projects were identified with the
assistance of City of San Bernardino staff responsible for hotel
tax collection. These staff were familiar with the number,
types, and operational characteristics of hotels and motels
throughout the City, and recommended several motels known to rent
units on a long-term basis. KMA expanded on this initial data
source through field inspection and interviews with property
managers.
In general, lodging facilities in San Bernardino that are located
close to the 215 and 10 Freeways cater to the traditional, i.e. ,
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 9
transient, hotel/motel visitor. Properties in less freeway-close
locations tend to offer long-term rentals for both families and
singles. Surveyed motels offer furnished rentals for $110-$150
per week, pre-paid, for single occupancy; managers reportedly
negotiate supplemental payments for additional persons. Although
tenants were described as a mix of single adults and low-income
families, no specific breakdown was available. Based on an
estimated average unit size of 200 SF, the base rents translate
to a fairly substantial $2 . 70-$3 . 17 per SF per month. These
rents include basic utilities.
All three motels in KMA's survey are experiencing excessive
vacancies, which KMA generally attributed to location and/or
physical condition. Specific profiles of each property are
summarized as follows:
• Penguin Motel -- This motel is located in a difficult-to-
find location north of the 30 Freeway and due east of
Shandin Hills. It is surrounded by a 1950s-era single-
family neighborhood. Long-term rentals with kitchenettes
are available; however, the property is in extremely poor
and unkept condition. Although the manager estimated a
current vacancy of 10%, KMA suspects that this figure is
closer to 50%.
• Phoenix Motel -- This motel is located north of downtown
along an economically depressed corridor. Its current owner
purchased the property from the bank and is painting and re-
carpeting the units. Although the swimming pool is empty,
the grounds are well-kept and the motel recently re-painted.
The owner offers rooms for $110 to $130 per week; no kitchen
appliances are available. At the time of KMA's survey, 18
of the 43 units were operational; the manager reported
typical nightly occupancy of only five units, i.e. , a ± 75%
vacancy rate. The owner attributed his difficulties to the
pervasive drug and gang problem in the immediate area.
• Astro Motel -- This motel is located just south of downtown,
at the intersection of two major commercial arteries, with
good access to the 215 Freeway. The property is in good
physical condition and has recently been re-painted. The
manager reported that approximately one-third of the units
are rented on a weekly basis and that the property is
experiencing an overall occupancy of 65% (35% vacancy) .
While no kitchen equipment is available, some tenants have
their own refrigerators or microwaves.
Of the three roduct types ypes evaluated in KMA's survey, the long-
term motel room rentals most closely resemble SRO hotel rooms.
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 10
"Low-cost motel" is actually a misnomer, since monthly housing
costs at surveyed projects range from $440 to $600 (based on
single occupancy) . The fact that tenants are willing to pay high
rents for small rooms with few or no amenities might suggest
potential demand for an SRO hotel in the downtown area. However,
KMA' s survey also found that the number of long-term motel
rentals in San Bernardino is extremely small; vacancies are quite
high; and only a portion of this market consists of single- or
double-person households (as opposed to low-income families) .
E. Proposed Projects
According to the City planning department, there are currently no
active proposals for multi-family housing development in the
central San Bernardino area.
IV. EVALUATION OF DEMAND
KMA evaluated the potential demand for SRO units in central San
Bernardino based on housing and population trends, service sector
employment levels, and other demand factors. These assessments
of market demand are briefly reviewed below.
For the analysis of selected demographic trends, KMA defined a
Study Area consisting of the area bounded by the 30 Freeway on
the north, Tippecanoe Avenue on the east, Mill Street on the
south, and Mt. Vernon Avenue on the west. This Study Area, which
is shown in the map in Figure 2 , forms a rectangle measuring
approximately three by three-and-one-half miles. Eleven of the
13 comparable projects identified in KMA' s rental housing survey
(Section III.A above) are located within this Study Area.
A. Population and Households
I
San Bernardino has experienced relatively steady population
growth since 1980. As shown in Table 3 , the City's population
increased at an average annual rate of 3 .40% during 1980-1990,
and at a slightly lower rate of 3 . 32% since 1990. Household
formations, however, have slowed considerably since 1990, due in
large part to the significant economic recession that has
characterized this period. While the number of households grew
at an average annual rate of 2 .75% during 1980-1990, new
formations have occurred at a rate of only 0. 81% since 1990. As
a result average
household old size has risen substantially. from
2 .719 persons in 1990 to 3 . 031 persons in 1993 .
According to the 1990 Census, about 23% of the households in the
City of San Bernardino consisted of one person. For the Study
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San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 11
Area, about 5, 432 of the estimated 20, 315 households, or about
27%, consisted of one person.
Table 3 also presents data on housing supply and vacancy in San
Bernardino. New housing units were added during the 1980s at a
fairly strong average annual rate of 2 . 51%. This rate of growth
declined to 1. 55% during 1990-1993 , indicative of the impact of
the recession on the Southern California home building industry.
At the same time, after declining substantially during the 1980s,
housing vacancy has risen rapidly in the 1990s: from an
estimated 5. 63% of all units in 1990 to 7 . 67% in 1993 .
Finally, Table 3 demonstrates that most new housing growth in San
Bernardino has taken the form of multi-family units. About 55%
of all new housing units during 1980-1993 have been multi-family
units; these increased in number from 11, 606 in 1980 to 20,498 in
1993 . Single-family housing stock increased from 32 , 381 units in
1980 to 37, 860 units in 1993 ; this increase represents about 34%
of all new housing units during this period. (The remaining
growth in housing supply took the form of mobile homes. )
Nevertheless, in 1993 , single-family homes remained the preferred
housing type in San Bernardino, accounting for 60% of all housing
stock.
In summary, the analysis of demographic trends indicates that:
New household formations in San Bernardino have slowed
considerably;
• Household size is increasing, suggesting demand for larger,
rather than smaller, units;
• Current housing vacancies are high; and
• Despite a decade-plus of extensive additions to multi-family
housing stock, San Bernardino remains a predominantly
single-family residential community.
B. Household Income
KMA reviewed 1980-1990 household income trends for the City of
San Bernardino and compared 1990 Citywide and Study Area
household income distribution. As shown in Table 4 , about 19.4%
of San Bernardino households had annual earnings in 1989 of less
than $10, 000 (per the 1990 U.S. Census) . An additional 10. 5% of
Citywide households earned $10, 000-$14,999 in 1989 . In total,
nearly 30% of San Bernardino households had annual incomes below
$15, 000. Assuming a 30% allocation of income to rent, these
households can afford to pay a maximum monthly rent of $375.
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 12
The proportion of households earning less than $15, 000 decreased
substantially from ten years before, when approximately 52. 5% of
San Bernardino households reported annual earnings below $15, 000.
The proportion of households with annual incomes $15, 000 and over
increased at an average annual rate of 6.47% during 1980-1990,
more than twice the overall rate of new household formations of
2 .41%. During this period, median household income increased
from $14, 095 in 1980 to $25, 533 in 1990, representing an average
annual gain of 6. 12%.
According to the 1990 Census, household incomes in the Study Area
are lower than Citywide figures. Median household income in 1989
was $20, 301, or about 80% of the Citywide median. About 27.9% of
Study Area households had annual earnings below $10, 000. An
estimated 8, 958 households -- approximately 41% of Study Area
households -- reported 1989 incomes below $15, 000.
Inasmuch as Study Area household incomes are lower than City
averages, it is not surprising that housing rents in the Study
Area tend to be lower than Citywide figures. According to the
1990 Census, the median contract rent for renter-occupied units
in the City of San Bernardino was an estimated $485 per month.
The corresponding median rent for the Study Area was reported to
be $392 per month, or about 81% of the Citywide median. Rents
below $200 per month characterized just 6. 8% of Citywide rental
units, but 10. 4% of rental units in the Study Area. While 13 . 4%
of Citywide rental units commanded less than $300 per month,
21. 0% of the Study Area rental units were in this category.
In summary, KMA's analysis of income and rents indicates that:
• Household income in San Bernardino have been rising;
• The Study Area is less affluent than the City as a whole;
and
I
• Rents in both the Study Area and the City overall do not
appear inconsistent with income levels.
C. service sector Employment Trends
In KMA's experience, SRO housing demand is closely tied to
employment levels in the local retail trade and service sectors.
Many residents of downtown SRO housing in San Diego, Los Angeles,
and San Francisco are employed in low-paying jobs in the local
visitor industry or service sector, including hotels, retail
stores, and meeting facilities. The current Federally mandated
minimum wage is $4 .25 per hour. Based on an assumed work year of
2, 080 hours, i.e. , 52 weeks times 40 hours, a full-time minimum-
�n
0
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 13
wage worker receives gross annual earnings of $8,840. Assuming a
30o allocation of income to rental expenses, this income would
afford a maximum monthly rental payment of about $220.
In order to evaluate the potential SRO demand generated by
service sector employment in San Bernardino, KMA conducted two
telephone surveys, as follows:
(1) Surveys of SRO projects in San Diego and Los Angeles
regarding their tenant base; and
(2) Interviews with major local employers in central San
Bernardino regarding their level of minimum-wage employment.
First, KMA contacted managers and developers of selected SRO
housing projects in downtown San Diego and downtown Los Angeles
to gain a better understanding of their tenant make-up. KMA's
survey is summarized in Table 5. While survey respondents
indicated that their tenant profiles varied widely, tenants were
most commonly described as low-income single adults; minimum-wage
or part-time workers; individuals receiving public assistance
(General Relief or Social Security) ; persons undergoing
transitions (job, housing, and/or city) ; retired singles; and/or
foreign tourists. Overall, residents of San Diego SROs are most
likely to be single men.
Secondly, KMA prepared an assessment of minimum-wage employment
by major employers in the central San Bernardino area. KMA
interviewed the managers of the major hotels and retail centers
in the central area regarding their employment levels, and
specifically the number of minimum-wage workers. As shown in
Table 6, KMA obtained minimum-wage employment estimates for two
major hotels (Hilton and Radisson) and two regional shopping
centers (Carousel Mall and Inland Center) . In addition, KMA
estimated total square footage and employment for other non-
regional retail space in downtown and the Mill Street/Inland
Center Drive area. These estimates were based on the National
Research Board' s 1993 Shopping Center Directory, field
inspection, and employment ratios reported for the regional
retail space.
Based on this survey, KMA estimated total retail/service sector
employment in the central San Bernardino area of about 7, 000
employees. Total minimum-wage employment is estimated to be
about 3 , 400 employees. Of course, since KMA's survey is not all-
inclusive -- it does not include smaller employers -- the actual
number of minimum-wage service sector jobs in the central area of
San Bernardino is probably higher.
0
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 14
Only a small proportion of these 3 , 400 minimum-wage workers are
viable candidates for SRO living in downtown San Bernardino.
This conclusion is based on the following considerations:
• Many minimum-wage workers are part of a larger family and
may actually represent the second or third income in their
household.
• Many workers will choose to live outside San Bernardino.
- Single workers who choose to live in San Bernardino have
access to a wide array of housing options if they are
willing to double up with roommates.
Given the above factors, KMA estimates that as few as 5% of
minimum-wage workers in central San Bernardino are likely to
consider an SRO hotel as a suitable housing alternative. This
translates to a maximum market potential of about 170 persons,
indicating extremely limited market demand for this type of
product.
D. Other Demand Factors
KMA's surveys of comparable projects (Section III) provided
little or no indication of "pent-up" demand. In fact, vacancies
are relatively high at private apartment projects, forcing
landlords to offer incentives, discounts, and other favorable
lease terms. The surveyed senior projects reported that waiting
lists are at an all-time low. In addition, KMA's survey revealed
that availability of relatively affordable two-bedroom units has
contributed to increased vacancy in smaller units.
KMA supplemented these findings through interviews with the San
Bernardino Housing Authority. Staff housing professionals at
this County agency made the following observations:
• There presently exists a glut of one-bedroom and efficiency
units in the San Bernardino market.
• A number of private landlords have increased or initiated
their participation in the Section 8 subsidized housing
program in order to fill up vacant units.
• Rents in San Bernardino are among the lowest in the Inland
Empire.
• Even in cases where rents are out of reach of the working
poor, a variety of public rent subsidy programs are readily
available through the Housing Authority.
.n
Also
— -
0
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 15
• The most pressing affordable housing need in San Bernardino
is to serve families, as opposed to singles.
KMA also interviewed officials of the San Bernardino County
Homeless Coalition regarding the housing needs of the area' s
homeless. The Coalition regularly studies the social, economic,
and demographic conditions of the San Bernardino area homeless
population in an effort to identify the need for housing and
support services. According to the most recent Coalition survey
(November 1992) , homeless persons and families in the area
receive income from a number of public resources, including
unemployment benefits, veterans benefits, Social Security,
general welfare, and disability pensions. Such benefits might
yield a total household income ranging from $0 to $600 per month.
Assuming a median income of $300 monthly, KMA estimates that the
typical homeless household in San Bernardino can afford no more
than $100 per month in housing expenditures.
According to the Coalition, unemployment is the principal cause
of homelessness in San Bernardino. The average age of homeless
persons is 28 years old; about 800 of homeless households are
single persons. Coalition officials indicated that provision of
low-cost housing is not sufficient to meet the needs of this
population; support services such as employment training and job
placement are also required.
In sum, KMA's supplemental interviews did not identify other
sources of demand for SRO housing in San Bernardino.
V. CONCLUSIONS
A. General
In KMA's experience, SRO hotel development has worked most
successfully where several of the following conditions were
present:
• Urban area with relatively high cost of housing;
• Concentrations of low-wage employment in the visitor
industry and service sectors;
• Fairly high density of development, i.e, minimum 350 rooms
per acre;
• Substantial relaxation of parking requirements, i.e. , 0. 2
spaces per unit or fewer;
0
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 16
Relatively high achievable rents per SF, i.e. , $1. 20-$2 . 50;
and
One or more layers of public subsidy.
As documented in the preceding pages, virtually none of these
conditions apply to the San Bernardino market. The San
Bernardino housing market is one of the most affordable in
Southern California, and the current recession has yielded a
variety of attractive rental options. The visitor industry is
fairly small, and there are no indications of major expansion
plans in the near-term It is difficult to see how an SRO hotel
can compete with some of the major features offered by the
competition: larger, fully-equipped units; project amenities;
plentiful parking; and/or the "senior lifestyle" service factor.
In conclusion, the potential demand for SRO units in San
Bernardino in the near-term is extremely thin. In KMA' s view,
SRO hotels are not the most appropriate housing product for
downtown San Bernardino. In order to gain market acceptance in
this location, an SRO development will most probably have to
offer over-sized rooms, private baths and kitchens, generous
parking, and competitively low rents. Although we have not
prepared a financial pro forma for any specific development
proposal, it is our experience that such a project will require a
sizeable public subsidy.
Notwithstanding these conclusions, the sections below describe
KMA's recommendations of the optimal market and product
characteristics for a potential SRO hotel in downtown San
Bernardino.
B. Recommended Product Type and Unit Features
• Project should be built and marketed as a studio
apartment building.
• Unit sizes: 250 SF for single occupancy
350 SF for double occupancy
• Pullman kitchen with standard-size appliances
Full private bathroom
Large closet
Basic furnishings
• Parking of minimum 0.5 spaces/unit, preferably secure.
• Recreation room/lounge with vending machines
Coin-operated laundry room.
Q
San Bernardino Economic Development Agency December 15, 1993
SRO Market Study Page 17
C. Supportable Rent Ranges
• Single occupancy $175 - $200/unit 250 SF
• Double occupancy $275 - $300/unit 350 SF
• Lease terms: Little or no deposit.
• Utilit"ies: All utilities paid by landlord, except
telephone and cable TV.
D. Target Market
• Minimum-wage and part-time workers, especially in
retail or service sectors.
Singles and couples generally 20-40 years old.
• Single-person households with annual income of $7, 500-
$10, 000.
• Two-person households with annual income of $10, 000-
$12 , 500.
Seniors unlikely.
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SRO/Studio/One-Bedroom Units a -
° t,
t,
City of San Bernardino I :r7G i 3`K 'ST .(• ' RD S< ST
Source: Keyser Marston Associates, Inc. J`C,' E yam, ? Fj `` C U N.0 < A9E G
T �Lyy I '�� COOIEY AV
TABLE 1
RENTAL HOUSING SURVEY
SRO/STUDIO/ONE BEDROOM UNITS
CITY OF SAN BERNARDINO
EAIIC?R ANl3 SfJBSfDIZED UNITS .. :.;::...
:...
COMPARABLE NUMBER/MAP KEY 1 ::::•::.::::::::::•.:•::;::;•:;>
COMPLEX NAME/ADDRESS 2 3
Beautiful Light Inn Saint Bernardino Plaza Pioneer Park Plaza
1365 Waterman Blvd 550 W.5th Slr 560"F"Str
VACANCY RATE 0% (2-4 Mth Wait List o
AVERAGE MTHLY RENT/SO FT ) 0% (1-Yr Wait List) 0% (4-5 Mth Wait List)
RENT $0.25 $0.28 $0.31
SRO/Motel Room
Studio/Efficiency
Ono Bedroom Avg$150; Avg$150; Avg$154
30%of Income 30%of Income Seniors 30%of Income-
DEPOSIT POLICY Avg$177 None
LEASE STRUCTURE Avg$150
i YR Lease 1 YR Lease 1 YR Lease
UTILITIES PAID BY Tenant Tenant
Tenant
TOTAL NUMBER OF UNITS 99 150
SRO/Motel Room 160
Studio/Efficiency
One Bedroom 99 150
160
UNIT SIZE
SRO/Motel Room
Studio/Efficiency
One Bedroom 600 sf 540 sf
500 sf
KITCHENS/APPLIANCES
or Stove Yes Yes
Refrigerators Yes Yes Heater Yes Yes Yes
Air Conditioning Yes Yes
Yes Yes
Dishwasher No No Yes
Kitchen Sink No
Yes Yes Yes
FURNISHINGS
Closet Space Yes
Storage Some Yes Yes
Unfurnished Some No
Bed
Unfrunishcd Unfrunished Unfurnished
Dresser
Table/Desk
Television
PARKING Open Lot Secure/Gated
LAUNDRY Coin Operated erated Secure/Gated
SECURITY N Coin Operated Coin Operated
No No
TENANT PROFILE Low Income Seniors
Low Income Seniors Low Income Seniors
PROPERTY CONDITION Excellent
Excellent Excellent
OTHER 3-Story Stucco; Downtown Highrise 3-Story Garden Apts
NE Central San Bernardino near shopping and near shopping and
near shopping&medical pp g
transportation transportation
services
Keiser Martin" TARLP. I /PA('-T' 1 IQ
5
TABLE 1
RENTAL HOUSING SURVEY
SRO/STUDIO/ONE BEDROOM UNITS
CITY OF SAN BERNARDINO
ANCkSUL3tDl ::.:; : :::.:.:.....::.......:...:...,...:.:::< .:....Y.: ::•x :.
:::........................ ....:.:...:::::..:::.:::.....•. • <v.... :.;..v..:.5:.} :,,: ,.
:::::.:.::.......:.....:•......::::::::::::::5::::::;::.::::......... :.::....:.. .kzz............
.........................:..::is i:i;•:i}:iii}ii:v'+:•:::::.::::::::?:i•}n.....:n:.v::::.:vk•:r.•::::}:..:.::....::::?::::i}::ii}iii}}::.v:::...:::::::i:}i+.f:5•:::i}::•.^.v;:v ry}Y{+.55:"::•:5:.:55.}:54'v:
••......................:•.vn•}::,v.:•.>.vxvv,:.vi:•ux.L}::}::;ii}iiiii:iiiii:i 4}}:5•Xi:i}:4::::::<:i::i::i:u}<i: :t i;;Y:}�r+ri;•+,;:vji�::::iiiiiii:
COMPARABLE NUMBER/MAP KEY 4 5
COMPLEX NAME/ADDRESS Meadow Brook Park Golden Park
191 W.2nd Sir 363 E.Gilbert Sir
VACANCY RATE 10% 25% (18 1 BD Units)
AVERAGE MTHLY RENT/SQ FT $0.33 $1.50
RENT
SRO/Moto)Room
Studio/Efficiency Seniors:Avg$150-170
One Bedroom Program 236:Avg$189-228 $900;$600 rent+
Seniors 30%of Income-Studio& $300 food service
DEPOSIT POLICY $0-$150 security $250 security
LEASE STRUCTURE 1 YR Lease Mth-to-Mth
UTILITIES PAID BY Tenant Landlord
TOTAL NUMBER OF UNITS 250 72
SRO/Motel Room
Studio/Efficiency 94
One Bedroom 156 72
UNIT SIZE
SRO/Moto)Room
Studio/Efficiency 450 sf
One Bedroom 630 sf 400 sf(cst)
KITCHENS/APPLIANCES
Stove Yes Yes
Refrigerators Yes Yes
Heater Yes Yes
Air Conditioning Yes Yes
Dishwasher No No
Kitchen Sink Yes Yes
FURNISHINGS
Closet Space Yes Yes
Storage No No
Unfurnished Unfurnished
Bed Unfurnished
Dresser
Table/Desk
Television
Cable Free
PARKING Gated/Open Gated/Open
LAUNDRY Coin Operated Coin Operated
SECURITY No 24 hr Personel
TENANT PROFILE Low Income Seniors Healthy Seniors
Low Income Families Avg age 80-85
PROPERTY CONDITION Excellent
Excellent
OTHER Downtown Hi hrise
9 4-Story Stucco;
near park and Offers Food Service ,,$300/mth;
transportation; Van Service;Social Programs
Selection of 1 BR units Light Housekeeping;
in tower and garden NE Central San Bernardino
style buildings; near shopping&medical
Studios in tower only services
Keyser Marston Associates-.Inc. rPART.R 1 /TW-,T? 9 Iq
TABLE 1
RENTAL HOUSING SURVEY
SRO/STUDIO/ONE BEDROOM UNITS
CITY OF SAN BERNARDINO
MUM. :::;::::;;r<>:>:::.:::::::.;:::.::.:::.:::.:.::..::.:..:::.::.::::.::.:::.:..:.::••:.:.::::.::::::::::::::::..::::. :.:::::.:::::.......................
C
ARABLE NUMBER/MAP KEY 6 :::::...:::::::.p:::.::;:::;:;:•::;;:•:
COMPLEX NAME/ADDRESS Kendal Towers Apartments Sun Point Apartments 8
P Casa Real Apartments
1200-1250 Kendall Drive 474 E.Wabash Ave 901 N.Arrowhead
VACANCY RATE 6% 13% (9 1-BD Units)
AVERAGE MTHLY RENT/SQ FT $0.73 25%
$0.55
RENT $0.78 (Est)
SRO/Motel Room
Studio/Efficiency
One Bedroom .,3 $350
48-$398 $410
DEPOSIT POLICY One Mth's Rent $225
LEASE STRUCTURE $350
1 YR Lease 6 MTH Lease Mth-to-Mth/1 YR Lease
UTILITIES PAID BY Tenant Tenant
Landlord
TOTAL NUMBER OF UNITS N/A N/A
SRO/Motel Room 20
Studio/Eff iciency
One Bedroom 20
UNIT SIZE
SRO/Motel Room
Studio/Efficiency
Ono Bedroom 450 sf(Est)
460-558 sf 740 sf
KITCHENS/APPLIANCES
Stove Yes
Refrigerators Yes Yes
Hooter
Yes Yes Yes
Yes
Air Conditioning Yes Yes
) Dishwasher Yes No Yes Yes
Kitchen Sink Yew Yes No
Yes Yes
FURNISHINGS
Closet Space Yes
Storage Yes Yes Yes
Unfurnished Unfurnished Yes No
Bad Unfurnished Unfurnished
Dresser
Table/Desk
Television
PARKING Cove red/Securi Gate
LAUNDRY t Covered/Security Gate Street
Coin Operated
SECURITY Coin Operated Coin Operated
Gated Entry Gated Entry No
TENANT PROFILE Single g Single Adults Single
Adults Families Adults
PROPERTY CONDITION Average Quality
Excellent Newly Remodeled
OTHER 3-Story Stucco;
2-Story Stucco; 2•Story Stucco;
Garden Style/Some with Garden Style/Some with Spanish Style Bldg;
Balconys; Balconys;Ceiling Fan Area North of
Shopping Nearby;Close Shopping Nearby; Downtown-Limited Retail
to State University; Pool;Weight Rm;
Pool g Services in Walking
6 Years Old Distance;50 YR old Bldg
1 /l
TABLE 1
RENTAL HOUSING SURVEY
SRO/STUDIO/ONE BEDROOM UNITS
CITY OF SAN BERNARDINO
:::; : ::; >:::>:ti::{:;:;: :::;: :::: ';::' `::`::i:::;:;:i:::i:::tii::r;::5::......:.;;:e>:2:
COMPARABLE NUMBER/MAP KEY g .....:::::::::::::
COMPLEX NAME/ADDRESS 10
Un-Named Un-Named
567 Mountain View 246 W.51h Sir
VACANCY RATE 50% (8 1 BD Units) 8% (2-Studios)
AVERAGE MTHLY RENT/SO FT $0.69(Est) Studio-$.86-/-1 BD-$.67
RENT
SRO/Motel Room
Studio/EHicioncy $315
One Bedroom $380 $325
DEPOSIT POLICY $380 $250
LEASE STRUCTURE Mth-to-Mth Mth-to-Mth
UTILITIES PAID BY Tenant Tenant
TOTAL NUMBER OF UNITS 16 27
SRO/Motel Room
Studio/Efficiency 12
One Bedroom 16 15
UNIT SIZE
SRO/Motel Room
Studio/EHicioncy 365 sf
One Bedroom 550 sf(Est) 485 sf
KITCHENS/APPLIANCES
Stove Yes Yes
Refrigerators Yes Yes
Heater Yes Yes
Air Conditioning Yes No
Dishwasher No No
Kitchen Sink Yes Yes
FURNISHINGS
Closet Space Yes
Storage No Yes
Unfurnished No
Bed
Unfurnished Unfurnished
Dresser
Table/Desk
Television
PARKING Some Covered/Open Lot Covered @$30/Mth;Open Lot
LAUNDRY No
SECURITY Yes
Gated Entry(inoperative) None
TENANT PROFILE Single Adults
Single Adults
Low Income Families Low Income Families
PROPERTY CONDITION Poor Up-Keep
Good
OTHER 2-Story Stucco; 2-Story Stucco;
Downtown Area Downtown Area
Near County Offices; Near County Offices;
0 30-40 YR old Bldg 30-40 YR old Bldg
�[ i
TABLE 1
RENTAL HOUSING SURVEY
SRO/STUDIO/ONE BEDROOM UNITS
CITY OF SAN BERNARDINO
YY'C
M.
TEL 3`i '>`:>;<';<<;<`; ;<»< :;>'•>?:<:>< >:>:'>:: «>::z<:<:»'`2?::?>"<:?'•, ,.;>:,%.,,':.,,.;...:>::::;i? ::< :`:'r?:t>;^::::>:::;; >:;;;:;::«>;:::::>'5:.....>;:;;:;:2`:s»»"::Y•:>:::5;:?::.........:.:.::.
::::;:. ::.::::...:.: ::.:
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COMPARABLE NUMBER/MAP KEY 11 12
COMPLEX NAME/ADDRESS Penguin Motel Phoenix Motel Astro Motel
3701 N."D"Sir 1363 N."E"Sir 111 S."E"Sir
VACANCY RATE 50%Estimated (') 75% 45%
AVERAGE MTHLY RENT/SQ FT $3.17/mth (Avg Est) $2.70/mth (Avg Est) $2.93/mth (Est)
RENT
SRO/Motel Room $132-$150 Weekly(**) $1104130 Weekly (**j $130 Weekly ('")
Studio/Efficiency
One Bedroom
DEPOSIT POLICY Rent Paid in Advance Rent Paid in Advance Rent Paid in Advance
LEASE STRUCTURE Weekly Rental Weekly Rental Weely Rental
UTILITIES PAID BY Landlord Landlord Landlord
TOTAL NUMBER OF UNITS
SRO/Motel Room 20 18 of 43 In Operation Rents 12 of 31 Units Weekly
Studio/Efficiency
One Bedroom
UNIT SIZE
SRO/Motel Room 200 sf 200 sf(Est) 200 sf(Est)
Studio/Efficiency
One Bedroom
KITCHENS/APPLIANCES
Stove Some No No
Refrigerators Some No Some
Heater Yes Yes Yes
Air Conditioning Yes Yes Yes
Dishwasher No No No
Kitchen Sink Some No No
FURNISHINGS
Closet Space Limited Limited Limited
Storage No No No
Unfurnished Furnished Furnished Furnished
Bed Yes Yes Yes
Dresser Yes Yes Yes
Table/Desk Some Yes Yes
Television Yes Yes Yes
PARKING Open Lot
LAUNDRY p Open Lot Open Lot
Yes No No
SECURITY None
None None
TENANT PROFILE Single Adults Single Adults Single Adults
Low Income Families Low Income Families Low Income Families
PROPERTY CONDITION Poor/Un-Kept Renovating Units Average
9
OTHER 1-Story Stucco; 2-Story Stucco; 2-Story Stucco;
North Area North of Downtown South of Downtown
Residential Neighborhood; Near Downtown Near Downtown
No Services Nearby Shopping&Services Shopping
&Services
Notes Pool-Empty&Di rt Y Pool-Empty&Clean
(') Owner reported 10%vacant,but field inspection noted approximaely 50%vacant.
("")Additional charges for more than 1 person negotiated with manager at check-in
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TABLE 6
MINIMUM WAGE EMPLOYMENT
RETAIL AND HOSPITALITY SECTORS
SAN BERNARDINO, CA
Employer or Work Units Total Employment Estimated Total
Site Square Feet or Minimum Wage
Rooms Employment
San Bernardino 247 Guest Rooms and 160 Total 128
Hilton 14 0,000 Sq Ft of
285 E. Hospitality Ln Meeting Space
Radisson Hotel 231 Guest Rooms and 150 Total 120
296 North "E" St 19,000 Sq Ft of
Meeting Space
Inland Center Mall 1,300,000 Sq Ft GLA 1,200 Estimated Total 720
(Regional Shopping Anchors: Broadway, Mall Employees
Center) May Co, Sears
500 Inland Center Dr
Carousel Mall 1,000,000 Sq Ft GLA 1,800 Estimated Total 1,080
(Regional Shopping Anchors: Harris, JC Mall Employees
Center) Penney, Montgomery
295 Carousel Mall- Ward, Woolworths
2nd & "E" St
Estimated Non 2,200,000 Sq Ft Non- 2,900 Estimated Non 1,700
Regional Mall Retail Mall Retail Area Mall Retail Employment (See Note 3)
Employment (See Note 2)
(See Note 1)
Estimated Retail 550,000 Sq Ft "Big Box 700 Estimated Big Box 400
Employment: Big Retailers" (See Note 4) Retailer Employment (See Note 3)
Box Retailers (See Note 2)
Sub-Totals :
Hotels 478 Hotel Rooms with 370 Employees 248 Minimum Wage
29,000 Sq Ft of Employees
meeting space
Regional Malls 2,300,000 Sq Ft of 3,000 Employees 1,080 Minimum Wage
Regional Mall Space Employees
Non Regional Mall 2,750,000 Non 3,600 Employees 2,100 Minimum Wage
Retail and Big Box Regional Mall Space Employees
Retail Area
Total Estimated 6,970 Employees 3,428 Minimum
Retail and Hotel W
Service Sector age Employees
Keyser Marston Associates, Inc. ( 1
TABLE 6 (CON7D)
MINIMUM WAGE EMPLOYMENT
RETAIL AND HOSPITALITY SECTORS
SAN BERNARDINO, CA
Notes: (1) Non Regional Mall Statistics taken from 1993 Shopping Center Directory, published by the
National Research Board.
(2) Number of employees based on employee to square foot ratio of San Bernardino regional
shopping centers at 766 square feet per employee.
(3) Number of Minimum Wage Employees based on the average percentage of minimum wage
employees reported at San Bernardino regional shopping centers at 60% of total employees.
(4) Estimated at 25% of Non Regional Mall Retail Area
Keyser Marston Associates, Inc. /�