HomeMy WebLinkAbout14- Development Department DEVELOPMENT DEPARTMENT
OF THE CITY OF SAN BERNARDINO
REQUEST FOR COMMISSION/COUNCIL ACTION
FROM: KENNETH J. HENDERSON SUBJECT: COMPREHENSIVE HOUSING
Executive Director AFFORDABILITY STRATEGY
DATE: November 24, 1993
-----------------------------------------------------------------------------------------------------------------------------------------
Svnoosis of Previous Commission/Council/Committee Action(s):
On November 23, 1993, the Housing Committee approved the CHAS document as a receive and file item.
--------------------------------------------------------------------------------------------------------------------------------------
Recommended Motion(s),:
OPEN PUBLIC HEARING
CLOSE PUBLIC HEARING
(Mayor and Common Council)
MOTION: That the Mayor and Common Council receive and file the attached Comprehensive Housing
Affordability Strategy (CHAS) document and authorize staff to submit same to the U.S. Housing
and Urban Development Department.
t 4
Administrator KENNETH J. HE DERSON
Executive Director
---------------------------------------------------------
---------------------------------
Contact Person(s): Kenneth J. Hendersop/David R Edgar Phone: 5081
Project Area(s): All Ward(s): 1 - 7
Supporting Data Attached: Staff Report. CHAS document
FUNDING REQUIREMENTS: Amount: $ N/A Source: N/A
Budget Authority: N/A
--------------------------------------------------------------------------------------
Commission/Council Notes.:
------------------------------ --- - -
- - - -----------------------------
KJH:DRE:lag:chas.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/06/1993
Agenda Item Number: 4
F _
DELOPMENT DEPARTMENT
STAFF REPORT
---------------------------------------------------------------------------------------------------------------------
Comprehensive Housing Affordability Strategj
The Federal government has established a requirement that each State and local government
prepare a new Comprehensive Housing Affordability Strategy (CHAS) for the period 1994-
1998. This Federal requirement, however, also presents the Development Department
Housing Division with an excellent opportunity to re-evaluate collective housing "needs" and
to reassess the priorities, programs, resources and organizational structures necessary to meet
identified future housing "needs". To that end, the Housing Division has produced a CHAS
document which complies with all applicable U.S. Department of Housing and Urban
Development (HUD) requirements and one which will be effective in attaining annual
program goals and productivity levels (Please see attached CHAS document).
The CHAS document has three (3) main components, including:
1) Community Profile - This section includes a description of population
characteristics and housing market conditions within the City of San
Bernardino. Also discussed are the housing needs of low and moderate income
families, homeless families, and others with special needs who require
supportive Services. (CHAS document Page #7)
2) Five Year Strategy - This section contains a summary of the City's priorities,
programs, resources and organizational structure developed to increase housing
opportunities based on housing "needs" identified within the Community Profile
Section. (CHAS document Page #75)
3) One Year Action Plan - This section outlines specific plans and programs
designed to meet identified community housing "needs", for the period October
1, 1993 through September 30, 1994. (CHAS document Page #119)
It is required that the CHAS document and each of the three (3) individual components
be updated annually to reflect changes in priorities, programs and/or resources which
may be available.
The City of San Bernardino currently has many important and often competing priorities
and community housing "needs" that must be addressed. The four (4) most significant
housing issues ("needs") identified within this community are 1) Overpayment/affordability
(cost burden), 2) Physical Condition/inadequacies, 3) Promotion of Homeownership
(Owner-occupied vs Absentee Landlord) and 4) Homelessness. In order to remain
"focused" and ensure effective and successful
------------------------------------------------------------------------------
KJH:DRE:1ag:chas.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/06/1993
Agenda Item Number: /,y _
00-
DEVELOPMENT DEPARTMENT STAFF REPORT
Comprehensive Housing Affordability Strategy
November 15, 1993
Page - 2 -
------------------------------------------------------------------------------------------------------------------------------
management in meeting community housing "needs", the number of CHAS priorities has been
limited. The five (5) priorities identified within the CHAS document are as follows:
• Priority #1 - Preservation and rehabilitation of "affordable" housing stock,
emphasizing single-family units.
• Priority #2 - Assist low income first-time home buyers with the purchase of
"affordable" permanent housing.
• Priority #3 - Expansion of "affordable" housing opportunities for low income large
families, primarily through new construction.
• Priority #4 - Provide rental assistance to very low income households.
• Priority #5 - Assist homeless and special needs persons with supportive service
programs.
In order to actively solicit citizen input regarding the CHAS document, a Public Notice
advertizing the Public Review period was published in the San Bernardino Sun on Friday,
October 15, 1993. The Public Review/Comment Period ran from Monday, October 18, 1993
through Friday, November 19, 1993.
In addition, following formal review by the Housing Committee on Tuesday, November 23,
1993 a Public Hearing will also be held on Monday, December 6, 1993 before the Mayor and
Common Council. The scheduled Mayor and Common Council Public Hearing is a Federal
requirement which must be satisfied prior to formal submittal of the CHAS document to HUD.
HUD has now established December 31, 1993 as the final CHAS submission deadline.
On Friday, November 23, 1993, the Housing Committee took action approving the CHAS
document and received and filed said item.
Based on the information provided and the closing of the public hearing, staff recommends
adoption of the form motion.
v�t k
KENNETH J. HEN ,ERSON, Executive Director
Development Department
---------------------------------------------------------------
KJH:DRE:1ag:chas.cdc COMMISSION MEETING AGENDA
MEETING DATE: 12/06/1993
Agenda Item Number:
i
..............
. . . . ..............
...................................................................................... ................
.............
............................... ......................................... .......... .......
...................................................... ............
F E I
. ........................
.....CITY O SAN..B RNARD NO ':: ' > >' >......,.
COMP.IZEHENSIVE HOUSING AFFORDABIIiTX STRATEGY
FISCAL YEAR.1994: ..
:::
FIV&YEAR:;;PI, N...:<:,': ..::`.. ::
Prepared for:
City of San Bernardino
Development Department
David % Edgar, Housing Division Manager
201 North E Street, Third Floor
San Bernardino, California 92401-1507
(909) 384-5081
(909) 888-9413 (FAX)
Prepared by:
Comprehensive Housing Services, Inc.
I 8840 Warner Ave. Suite 204
Fountain Valley, Calif. 92708
I (714) 841-6610
(714) 847-3070 (FAX)
I
DECEMBER 1, 1993
n ,; I
i
CITY OF SAN BERNARDINO
FY 1994 FIVE YEAR COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY
I
TABLE OF CONTENTS Page
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I
A. Purpose and Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . 1
B. Summary of CHAS Development Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
I. COMMUNITY PROFILE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. Market and Inventory Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Community Description.
i. Background and Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
ii. Demographics/Low-Income and Ethnic Concentrations . . . . . . . . 12
iii. Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19-20
iv. Table 1A - Population and Household Data . . . . . . . . . . . . . . . . . 21
2. Market and Inventory Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
i. General Market and Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
ii. Assisted Housing Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
a) Public Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
b) Section 8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
c) Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
iii. Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42-43
iv. Table 1B - Housing Stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
V. Inventory of Facilities and Services for the Homeless and Persons
Threatened with Homelessness . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
vi. Inventory of Supportive Housing for Non-Homeless Persons with Special
Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
B. Needs Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
1. Current Estimates/Five-Year Projections . . . . . . . . . . . . . . . . . . . . . . . . .. 49
i. Very Low-Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
ii. Low-Income 50
I
I
I i
I
I
Moderate-Income Page
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
iv. Section 8 Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
I V. First Time Homebuyers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
vi. Elderly Persons With Disabilities . . . . . . . . . . . . . . . . . . . . . . . . . . 54
vii. Housing Needs for the Next Five Years . . . . . . . . . . . . . . . . . . . . . 55
ix. Table 1C - Current Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
2. Nature and Extent of Homelessness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
i. Needs of Sheltered Homeless . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
ii. Needs of the Unsheltered Homeless . . . . . . . . . . . . . . . . . . . . . . . 59
iii. Needs of Subpopulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
iv. Needs of Persons Threatened with Homelessness . . . . . . . . . . . . . . 60
V. Table 1D - Homeless Population . . . . . . . . . . . . . . . . . . . . . . . . . . 62
3. Populations with Special Needs - Other than Homeless . . . . . . . . . . . . . . 63
i. Needs for Supportive Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
ii. Table 1E - Special Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
C. Available Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
1. Federal Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
2. Non-Federal Public . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
i. State Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
ii. Local Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
3. Private Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
i. For-Profit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
ii. Non-Profit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
II. FIVE-YEAR STRATEGY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
iA. Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
B. Priority Analysis and Strategy Development . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
1. Priority#1: Preservation and Rehabilitation of the "Affordable" Housing Stock,
Emphasizing Single Family Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1. Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
2. Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
2. Priority #2: Assist Low Income First-Time Homebuyers with the Purchase of
"Affordable" Permanent Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
1. Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
2. Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
I
I ii
i
Page
3. Priority #3: Expansion of Affordable Housing Stock for Low Income Large
Families Primarily Through New Construction . . . . . . . . . . . . . . . . . . . . . 85
1. Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
2. Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
4. Priority #4: Provide Rental Assistance to Very Low Income Families . . . 91
1. Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
2. Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
5. Priority #5: Assist Homeless and Special Needs Persons with Supportive
Services Programs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
1. Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
2. Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
6. HUD Table 2 - Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
C. Relevant Public Policies, Court Orders, and HUD Sanctions . . . . . . . . . . . . . 102
1. Relevant Public Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
a). Description/Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
b). Barriers to Affordability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
c). Strategy to Address Negative Effects . . . . . . . . . . . . . . . 105
d). Court Orders and HUD Sanctions . . . . . . . . . . . . . . . . . . . . . . . . 105
D. Institutional Structure and Intergovernmental Cooperation . . . . . . . . . . . . . . 105
E. Public Housing Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
1. Management/Operation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
2. Living Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
F. Public Housing Resident Initiatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
1. Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
2. Homeownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109
G. Lead-Based Paint Hazard Reduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110
IH. Monitoring Standards and Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 116
III. ONE YEAR ACTION PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 117
IA. Strategy Implementation . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . 118
I
Iui
f Page
1. Funding Sources and Available Programs . . . . . . . . . . . . . . . . . . . . . . . . 118
2. Priority Investment Plan 119
a). Priority #1: Preservation and Rehabilitation of the Affordable
Housing Stock, Emphasizing Single Family Units . . . . . . . . . . . . . 119
b). Priority #2: Assist Low Income First-Time Homebuyers with the
Purchase of Affordable Permanent Housing . . . . . . . . . . . . . . . . . 119
c). Priority #3: -Expansion of Affordable Housing Stock for
Low Income Large Families Primarily Through New Construction 120
d). Priority #4: Provide Rental Assistance to Very Low Income
Families . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 121
e). Priority #5: Assist Homeless and Special Needs Persons
With Supportive Services Program . . . . . . . . . . . . . . . . . . . . . . . . 121
3. Geographic Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 122
4. Service Delivery and Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123
5. Table 3A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124-125
Table3B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126
B. Other Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 127
1. Public Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 127
2. Institutional Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 127
3. Public Housing Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 128
4. Public Housing Resident Initiatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . 128
5. Lead-Based Paint Hazard Reduction . . . . . . . . . . . . . . . . . . . . . . . . . . 128
C. Anti-Poverty Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129
D. Coordinating Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
E. Certifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
IV. APPENDIX . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132
A. Glossary of Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133
B. Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 139
C. Amendments to the CHAS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 140
D. Area Profile Segment Descriptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 141
E. Citizen Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 142
I
I iv
LIST OF TABLES
Page
Table 1 - Comparative Unemployment Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Table 2 - Population, Housing and Employment Projections . . . . . . . . . . . . . . . . 10
Table 3 - Future Housing Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Table 4 - Population and Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Table 5 - Household Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Table 6 - Age Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Table 7 - Income Ranges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Table 8 - Area Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Table 9 - Race and Ethnicity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
Table 10 - Population Distribution of Ethnic Groups . . . . . . . . . . . . . . . . . . . . . . 16
Table 11 - Households Below Poverty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Table 12 - Types of Public Assistance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Table 13 - Housing Stock Breakdown . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Table 14 - Available Rental and Owner Units . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Table 15 - Tenure by Persons in Unit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Table 16 - Age of Housing Stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Table 17 - Housing Stock Condition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Table 18 - Units Lacking Complete Plumbing and Kitchen Facilities . . . . . . . . . . 26
Table 19 - Cost Burdened Renter and Owner Occupants . . . . . . . . . . . . . . . . . . . 28
Table 20 - Homes at Highest Risk for Lead-Based Paint Hazards : • • . • • . .
Renter Households 34
Table 21 - Homes at Highest Risk for Lead-Based Paint Hazards -
Owner-Occupied Households . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Table 22 - Summary of All Households by Age of Unit . . . . . . . . . . . . . . . . . . . . 35
Table 23 - Summary of All Households by Tenure . . . . . . . . . . . . . . . . . . . . . . . . 35
Table 24 - Pre-1940 Housing Units as a Percent of Total Housing Units . . . . . . . 36
Table 25 - Pre-1940 Housing Units Occupied by Very-Low Income Renters . . . . . 37
Table 26 - Public Housing Ethnic Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Table 27 - Public Housing Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Table 28 - Section 8 Ethnic Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Table 29 - Section 8 Housing Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Table 30 - Facilities and Services for the Homeless and Those at
Risk of Homelessness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
Table 31 - Household Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
Table 32 - Households by Income Range and Ethnicity . . . . . . . . . . . . . . . . . . . .. 49
Table 33 - Housing Problem Most Prevalent by Household Type and Tenure . . . 51
Table 34 - Income Needed to Purchase a Median Priced Home in the
City of San Bernardino . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
i Table 35 - Projected Population and Housing Units for 1994-1998 . . . . . . . . . . . . 54
Table 36 - Population in Selected Group Quarters During S-Night
Enumeration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
Table 37 - Incidence of Any Housing Problem by Income Group . . . . . . . . . . . . 78
Table 38 - Adequacy of the Housing Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
ITable 39 - Available Renter and Owner Units . . . . . . . . . . . . . . . . . . . . . . . . . . 84
I v
LIST OF TABLES CONTINUED
Page
Table 40 - Comparison of Household Type and Available Units . . . . . . . . . . . . . 84
Table 41 - Incidence of Problems Among Very Low Income Renter Households
byType . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Table 42 - Incidence of Problems Among Very Low Income Owner Households
byType . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
Table 43 - Institutional Structure and Strategy . . . . . . . . . . . . . . . . . . . . . . 109-110
Table 44 - Priority #1 - Funding and Households to be Assisted . . . . . . . . . . . . 121
Table 45 - Priority #2 - Funding and Households to be Assisted . . . . . . . . . . . . 122
Table 46 - Priority #3 - Funding and Households to be Assisted . . . . . . . . . . . . 123
Table 47 - Priority #4 - Funding and Households to be Assisted . . . . . . . . . . . . 124
Table 48 - Priority #5 - Funding and Households to be Assisted . . . . . . . . . . . . 125
I
I
I vi
I 0
INTRODUCTION
A. Purpose and Content
The Federal Government has established a requirement that each state and local
government prepare a new Comprehensive Housing Affordability Strategy(CHAS)for fiscal
years 1994-1998. The City of San Bernardino views the requirement of this CHAS
document as an opportunity to re-evaluate its collective housing needs and to reassess the
particular priorities, programs, resources and organizational structure which will best meet
future housing challenges. The City is committed to producing an approvable document for
the U. S. Department of Housing and Urban Development (HUD) and one that will be
effective in assisting with the establishment of annual program goals and productivity levels.
The CHAS has three main components: the Community Profile, the Five Year Strategy and
the One Year Action Plan.
1. Community Profile: A description of the population characteristics and
housing market conditions within the City of San Bernardino. It discusses
housing needs of low and moderate income families, homeless families and
individuals, and others with special needs who require supportive services. In
addition, it considers what resources are currently available to meet those
needs.
2. Five Year Strategy: A summary of the City's priorities, programs, resources
and organizational structure strategized to increase housing opportunities,
based on the housing needs identified in the Community Profile.
3. One Year Action Plan: Specific plans and programs for the period October
1, 1993 to September 30, 1994 to address affordable housing needs.
It is required that the CHAS be updated annually to reflect changes in priorities, programs
or the resources that may be available to effectively carry out the strategy.
It is important to note that Federal housing programs are presently in transition due to
I changes established by the Clinton Administration. It is anticipated that funds for many of
the existing programs, in particular the Community Development Block Grant Program
(CDBG) and the HOME Investment Partnership Program (HOME), will increase in FY
1994 and will continue to grow through FY 1998. Additionally, new programs with
substantial proposed funding levels will be launched in FY 1994 and will continue through
I FY 1998. As a result, the City of San Bernardino anticipates a possible change in funding
availability and expects to increase assistance to low-income and special needs people in the
community as these resources become available. Therefore,proposed goals set forth in this
I Five Year CHAS are subject to change over the next five years.
I 1
i 4^
sector departments and private sector concerns with a vested interest in affordable housing
and supportive service issues. By soliciting participation in the CHAS development process,
the City worked to establish direct communication for suggestions, comments and input on
housing development and redevelopment on an on-going basis.
The a roach of the Ci to ro actzvei develo uali housm
PP P Y P q ty g
programs designed m direct response to identified community "needs"
"Needs." Driven versus "Program" Driven)
Major Problems Encountered. The development of this comprehensive housing affordability
strategy was a complex task. In particular, it was extremely difficult to compile accurate
statistical data for homeless and special needs populations due to the lack of readily
available data for those CHAS tables. Limited personnel and financial resources make it
difficult for nonprofit agencies to accurately track the number of persons served and those
turned away. In addition, it is difficult for agencies to adequately address the numbers
served within various subpopulations when this is the first year these subpopulations have
been identified for data collection. Beginning this fiscal year, however, the various housing
and supportive service groups receiving funds through the City of San Bernardino will track
the subpopulations served by using a simple standardized reporting format.
Compliance with Citizen Participation. The City of San Bernardino's citizen participation
component has been carried out in a timely manner to assure compliance with CHAS Five
Year Plan requirements that residents, public entities, and other interested persons be
provided with pertinent information regarding the purpose and content of the CHAS Five
Year Plan. To meet these requirements, five focus group meetings were held in April and
May of 1993. Participant categories ranged from individuals,businesses and public agencies
involved in new construction to social service providers and homeless shelter advocates
involved in providing homeless support services. At each meeting, participants were
encouraged to share their candid opinions on a number of agenda items from current
housing stock adequacy and affordability to the affordable housing needs of special
populations within the City. The following organizations were in attendance at these
meetings:
Chicago Title First Federal Bank
Griffith Homes Century Homes
Musser Engineering Redlands Federal Bank
Frazee Community Center Catholic Charities
I Inland Mediation Board Mobile Home Rent Board
Habitat for Humanity Salvation Army
West Side Community Center
San Bernardino Unified School District
San Bernardino Valley Board of Realtors
San Bernardino Legal Aid Society
San Bernardino County Mental Health
San Bernardino County Housing Authority
I
3
I z L
In order to include the comments and input of the general public, the City published a
public notice in The Sun newspaper and invited the general public to a focus group dealing
with community groups and social service support on May 26, 1993. The following
i organizations attended this focus group session:
Delta Pacific Casa Real Apartments
Young Homes Aging and Adult Services
San Bernardino City Water Dept. Chino Valley Bank
Continental Title
Consultation with Community Groups and Social Service Agencies on Housing. The City
consulted with appropriate community groups, social service agencies and developers
regarding the housing needs of disenfranchised groups such as children, the elderly,persons
with disabilities and the homeless. The following organizations were consulted on these
issues:
Inland Mediation Board Mobile Home Rent Board
Habitat for Humanity Salvation Army
Frazee Community Center West Side Community Center
Catholic Charities San Bernardino Legal Aid Society
San Bernardino County Housing Authority
Public Review. Upon completion the FY 1994 Five Year CHAS, copies were made
available at City Hall, the Norman Feldheym Central Library, the County Housing
Authority, the County of San Bernardino and the City of San Bernardino Economic
Development Agency. In addition, copies were mailed to the San Bernardino County
Housing Authority, the County of San Bernardino, the Homeless Coalition Task Force and
Market Profiles for their review. A public notice advertising the public review period was
published in the San Bernardino Sun on Friday, October 15, 1993. The public comment
period ran from Monday, October 18, 1993 through Friday, November 19, 1993.
On Monday, November 22, 1993 a public notice was published in the San Bernardino Sun
advertising a public hearing to be held on Monday,December 6, 1993 before the City of San
Bernardino Community Development Commission. The Community Development
Commission approved the CHAS Document at that meeting. The CHAS Document was
then submitted to the U.S. Department of Housing and Urban Development on December
9, 1993.
All citizen comment on the CHAS, either received at the hearing or in writing during the
30 day comment period, was compiled and a summary of the comments are attached at the
j end of the FY 1994 Annual Plan. Citizen comments were integrated into the Five Year
I Strategy and Annual Plan as directed by the Development Department.
1
I
I 4
EXECUTIVE SUMMARY
The City of San Bernardino Comprehensive Housing Affordability Strategy (CHAS) consists
of three parts; the Community Profile, the Five Year Strategy and the One Year Action Plan.
The community profile describes population and housing characteristics, housing needs and
resources. The Five Year Strategy identifies the City's priorities and programs to address
these priorities over the next rive years. The One Year Action Plan identifies the specific
plans and programs for the period from October 1, 1993 to September 30, 1994.
The City of San Bernardino is a diverse, growing community with a long history. The four
most significant housing issues ("needs") in the community are overpayment (cost
burden/affordability), physical inadequacies (physical condition), homeownership and
homelessness. These needs are not equal in terms of priority in the community and the order
in which they are presented should not be construed in order of preference.
(1) Overpayment (Cost Burden/Affordability). Almost thirty-seven percent of the City's
households are paying more then thirty percent of their income on housing. Cost burden is
defined as households paying more than 30% of their incomes on housing. Cost burden is
most severe among very low income renter households, with 85.5% of those earning 0-30%
of median family income paying more than 30% on housing and 70.7% within this group
paying more than 50%. Owner households within this income group also face cost burden
of more than 30% in 63.6% of those households. This segment of the population, those
earning less than 30% of median and paying more than 30% of income on housing, also
have a high risk of becoming homeless should a disruption in income occur.
Cost burden is also a problem among very low income renter households earning between
30 and 50%of median income. Almost seventy-nine percent of these households are paying
more than 30% of their incomes on housing. Overpayment is not a s severe among low
income households but is still prevalent, with 45% of the renters and 33% of the owners
within this income group paying more then 30% on housing. Cost burden is also a problem
for moderate income homeowners, with 32% of these households overpaying. However,
only a small percentage of moderate income renters are overpaying (11%).
(2) Physical Inadequacies/Condition. Physical condition of the housing stock is the
second significant issue identified in the Community Profile. According to windshield
surveys by the Planning and Building Services Department, eleven percent (11%) of the
City's housing stock is substandard in condition, with 3% of the units in such poor condition
as to be unsuitable for rehabilitation. Another 89% of the housing is in standard condition.
(3) Homeownership. The cost of housing in San Bernardino has also prevented many
families from becoming homeowners. Fifty-two percent of the City's housing units are
owner-occupied while forty-eight percent are renter-occupied. However, 60% of the City's
housing units are single-family and another 7.5% are mobile homes. Forty percent of all
renters occupy single-family detached homes. The vacancy rate among rental units was four
times the owner vacancy rate at the time of the 1990 Census. The high rate of absentee
owners contributes to a lack of maintenance. In addition, pride of ownership among owner-
s
5
1
E
occupied units contributes to maintenance and upgrading of the housing stock. Thus, there
is a need to increase homeownership in order to stabilize neighborhoods throughout the
City.
(4) Homelessness. Finally, the City of San Bernardino has a relatively large homeless
population. While it is difficult to obtain an accurate count of the homeless, estimates
indicate that the range of homelessness in San Bernardino is as low as 1,000 persons and
as high as 1,750 persons.
Priorities
In recognition of these housing needs, the City of San Bernardino has established five
priorities in the Five Year Strategy. These priorities are:
Priority #1: Preservation and Rehabilitation of the "Affordable" Housing Stock,
Emphasizing Single Family Units.
i
Priority #2: Assist Low Income First Time Homebuyers with the Purchase of
"Affordable" Permanent Housing.
Priority #3: Expansion of "Affordable" Housing Opportunities for Low Income
Large Families Primarily through New Construction.
Priority #4: Provide Rental Assistance to Very Low Income Households.
Priority #5: Assist Homeless and Special Needs Persons with Supportive Services
Programs.
The Five Year Strategy contains an analysis of the City's general housing priorities, the
j programs that will be used to achieve these priorities and the resources that will be used to
fund these programs. Additional sections of the Five Year Strategy address the relevant
1 public policies, court orders and other constraints or barriers that may impact opportunities
for affordable housing, the public, private and non-profit organizational structure,
opportunities and constraints to affordable housing, public housing improvements and
resident initiatives, a lead-based paint hazard reduction strategy and monitoring standards
and procedures.
j The One Year Action Plan contains the City's proposed actions for the next fiscal year to
address it's housing priorities. Funding sources, levels and households to be assisted are
identified for each program under each priority. The plan also contains the City's proposed
! actions to ameliorate the negative impacts of public policies, to examine and modify the
I institutional structure to improve service delivery, to improve public housing, to undertake
public housing resident initiatives, to reduce the hazards associated with lead-based paint,
I to reduce the number of households with incomes below the poverty line and to increase
I coordination between various providers of housing services in San Bernardino. In addition,
the One Year Action Plan contains two required certifications that the City will affirmatively
t I further fair housing and is following a residential anti-displacement and relocation plan.
I 6
I. COMMUNITY PROFILE
The Community Profile section of the San Bernardino Comprehensive Housing Affordability
Strategy (CHAS) provides a description of the City's residents, highlights key market and
housing characteristics, and identifies the primary housing needs within the community and
the available resources to develop affordable housing opportunities.
This section should not be regarded as merely a recapitulation of statistics. To the contrary,
this description reflects the diverse make-up of the residents of the City and the specific
housing needs that must be addressed within the community.
Specifically, this section will assess who lives in the City of San Bernardino, what are the
past, current and future housing characteristics in the City,what problems and opportunities
exist given the composite of resident needs and housing characteristics and what actions and
resources have historically been used to meet the City's housing needs.
I
a. Market and Inventory Characteristics
1. Communily Description. In order to create a context for the CHAS the City
describes important factors, trends, and general population characteristics in the following
section. This section provides a general background of San Bernardino's citizens,
neighborhoods, and economic and social factors affecting the community.
i) Background and Trends
(' Incorporated in 1854 the City of San Bernardino is proud of its heritage and rich
rP � tY P g
cultural diversity. Located at the base of the San Bernardino Mountains in the
"Heart of the Inland Empire", and within easy proximity of ocean beaches, desert
playgrounds and mountain resorts, San Bernardino offers the best possible location
for recreation, culture, and employment opportunities. The City is served by major
transportation corridors including Interstates 10 and 215,railroads and the Metrolink
commuter train linking Los Angeles employment with affordable, quality housing.
San Bernardino is located within easy proximity of Southern California's chief
employment centers of Los Angeles and Orange counties, making it a "strategic"
residential location. San Bernardino is the County Seat for San Bernardino County,
the largest county in the continental United States, and is the area's governmental,
financial and business center.
i Accelerated job growth and the City of San Bernardino's number one ranking in
i population, retail sales, and financial deposits within the county, all contribute to its
significant attractiveness for new development. From 1980 to 1990 San Bernardino's
I population grew by approximately 50%. The City's current population of roughly
181,000 residents is expected to grow to 228,000 by the year 2010. Accelerated job
growth is forecast for San Bernardino into the next century, thus highlighting the
Ineed for significant additional housing opportunities.
There is an ample supply of inexpensive, undeveloped land within the city of San
IBernardino. Land values are such that entry level homes can be built to attract first
7
I
i
time buyers and more upscale development is also possible in the prestigious hillside
communities of the City.
One of San Bernardino's most attractive qualities is central location relative to the
recreational playgrounds and cultural attractions of Southern California. It is within
a 60-minute drive of Pacific Ocean beaches, desert communities such as Palm
Springs, the mountain resorts of Lake Arrowhead and Big Bear, Disneyland and
downtown Los Angeles.
In terms of transportation, San Bernardino is extremely well connected. One of the
largest freight airports in the world, Ontario International Airport, is located less
than 25 miles from the city of San Bernardino.
Locally, the city features is own cultural attractions including a Civic Light Opera
Association, and county museum of Natural History.
A complete array of educational facilities are available in San Bernardino including:
39 elementary schools, eight middle schools, six senior high schools, five "special
needs" schools (including Adult Education), and five children's centers for pre-
schoolers. San Bernardino Valley College and California State University, San
Bernardino, are also located within the city. A variety of other institutions are
located within a ten mile radius include the world-renowned Loma Linda University
0 Medical Center, the University of Redlands and the University of California at
Riverside.
San Bernardino's Economy. Within the City of San Bernardino there was a
significant surge in commercial and residential development during the 1980's in
response to the growth in the California economy. The State of California's real
estate and military-industrial industries were the greatest beneficiaries of this
economic boom. Marketing studies conducted by developers in the City indicated
that people from neighboring Orange and Los Angeles counties would eventually
move east to more affordable housing opportunities presenting themselves in the
Inland Empire. This materialized in the late 1980's as the City added many new
homes and residents. Retail development has followed this demand and located in
the Inland Empire. However, employment has not yet responded to the movement
in the work force. This is primarily due to the onslaught of the recession in 1990.
It is anticipated that economic recovery will also bring more employers to the area.
However, as the economy turned toward a recessionary trend in the early 1990's,
most commercial and residential development came to a standstill in San Bernardino
i and structures which were available for commercial lease or residential sale were not
only empty, but void of potential occupants due to massive regional employment
layoffs and firings. The drop in employment was due, in large part, to corporate
downsizing and federal budget cutbacks. As a result of the stagnating economy, some
households have become homeless and many others have only a small financial
NOW, cushion between themselves and the street. Many developers,whose marketing data
Ipointed to an increased"move-up"market, have now been left with vacant completed
8
I
i
units which few families can now afford. Therefore, current owner-occupied
vacancies rates in the City are higher than the 1990 owner-occupied vacancy rate of
2.1%. Due to the increased vacancy rates and slow home sales, new and existing
j home prices have declined from earlier 1990 highs in an attempt to create market
demand.
Until recently, San Bernardino was home to the large, active Norton Air Force Base,
which was placed on the Defense Department's Base Closure list in January 1989.
Many military families and individuals rent within the City. This closure coupled
with the decline in employment opportunities at all income levels has driven up the
rental vacancy rate within the City from the 1990 rate of 8.5% to approximately 15
to 20% in 1993 according to local real estate brokers. The increased rental vacancy
rate has not improved rents, however, as landlords have fixed mortgage costs. The
affordability of rental units has not improved in the rental unit market as much as
it has in the owner-occupied market. This is also due to the gap that still remains
between very low income renters and rental affordability, even with a soft rental
market. Very low-income households require deeper cuts in rents to meet
affordability levels for that income group.
As a result of the base closure, the City joined in establishing the Norton Economic
Expansion Committee (NEEC) during the same month. This committee was
comprised of leaders from the affected communities and included various business
owners, developers, public officials, educators and concerned individuals. The
committee's name was changed to the Inland Valley Development Agency (IVDA)
in January, 1990.
The committee's original goal was to replace jobs lost through the pending closure
and provide an adequate environment for the future growth of 10,000 to 30,000 jobs.
The IVDA is currently producing a 14,000 acre Master Plan for redevelopment of
the base. At this time, the Master Plan anticipates replacing 9,500 lost jobs with
30,000 to 50,000 new jobs.
Employment Trends. The largest employers in the City of San Bernardino are in the
retail and office sectors. The City has two regional malls, the Carousel Mall and the
Inland Center Mall. Other large employers, each employing over 1,000 persons, are:
San Bernardino County,San Bernardino City Unified School District,San Bernardino
County Medical Center, St. Bernardine Medical Center, the City of San Bernardino,
San Bernardino County Hospital, California State University, San Bernardino, Stater
Brothers Markets and TRW.
The labor force in the City of San Bernardino constitutes 60.8% of the population
age 16 and older. Of the female population age 16 and older, 50.9% are in the labor
force. The following table provides some comparative unemployment rates for 1990
and 1993.
9
i
TABLE 1.
COMPARATIVE UNEMPLOYMENT RATES.
CITY OF SAN BERNARDINO
1990 1993
City of San Bernardino 11.0% 12.1%
San Bernardino County 7.6% 11.7%
i State of California 5.6% 9.8%
United States 5.5% 6.8%
Sources: Calif. State Dept. of Labor, July 1993 except San
Bernardino, May 1993.
1990 Census.
As these figures show, San Bernardino has higher unemployment than the region,
state and nation. The 1990 Census also showed that San Bernardino had higher
unemployment than the county, state and nation. The change from 1990 to 1993
reflects the economic recession that still plagues California and Southern California
in particular. It should be noted that, while the City of San Bernardino has a higher
unemployment rate, the change from 1990 to 1993 has been less severe and
comparatively, the City has not lost as many jobs as the other areas.
During the CHAS development process, increases in job growth and opportunities
were cited by public participants most frequently as being the most important factor
in improving housing affordability within the region. Many participants expressed
the opinion that once job growth improved, all employment sectors would be revived
and a higher level of employment coupled with higher wage job growth would assist
the City's overall population in obtaining and keeping jobs which would allow the
purchase or rental of adequate, affordable housing.
Population Projections. The City of San Bernardino has prepared projections of
growth for San Bernardino in the years 2000 and 2010. These projections are shown
in table 2 on the following page. The City is projecting an increase in population of
almost 41% from 1990 to 2000 and 13% from 2000 to 2010. The number of housing
units is projected to increase 57% from 1990 to 2000 and another 13% from 2000 to
i 2010. According to the Southern California Association of Governments (SCAG),
the City of San Bernardino had 78,548 jobs in 1990. This works out to a ratio of 1
job for every 1.33 housing units. SCAG has also made employment projections for
the years 2000 and 2010. These projections show an employment growth rate of 18%
from 1990 to 2000 which is quite a bit slower than the projected population increase.
This will result in a jobs/housing ratio of about one job per household in 2000. If
these projections prove true, the decrease in employment relative to housing could
i have a negative impact on household income. The projections for 2000 to 2010 show
an employment increase of almost 20% over the decade. This is higher than the
projected population and housing unit increase and will reverse the previous decade's
i trend of decreasing employment relative to housing. The projections would provide
a ratio of 1.06 jobs per household in the year 2010.
10
I TABLE 2
POPULATION, HOUSING AND EMPLOYMENT PROJECTIONS
>CITY OF SAN BERNARDINO
_..
1990 2000 2010
Population: 164,164 230,958 261,523
Housing Units: 58,804 92,383 104,609
Employment: 78,548 92,386 110,445
Source: 1990 Census, City of San Bernardino Population and Housing
Projections, 1993. Employment data and projections provided
by the Southern California Association of Governments.
By state law, the Southern California Association of Governments (SCAG) is
required to provide a Regional Housing Needs Assessment(RHNA),which estimates
future housing needs by income groups. However, due to budget constraints at the
state level, the RHNA mandate has been temporarily suspended. The most recent
RHNA projections are for the years 1988-1994 and are thus not current for the time
period covered by this CHAS. However, the distribution by income group still
applies and is shown in the following table.
..................... ..............................................................
>::>::>::>::>::>::>::>::>::>:<:»>:::::»::;::>::>::>::>::>::>::>::>::>::»::»:
::::::::::::::::::::::::::: :.
< ..CLT .:. . ':.S
>;:.;:.;;;:.:..: ..;,::;:;;:.;;;:.;;;:.;;;;;;,;::: O ... AN:. 3ERNARDIIC:`><` <>«>> :> <: >`>< > »»>><< >>> >>> >
Income Group Percent
Very Low Income 14.4%
Low Income 23.3%
Moderate Income 22.4%
High Income 39.9%
TOTAL 100.0%
Source: Regional Housing Needs Assessment, 1988-1994, Southern
California Association of Governments.
The SCAG estimate is a rough breakout of how much housing development each city
within Southern California is "responsible for" given anticipated population growth
rates and other factors. This estimate is simply a tool which Southern California
communities use in the evaluation and development of their General Plans.
I
I
I 11
i
ii) Demographics
General Population. According to the Bureau of the Census, the 1990 population of the
City of San Bernardino was 164,164 persons. It is the most populous city in San Bernardino
County and grew throughout the last decade by 39.7%. In 1990, the City of San Bernardino
had approximately 11.6% of the total County population of 1,418,380. The City's population
increased by 39.7% while the County's population increased by 58.5% between 1980 and
1990. The City's current population is estimated at 181,000 as of January 1, 1993.
I
;:.::.;:.;:.:;.;:.;:.;:.;:.;;:.;:......;:
::> »»::::>;::>::>::>::»>::>::>:....
............................................................................................................................................................................................................................................
Year Population % Increase from
prior census
1970 106,869 N/A
1980 117,490 13%
i 1990 164,164 39.7%
i
Source: U. S. Census (1970, 1980, 1990)
The population growth of the past decade may be attributed to increasing migration to the
Inland Empire from Los Angeles and Orange counties as well as increased immigration
from Mexico.
Household Population. The number of households in the City of San Bernardino increased
by 11,657 between 1980 and 1990 to a total of 54,482. The average household size increased
from 2.62 persons in 1980 to 2.9 persons in 1990. Family groups make up 70% of these
households, including female-headed households which comprise 17.5% of the total
household population.
The average household size for renter-occupied households is 2.97 persons per unit as
compared to 2.84 persons per unit for owner occupied households. However, the average
housing unit size for renters is 3.8 rooms while owners average 5.5 rooms. The data on
overcrowding confirm that renter households have a more difficult time finding housing of
an adequate size. City-wide, there are 7,924 overcrowded households, representing 14.5%
of the total households. An overcrowded unit is defined as having more than 1.01 persons
per room (excluding bathrooms, halls, foyers, porches and half-rooms). Among renter
i households, 21.5% (5,603) are overcrowded with almost one-quarter of those units (1,350)
containing more than 2.01 persons per room. Owner-occupied households include 2,321
(8.2%) units that are overcrowded.
I
12
t
i ............
TABLES:...
HOUSEHOLD C HARACTERISTIC5 .
CITY.OF SAN BERNARDINO
Characteristic 1980 1990
Total Households 45,260 54,482
Total Families 29,636 38,368
% Families 65% 70%
Single Person Households 11,141 12,722
% Single 25% 23%
Average Household Size 2.62 2.9
Overcrowded (1.01+ 3,123 7,924
persons per room) (6.9%) (14.5%)
Source: U. S. Census (1980, 1990)
From 1980 to 1990 the median age decreased from 30.1 to 28.2. The largest segment of the
population is adults ages 25 to 44, comprising 32.6% of the City's population. School age
children, ages 5 through 18, are the next largest group, with 22.3% of the population. The
smallest segment of the population is senior citizens, age 65 and older, with 10% of the
City's total. Table 6 illustrates the City's age distribution.
TABLE`6 .. .. ...
AGE DISTRIBUTION
CITY OF SAN BERNARDINO
Age Number Percent
I
0-4 (Pre-School) 17,698 10.8%
5-18 (School) 36,533 22.3%
19-24 (Young Adult) 17,084 10.4%
25-44 (Adult) 53,589 32.6%
45-64 (Middle Age) 22,864 13.9%
65+ (Senior Citizens) 16.396 10.0%
164,164 100.0%
Source: 1990 Census
IPersons living in group quarters. Also noted at the time of the 1990 census was the fact
that 4,071 people, or 2.5% of the City's residents, live in group quarters such as mental
hospitals, homes for the aged, group homes and dormitories. Additionally, 1,988 live in
I
13
correctional institutions. There is no comparable 1980 data, as this was not collected for
the 1980 census. Comments received during the CHAS development process from the
public indicates that some persons in the community believe the de-institutionalization of
the mentally ill from the San Bernardino County Mental Health facility has contributed to
the rise in the homeless population within the City.
IHousehold Income. The median family income in the City of San Bernardino is $28,843
according to 1990 Census data. This is 28% less than the median income within San
Bernardino County of $36,977. Based on these numbers, a very low income family (one
whose income is 50% or less of the San Bernardino City median income) in the City of San
Bernardino would have an annual income of $14,422 or less. Families with low incomes
I (one whose income is between 50 and 80 percent of the San Bernardino City median)would
range from $14,423-23,074 per year. The following table provides the income breakdown
according to the City's median family income.
.
TABLE.7 . ..
INCOME RANGES
CITY.OF.SAhT BERNARDTN�
1990 Census Median Income, City of San Bernardino $28,843
Category Definition Income Range
Very Low Income Less than 50% of Median Less than $14,422
Low Income 51 to 80% of Median $14,423 - $23,074
Moderate Income 81 to 95% of Median $23,075 - $27,400
High Income More than 95% of Median More than $27,400
Source: 1990 Census, CHAS Table 1A
I
For reference purposes, the HUD adjusted 1993 median family income for the City of San
Bernardino is $41,000. The HUD median family income is significantly higher than the
City's median family income since the HUD number is a regional figure for San Bernardino
County that includes the higher income communities in the western portion of the County.
Area Profile. National Decision Systems, an independent consulting firm, prepared an area
profile report for the City of San Bernardino which utilizes demographic data from the 1990
1 Census to characterize the City's residents into fifty profiles. These profiles describe the
1 number and percent of households in each category and describe the typical family status,
income, education, occupation and purchase habits for that category. These fifty categories
Ican be combined into ten summary groups. Table 8 provides this data for the City of San
Bernardino.
1
( 14
f
TABLE 8
AEA FO
F SAN BERNLE R
NO C
Group Segments* Households
Number Percent
Accumulated Wealth Upper Crust, Lap of Luxury, Established 2,397 4.1%
Wealth, Mid-Life Success, Prosperous
Metro-Mix, Good Family Life
Mainstream Families Comfortable Times, Movers and 18,427 31.3%
Shakers, Building a Home Life,
Home Sweet Home, Family Ties, A
Good Step Forward, Successful Singles,
Middle Years, Great Beginnings,
Country Home Families, Stars and
Stripes, White Picket Fence
Young Accumulators White Picket Fence, Young and 1,718 2.9%
Carefree
Mainstream Singles Secure Adults, American Classics, 19,793 33.6%
Traditional Times, Settled In, City Ties,
j Bedrock America, The Mature Years,
Middle of the Road, Building a Family,
Establishing Roots, Domestic Duos,
Country Classics, Metro Singles, Living
Off The Land, Books and New Recruits,
Buy American, Metro Mix, Urban Up
and Comers, Rustic Homesteaders, On
Their Own, Trying Metro Times
Asset-Building Families Trying Metro Times 313 0.5%
Conservative Classics Trying Metro Times 1,980 3.4%
Cautious Couples Trying Metro Times 261 0.4%
Sustaining Families Close-knit Families, Trying Rural Times, 12,908 21.9%
Manufacturing USA, Hard Years,
Struggling Metro Mix, Difficult Times
Sustaining Singles Difficult Times, University USA, Urban 1,015 1.7%
Singles
Anomalies Anomalies 94 0.2%
Source: National Decision Systems, September 1993.
1 * See Appendix for definitions of these segments.
15
Racial and Ethnic Characteristics. The City of San Bernardino is one of ethnic diversity.
According to the 1990 U.S. Census, whites are the largest racial group, with 45.6% of the
population. Hispanics represented the next largest ethnic group in San Bernardino, with an
increase in total population growing from 25%in 1980 to 35% in 1990. Blacks comprise just over
15% and Asians/Pacific Islanders comprise almost 4% of the City's population. The Black
population grew by 47% and the Asian/Pacific Islander population grew by 254% over the
decade. Table 9 on the following page provides the population's ethnic and racial distribution.
I
Concentration of Racial/Ethnic Minorities and/or Low Income Families. An area of low-income
concentration" is defined as a specific section of the City where lower income households (less
than 80% of median) reside in concentrations of 50% or greater. Similarly, an "area of
racial/ethnic minority" means specific regions of the community where minorities constitute 50%
or more of the population within the census tract.
TABLE 9
ETH
RACE AND NICITY
j CITY.GF SAN.BERNARDINU
Race/Ethnicity 1980 1990 Percent of
1 Total
Native American 1,326 1,173 0.7%
Asian 1,732 6,195 3.8%
Black 17,089 25,164 15.3%
White 67,035 74,817 45.6%
Other 450 402 0.2%
Hispanic 29,858 56,413 34.4%
Total 117,490 164,164 100.0%
Source: U.S.Census 1980 and 19W data.
Racial/Ethnic Concentrations. While individuals of all ethnic groups can be found
throughout the City, slightly higher concentrations of specific populations can be found in
} the following areas:
TABLE SO
POEULATIpN DISTRIBUTION BY ETHNIC.GROUPS.
.. :CXTYQ>`SAN.BERNARDINd
I City All Minorities
Ward White Hispanic Black Asian Other
1st Ward 5,459 13,857 3,620 1,222 276 18,975
' 2nd Ward 10,283 10,158 3,023 884 247 14,312
3rd Ward 8,059 11,869 2,716 1,435 198 16,218
4th Ward 18,321 3,044 1,932 817 225 6,018
5th Ward 16,183 4,589 2,306 1,080 224 8,199
6th Ward 3,160 10,471 9,737 836 191 21,235
7th Ward 16,165 1 4,483 2,508 609 209 8,169
Source: City of San Bernardino Clerk's Office,Rachel Krasney,City Clerk,February,1992.
16
The First, Second, Third and Sixth Wards are all areas of minority concentration in the City
of San Bernardino. A map of the wards with these concentrations marked is presented at
the end of this section (Map 1).
Low-Income Concentrations. Historically, low-income concentrations tend to coincide with
areas of racial/ethnic concentrations. Data on low-income concentrations in San Bernardino
confirm this tendency since the census tracts within which the median income is less than
80% of area median income generally overlay the wards in which there is an ethnic/racial
concentration of 50% or more. This information is presented on Map 2 at the end of this
section.
Households Below Poverty Level. Poverty thresholds are revised periodically to allow for
changes in the cost of living as reflected in the Consumer Price Index. The average poverty
threshold for a family of four persons was $12,674 for 1989. Poverty thresholds are applied
on a national basis and are not adjusted for regional, state or local variations in the cost of
living. Consequently, the true number of impoverished persons in San Bernardino is higher
than revealed by the 1990 Census since the cost of living in the area is higher than national
figures due to higher housing costs. As of 1989, 7,613 families had incomes below the
poverty line; this figure represents 19% of all families in the City. Based on these statistics,
i
nearly 1 in 5 families lived in poverty in the City of San Bernardino during 1989.
...........................................................................................................................................................................................................-...................................................
...
;:
>::>::>::;::>:...:::>::>::.;;.;::;;.::.:.:;;..;::.:; ::;:::...;::::.>::>::::>::;;:::>:::>::::>:::::........::::>::..........:....:: .:.
.:..:.:::.::.::.::.::.::.::.;:.;:.;:.;.;;:.::.::.::.;:.;:.;:.;
: ::::::::::. ::..:::.:::::::::.:::..::
..................................................................................................................................................................................................................................................................
...................................................................................................................................................................................................................................................................
...................................................................................................................................................................................................................................................................
Below Poverty Lcvel Above Poverty Level
Household Type # % # %
Households Below Poverty Level 9,808 18% 44,836 82%
I
Families 7,532 19% 31,504 81%
Married Couple Family.
With Children 0-17 2,128 14% 12,971 86%
No Children under 18 391 3% 11,115 97%
Female-Headed Family.
With Children 0-17 4,106 56% 3,270 44%
No Children under 18 318 14% 1,962 86%
i
Elderly(65+) 1,193 11% 10,674 89%
Source: 1990 U.S.Census 29 Page Profile.
A substantially higher portion of the City's families (19%) live in poverty when compared
with the State rate of 9.3%, and the County rate of 10.3%, as defined by the 1990 U.S.
Census. Black, Hispanic, and Asian households are disproportionately represented in very
low-income categories, exceeding 40% or more. This indicates that there is likely to be a
higher concentration of these households experiencing life at poverty level than White or
Native American households experience.
I
l 17
Another indication of impoverishment is the number of households registering for public
assistance programs. Records kept by the County Department of Public Social Services
(DPSS) show a tremendous increase in case load in the public assistance programs.
I According to the May 1993 reports of case counts, 28,840 households were on some form
of public assistance in the San Bernardino City area. This is a 68% increase from the 1988
I case load of 17,000. These households have a population of 74,314 persons. The average
monthly grant amounts to AFDC recipients is $554 which was reduced by the State of
California in FY 92 due to grant rollbacks and other state funding reductions.
7 In the P ast three years DPSS monthly intake has doubled. Officials report in increased
migration from Los Angeles and Orange County due to housing costs and constraints in
lthese areas. In San Bernardino, 3,247 new applications are received each month. At this
time, combining all types of assistance, 45% of the total population receives some type of
public assistance.
f
TABLE 12
TYPES 0 PUBLIC ASSISTANCE
CITY OF SAN BERNARDINO .
Caseload Persons
AFDC 15,328 45,371
Food Stamps Only 7,315 28,746
General Relief 197 197
28,8M 74,314
i Source: County Dept. of Public Social Services,
May 1993.
iii. Maps
iv. Table lA - Population and Household Data
I
1
t
( 18
• : ' . lit ' 1 •. 1 1 • ' 1 i
lit
• t • ' t 1 • / ' •' 1 •. 1 1 ' / i
wM
1 .1 • + ' 1 111
• 1 .r1 ' / 111 ( + ' / 't. .11 ' �' . i .
1 1 •' 1 r • 1 1 1 • t•
+�e".A.'ia�a •i,t J � y Ttk rA c�
• ..Asa`i` F', +�rn� r"r ..4: •�.�..!' ti+. ._
ad
ti
z�
• .i..�tEta-'.
— t s
1 �c:�-.•�Y.�n r.- I...r s e r �. •e ti t� � 3� "h. "�a':,.'
�... t Y v ��7• i ♦ i,' t, 1., a�",i�a�Y'� .."t•..
� �3.fid�u:�a�'t�� -•• ^` Cam, .t � kZ �-.e''., r:,r
i�
� CHAS MAP 2
LOW INCOME T ONC ENTRAT i S
Very Low Income: Median Income 50%or less of City Median
Low Income: Median Income 80%or less of City Median.
I _J
CITY OF SAN BERNARDINO
X15
° 1990 CENSUS TRACTS
45.01 f_ 108 m�
45.02
110
=: :•. 6.01 1
ir
r
• =: . 5
46.02
� . :�:•:':�:: 30 lJ 74.0 7 4 04 v
fir:�;ne
76-01
"''•" 76.02
•.• �i
43 ,n c :??�
F hip BMA.
:
44 77
Min Street :::`S{•::
:'ve- k•r
,: :. .
o ;.r 3:=:;:::
i71 •f�•-''v
NORTH
20
1
CHAS Table 1A U.S.Department of Housing and Urban Development
® Office of Community Planning and Development
i
Population&Household Data Comprehensive Housing Affordability Stra _,,(CHAS)
Instructions for Local Jurisdictions
Name of Jurisdiction:
V of San Bernardino
.�. Population
1 1980 I 1990 I % I D. Relative Median Income of Jurisdiction
1 Census Data I Census Data I Change I
1 (A) I (B) I (C) I I MSA Median I Jurisdiction's I National I
Family I Median Family I Median 1
67,0351 74,731 I 11%I I Income I Income(not I Family 1
1. White(non-Hispanic) I 1 1 available for I Income I
urban I I
17,089 1 25,045 I 47%1 1 1 counties and I I
2. Black(non-Hispanic) I 1 I I I consortia) 1 I
I I
3. Hispanic(all races) I 29,8581 56,7551 90%1 1
I
$37,2731 $28,8431 $35,9391
4. Native American 1 1,3261 1 1,096 1 -17%I
(non-Hispanic) I I I I
5. Asian&Pacific Islanders 1 1,7321 6,1341 254%1 I I
(non-Hispanic)
1 403 1 -10%1
6. Other(non-Hispanic) I 450I I l
1 7. Total Population i 117,4901 164,1641 40%1
8. Household Population I 112,4661 158,1051 41%1
1 1 1 1
'--------------- --I--;
9. Non-Household Population ( 5,0241 6,0591 21%1
I I 1 I
B.Special Categories
(e.g.students,military,migrant farm workers,etc.)
1 I
i
I �
I I 1 1
1 I
I 1 1 I
I I 1 I
Total 1%of Total I %Very Low I %Other Low 1 %Moderate I % i
C.Households I 1
I Households 1 Households 1 Income 1 Income I Income 1 Above I
1990 I I 0-50%MFI- 1 51-80%MFI. 181-95%MFI' I 95%MR-
I (A) I (B) I (C) I (D) I (E) I (F) I
30,392 1 56%1 26%1 16%1 8%1 50%1
1. White(non-Hispanic) I I I 1 1 1 1
8,079 1 15%1 46%1 17%1 7%1 30%1
2. Black(non-Hispanic) I 1 I 1
14,111 1 26%1 39%1 23%I 9%1 29%1
3. Hispanic(all races) I 1 1 ( 1
i I I 1
434 1 1%1 31%1 26%1 10%1 33%1
4. Native American I I I I
(non-Hispanic)
S. Asian&Pacific Islanders i 1,5521 I 1 I
(non-Hispanic) I I I 1 1 -----i
54,644 1 100%1 33%1 18%1 8%1 41%1
6.All Households I 1 1 1 I 1 1
Or,based upon HUD adjusted income limits,if applicable
14DHUD 40090-A(1193)
1 c:\123W\SBTABLEtA.wk1 21
i
i
2. Market and Inventory Conditions
This section of the FY 1994-1998 CHAS is comprised of four sections. The first part
summarizes the City of San Bernardino's general housing market and inventory in terms of
supply, demand, condition and cost. The second part discusses the availability of any
assisted housing, Section 8 housing and public housing. The third part is an inventory of
facilities and services for the homeless, and services for those at risk of becoming homeless.
i Part four inventories supportive housing for non-homeless persons in need of special
assistance. Table 1B, on page 44, reviews much of the narrative put forth here.
i. General Market and Inventory
i
A. Housing Supply
The 1990 Census data indicates a total of year-round housing in San Bernardino at 58,804
units. Approximately 93% of these units are occupied,with 26,014 (44.2%) renter-occupied
and 28,468 (48.4%) owner-occupied. The vacancy rate at the time of the 1990 Census was
8.5% for rental units or 2,407 rental vacancies and 2.1% for owner units or 609 owner-
occupied units available for sale.
There was a total housing unit increase of 26.6% (12,346 units) during the 1980's from
46,458 to 58,804. During this same time period, population increased by 39.7% which
indicates that the housing stock did not grow at the same rate as the population. The
overall vacancy rate for 1990 was 5.1%. Table 12 shows the number and type of housing
units in the City of San Bernardino in 1980 and 1990.
1 TABLE ><3
HOUSING STOCK BREAKDOWN
CITY OF.SAN BERNARDINO
Type 1980 Percent 1990 Percent
Single-Family 31,990 68.9% 35,698 60.7%
Multiple Family 11,472 24.7% 18,709 31.8%
Mobile Homes 2,958 6.4% 4,397 7.5%
` TOTAL 46,428 100.0% 58,804 100.0%
Source: 1980 and 1990 U.S. Census.
I
1 Owner-Occupied Units. In 1990, there were 28,468 owner-occupied units in the City. These
totaled 48.4% of the total occupied housing stock. As of 1990, 80,962 persons or 49.3% of
the total population resided in owner-occupied units. Over 86% of all owner-occupants live
in single family detached homes. The second highest percentage are the 9% of all owner-
22
I occupants living in mobile homes. The remaining 5% of owner-occupants live in
condominiums or single family attached homes.
Rental Units. In the City of San Bernardino, 44.2% of all occupied housing units are renter
i
occupied. In 1990, approximately 76,509 persons occupied these rental units. Forty percent
of all renters occupied single-family detached units. The second highest percentage, or 13%
of all renters, occupied three and four unit garden apartments. The remaining 47% of all
renters occupied a varied mix of units from single family attached rental units to large
apartment complexes and mobile homes.
According to local real estate brokers, the vacancy rate in the rental market currently
fluctuates between 15 and 20 percent. This is thought to be a result of the national
recession and its impact on the local economy.
L::: .. .
::::.:<:».;:::>:::::::;::>:::;:::>::::::::: ::::;:::::: :::.::............... ..................... .. 'A....ANA.;;t3 ...... I....S...................................:....:::.::::::::.:
Category 0 and 1 Bedroom 2 bedrooms 3 or more bedrooms
Renter 11,491 or 40% 11,941 or 42% 4,989 or 18%
Owner 2,326 or 8% 9,013 or 31% 17,738 or 61%
Source: U.S. 1990 Census, CHAS Table 1B
Overcrowding. As discussed earlier, overcrowding is defined as occurring when a dwelling
unit has more than 1.01 persons per room (excluding bathrooms, halls, foyers, porches and
half-rooms), and is generally indicative of a failure in the housing market that prevents some
households from finding shelter that is both affordable and of an adequate size. Such
overcrowding tends to result in rapid wear of the housing.
The 1990 Census showed that there were 7,924 overcrowded housing nits representing
g , re P g
14.5% of the occupied units. Overcrowding is more severe among renters, with 5,603
(21.5%) overcrowded rental units. However, overcrowding is also an issue with some
owners, since 2,321 (8.2%) of the owner-occupied units are overcrowded.
1 The City of San Bernardino contains 2,302 large households (7 or more persons) comprising
4.2% of the total households. As the statistics on overcrowding would suggest, large
households have special needs in finding housing that is of an adequate size. Table 14 on
the following page illustrates the number of persons per unit for both renter and owner
households.
1
i
23
1
J""
g
.........: ::::::: ::::.:::.::::::::: ::::::.::::..
Y PERSO
ARE B .. NS. ''
LZ'Y.:. F. AIY:$ I <:>:>>:>>:::<:<::::..............«:>:<<:<:>:»»<.........
..........
::::: ......:::::::>::::::::::::::;::::.;:<:>:>::_.;;:;;;>:.;. O ...5 _EIS.. .
Persons In Unit Owner-Occupied Renter Occupied
Number Percent Number Percent
1 Person 6,078 21.3% 6,644 25.5%
2 Persons 9,097 32.0% 6,222 23.9%
3 Persons 4,727 16.6% 4,497 17.3%
4 Persons 4,288 15.1% 3,840 14.8%
5 Persons 2,216 7.8% 2,286 8.8%
6 Persons 1,090 3.8% 1,195 4.6%
7 or more Persons 972 3.4% 1,330 5.1%
TOTAL 28,468 100.0% 26,014 100.0%
Source: 1990 Census
Overhoused. For purposes of this discussion, overhoused is defined as occurring when a
dwelling unit has more than 1.01 rooms for each person residing therein (excluding
bathrooms, halls, foyers, porches and half-rooms). For instance, a young couple with no
children purchasing a three-bedroom home would be "overhoused". Presumably, however,
14D this couple will require the additional bedrooms as their family grows.
It is not unusual to find in nearly every community across the United States that the most
overhoused population group is the elderly. This phenomenon is not problematic insofar
as it exists, however, for those elderly who are aged to the point of being unable to care for
the maintenance of their homes or are frail elderly and unable to care for their personal
subsistence, hygiene and health needs, an alternative, affordable housing option is an issue
which requires increased attention.
I I There are 7,934 elderly owner-occupant households, who, by definition, are households of
1 or 2 persons. Most of these households want to remain in there residences as long as they
are physically able to care for themselves and their property. Many of these households
enjoy the neighborhoods in which they have lived and plan to remain as long as they are
financially and constitutionally able. However, for those elderly who would consider
relocating to a smaller unit in their neighborhood or City, there is a limited supply of 2,326
zero to one bedroom owner units.
Smaller units are typically developed with the young worker in mind. However, the elderly
also require smaller units, due to their smaller household size and frequent inability to
maintain a large single family home and yard. Affordable elderly units should be near
shopping and medical centers with access to sponsored public transportation for elderly who
cannot drive. The units may need bathrooms which are equipped to assist older people with
shower and tub supports, specially secured windows, porches and elevators for residents
I cr rather than stairs.
24
I
IThe need for this option will increase over time as the baby boom population gets older and
as medical advances and emphasis on healthy lifestyles increases overall life expectancy.
I San Bernardino's residents aged 65 years or older increased nominally (13,256 to 15,259)
I but fell as a percentage (11.3% to 10%) of the total population from 1980 to 1990.
B. Housing Stock Condition
In September of 1987, a windshield survey of the condition of the existing housing stock in
the City was conducted by the Planning and Building Services Department in conjunction
with development of the Housing Element of the City's General Plan. The stock was
assessed into one of four categorical conditions: Standard, Standard - Minor Repairs
Needed, Substandard - Major Repairs Needed and Unsuitable for Rehabilitation.
Definitions of these categories are as follows:
1. "Standard Condition" by local definition, means units that are well maintained and in
good condition with no repairs needed.
2. "Standard, Minor Repairs Needed", means by local definition housing units that need
minor maintenance and repairs but are basically in sound condition. Necessary repairs
could include cosmetic work, correction, minor livability problems or maintenance
work.
3. "Substandard, Major Repairs Needed" means by local definition dwelling units that do
not meet standard condition but are both financially and structurally feasible for
rehabilitation. Major repairs include items such structural repairs and replacement of
deteriorated siding or sagging roofs.
4. "Unsuitable for Rehabilitation", by local definition, refers to units that are in such poor
condition as to be neither structurally or financially feasible for rehabilitation.
This survey was based on exterior appearance alone and did not identify units which are
substandard due to interior conditions or structural deficiencies. Deteriorated and
dilapidated structures were identified throughout the City. This windshield survey found
1,100 units that were assessed as substandard/deteriorated and require substantial repair of
such items as roofs, doors and windows as well'as repair of other visible health and safety
hazards. Another 150 considered in such poor condition that the unit has exceeded its
useful life and could not be rehabilitated without substantial cost or substantial
reinforcement of the existing structure (dilapidated). All deteriorated and dilapidated units
were subsequently inventoried and mapped and are contained within the current Housing
Element of the City's General Plan. The Housing Element also notes that 6,281 units in the
City do not meet local building code requirements. Table 15 provides a breakdown of the
survey results.
In summary then, approximately 14% of all existing units are in some substandard condition,
* of which 11% are suitable for rehabilitation, and 3% have exceeded their useful life. It is
difficult within the context of a windshield survey to distinguish between rental and owner-
25
occupied units. For the purpose of this document it is assumed that the overall condition
between rental and owner units are equal.
;:.:;.;:.:;. :.::.> :.;:.;:.;:.;;:;:::;:<:.;:.;;;:;.;:.;:.;:.;:.;:.;:.:.:;;.;:.;::;:>>::««:::>::::::»:::;:;:'CAB .
Xx" >>::>:: ::::>::::>:<:>::>::>;:<::::::::::>::::>::»::::>::>:<:>:::» TD.0 » fJrNAI .. .1 ....... ..
XXXXXI
ARNARD
Condition Percent
Standard 89% (Combined Total)
Standard, Minor Repairs Needed
Substandard, Suitable for Rehabilitation 11% (Combined Total)
Substandard, Unsuitable for Rehabilitation
TOTAL 100%
Source: City of San Bernardino, Housing Element of the General Plan.
Table 16 shows the age of San Bernardino's housing stock. Approximately 9.5%, or 5,520
units, were built prior to 1939. These units may have historic value in the community and
may be in good condition. However, age is one indication of the potential need for
rehabilitation. Housing built before 1939 is also less likely to have been built to the
structural standards necessary to withstand a major earthquake. Since San Bernardino is
located in a region with earthquake faults that are capable of producing a major earthquake
' (Richter magnitude 6.5 or greater),its housing programs will need to address the earthquake
safety of older housing units. Seismic safety improvements are considered necessary to
protect health and safety and, as a result, may be funded with Community Development
Block Grant funds if the building occupants meet income eligibility requirements. The most
common problems in older units are failure to securely fasten the structure to the
foundation and unreinforced masonry work (chimneys and porches).
I
> ':.::.TI
I ... .....f ........:....:.....:::.::.::::::.:::::::::::::::::::::::::::::.::::::.:::::.::::::::.
::>:>:::>:>::::>:>:>::;.; :>:: :<:<:><>:::>>;:;<:>:: <:<:::;<::>:: TY:.OF.*.SA�T.;.$ERI�A�tA AT. ......
1 Year Built Units Percent
Before 1939 5,520 9.5%
1940-1959 7,185 12.2%
1960-1979 28,809 49.0%
1980-1989 17,209 29.3%
I Total 58,804 100.0%
Source: 1990 U. S. Census.
26
I�
The age of San Bernardino's housing stock is advanced, especially as compared to the
I County. While the age of the housing stock does not necessarily correlate with
deterioration, it appears that in the City of San Bernardino much of the housing stock has
been allowed to deteriorate due to absentee landlords or a general lack of care by the
landlords. Thirty-three percent of the total number of rental units are owned by absent
landlords. Also, within the City, over 9,383 single family units (26% of all single family
units) have absent owners and it is presumed that the majority of these are rented homes.
The 1990 Census revealed that 235 (.4%) of the housing units lacked complete plumbing
facilities and 412 (.7%) lacked complete kitchen facilities. Most of these units were renter-
occupied and contained more than 1.01 persons per room. These units would require
upgrading in order to bring them up to standard condition. It is possible that some of these
problems are found in housing units that need replacement.
i
:::::::::.::::::::..........................::.::.....::::::::::::::::::.:::::.::::.
>::>::::>::::>::::>::>::::>::::>::>::»::>::;>::»::::>::::.;
P
S
.....:.::.;.H Ilv::...;> I'I' :h KI:N ..... 11!1. .. ....:::::.:.:.........................................
5.:::::: .:::..:::::::...:..:,.....:............... ::::::::.:::::::::::::::::::::::.:..:...................::::::::.:.:::::::::::::::.::::::::.
: ;;;::.;;;:::.;:.......;:.;;:.;:.;;;;;>;:.;:.;;;:<.;:.;:.;:.;:.;:.;:.;:.;:.;;:.:::.>:.;:.;:.;;:.>:..
:......:>:«:>::::>:<:>:>:>::>::»::>::>......:::>::>::>:<:>::> >:>;::»::>::>::>::::»:::::::::>::>:«>::«:KrTCHBN `ACID T
:: CITX::Q..:. 1 ...... A :: + ::.::::,::::::.:::.: :...........:::::.
Number Percent
Units Lacking Complete Plumbing Facilities 235 0.4%
Units Lacking Complete Kitchen Facilities 412 0.7%
Source: 1990 Census.
Affordability of Owner-Occupied Housing. Trends in the price of housing can either expand
or contract the number and proportion of families that can afford homeownership. When
the price of new housing continuously increases at a rate greater than income gains, more
and more households are priced out of the homeownership market. The impact of price
1 escalation is most severe on first-time homebuyers.
The price of new housing influences the resale price of existing homes. When new home
I values are high relative to consumer income, consumers interested in home ownership turn
to the resale market, thus inducing pressures for price increases in that sector.
During the decade of the 1980's, housing cost in San Bernardino increased substantially.
In 1980 the median single family unit value was $52,600. In 1990, Census information shows
this unit was valued at $96,200, an increase of 82% in just 10 years (not adjusted for
i inflation). According to the Greater Inland Valley Multiple Listing Service, 353 resale
homes were sold in the City of San Bernardino in the third quarter of 1993, with a median
resale price of $96,000. While this price is essentially the same as in 1990, it represents a
i drop of 4.6% from the third quarter of 1992. This shows that there was price appreciation
between 1990 and 1992 and depreciation from 1992 to 1993.
27
i
Recently interest rates reached their lowest levels in twenty-two years, thus making home
ownership more affordable. The affordability index for San Bernardino and Riverside
Counties, which measures the percent of the population that is able to purchase a median
j priced home, reached 51% in July 1993. However, despite favorable interest rates and
lower prices, home sales have remained stagnant. Many households are postponing
purchasing a new or move-up home due to economic uncertainty including high
unemployment rates and proposed tax increases.
Assessing 1990 data, prices have continued to escalate at a commensurate rate throughout
the region. In 1990, the median value of a home in San Bernardino County was 34%
greater than a home in San Bernardino. Between 1980 and 1990 the median value of homes
in San Bernardino increased at an overall rate of 82%. This reflects the incredible
appreciation in home values that the Southern California region experienced throughout the
1980's. Housing prices are stabilizing now, however, and it appears a regional "correction"
is occurring in the sale prices of homes throughout this region. Home values are not
expected to experience tremendous growth during the next 10 year period.
Affordability of Rental Housing. Rental rates have also increased at a slightly faster rate
f than housing prices. For San Bernardino in 1980, the median rental rate was $196 per
month. By 1990, the average rental was $422 per month, an increase of 115% from 1980.
During the same time period, median income increased by 106%which indicates that rents
increased at a faster rate than incomes. The 1990 median rent of $422 would require a
minimum annual income of $16,900 in order to avoid overpayment (spending more than
30% of gross income on housing costs).
Data on gross rent as a percentage of household income by type in 1990 is presented in
Table 18. The majority of the City's lower income households are renters and this
influences the character of housing assistance needs. In 1990, 7,075 (24.9%) households in
owner occupied housing units were spending 30% or more of their income on housing. In
1990, the number of renters paying more than 29% of their income for rent was 12,872
households, 49.5% of all renter households. A large number of households (31.3% or
I 17,054 households) in lower income brackets spent thirty percent or more of their income
for housing costs. Because of the high home values in California, overpayment for shelter
is a trend that has been proven throughout the 1980's and is shown to persist in the 1990's
given the data on the following page.
i
28
I
€:<:>
....................................................................................................................................................................
.:....................................................................:...............:. .:::..................:::::.....
:�:::::::•.vx..;:.........:.:.....................•:••:,:.•.}:??v;{:}Y:::::.:r_r:.:..:.__:..:v....}.....:�' �•: ii /.• .{.vvn•.w::::r?v':/./{•m
:i}}• 'a2�k`}:.Tkb�^'cY:.w.:y: ____.mm.-. ,.ti::?},:�:'riG{}::}:}:}} .:.�v`�r .i'{r.:v ".4nvrr.:in':yl;i'.{F•i:}S: ••�.:y%I::��ti?,�r•,i•,:y<;::i?j
4 '.u.'^- :}}.{x{:,.r,,;..,. ,.., ',•.ii.,,,�••:.r :ti:rr •:{,,F,':':" r• :r.': �f:;:•.•{.{lrr: yr3yAa
F.^•.'?{.'•'+ }iZC: Fl.•: .�•. ...{•..:...:.5.:..:v .'2r.: ::Y+�.{Yrk...:.:.,},•,.': }:.:...r. :..'i�.f.. r» Yr .G}�r
..................
::;:;.;.;::. r:• ... ff......
R n.......•;. :.:::....,. .. ..w..• .................r:::........�........nf.......1x1. .r ........:• r'?:{?4}:}.
:i?�.• •...•.. .. r{::.•.;r::::•:ny :w :: `}:::::,::•.;::::::::•:{:•}}}i}:;v:•:{.;.;nynyv:::•{:}::y.:........::.........}}: :.: ... '{i. .}•.!nr � •.:A}Y.•;
" .'r. t ST BU DENEB RESTER ( wNER fly.::: ::.r: :. ' ' <}
:::::.. .v... ...... ...:.......... ...::: .....................::................. ...... <rf: x:>;:
-X`:
:,,..
:,;}....
...........
h.r.............
':.TTY;..' F:.;
I.:. {mss ::.::::.
+C...........�.....5. ....._.. .BARD._...................... ........
...:............:.:.:.:......:............:.....:.:.::::::::::::::::::::::.:::.
.................::::::::�::::.:::.:::::::^iii}i:iii:ism::::::::�i}iiiii:v:.is�i:::�:�:::�::i::�i::�:::�::::::�:::�:iiii::_ii:�iii:vi:vi::�:i::i::�i:!ii�:::Vi::•.�::::::.�::•::::�::::::.. .......
Household by Type, Income and % Renters Owners Total
Cost Burden Households
Very Low Income (VU Number Percent
0-30% MFI* 7,739 2,615 10,354 19%
% Cost Burdened > 30% 85.5% 63.6%
% Cost Burdened > 50% 70.7% 47.2%
31-50% MF1* 4,664 2,835 7,499 13.8%
% Cost Burdened > 30% 78.5% 44.2%
% Cost Burdened > 50% 30.0% 21.6%
Total VLI Households 12,403 5,450 17,853 32.8%
Low Income (LI)
51-80% MFI*
% Cost Burdened > 30% 44.9% 32.7%
% Cost Burdened > 50% 2.8% 9.7%
Total LI Households 5,019 4,898 9,917 18.2%
Moderate Income (MI)
81-95% MFI*
% Cost Burdened > 30% 10.9% 31.9%
% Cost Burdened > 50% 0% 3.1%
Total MI Households 1,852 2,452 4,304 7.9%
Upper Income (UI)
95% or more of MFI*
% Cost Burdened > 30% 0.2% 1.1%
% Cost Burdened > 50% 0% 0.6%
Total UI Households 6,159 16,411 22,570 41.4%
All Cost Burdened Households
12,872 7,075 19,947 36.6%
ISource: CHAS Table 1C, 1990 Census Data
*MFI = Median Family Income
Cost Burdened. The term "cost burdened" refers to households that are paying more than
30% of their adjusted gross income for housing (rent/mortgage payments) annually. Cost
burden is a direct indicator of housing affordability. Table 18 illustrates the cost burdened
renter and owner households in the City of San Bernardino. A cost burdened household
has less income available for other needs such as food and clothing, as well as discretionary
purchases. In addition, owner-occupied residents who are overpaying have less ability to pay
for routine maintenance and repairs,thus accelerating the deterioration of the housing stock.
Of the total households in San Bernardino, 36.6% are cost burdened. This includes 49.5%
of the renter households and 24.9% of the owner households. Clearly, housing affordability
f is a major problem within San Bernardino.
I
29
i
i
Suitability of Existing Units for Special Needs Populations. As special needs populations
become a greater focus for cities around the nation, the ability to track their needs and
develop targeted programs for that population's improvement increases. From what the
1990 U.S. Census figures show, it appears that some 1,782 low income renter households
and 677 low-income owner households are experiencing some type of housing problem
unrelated to being cost-burdened. This could include units needing repairs, overcrowded
units and units in need of alterations for handicapped access. These problems are all
reported as pertaining to households at or below 80% of area median income. All 2,459
low-income households are likely eligible to participate in one of the City-designed
I rehabilitation programs or rental assistance programs. Households requiring physical
improvements to their unit may improve their property for a low interest or deferred loan
available through one of the City's housing rehabilitation programs. The City of San
! Bernardino makes every attempt to meet the needs of these groups through existing
programs and has initiated a Neighborhood Spirit Program intended to meet the needs of
all groups in current and future program development.
i
A great deal of discussion was generated during the CHAS development process with the
public and various focus groups regarding the "suitability" of the City's housing stock. While
many persons intimated that a unit was "suitable" if it was "affordable," a like number
described the types and design of units that would benefit certain populations. One group
described a rental project with a child care facility/community room built into the complex
as a suitable project for single-headed households. Along with that design feature, the need
for the rent to be affordable to persons on AFDC, which pays roughly 18% of area median
income to a household, was another stipulation. In an effort to move single-headed
households up and out of this type of project, a job training component was also suggested
as a requirement of residence in such a project. These were all ideas the public brought to
the City as being more suitable types of housing for particular needs groups. It is important
to note, while this and other projects were suggested, the recurring message from all groups
was that affordability of housing is the major impediment for the City's households.
Physically Disabled and Handicapped Households. Another group with special housing
f needs is the physically disabled population. Correctly serving this population requires
housing design modifications and alternative solutions to housing accessibility. The City of
San Bernardino makes funding available for various low-income special needs populations
I to modify their units as necessary to enable elderly and disabled persons to remain in their
i homes through City-sponsored rehabilitation programs. According to 1990 U. S. Census
disability information, there are 12,091 persons aged 16 to 64 with a mobility or self-care
I limitation. This number includes all persons in this age range also prevented from working.
Also, there are 6,455 persons aged 65 or older with a mobility or self care limitation residing
within the City. However, from this data, there is little statistical ability to discern which
of these self-disclosed disabled persons require (greater) access to affordable housing or
other supportive housing services. The City must also ascertain the degree to which this
portion of the population's housing needs are being met by existing City services. The City
will need to enter into discussion with all relevant departments in order to determine how
to survey this population adequately to gather data which will be pertinent and helpful in
addressing any potential or existing shortfall of housing units or supportive services for this
population.
30
Clearly, handicapped residents need wider doorways, ramps, elevators for multiple story
units, modified cabinets,plumbing, and lighting. These modifications are expensive and not
usually found in older units. The City requires that all new units constructed with public
funds conform to the accessibility requirement of the Uniform Building Code and the
Americans with Disabilities Act of 1992.
Elderly Households. Households of elderly are a small portion of San Bernardino's total
households. In 1990, census figures show 16,396 elderly households or 10.0% of the total
number of households. Of these, 73.5% own their homes and 26.5% rent them. Elderly
households are more likely to own their home than the general San Bernardino population.
Elderly households are frequently on fixed incomes and may not have the resources or
stamina to repair their homes when problems arise. Elderly households clearly need access
to programs which will assist in clearing up deferred maintenance problems and which may
augment limited funds for required home repairs. It is expected that the elderly will
constitute an even greater portion of the population by the year 2000. Therefore, proven,
successful programs which assist in providing elderly residents with needed assistance should
be well-crafted and operative in order to handle an increasing caseload in coming years.
Cost burden is also a problem among the elderly, particularly for renters. Among the very
low income senior renters, 72.6% are paying more than 30% of their incomes on housing.
Among the low income senior renters, 55.0% are overpaying. For elderly homeowners,
55.8% of those with incomes under 30% of median and 27.9% of those with income from
31 to 50% of median are overpaying. Another 9.3% of the senior owners with incomes in
the 51 to 80% range are overpaying.
' '%6
Elderly household members are more likely to be disabled and require housing accessibility
modifications. They also need special security features and access to public transportation
and medical services. Therefore, any newly constructed elderly housing should be
strategically located so that access to these types of facilities is provided.
1
Large Families. The housing needs of large families within this community are problematic
I on two counts. First, there is a limited supply of rental units with 3 or more bedrooms in
the City. There are 9,089 households having five or more members which require these
rental units. As of the 1990 census, over 16% of all households in the City of San
Bernardino require 3 or more bedrooms. According to the Housing Authority of the County
i of San Bernardino, a large family may have a Section 8 certificate, but be unable to locate
an appropriate unit. As of December 1990, the Housing Authority had a waiting list of over
12,000 households county-wide that were seeking rental assistance. The waiting list has not
i been reopened to large family households since that time due to the excessive numbers still
on the list for 3 or more bedroom units.
Of all large renter households, a total of 2,622 households or 28.8% of all large related
households, are paying more than 30% of the household's income for shelter. Of the low-
income renter households, some 1,502 very-low income large households,or 16%of all large
i households, are paying more than 50% of their income for monthly rent. Certainly, some
I large related households are experiencing overcrowding if there are families with Section
j 8 certificates who cannot find units with an adequate number of bedrooms. There are a
I I
31
I I
total of 2,615 lower income large family renter households which are cost-burdened and
require rental assistance. Currently, 100 large related households in San Bernardino receive
Section 8 rental assistance. Less than 4% of all large households requiring rental assistance
are able to obtain this assistance.
The City will be augmenting this on-going need with a federally-funded HOME Program
Tenant-Based Assistance Coupon available to provide rental assistance for a large family
for up to two years beginning in FY 1994.
Small Related Renter Households and Other Renter Households. Single parent headed
households are disproportionately represented among the poor throughout the United
States. This is reflected in San Bernardino's population as elsewhere. These households
are likely to have special needs for safe housing near day care and recreation facilities with
access to public transportation. Households with a female head are especially likely to need
assistance because women continue to earn less on average than men. In 1990, 9,063 San
Bernardino households were headed by single men or women representing 16.6% of the
total households. All of these households include children. Of these households, 5,721 or
22% of all renter households in the City are paying more than 30% of their income for rent.
Those households supporting the greatest cost burden are 3,258 small related and other
renter households or 12.5%of all renter households which pay 50% or more of their income
for shelter each month. While there appear to be an adequate number of units for these
populations in the bedroom type required for the household size, the cost burden is
substantial for a significant portion of the population.
Other Housing Problems Identified by All Households. Cost burden is by far the largest
problem facing the renter household population. Nearly 50% of all renter households are
excessively cost burdened; 27% report severe cost burden. Owner households report excess
cost burden in 25% of all owner households and severe cost burden in 8.8% of all owner
households.
Other housing problems are reported by 11% of all renter households and by 6% of all
owner households. In all households, the precise problem -- overcrowding versus unit
inadequacy--is not reported and difficult to ascertain. Further discussion on unit adequacy
will be explored in the Five Year Strategy.
Affordability and Availability of Public Housing. As of August 1993, the Housing Authority
of the County of San Bernardino currently owns and manages 705 units and provides an
additional 1,811 rental units through the Section 8 program. The authority currently has
2,305 households on the waiting list. The average rent paid for these units is $191. Public
housing tenants pay 30% of their household income towards rent, therefore public housing
tenants are not cost burdened. However, the large number of households on the waiting
list indicates that there are not enough units available to meet demand.
C. Impediments or Opportunities Created by the Market. Many of the factors which tend
to restrict housing supply cannot be controlled by local government, especially those that
relate to the regional, national and international economy. Various factors not under the
control of local government influence the cost, supply and distribution of housing. These
32
i
factors include land costs, construction costs, financing costs, and availability of land and
land use controls.
f
Construction Costs. The cost of construction is dependent primarily on the cost of labor
and materials. The relative importance of each is a function of the complexity of the
i construction job and the desired quality of the finished product. The trend over the last
several decades has been toward improved efficiency in housing production, largely because
the construction of housing usually occurs through a bidding process in which the most
reasonable contractor bid is awarded the job. As a result, builders are under constant
pressure to complete a job for as low a price as possible while still providing a quality
product. This pressure has led (and is still leading) to an emphasis on labor-saving materials
i and construction techniques.
i
However, the price paid for material and labor at any one time will reflect short-term
considerations of supply and demand. In general, construction cost estimators generally
expect material prices to rise no more than five percent per year. Future costs are difficult
to predict given the cyclical fluctuations in demand and supply that are, in large part,
created by fluctuations in the state and national economies. It should be noted that the
volatile nature of the lumber market can have a significant impact on housing costs.
For the average home, the cost of labor is generally two to three times the cost of materials,
and therefore represents a very important component of the total cost of construction. Most
residential construction in San Bernardino County is done with nonunion contractors, and
as a result, labor costs are responsive to changes in the residential market. The relative
ease by which a skilled tradesperson can get a contractor's license further moderates the
pressures that force labor costs to rise.
1
Land Costs and Availability. The cost and availability of land is another major impediment
to production of affordable housing. Land costs are influenced by many variables, including
land scarcity and development density (both of which are indirectly controlled through
governmental land use regulations), location, unique features, and the availability of public
utilities. In 1988, the City had approximately 7,469 acres of vacant single family land and
1,028 acres of vacant multiple family land. Therefore, scarcity of land is not a major
constraint in the City.
The cost of residential land in San Bernardino is not the impediment it was in the 1980's.
Land costs are declining due to a decrease in demand for real estate due to current
economic conditions. According to the City's Housing Element, vacant single family land
in the Verdemont area of San Bernardino ranges from $50,000 to $60,000 per acre. This
is the area of the City with the most vacant residential land. The Housing Division states
that 1993 prices for vacant single family residential land zoned for minimum lots of 7,200
square feet currently range from $40,000 to $80,000 per acre or approximately $10,000-
20,000 per unit.
i
Financing Costs. Financing costs, for the most part, are not subject to local influence. The
control of interest rates is determined by national policies and economic conditions. Interest
rates greatly influence the housing market for home buyers through the rates charged on
i
33
1
i
home mortgages. Rent is also indirectly influenced by interest rates since most landlords
borrow money in order to purchase the units and rental amounts are a reflection of the
income needed for the landlord to recover their costs and make a profit.
D. Age of Housing Stock. The housing stock in San Bernardino is relatively new when
compared with the nations stock as a whole. This is generally true of Southern California's
housing stock as industry grew most rapidly here in the post World War II era and even
more significantly with the advent of service, computer and telecommunications industries
growing, expanding and basing many plants and offices in California. The City of San
Bernardino contains 12,705 housing units built prior to 1960, comprising 22% of the total
housing stock. These housing units are those most likely to be in less that ideal condition
since thirty years is a standard indication of when housing begins to need repair and
rehabilitation. Map 3 at the end of this section presents the historical development pattern
in the City of San Bernardino. This indicates the location of housing units by construction
i era.
E. Lead-Based Paint: Health and Housing Perspectives. The National Center for Lead-
Safe Housing is assisting local governments by providing information on potential strategies
intended to assist in developing effective programs to sharply reduce childhood lead
poisoning and how to integrate prevention efforts into ongoing low- and moderate-income
housing programs across the country.
Childhood lead poisoning is the number one environmental health hazard facing American
children. Federal estimates indicate that ten to fifteen percent of all pre-schoolers--as many
as 3 million-- have blood lead levels high enough to warrant concern for their intellectual
development. While lead poisoning affects children of every socio-economic and
demographic stratum, the poor and people of color are disproportionately affected. In many
urban communities, over fifty percent of children suffer from over-exposure to lead, with
Black children more than twice as likely to be poisoned.
Although lead was banned from residential paint in 1978, more than half of the total United
States'housing stock--an estimated 57 million older homes--contains some lead-based paint.
Approximately 20 million housing units contain lead hazards: flaking or peeling lead-based
paint or excessive levels of tiny lead particles in household dust. HUD estimates that 3.8
million homes containing such immediate lead hazards are occupied by families with young
children who are at immediate risk of poisoning. Half of these families own their homes;
half have income above $30,000 per year.
Children do not have to eat paint chips to become lead-poisoned. Most children become
exposed to lead-based paint and dust hazards living in older homes. Young children most
I frequently become poisoned by inadvertently ingesting lead contained in household dust
during the course of normal hand-to-mouth activity. Older, low-income, privately-owned
rental housing that has not been adequately maintained is potentially the most hazardous
to young children. In addition, children are exposed to lead-based point and dust hazards
during the renovation, remodeling or repair of older homes when lead-based paint is
disturbed. Burning, dry scraping, and sanding--especially power sanding--older paint can
increase lead dust levels in the home 100-fold and result in the inadvertent poisoning of
I
34
f
children, pets and workers.
Lead-based paint containing up to fifty percent lead was in common use through the 1940s.
Although the use and manufacture of interior lead-based paint declined during the 1950s,
exterior lead-based point and some interior lead-based point continued to be available until
the mid-1970's. In 1978,the Consumer Product Safety Commission banned the manufacture
of paint containing more than 0.06 percent lead by weight for use on interior and exterior
residential surfaces and furniture. Lead-based paint is still available for industrial, military
and marine use and occasionally ends up being used in homes.
The six tables below show an estimate of the number of housing units containing lead-based
paint hazards that are occupied by very-low and other low income households by both
renter- and owner-occupants.
.
............. . .
..........................................................................................
»::»::::»»:>::>::»>:>>>:;::;....;.,:..;....;..:::>:::..::......:..:.......:.....:,..::.:::::::;:....:..;:.:...:..::....:....::::::::::..::::...::.::.:....:.......
(3 LEAD f�1���3I�!k'1C HA�A�t . ....
:`''BLRNA
.............::>::>......>:;;:::>::::;:>::. >:;:.::.;:.
. .
:>:::.»::::>::>::>::::>::::>::>::»::>::::>::::>::>::>::::>::::>::>::><?::>::RENTERH EH L ..... i i" .. E. ( ......................................................xxx
...........:....:...;:.:........:..::........::::.::.,::::.:::.:.....:.:::.....::. ::....::,...:...::::.:..::.::::.::.::.:,.::.. :....:::.::.:.::.:..:.:::.::: :...:.:::;:;;;;:.;::.;;::;:;;.::::.::::::::::;;;;;;,;;
titY....;ii::::::i: SCQ::;:::.':#'� fl:�Ar7t9:::: ::::i::::i::::::i:::::::Y2:::' ?: :::i:::::' 47FffUf::::;:
'.:: u.:::..::f:ofYerytowans: lx�z:::<:<?b:w[�!....................:::.::.:::.......................................:::::::::::::::::::;::::::: :::: !:::::::::::::::;:
::::::::::i$�S EQ Pd)f7)::?%::?::,'i 3 : ::.....:::;::;:::::
Buff:'::%::<=:<:::>:::::<«:::::::?;::(tom.
PRE-1940 3,052 X.90- 2,747 X.10- 275
1940-1959 3,107 X.80- 2,486 X.10- 249
1960-1979 12,594 X.62- 7,808 X.10- 781
:. Total Renter Households Estimated with Lead-8ased 13,041 + 1,305
Paint
'Siuce�z: EEosi ;E}iris :;:;:.::.;:.:;.:,....::. :: irtietsicrii *:> YCE#RS Qata43t#z»><»><»>'> <<> `>< z<»z<< <'< `>s<»
..........
.....:5•.;:::... ......31y��tge�tLfrd$.Teixe6: •...p;::...:::::::::::::::::::::::::::::::•:::•:.
.................
......... .
:;.. D l7.... TNTHEZAR!} .........
::>::>:...............:>::::::>::><:::....N M�S:.AT H1CxH: ..T...:FIISEPaa.f�F.AAI
:::::: :::: ::>:: :::: <::::::::;:::<:....OWNER OCt73b.HOIISEHLS'YiTY. ... E ... . .............................
....:.................................
90 srF...... '...........: !o€ .L iiarlE f?GierhpiK :; 9&i ead as«3.:.:; riskedyJit.t,ee......:............ .::........... ..... ..... ..........
:»>::>:::9uUk:> :»::>::::>::>:ktcoree:H:'uti5f3ioJdsi[>z»?: :>:....: PaTriE:'s:::[:<:> >:<:>:><::......::::::B :FaB3t:»>s>?>::::::::::>:E> ::>::>:':::::<::«:: :::<>:E>:::>::::::::>:::::<:::>:<::>?::>:=:::<:d::z:::>:<:E:>:
PRE-1940 2,468 X.90- 2,221 X.10- 222
1940-1959 4,078 X.80- 3,262 X.10- 326
1960-1979 16.215 X.62- 10,053 X.10- 1,005
Total Owner-Occupied Households Estimated with 15,536 + 1,553
I
Leadaased Paint
Hau��sg4?its+ayA9Q4fE3tuG1 #lrtt ? 4vp« 3G# 5136't8tr44k.:::::::::.......:.::::::......
1
I
I
I 35
I
....xr\. ....................................:............ 4ii}iii?ii:iii?>iii:.ii:>iii:vii:}::.i:::::::is iiiiii:4i:•ii:� .. /..
•.4'r ii
?•:$ ...r
vihr ...ri
'::: ::37'•:
:�''.sv"'y>:i::::i`ii:f:�ii:::`vj:i::i:}::::: ': jY...'.'.'.`i: `?iii}i}ii'?:j:�::jXi?ii:
: .....
...:.........
k .:.
.....................%•.....:{:•:......vv ii:.i:::.ii'r'::::::4:
Oi.t}5::BY11t'xE.t3
SEH F
: : ;: i: :::::i:;::::ii:<i<:::>: ? F:. f:L::.09--T.
:i:: i::::::::i:;:::::i::>::ii:< :i::i::i:;:ii::>::ii::> . ' > > `:>> > :<:>><:<::> :<: ' :<;:>;.
::,:::::.::::.:::::::::::::.:::::::.::::::::.:SUN[NtaRY.::.. tk............:.::::::::::................. :::.:..: ::.
EiNQlC3t
N 8 Nt7
:{.;::.;.i:.:.i:.;:.i:.i:.i:.i:.;:.;:.i:.i:.i:.i:.i:.i:.i:.;:.i::.i:::
.. i::i::is:i::i::::i:;:::i::i::i::i::i::> ::i::>::i::i::i::i:.i:.:.:...i:::::::.;i:::i::: a E.S ::::i:.::::.:::::::::.:::::::::::::::::::::::.:......................::
::::::.:::::::::.:..:::::::::::::::::::::.:.:.:.:.;;.: .1. y.:. ....... ..........::.. :: ::...::......................................................................................
....: :>»:i: <::>:<:::
i:ii::i::>::
sot., i[f Year8u�tt:::: :. sgmated.w s.tead8ased..;3> : targAsot �a :
::::::::::::::::.:::::::::::::::::.:::::.:::..:..::::.::::.:..::..........::::....:..:::::::::..:::::::::.::::..::::..::::::...............:.::.:::::::.......... ......:::::::.:::::.......................... :::::::::::._:::
::<i:::>:FT aAlt;ii>ii<::si::iiii::i::i::i::i:::::i>isi:>?;::>...;....:: :::>;::::»>:i::>: <::»:
::::>;>:::>::>::>::::>::::>::>::::>:::: :<:>::::>:::<:»:is>::>::;>::>:>:::::>:»:;:>::>:<:»::»::::»:::i>::fiEi3et1211dS::>:::::<:::>::»»:::::<:::>:......:.:......>?:$»»::::>::::>: .....:................... ......
PRE-1940 5,520 4,968 + 497
1940-1959 7,185 5,748 + 575
1960-1979 28,809 17,861 + 1,786
Totals 41,514 28,577 + 2,858
Source:Table 9,Housing Units by Age of Unit,Tenure,and Income Group: 1990 CHAS Databook.
.............. ..:;i i::;:;:.i::i::i::i>:.ii:::{:i:i::..:..::::::i:::::::.i::i::i:i::i::i::i::>
.:.::::::::::.:::.. .
:.:...:::..:. .:::...:.::.::.i::.;:.: ::i::...::::::. 2 ......................................:.:.:.......:::.::::::::.::.:......................................
i.>:..;:..i::i::i....:i::i::::.:.:
{.:.i:.:.i;i::{.::.:.
I :..:.:.::.:::.:::.::::::::::::::::::::•`aCIMM.A...AY.:O .: 1.. ,:.:..:..:....................:......................:.:.:.::::::;::::i :.::::.:.::::.::::::.:::. :::::::::.:::::::.
:.:.i:.;.::.;:.i:.;:.:i:.;::.:::.::::...:.::.:::::::::::::::.::::::.:.:.:.....:....,..:......;.:::.:::.:.;.
i::i::ii::i::i::i::i::i::i::>:.i:;:::. ::i::is:i::i:::::ii::i:iii:.;::..;:i;.
i::i::i::i::i::i::.. i::::.::iii::;:i:::i:::>i:::i::: ::::; 1l `.: :; QN.. E Q
G
X.
........CJ.::.S.:.::::.:.::::.:....:::::::::::k .:::::::::.::::::::::::::::::::.:.:::::::.::. ....:.::.::.::.:.:.:.i::....
' `9i of EYC6 ## :
:.o.;:.i:.: .'>':#'EStlri aged Eea J easEd< <::> `:>< .';
...::.i:.
iii:.,:.:; >:.:.wc the?>:<?:?..... ..
::i.. .....i a ..Lq ..d.DEhett� Marg......................
Aoiif 3i=><s:>:::<::::;:::`>.:>::>:<:>::>::::s><»:<:>:«<%i:»»;:::::::PaBiY:::::>33:::3:>::»::::>:::<:<>:<:::s»:>:r»......:s.........»»>z><>:::#_:::
:.i:.ii:.ii:..;:;•:....:..:...:............. .:................................
's;»:: ::......»::»>::>::....<::::House
:::::::TYPr . ::::: ::::::.::::::::•::•.:::.:: :::::: :.::::•::.:.:..:....
Renter 18,753 13,041 + 1,304
Owner-Occupied 22,761 15,536 + 1,554
Totals 41,514 28,577 + 2,858
Source:Table 9,Housing Units by Age of Unit,Tenure,and Income Group: 1990 CHAS Databook.
HUD provided information on low and very low income households by age in the 1990
CHAS Databook. This benchmark information collected from the 1990 Census is used to
create Tables 20 through 25. Tables 20 and 21 show that the age of housing is the key
variable for estimating the number of housing units with lead-based paint. Nationally, the
percentage of units containing lead increases with the age of the structure. This is why the
.90, .80, and .62 factors with a± margin of error are used in estimating the total number
of potentially hazardous units.' The likelihood of housing containing lead is influenced by
geography, housing type, and climate. These factors are only a guide. Due to the fact that
lead-paint is typically used in more harsh climates as a protectant, southern California
housing is less likely to have used lead paint on residential structures, because of the
temperate, mild climate. However, by multiplying the number of housing units of a
particular age by the likely percent containing lead-based paint, we obtained the resulting
estimates.
Not all units with lead-based paint have lead-based paint hazards. Only an evaluation of
dust, soil, and/or deteriorated paint on accessible, friction, or impact surfaces provides
information about hazards. Properties at greater risk than others include deteriorated units,
particularly those with leaky roofs and plumbing and rehabilitated units where unsafe
renovation practices were used.
Of all low and very-low income housing units in San Bernardino, 28,577 are estimated to
have lead-based paint; 13,041 would be renter households below 80% of area median
income and 15,536 would be owner-occupied households below 80%of area median income.
Those units which may be of greatest risk to low and very-low income renters were built
_
Table 3-3 , page 3-9, "Comprehensive and Workable Plan for
the Abatement of Lead-Based Paint in Privately Owned Structures. "
36
i
prior to 1940 and number 3,052 or 5.2% of the total housing stock. Pre-1940 units which
may present the greatest risk to very-low income renter households are less than 2% of all
units in the City; 1,077 housing units. According to the 1990 census, the oldest housing units
are located in census tracts 4200 and 4800 through 5800. These tracts are located in the
central portion of the City, generally bounded by Waterman Avenue on the east, Mill Street
on the south, the Lytle Creek drainage on the west, Highland Avenue west of the 215
Freeway and the 30 Freeway to Kendall Drive to 40th Street on the north. A map of these
areas is shown at the end of this section (Map 4).
#of Pre-1940 Housing Units Occupied by Low and and Low Income Renter Households 3,052
X100 = 5.19%
#of Total Housing Units 58,804
Source:Table 9,Housing Units by Age of Unit,Tenure,and Income Group: 1990 CHAS Databook.
If= V�' T €MF
LNG.. .....S..GG:.::..:..................:.:::::....::...........:::..................:::::.
#of Pre-1940 Housing Units Occupied by Very-
Low Income Renters 1,077
X100 = 1.83%
#of Total Housing Units 58,804
Source:Table 9,Housing Units by Age of Unit,Tenure,and Income Group: 1990 CHAS Databook.
A
Contact with state agencies provided the City with information regarding educational
I information on the hazards of lead paint. Actual programmatic, coordinated efforts
regarding testing of children for lead or lead-based paint abatement rest primarily with City
! health and housing and community development programs and staff. After consulting with
local health officials and child protection agencies to examine existing data on lead hazards
and poisoning, these agencies were able to identify that 22 cases of lead-based paint
poisoning have been reported since 1987 with the majority of these cases reported during
1992-1993. Due to the number of older housing units in the City, it is likely that there are
additional cases that either have not been identified or have not been reported at this time.
The increasing number of cases in 1992-93 probably indicates that more cases are being
i
identified as knowledge of this problem and its symptoms increases.
This data has driven the objectives within the five year lead-based paint abatement strategy.
While the potential is evident, a concerted effort will be made in each City sponsored
program to enlist a coordinated lead-hazard abatement strategy to circumvent the
contamination of any additional children within the City of San Bernardino.
37
I
ii. Assisted Housing Inventory
I
A. Public Housing
The City of San Bernardino does not currently own any housing units. All public housing
that is located in the City is owned and managed by the County of San Bernardino Housing
Authority. The Housing Authority of San Bernardino County was created in 1941 to provide
affordable housing opportunities for very-low income families of San Bernardino County.
The Housing Authority currently owns and manages 702 units that are located within the
City of San Bernardino and provides an additional 1,811 rental units for low income families
funded by the Section 8 Housing Assistance Payments Program.
The current philosophy of the Housing Authority is to build small clusters of units in order
to allow for a greater diversity of incomes within neighborhoods. These single family units,
sized for larger families, have been found to be more desirable to the families, the
neighborhood and the community.
I
Tenants in the Public Housing Program are required to pay rent based on thirty percent of
their adjusted income. The difference between the tenant portion of the rent and the
i operating costs of maintaining the unit is paid by HUD in the form of an operating subsidy.
..
TABLE 26
PUBLC HOUSING ETHNIC POPULATION
CITY OF;3AN BERNARDIN01993
GROUP NUMBER PERCENT
White 85 12%
Black 186 27%
Native American 1 .001%
Asian 132 19%
Hispanic 270 40%
Other 8 1%
TOTAL 682 100%
TABLE 27
PUBLIC HOUSING SIZE.d.
CITY OF'SAN BERNARDINO` 1993
NO.OF BEDROOMS NUMBER PERCENT
1 Bedroom 83 12%
f 2 Bedroom 295 43%
I3 Bedroom 220 32%
4 Bedroom 65 10%
5 Bedroom 19 3%
TOTAL 682 100%
I 38
I
A review of records kept for Public Housing indicates a total allocation number of 705,with
currently 2,305 households on the waiting list. Currently, there are 23 vacant units, for a
vacancy rate of 3%. The average rent was $191. A further break down of the current total
participation (682 households) is shown in the preceding tables.
There are 110 elderly households (16% of the total) participating currently in the Public
Housing program. Additionally, 264 households (39% of the total) are headed by females
! and 410 (60%) by males. No public housing units are expected to be removed from the
inventory for any reason.
1
y At a minimum, all public housing units are inspected annually and must comply with
Housing Quality Standards (HQS) or be brought into compliance. Therefore, all public
housing units are in satisfactory condition.
i
B. Section 8
The Section 8 Housing Assistance Payments Program administered by the Housing
Authority, provides financial assistance to low income families including Senior Citizens,
disabled and handicapped individuals. The assistance is provided on a first-come, first-
served basis, subject to the availability of funds. Applications for the program are accepted
only during the open enrollment periods. There are currently 1,941 households on the
waiting list and it is important to note that there has not been an open enrollment period
since December of 1990 and the Housing Authority does not expect to re-open this list
! anytime in the near future.
TABLE 28r
::
SECTION;8 ETHNIC PQPULATION
CITX OF SAN BERNARDINO,<199 .
_.
i
' GROUPING NUMBER PERCENT
White 475 27%
Black 736 43%
American Indian 8 -
Asian 63 4%
Hispanic 444 26%
I Other 4 -
TOTAL 1,730 100%
i
39
TABLE 29:>
SECTION S HOUSING SIZE
CITY OF`SAN BERNARDIN0, 1993
I
Number of Bedrooms Participants Percent
1 Bedroom 437 25%
2 Bedroom 664 38%
3 Bedroom 529 31%
4 Bedroom 99 6%
5 Bedroom 0 -
TOTAL 1,730 100%
The average rent in a Section 8 unit is $569.00 monthly (including utilities), further
breakdown of the recorded information of participating households is shown in the
preceding tables.
There are 228 elderly households (13% of the total) currently participating in the Section
8 Program. Additionally, of the participants, 1,502 households (87% of the total) are
headed by women, and 228 (13%) have male heads of household. At this time no units are
expected to be removed from the inventory for any reason.
C. Other
The City of San Bernardino has traditionally been aggressive in utilizing any and all types
of resources to fund a wide variety of housing projects. A breakdown of these projects by
housing type follows.
I1. Low to Moderate Housing Fund. The City has pro-actively used the Redevelopment
Agency low and moderate income housing fund to assist both single family and
multiple family housing development.
Single Family. Under this Program, construction of new homes ranging from 1,200 to
1,800 square feet has been funded. A minimum of twenty percent of the homes within
each project, however, must be "affordable" to buyers whose total annual household
income does not exceed 120% of the published annual household income limits.
These homes must then remain designated as "affordable" for no less than ten years.
New construction housing projects include the following number of homes (a minimum
of 20% must be affordable to those earning less than 120% of the annual median
income):
Osborne Collection at Northpark 45 units
Osborne Collection, Phase H 72 units
Emblem Development 59 units
Project Home Run 7 units
I
40
1
i
i
f
Falcon Ridge 16 units
Young Homes 36 units
Arrow Vista 50 units
Habitat for Humanity 1 unit
Yeoman and Associates 36 units
Park Place Homes 77 units
Pacific Star Development 10 units
TOTAL 409 units
Multi-Family. In response to an identified community housing"need", the City utilized
the Low-Moderate Housing Fund to develop three senior citizen oriented housing
complexes. One project is being constructed in partnership with the Housing Authority
of San Bernardino, which provides a leverage to the City funds of fifty percent. The
remaining two projects are being built cooperatively with local non-profit
organizations. These projects are:
Ramona Senior Housing Complex 44 units
Highland Lutheran Senior Project 50 units
k Arrowhead Woods 51 units
TOTAL 145 units
As a result of these projects, the "need" for senior citizen oriented housing has now
been adequately addressed.
2. Tax Exempt Bond Financing. Since 1980, this program has been used to assist with
the financing of mortgages in the construction of multiple family units. To participate
in this program, twenty percent of the total units constructed must be made available
to low to moderate income families, and who will not pay more than thirty percent of
the gross family household income towards rent.
i
Multi-Family. Five multiple family projects have been financed through this program:
I Total Units Low Income Units
Shadow Ridge Apartments 328 49
Creekside Village Apartments 304 61
University Park Apartments 540 89
Royal Palms Apartments 216 42
Castle Park Apartments 508 111
( TOTAL 1,896 352
( As a result of the construction of these projects, as well as privately financed new
I apartment units, the City now has a surplus of multiple family units. Therefore, there
is no longer an identified community"need"for additional multiple family construction.
iii.) Maps
J iv. Table 113 - Market and Inventory Conditions
41
I
i
l 2. Nature and Extent of Homelessness. The City does not have any numerical estimates
which reflect methods that are statistically reliable and eliminate duplicate reporting on the
number of homeless (sheltered and/or unsheltered)within the City of San Bernardino. The
City does have the population count in selected group quarters during the shelter and street
enumeration (S-Night) as provided by the Bureau of Census. The City is well aware that
the results reported from the Census S-Night count are not and were never intended to be
a count of the total population of homeless persons.
1990 U. S. Bureau of Census S-Night Enumeration. The S-Night census count enumerated
persons at selected locations where homeless persons were known to be found and does not
represent a complete count of the homeless population. This count represents one of the
Census Bureau's efforts to include homeless persons in the 1990 Census. The S-Night
enumeration counted persons in emergency shelters and visible in street locations. In
addition to S-Night, the Census Bureau counted persons who reported they had no usual
home elsewhere during the standard enumeration of special places and group quarters.
S-Night enumeration took place on a single night, the evening of March 20, 1990 to the
early morning of March 21, 1990, at locations identified before the census as locations where
homeless persons are found. S-Night results do not reflect the prevalence of homelessness
over a given year.
Prior to S-Night, the Census Bureau compiled a national list of shelters from administrative
records. The Census Bureau requested every local jurisdiction, nationwide, to supplement
the list of shelters, street, and open public locations used by homeless persons at night. The
quality of site lists provided by jurisdiction varied. In most cases, the lists met the needs of
enumerators searching for the locations. In some instances, however, descriptions of
! locations were imprecise, incorrect, or identified locations where homeless persons could be
found during the day but not at night.
Census takers did not enter abandoned buildings on S-Night. Instead, census takers waited
outside buildings identified by local officials prior to the census and counted persons as they
left the buildings between 4 a.m. and 8 a.m. on March 21, 1990.
I S-Night counts probably do not include persons who were well hidden, moving about, or in
shelter or street locations other than those identified before the census. The Census Bureau
specifically excluded some street locations because of the potential danger to both census
takers and homeless persons. Thus, the Census Bureau likely missed persons living in cars,
dumpsters, rooftops, and so forth.
Reports of those observing S-Night operations indicate differences in the visibility of the
street population across the country, influenced by local weather conditions, the availability
of shelters, the presence of the press and police, among other factors. With all this in mind,
the 1990 Census identified 512 homeless persons in San Bernardino. The location and ages
of these persons is identified in table 35.
I
The S-Night enumeration of 512 homeless in the City of San Bernardino is the only
empirically based number the City has ever received. In addition to the S-Night Count, the
San Bernardino County Homeless Coalition identified 1,083 unduplicated homeless persons
57
i
Awareness for Community Development Organization (ACDO)
Catholic Charities
Frazee Community Center
Patton State Hospital
San Bernardino Mental Health Association
Alcohol/Drug Dependent. A number of non-profit agencies provide counseling and
referral services for alcohol/drug dependent homeless persons. There are at least
five organizations which provide referral, counseling, intervention, educational and
medical services for homeless suffering from alcohol/drug dependency. The major
deficit in all programs is adequate administrative and operational funding sources.
Organizations offering alcohol and drug recovery programs are as follows:
Casa de Ayuda
New House, Inc.
Samaritan Shelter
Veteran's Alcohol Recovery Program, Inc.
Victory Outreach
Domestic Violence Services. Four agencies provide domestic violence services to San
Bernardino residents. From crisis intervention in the home to rape treatment and
I counseling and temporary shelter services, the following four agencies provide
referral or assistance:
American Red Cross
Catholic Charities
Option House, Inc.
Family Service Agency of San Bernardino
Bethlehem House
i
Again, the greatest need faced by these organizations is obtaining operational and
I administrative funding on an regular, annual basis.
Persons with AIDS/HIV+. There are two facilities which provide services to
AIDS/HIV+ populations, including information and testing. These agencies are:
San Bernardino County Public Health Department
Inland AIDS Project
iv. Needs of Persons Threatened with Homelessness
Within the City of San Bernardino persons threatened with homelessness would likely
be those households at 30% of area median income or below. These people were
discussed within the subset of very-low income renter and owner households who
were cost burdened by 30 to 50% of their monthly income for rent. These
lhouseholds are at greatest risk for homelessness as any interruption in their modest
income could make them homeless within one to three months depending on the
circumstances.
60
i
i
Of all the very low income renter households at 30% of area median or below who
report cost burden as a significant housing problem, 6,620 of these households report
cost burden of greater than 30%; of those households, 5,471 households report cost
burden of greater than 50%. The cost burdened households include the elderly,
small related families, large related families and all other types with each of these
groups reporting more than 76% cost burden. It can be estimated that nearly 4,634
very low income renter households have children and are in financial danger of
homelessness. Within the very low income owner households, 1,233 households
report cost burden of greater than 50%,430 additional households report cost burden
of greater than 30%. These households are also at-risk since any interruption in
income could cause them to fall behind on their mortgage payments and put them
at-risk of foreclosure and potential homelessness.
In addition to these economic factors, other groups at risk of homelessness include
victims of domestic violence, substance abusers and those with mental problems.
v. Table 1D - Homeless Population and Subpopulations
f
1
10
1 61
rr CHAS Table 1 D U.S. Department of Housing and Urban Development
Office of Community Planning and De—lopment
Homeless Population &Subpopulations Comprehensive Housing Affordability—rategy(CHAS)
Instructions for Local Jurisdictions
Name of Jurisdiction: I Five Year Period:(enter fiscal yrs.)
FY: I through FY:
City of San Bernardino I 1994 I 1998
I I
Part 1:Homeless Population I Sheltered I Unsheltered I Total
(A) I (B) I (c)
I I I
Homeless Families with Children I I I
1. Number of Homeless Families I N/A I N/A I 0
I I
2. Number of Persons in Homeless Families I N/A I N/A 0
Homeless Individuals
3. Youth(17 years or younger) I 143 I 13 I 156
4. Adults(18 years and older) i 697 i 120 i 817
5. Total(lines 2+3+4) i 840 i 133 I 0
Part 2:Subpopulations I Sheltered I Unsheltered
Homeless Persons with Service Needs Related to: I (%) I (%) I
1. Severe Mental Illness (SMI) Only I 66% I 34%
2. Alcohol/Other Drug Abuse Only I 86% I 24%
3. SMI&Alcohol/Other Drug Abuse I N/A I N/A
4. Domestic Violence I 100% I 0%
5. Homeless Youth i 92% i 8%
6. AIDS/Related Diseases I N/A I N/A
7. Other(specifiy)
NOW
I
i
HUD 40090-A(1/93)
I
i
1
I
i
62
c:1123W\SBTABLE1A.wk1
i
3. Populations with Special Needs - Other than Homeless. Guidelines stipulate that CHAS
plans include a description of special housing needs that exist in the community, such as
those of the handicapped, elderly, large families, and single parent households. The
following discussion presents the housing needs of these groups in San Bernardino.
i. Needs for Supportive Housing
A. Elderly/Frail Elderly. While only ten percent of the City's residents are over the age
of 65, this age group has many special needs. Many senior citizens have fixed incomes and
experience financial difficulty in coping with rising housing costs. This problem will grow
in magnitude as the percentage of city residents that are elderly continues to increase,which
has been projected.
Supportive services that are desirable to this population include:
0 Affordable housing for very low income senior citizens.
0 Housing which is:
Wheelchair accessible.
Mixed with non-senior housing.
Energy efficient.
Equipped with elevators, door handles for arthritic hands, emergency pull cords,
rails in bathrooms,walk-in tubs with no-slip coating, limited stairs (short and low),
colors to heighten vision.
0 Services to help elderly age-in-place include:
i Congregate meals, service providers for in-home needs, nutrition, housekeeping,
transportation, medical services provided on site, and counseling for age-related
stressors.
B. Persons with Mental Disabilities. The following supportive housing are desirable for
this population:
I0 Apartment complex for people to transition to independent living.
0 Group home facilities to teach people to live independently.
i0 Support services such as case management, nutrition, budgeting and basic
housekeeping.
0 Housing in safe areas close to public transportation and stores.
0 Community rooms for social activities.
0 Affordable permanent housing to very low income persons.
C. Persons with Physical/Developmental Disabilities. The following supportive housing are
desirable for this population:
Housing which is:
0 Affordable to very low and low income disabled persons.
0 Wheelchair accessible.
0 Equipped with roll-in showers, grip bars, ceiling fans with extended cords, low
sinks and light switches, automatic door openers.
0 Close to public transportation and stores.
I 63
According to the 1990 Census, 13%of San Bernardino's population age 16 to 64 is disabled.
i
Another 42% of the population age 65 and older are disabled.
a
D. Persons with Alcohol or Other Drug Addictions. Persons with alcohol and other drug
addictions often, because of the behavioral reinforcement their condition requires, need
supportive transitional housing after their initial rehabilitation in order to "practice" their
rehabilitated lifestyle. Many require job referral services and educational guidance.
E. Persons with AIDS/HIV+ and Other Related Diseases. Persons who are HIV positive
are a serious "at risk" population. As with the homeless population, however, this
population is largely invisible to any sort of population census. People who are in this
population group become visible at the point which they are in most acute need of housing
and supportive services. There is a need for more supportive housing and services for
persons who have lost their ability to generate income to pay for shelter and medical care
as a result of HIV related illness.
F. Large Families. The housing needs of large families within this community are
problematic on two counts. First, there is a limited supply of rental units with 3 or more
bedrooms in the City. There are 4,811 households those having five or more members
which require these rental units. As of the 1990 census, over sixteen percent of all
households in the City of San Bernardino require 3 or more bedrooms.
Often large families have several dependent children and need a location close to day care
centers and schools. A high percentage of these households are low and moderate income.
Additionally, a higher than average percent are paying more than thirty percent of their
incomes for rent.
i
ii. Table 1E - Non-Homeless Special Needs Populations
I
1
I
1
J
64
-------- -------- -------- -------- -------- --------- -------- --------- --------- -------- --------- -------- -------- -------- ------
CHAS Table lE U.S. Department of Housing and Urban Development
Office of Community Planning and Development
JNon-Homeless Special Needs Populations Camprshensive Housing Affordability Strategy (CHAS)
11 Instructions for Local Jurisdictions
------ -------- --------- --------- -------- --------- --------
Name of Jurisdiction: I Data Source: (specify) I Five Year Period: (enter fiscal
I FY: through FY:
City of San Bernardino I -------- -------- --------- I 1994 I 1998
Current Data as of: (date) )
June 1, 1993 I )
-------- -------- -------- -------- -------- --------- -------- --------- --------- -------- - -- -------- -------- -------- --------
Households in Need of Supportive Housing
1. Elderly I 6,155
-------- -------- -------- -------- -------- --------- -------- i -------- --------- -------- --------- -------- -------- -------- --------
2. Frail Elderly I 2.243
-------- -------- -------- -------- -------- --------- -------- I -------- --------- -------- --------- -------- -------- -------- --------
3. Severe Mental Illness I N/A
-------- -------- -------- -------- -------- --------- -------- I -------- --------- -------- --------- -------- -------- -------- --------
4. Developmentally Disabled I N/A
-------- -------- -------- -------- -------- --------- -------- I -------- --------- -------- --------- -------- -------- -------- --------
5. Physically Disabled ) N/A
-------- -------- -------- -------- -------- --------- -------- I -------- --------- -------- --------- -------- -------- -------- --------
6. Persons with Alcohol/Other Drug Addiction I N/A
-------- -------- -------- -------- -------- --------- -------- I -------- --------- -------- --------- -------- -------- -------- --------
7. Persons with AIDS and Related Diseases ) N/A ------- --------
-------- -------- -------- -------- -------- --------- i -'-°--- -----'--- °----'- -'------ --'----' -------' -
B. Other (Specify): I N/A
-------- -------- -------- -------- -------- --------- -------- --------- --------- -------- --------- -------- -------- -------- --------
Instructions for Table lE
I
jNon-Homeless Special Needs Populations
Refer to Appendix A. General Definitions Used with the CHAS, for Line 2- Enter the estimated number of frail elderly
additional definitions of terms used in this table. households in need of supportive housing.
Table IE provides a format for estimating the need for supportive Line 3- Enter the estimated number of households
housing for other (than hornless) populations with special needs. composed of at least one person with severs mental
Some potential resource agencies and client groups they serve illness in need of supportive housing.
include:
Line 4- Enter the estimated number of households
o State or local mental health agencies for persons with severe composed of at least one developmentally disabled
mental illness; person in need of supportive housing,
o State or local agencies of mental retardation or State local Line 5- Enter the estimated number of households
developmental disabilities councils for people with developmental composed of at least one physically disabled person
disabilities; _ in n..d of eupportiv. housias.
o State rehabilitation agencies or State or local Centers for Line 6- Enter the estimated number of hcusehold3
Independent Living for people with physical disabilities; composed of at least one person with alcohol/other
1 drug addiction in need of supportive housing.
o State or area agencies on aging for elderly people;
Line 7- Enter the estimated number of households
o The Public Health Service Center for Disease Control for persons composed of at least one person with AIDS and related
with Aids. diseases in need of supportive housing.
Line 8- Estimate for any other category of special
Specific Instructions: need that the jurisdiction may identify the number of
households in need of supportive housing.
Line 1- Enter the estimated number of elderly households in need
of supportive housing.
-------- ------- -------- -------- -------- -------- -------- - -------- --------- -------- -------- --'
HUD 40090-A (1/93)
I ,
1 65
f
i
c. Available Resources
�. This section of the Community Profile describes all available resources for housing; Federal
Programs, Non-Federal Public Programs (state and local), and Private resources (for-profit
and non-profit). This section will list by activity type (i.e., new construction or homebuyer
assistance) all resources by program expected to be available to the jurisdiction for use in
carrying out that activity. There will be a short description of each program resource, the
City's experience with the program and an evaluation of each program's advantages and
disadvantages in achieving affordable and supportive housing goals.
Given recent developments at the Federal and State levels in the authorization and funding
of housing programs, it is difficult, if not impossible, to project what public resources will
be available over the next five years. Budget constraints at all levels of government have
further complicated the "resources" question.
1. Federal Programs. The Federal government has a number of programs that are
available for use in San Bernardino. These programs may be used for acquisition,
rehabilitation, homebuyer assistance, rental assistance, new construction, homeless
assistance and homeless prevention. The programs available under each of these
categories are discussed below.
a. Acquisition Activities.
i. HOME Program. The HOME Program is a flexible grant program
which provides formula and competitive grants to participating
jurisdictions (PJs) and community housing development organizations
(CHDOs) allowing these entities to determine, within program
1 regulations, the best use of these funds. All HOME funds are to assist
households at 80% of area median income and below. These funds
may be used to acquire vacant land or existing structures for affordable
1 and supportive housing activities. It is one of the largest sources of
I federal funds available to the City. However, there are many
regulatory strings attached to proper use of these funds which may
impede swift project progress in many instances. For instance, with
acquisition and new construction activities, a 30% non-federal match
is required.
I b. Rehabilitation Activities.
Ii. Community Development Block Grant (CDBG) Program. The CDBG
Program is the largest federal formula grant allocation program which
targets funds for the benefit of low and moderate income persons, the
eradication of slum and blight and for urgent revitalization/economic
development needs within the city. These funds may be used for
' acquisition of vacant land or existing structures to provide community
facilities, housing or economic development-related improvements
throughout San Bernardino. These funds have been used for nearly
many years in the City and have provided a wide range of benefits
regarding affordable housing and supportive services to populations in
66
E
which has a limited fund availability and has yet to provide notice its
fund availability.
1
C. Homebuyer Assistance Activities.
i. HOME Program. The HOME Program allows funds to be used for
first-time homebuying activities. Use of these funds in a first-time
homebuyer program is subject to regulatory restrictions including
limiting all participants to 80% of area median or below, setting a
maximum eligible property value and requiring specific resale
restrictions on properties purchased with HOME Program funds. As
of FY 93, a 25% non-federal match is required for first-time
homebuying activities.
ii. HOPE 3 (Homeownership Opportunities for People Everywhere)
Program. The HOPE 3 Program provides a city, in conjunction with
a non-profit applicant, financial assistance for first-time, low-income
homebuyers through an annual competitive grant process. Program
Planning and Implementation Grants have been available in the past.
A city and non-profit compete for awards in regional pools. The
maximum grant amount is $3 million for implementation grants and
$100,000 for planning grants. Acquisition is an eligible activity when
rehabilitation of the structure will occur. The city may only participate
in the competition if applying with a non-profit entity. However, if the
city has a known pocket of available properties and a capable non-
profit partner, an implementation grant award would quickly and
visibly impact a targeted neighborhood.
d. Rental Assistance Activities.
i. Section 8 Moderate Rehabilitation Program for Single Room
Occupancy. These federal funds provide rental assistance on behalf of
homeless individuals in connection with the moderate rehabilitation of
SRO dwellings. Public Housing Authorities (HAs) and private non-
profit organizations may apply for these funds. Resources to fund the
cost of rehabilitating the dwellings must be from other sources. These
I funds can be used for monthly rental assistance, operating expenses
and debt service for the rehabilitation financing. Units must need a
minimum of $3,000 in eligible rehabilitation to qualify. The funds
available annually for this program average $100 million. The average
award is $350,000.
Iii. Section 8 Rental Certificates Program. HAs administering this
program provide rental assistance payments to private owners who
lease their units to eligible very-low income families. A PHA may
choose to use 15% of this rental assistance to implement a project-
based certificate program. This means that assistance is based on the
16 unit in which a tenant resides. The rental assistance stays with the unit
should the tenant decide to move to a different unit. Once a
I 68
i
I
household enters a unit with this assistance or obtains this certificate
assistance, they may receive this assistance for up to 15 years if their
household's very-low income status does not change. San Bernardino
plans to assist 1,300 families annually with Section 8 Rental
Certificates.
iii. Section 8 Rental Voucher Program. PHAs administering this program
provide rental assistance payments to private owners who lease their
units to eligible very-low income families. This rental assistance is
tenant-based assistance rather than project-based. This means that a
tenant may take their assistance and rent any unit within the City
which meets Section 8 housing quality standards and meets that
household's family size requirements. The tenant must pay 30% of
their household income; the PHA pays for the difference between the
tenant's payment and the unit's fair market rent to the landlord. If the
tenant wishes to move to different unit, the rental assistance goes with
I the tenant to their next location; the rental assistance does not remain
with the unit. Once a household obtains this voucher assistance, they
may receive this assistance for up to 15 years if their household's very-
( low income status does not change. The City of San Bernardino plans
to assist 320 families per year with Section 8 Rental Vouchers.
iv. HOME Program. Tenant-based rental assistance may be provided
with HOME funds. It is recommended that PHAs provide the
administrative support for a Tenant Based Assistance (TBA) program
set up with these funds. As of FY 93, a 25% non-federal match is
required for TBA activities as of the FY 93 fund appropriation. Also,
contract HOME fund assistance may not exceed two years. However,
given the demonstrated need for additional rental assistance required
in many communities, the option for use of these funds for this
particular activity can be very attractive.
V. Supportive Housing for the Elderly (Section 202) Program. In order
receive a Section 202 award, the City would apply for a Section 202
I reservation to the Los Angeles HUD Field Office in response to the
Department's published invitation. A private, non-profit or consumer
` cooperative may apply (not the city). Project rental assistance covers
only the difference between the HUD-approved cost per unit and the
amount the resident pays (30% of their 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
IFederal Register. Advances may be used for acquisition of vacant land
or an existing structure for elderly housing. These funds can be used
for rental assistance, acquisition and new construction, rehabilitation
and supportive services.
e. New Construction Activities.
I69
i. HOME Program. New construction may be undertaken with HOME
Program funds. However, all projects constructed must be available
to low income households. Also, a 30% non-federal match of funds is
required with new construction activities under HOME.
i
ii. Supportive Housing for the Elderly (Section 202) Program. As
discussed above, these funds are available for capital advances to
private, non-profit applicants to finance the construction of elderly
housing units.
iii. Community Development Block Grant (CDBG)Program. As discussed
previously, CDBG funds may be used for acquisition of vacant land or
existing structures to provide community facilities,housing or economic
development-related improvements.
f. Homeless Assistance Activities.
i. Emergency Shelter Grants Program. These grants improve the quality
of existing emergency shelters and increase the number of developing
shelters for the homeless. Program funds are awarded to formula
grantee cities in proportion to their previous year's CDBG allocation.
San Bernardino may distribute part of all funds to non-profit
subrecipients to carry out these activities. Funds can be used for
renovation, conversion of buildings, rehabilitation, essential social
services and operating costs, but not staff payroll. The average annual
grant to a formula city is $190,000. The City of San Bernardino
expects an allocation of 40,000 to assist in providing emergency shelter
and supportive services to approximately 3,000 homeless persons.
ii. Shelter Plus Care. This is a grant program for rental assistance
offered with supportive services to homeless with disabilities. These
are competitive grant funds awarded in a nationwide competition
annually. Support services must match rental assistance and must be
provided by other funding sources.
iii. Surplus Housing for Use to Assist the Homeless. In this program,
rent-free, suitable Federal properties are leased to homeless
organizations. These organizations must pay operating and any
rehabilitation and/or renovation costs. Homeless organizations are the
only entities eligible for this assistance. HUD publishes a weekly
notice in the Federal Register of property determinations and
availability. Homeless organizations notify the Department of Health
and Human Services (HHS) of the intention to apply for a property
within 60 days of the Federal Register notice. Applicants have 90 days
after an expression of interest to submit an application. Notification
of award of lease is within 25 days. A homeless organization based in
Riverside recently applied to the Federal government to use a portion
of the facilities being vacated by Norton Air Force Base. At this time
it is not known whether this application will be approved or the scope
7n
i
of the services that will be offered.
iv. Supplemental Assistance for Facilities to Assist the Homeless
(SAFAH). This is a nationwide competitive grant program for
innovative homeless programs. Nearly any type of governmental,
private or non-profit entity may apply. Highest priority in competition
is given to comprehensive programs fostering independence for
homeless persons.
V. Safe Havens Demonstration Program. These competitive grants
provide very-low income housing for homeless persons with serious
mental illnesses. The city or non-profit organizations may apply for
1 funds as notices of fund availability are published. Funds awarded may
be used for acquisition activities and must be equally matched by other
sources. Total assistance granted may not exceed $400,000 in any five
I year period. This makes application to the program less attractive as
most entities providing these types of services require on-going
financial assistance.
Ig. Homeless Prevention Activities.
i. Housing Opportunities for Persons with AIDS Program (HOPWA).
There are two types of grants -- entitlement and competitive -- for
housing assistance and supportive services for low-income persons with
AIDS or related diseases and their families. Funds may be used for
acquisition activities. San Bernardino was not one of the 28 cities,
nationally, to receive a formula allocation in FY 93. The city may
apply and will be considered for award based on staff capacity, the
city's need for a project award, the appropriateness of the proposed
housing and supportive services and the extent to which other public
and private resources are leveraged. This is a new program; the
competitive program has very limited fund availability.
ii. Supportive Housing Program. This is a competitive grant program to
which the city, non-profits and community mental health associations
I may apply for funds to promote the development of supportive housing
and services. Matching funds are required for acquisition,
rehabilitation, and new construction activities with an equal amount
from other non-federal sources. This is a new program which has a
limited fund availability and has yet to notice its fund availability.
2. Non-Federal Public Programs.
i. State Programs. There are two State agencies which provide resources which
can help the City properly fund affordable housing programs, the California
Housing Finance Agency (CHFA) and the California Department of Housing
and Community Development (HCD).
The CHFA provides debt financing for rental and homeowner housing. Most
I71
i
of its financing is provided by the issuance of tax-exempt bonds. These bond
Iissuances are not typically designed solely for low income households.
However, made with bond proceeds, loans are subject to the federal and state
requirement that at least 20% of the units be rented to very low income
I persons or 40% of the units be rented to persons with incomes below 60% of
median income.
Mortgage Credit Certificates. The State offers mortgage credit certificates
through an annual application process which provides a federal tax credit for
moderate income homebuyers who have not owned a home in the past three
years. CHFA financing for rental housing often can be combined with the
Federal low income tax credits (which are allocated by the State) in order to
help facilitate the development of projects that can benefit low income renter
households. Financing assistance to low and moderate income homeowners
can also be provided by the CHFA.
The other State agency, the Department of Housing and Community
Development (HCD), focusses less upon debt financing and more upon the
subsidy requirements necessary for the promotion of low and moderate
housing. The particular programs available from HCD tend to change over
time depending upon the needs within the State and the voter passed
propositions that have been approved. The City will continue to assess
whether any of the HCD programs and resources can be effectively utilized
over the next five years to supplement federal and local resources.
The State of California maintains a Low Income Housing Tax Credit program
which is similar to the Federal program. The City will encourage private and
nonprofit developers to fully use this resource in the future.
ii. Local Programs.
a. Acquisition Activities.
I (i) Redevelopment Set-Aside Funds. Twenty percent of all redevelopment
funds are made available for housing in the City of San Bernardino.
I These funds are extremely flexible and provide the City with an ideal
source of match for federal programs requiring such. The
redevelopment funds come from tax increments collected annually
I from designated redevelopment areas. Twenty percent of these funds
are "set-aside" specifically for housing activities. San Bernardino
currently uses redevelopment set-aside funds to operate the Mobile
I Home Park Land Acquisition and Construction Program, the
Development Department Set-Aside Program and the Infill Housing
Development Program (Vacant Lot Program/Scattered Site and
IAbandoned Housing Rehabilitation).
b. Rehabilitation Activities.
I (i) Redevelopment Set-Aside Funds. As discussed above these local funds
P ,
I T?
i
are used for many various activities in the City. The rehabilitation of
housing units to improve neighborhoods throughout the City is one of
the main strategies the City employs in its Improvement Plan. Loans
and grants are made with these funds to eligible homeowners and
Iinvestor-owners to improve owner-occupied and rental units in
designated neighborhood improvement areas throughout the City. The
City is currently using redevelopment set-aside funds in the
Neighborhood Spirit Property Improvement Program. This program
includes exterior paint, exterior improvements and HOME
Improvement loans. These programs apply to both single family (city-
wide and in selected "focus" neighborhoods) and multi-family housing.
The City also contributes to "image" enhancement programs through
City-wide Graffiti Removal and neighborhood clean-up in selected
"focus neighborhoods. The"focus"neighborhood program concentrates
programs, projects, activities and resources within a target area and
utilizes interdepartmental cooperation and networking with social
i service providers and neighborhood residents to change the economics
of the "focus" neighborhood so that it requires only normal city
services.
C. Homebuyer Assistance Activities.
I (i) Redevelopment Set-Aside Funds. The City is currently using these
funds for three programs to assist low income first time homebuyers.
The City is assisting the non-profit organization, Habitat for Humanity,
through acquisition of vacant parcels to build quality new homes. The
City has also started a first time homebuyer program which provides
down payment and closing cost assistance to low income first time
homebuyers. Finally, the City is providing funds to Project Home Run
which provides financial counseling and support services to low income
households embarking on the purchase of a home.
d. Rental Assistance Activities.
(i) Redevelopment Set-Aside Funds. These funds are also used to provide
rental assistance to very-low and low income households through the
rent/deposit guarantee program, the Mobile Home Space Rent
Subsidy Program and the tenant assistance policy.
e. New Construction Activities.
i
(i) Redevelopment Set-Aside Funds. San Bernardino uses redevelopment
monies to finance the development and construction of high quality
new housing. These projects include single family detached tract
development and the Infill Housing Development Program.
I
73
i
f. Homeless Prevention Activities.
(i) Redevelopment Set-Aside Funds. The City of San Bernardino is
committed to assisting the homeless population through a variety of
I programs funded by redevelopment set-aside moneys. These include
a rent/deposit guarantee program, transitional housing programs, the
I Senior Assistance - Mobile Home Rent subsidies, Mobile Home
Inspections and utility assistance. The City is also an active participant
in the county-wide Homeless Coalition.
I3. Private Resources
Ii. For-Profit.
a. New Construction Activities.
The City of San Bernardino will encourage private lenders to provide either
interest-subsidized or low interest loans so that willing developers can provide
infill housing in redevelopable areas.
b. Rehabilitation Activities.
Investor-owners of multifamily housing units contribute a substantial portion
of funding used to rehabilitate these units.
ii. Non-profit.
Ia. All Activities.
Non-profit organizations receive tax deductible contributions, grants, and
nominal user fees for their on-going affordable housing and supportive
services activities. In addition, as noted earlier, the non-profit organization
Habitat for Humanity is active in San Bernardino in assisting low income
families with home ownership.
I
I
I
74
1 A cost burdened household has less income available for other needs such as food, clothing
I and health care as well as discretionary purchases. Cost-burdened renter households
frequently have few options since, even if they could find less expensive housing, they often
I lack the resources for rent and security deposit to secure a different housing unit, as well
as to pay other moving expenses. Cost-burdened owner-households tend to defer
maintenance and repair which accelerates the deterioration of the housing unit.
Cost burden for very low-, low- and moderate-income owner households can make it very
difficult to obtain any additional financial assistance from conventional banking institutions.
If a household has a high debt-to-equity ratio or a high debt-to-income ratio and needs
additional funds to make emergency or routine repairs to their existing home, conventional
lenders may not award the loan due to their strict underwriting criteria. Generally, lending
institutions will not loan in excess of 80% of the homes value or if housing debt exceeds
28% of income and total debt (automobiles, credit cards, etc.) exceeds 34% of income.
Many lending institutions view lower income households as higher risk. Therefore, the City
has made available a variety of programs aimed at overall housing rehabilitation in the City
of San Bernardino.
The City believes its first priority is to improve the quality of life for permanentZowner
occupied households. In order to assist the 8,746 owner-occupied households who may be
suffering from any one of a number of housing problems such as unit inadequacies or cost
burden, the City operates the Neighborhood "Spirit" Property Improvement Program, the
Mobile Home Rehabilitation Program and the Senior Citizen/Handicapped Rehabilitation
N Grant Program. The City, however, is also concerned that rental households live in quality
housing that is free from physical inadequacies. To address this "need", the City also
operates a comprehensive Rental Rehabilitation Program.
The significant housing characteristic ("need") which promotes the Neighborhood "Spirit"
Program as the City's number one priority, is that 14% of the City's housing is in
substandard condition, according to a 1987 survey for the City's Housing Element. This
fourteen percent includes 11% deteriorated in condition and 3% dilapidated and therefore
unsuitable for rehabilitation. In addition, the City's population is expected to continue to
grow at an annual rate of 3.5% for the next five years, or about 6,500 new residents per
year. New housing is not expected to be constructed as quickly as the population grows and
new housing is generally more expensive than existing units. Therefore, the largest number
of affordable, adequate units will be provided through preservation/rehabilitation of the
City's existing housing stock.
This first priority, more than any other, addresses all three aspects of housing discussed in
the CHAS.
1). Housing Availability. First, housing rehabilitation addresses housing availability by
assisting both owner-occupants and investment property owners through maintenance of the
existing affordable stock, ensuring that the number of affordable units available today
( continue to be available for at least the next 15 years. (Generally, the lifespan of a
,, moderate to substantial property improvement should be at least 15 years).
79
i
I2). Housing Affordability. Second, housing rehabilitation addresses housing affordability
by keeping affordable units habitable at a lesser cost than new construction of affordable
units or assisting first-time homebuyers which can require deeper subsidies to some
households. Also, housing rehabilitation tends to encourage similar activities within a
neighborhood. First-time homebuying does not necessarily have the same effect, though it
is also a desirable strategy for improving housing affordability and accessibility.
3.) Housing Adequacy. Finally, housing rehabilitation addresses housing adequacy by
ensuring that project completion is not granted until the unit is brought to an acceptable
r level of occupancy, according to local building codes. The rehabilitation to be accomplished,
whether at a moderate or substantial level, will ensure that the completed unit has been
repaired or refurbished to the extent that it will remain in the affordable stock for at least
the next 15 years. Housing rehabilitation provides adequate, affordable, available units.
Strategy Development (Activities and Programs). Based on the needs and factors identified
in the preceding paragraphs, the City has developed a strategy to actively maintain,improve
and develop stable neighborhoods and housing opportunities throughout the entire City.
This strategy will utilize six programs aimed at owner-occupied units and one which targets
rental properties. These programs are as follows:
Neighborhood "Spirit" Property Improvement Pro-gram.
This program is designed to financially assist low and moderate income single family
homeowners with rehabilitation/restoration of the property. This program was
known as the NRP Program, but with the inception of the City's new Housing
Division, the program has been revised and is now the Neighborhood "Spirit"
Property Improvement Program. In order to improve San Bernardino's "quality of
life" and housing stock, the Neighborhood"Spirit"program offers financial incentives
to upgrade single-family homes and neighborhoods. High-quality rehabilitation
projects serve as an impetus for increased neighborhood pride and maintenance.
The Neighborhood "Spirit" Program has two components, one aimed at "focus"
neighborhoods and the other available city-wide. The "focus" neighborhood
component concentrates resources within designated"focus"neighborhoods which are
( primarily located in the northwest and northeast quadrants of the City. The objective
is to concentrate resources in order to change the economics of the neighborhood
and stimulate increased neighborhood pride and stability. Programs within "focus"
neighborhoods are available to households earning up to 120% of median income.
The second component of the Neighborhood "Spirit" Program is available to
households city-wide earning up to 80% of median income. This component allows
for rehabilitation on a case by case basis for income eligible households.
IThe Neighborhood "Spirit" Program provides assistance through six different
programs, depending on applicant need, income eligibility and level of rehabilitation
required. These programs are listed in the following table. The City notes that over
eighty percent (80%) of the Property Improvement Program funds will be returned,
80
If a low income family was able to save 20% for a down payment, they would be able to
purchase the median priced home only if the interest rate was 6% or less. Even at current
low rates, the only type of loan with a low enough interest rate is an adjustable rate loan.
While they would be able to afford the initial rate on an adjustable rate loan, future
increases in the interest rate would cause them to pay more than 30%of their income unless
their income also rises. A moderate income family could afford to purchase the median
priced home at current interest rates if they were able to save at least 20% down. With a
down payment of five or ten percent, a moderate income family could only purchase if they
used an adjustable rate loan.
These factors illustrate the need for assistance in home purchase. For their part, the City
has developed a first-time homebuyer program to assist qualified homebuyers. In addition
to assisting families with home purchase, these type of programs have an additional benefit
of freeing up rental units for new families. In some cases the availability of these units
might allow households experiencing housing problems to move into more suitable housing.
Housing Accessibility. Very often the homes available at prices acceptable to first time
homebuyers are those in need of repairs or rehabilitation in older areas of the City.
Therefore, there is a need for a program which will provide rehabilitation funds as part of
the home purchase.
San Bernardino is seen as an open, accessible community. There are instances of grievances
brought before the contracted Fair Housing Council for differential treatment, or
discrimination, however, these cases are usually mediated to a successful end.
Accessibility appears to be a greater problem for the handicapped, disabled and elderly
populations. Access is constrained by inadequate transportation linkages and a shortage of
adequate accommodations that prevent some households from gaining access to
neighborhoods and housing opportunities that might meet their needs.
i
Housing Availability. Overall housing supply appears to have kept pace with demand. In
fact, at this time vacancy rates are higher than needed to assure freedom of movement in
i the market. However, due to the rapid appreciation experienced in San Bernardino as well
as the rest of Southern California in the 1970's and 1980's, home prices are out of reach of
I many families. In addition, strict underwriting rules at local lending institutions has kept
many would-be homeowners from entering the market. Thus, while there is an ample
supply of properties for-sale, many of these remain out of reach of first time buyers. In
addition, during the late 1980's the market produced many move-up homes that remained
vacant when the recession cooled the market. There is a larger supply of more expensive
homes for sale while there are not as many homes affordable to first time buyers.
The stock of available affordable first-time homebuyer units could be expanded through the
new construction process by using the City-owned land purchased with low- and moderate-
' income redevelopment funds. If the City could enlist a developer through incentives and
with the dedication of land,possibly through a ground lease,affordable first-time homebuyer
units could be developed and sold as a limited equity concept. Upon transfer of the
property, the first-time homebuyer would receive a share of the equity built up in the home
83
I
been used to assist in the construction of 1,896 multiple family units. As developers review
their plans it provides the city with an opportunity to actively pursue the possibilities of
these programs. In addition, there are many opportunities to address underutilized
properties and rethink existing land uses. Some creative approaches to housing development
include mixed use, increased density to allow for more open space and transfer of
development credits. To determine whether local levels of housing production are keeping
j pace with overall demand, we will examine the following:
1) change in total number of households relative to change in total number of
housing units; and
2) vacancy rates for rental and homeowner units.
Table 38 illustrates this basic approach for the City of San Bernardino. If the ratio of
housing unit change to household change is less than 1.0, stock growth has fallen short of
household growth. Conversely, if the ratio is greater than 1.0, the stock has increased by
more than enough units overall to accommodate household growth. As shown, the ratio is
1.34, indicating the stock has increased by one-third more than the number of households.
In 1990 the vacancy rate for owner-occupied housing was 2.1%, which indicates there might
have been some unmet demand since ideal vacancy rates for freedom of movement in the
market are estimated to be 4%. However, the 1990 rental vacancy rate of 8.5% is higher
than ideal which would indicate an overabundance of available units. Vacancy rates for
both rental and owner occupied units indicate that supply exceeds demand.
> '.
i
i Household Increase, 1980-1990: 9,222
=
Housing Unit Increase, 1980-1990: =6 1.34 Units per Household
Note: Population growth was more rapid than household growth and the average household size increased from 2.62 to
2.9 persons.
Rental Owner Total
1990 Vacancy Rates 8.5% 2.1% 7.3%
1993 Vacancy Rates N/A N/A 8.3%
Source: 1980 and 1990 Census, Dept. of Finance Population Estimates.
r
Generally, the pace of housing production has kept up with population growth. This is also
true as presented in the table below, a recapitulation of CHAS Table 1B, Part A, which
1 displays the number and percentage of the available rental and owner housing stock. By
available stock, we mean identified occupied and vacant rental and owner units.
86
9
0
<:.................................
% '.... � �L �1 � L :1 7 ...: .... .......5a - :::::.'•:.::':::: ..... . .
' :. :7: .: .
> F. # 9;:::i:::::::i::>::::: : ...............i :::::::::::::::: : > ?: : M ............: : :: : < : ::
i
Category 0 and 1 Bedroom 2 bedrooms 3 or more bedrooms
Renter 11,491 or 40% 11,941 or 42% 4,989 or 18%
Owner 2,326 or 8% 9,013 or 31% 17,738 or 61%
Source: U.S. 1990 Census, CHAS Table 1B
Table 40 compares household types and total available units. Although admittedly
oversimplified, there appears to be adequate owner units available, with the smaller owner
households living in larger units. This table disguises the fact that some owner households
are overcrowded, which was discussed in the Community Profile. The overcrowded owner
households would be large families that are living in units with two or fewer bedrooms.
Among rental units, there is a shortage of units with 2 or more bedrooms. The larger rental
households that cannot find adequately sized units are thus housed in zero and one bedroom
units, leading to overcrowding.
:::::::::::::: :::::::: ::::::::::::::: :::::::::::::: :: :::: :: :::::::::: :::::T 4 .................................................................................................................
'' ' ,
..::.::............:::.::. :::::::::::::::::::::?:?::??:.::::??.::.:?.:::?.::?.::::::.:::::?.::.::?.::.::.:.:.:.:.::.::
:::::;::;::::::::::.:::::::: :................................................
::::::::::::::::::::::: :::::::::::::::::::: :?::::::::::::::::::::::::::....0 t..snr.BER1�raRva� �
Households By Type Units by Size* Surplus
(Shortage)
Elderly Renters 2,996 0 and 1 Bedroom Rental 11,491 8,495
Elderly Owners 7,934 0 and 1 Bedroom Owner 2,326 (5,608)
Small and All Other Renters 17,469 2 Bedroom Rental 11,941 (5,528)
Large Related Renters 4,968 3+ Bedroom Rental 4,989 (21)
All Other Owners 21,277 2+ Bedroom Owner 26,751 5,474
Total 54,644 Total 57,498 2,854
Source: FY 1994 CHAS Tables 113 and 1C, 1990 CHAS Databook.
* Includes occupied and vacant units for rent or sale but excludes other vacant units.
Of the available units within the City of San Bernardino, there is a definite bias toward
4 availability of housing for large family owners. The problem with this simple analysis is
there is no way to discern from the numbers alone whether adequate numbers of various
I bedroom types exist to fulfill various household types' needs. For instance, while there is
a shortage of two bedroom units, there is insufficient data to determine the numbers of one
and two person households who reside in larger rental units. Income considerations may
Iallow a two-person, two-income family to afford a two or three bedroom rental unit while
87
I
a larger family with only one income might be unable to afford a larger unit and is thus
crowded into a zero or one bedroom unit. The data on overcrowding indicate that this may
be the case for many households.
In terms of physical inadequacies, this priority addresses new construction which is required
to be built to current City codes. In addition, development requirements bring adequate
infrastructure, open space, and streetscape elements which enhance the quality of the living
environment and encourage long term pride of ownership.
Usually, change in the size and composition of the housing stock does not always coincide
with the population trends in a community. However, the City can proactively work toward
serving the community projected to reside in San Bernardino over the next 5 to 10 years by
developing both single and multiple family housing for various income levels. Monitoring
of local rates of housing construction can provide valuable clues regarding overall
availability of housing in the market. San Bernardino, which still has a large amount of
developable land, would be proactively designing mixed income housing which would
accurately reflect the housing needs of the projected household population.
As noted above, the emphasis in prior years was on multiple family construction. However,
in recognition of the high vacancy rates among multiple family units, the City has shifted its
focus to single family detached housing units. The goal of new single-family detached
housing construction is to produce high quality/affordable units which set the standard for
future development and will set the standard for other programs in order to improve the
surrounding neighborhoods.
Housing Affordability. In the City of San Bernardino, one-third of the households fall
within the very low income bracket of$14,422 or less, another 18 percent have low incomes
of$14,423 to $23,074. As shown previously in Table 34, the median home price of$96,200
j is out of reach of most very low and low income families even with interest rates at their
I current low levels. It should be noted that the occupations that fall within these ranges
include service occupations such as hotel and restaurant employees, retail clerks, delivery
personnel, providers of personal services such as housekeeping and beauty care, secretaries,
aides and many other blue collar personnel. The largest employers in the City of San
Bernardino are those which primarily provide low paying jobs, such as the Inland Center and
i Carousel Malls, several hospitals and government employers. The City recognizes this and
encourages the development of new rental units that are affordable to these families.
Strategy Development (Activities and Programs). The intent of this housing priority is to
provide ample affordable housing opportunities for existing households as well as future
residents of the City. The strategy to accomplish this task combines financial and regulatory
incentives.
I
Use of the 20% Redevelopment Set-Aside for Low-Income Housing. According to State
redevelopment law, 20% of the tax increment generated from redevelopment project areas
(W is to be set aside for low- and moderate-income housing assistance programs. There are
very few limitations on the use of housing set-aside funds other than the money be spent
within the City, and preferably within the redevelopment project area, and respond to any
j 88
housing needs created by redevelopment activity.
The set-aside fund will continue to grow as additional development in the City's
redevelopment project areas generates new tax increment. The City's long-range plan for
expenditures of the 20% redevelopment set-aside funds will incorporate use of funds for
housing rehabilitation, rental assistance, new construction, homeless programs and the
assistance of first time home buyers. The following five programs utilize redevelopment
funds to assist in new construction.
Housing Development Program
The Development Department has utilized low-moderate housing set-aside funds to
construct new, multi-family, affordable units targeted for seniors. All together, the
nine projects initiated in FY 1992 and the five projects undertaken in FY 1993 will
provide approximately 515 new affordable housing units (renter and owner-occupied)
for seniors, special needs populations and single families in San Bernardino.
Three (3) senior housing complexes located in the northwestern area of the City are
currently under construction. A 51-unit complex is being funded in cooperation with
the County Housing Authority and the remaining two are being funded in
conjunction with non-profit entities. The Casa Ramona Senior Housing Project is
made up of 44 units and the Highland Lutheran Senior Housing Project is
constructing 50 units. Over $6.4 million in RDA set-aside funds are being used to
build these three projects. All projects are designed to maximize private sector
participation in the implementation of housing strategies of developing affordable
i housing opportunities.
I
The prior emphasis of this program was on the identified"need" for additional senior
citizen oriented housing. However, due to the changing composition of the
community, the City has recognized a need for affordable, high quality single family
units for large families. In the future, this program will focus on the needs of this
population.
In-fill Housing Development Program
This program was designed to create high quality housing on unimproved (vacant)
infill sites, located within established neighborhoods throughout the City of San
Bernardino. The Department will be working with local developers and lending
institutions interested in a joint venture to create high quality housing opportunities
for first-time homebuyers. The program will be developed in such a way to ensure
that these homes serve to significantly improve/enhance the surrounding residential
community, while also offering homeownership opportunities.
Department funds will be utilized to directly offset building permits and loan fee
costs, in order for the homes to remain truly "affordable" to the low income
households eligible to purchase them. In addition, the Department loan guarantee
ensures that acquisition and construction financing is immediately available to the
89
selected developer. Once constructed, the local lender would then provide takeout
financing to eligible first-time homebuyers, thereby making acquisition and
construction monies available for another infill site.
Tax-Exempt Bond Financing. This program finances mortgages in the construction of
multifamily housing units. At least twenty percent(20%) of these rental units must be made
available to families at eighty percent (80%) of area median income or below. Of the more
than 1,500 units which are under construction or nearing completion at the outset of FY
1993, nearly 300 units are dedicated to households at or below eighty percent (80%) of area
median income, a total of 19.5% of all units assisted with tax-exempt bond financing. These
various multifamily housing projects are located in throughout the City.
Density Bonuses. State law requires jurisdictions to grant density bonuses to developers who
agree to dedicate a certain percentage of homes, condominiums and apartments to elderly,
low or moderate-income purchasers or tenants. The required density bonus is a 25%
increase over the otherwise maximum allowable residential density under the applicable
zoning ordinance and land use element of the City's general plan.
i
Development of Second Units on Single Family Lots. The special needs of many
handicapped, disabled and elderly households result from their limited incomes, mobility
restrictions, and self-care abilities. As of 1990, 13% of San Bernardino's population aged
16-64 was disabled and 42% of those aged 65 or older were disabled. The housing needs
of this group can be partially answered through the provision of smaller units, such as
second units on lots with existing homes.
State law permits jurisdictions to allow secondary units in single family zones in order to
facilitate the creation of units without additional land costs. San Bernardino allows one
second unit per lot in all residential zones provided there is an existing owner-occupied
single family unit on the property and the parcel conforms to all standards for the zone in
which it is located. A development permit is required prior to approval of a second unit.
The floor area of the second unit cannot exceed 30% of the primary unit if attached to the
primary unit or 1,200 square feet if detached. The central, older parts of San Bernardino
which were developed before the development boom of the 1980s favored larger lots than
those currently allowed in the housing tracts of the outlying areas. Many of these older lots
could comfortably support a second single family dwelling. The City is currently relying on
the interest and financial resources of property owners to participate in this program.
Creation and Conversion of Housing to Handicapped-Accessibility. Housing opportunities
for the 18,546 disabled persons identified by the 1990 Census can be maximized through
housing rehabilitation programs as well as through providing design features such as
widened doorways, ramps, lowered counter tops, single-level units, and ground floor units
in new developments.
I The State has recently adopted legislation which requires multi-family and certain types of
condominium developments to provide at minimum:
Ione handicapped-accessible unit for every 20 units, and
90
a
two handicapped-accessible unit for every 100 units.
i
I The City will enforce this state policy and encourages housing which is provided for
handicapped and elderly people to be located in close proximity to public transportation and
services.
r
The Development Department will encourage the development of residential units which
are accessible to handicapped persons or are adaptable for conversion to residential use by
handicapped persons. Redevelopment funds may be used for housing rehabilitation of
existing units and private developers will be responsible for including all handicapped-
accessibility features in new projects approved by City planners.
PRIORITY #3: Expansion of Affordable Housing Opportunities for
Low Income Large Families Primarily through New Construction
The five-year targets are:
25 Second dwellings on single family lots.
250 New affordable single family detached units.
120 Handicapped-accessible apartments (conversion).
50 Infill housing units.
The one-year targets are:
5 Second dwellings on single family lots.
50 New affordable single family detached units.
24 Handicapped-accessible apartments (conversion).
10 Infill housing units.
Priority #4: Provide Rental Assistance to Very Low Income Households
Among low income households, different types of families experience different housing
problems ("needs"). Almost universally, however, all household types experience excess or
severe cost burden in at least 57% of all very low-income renter households. Over 10,283
very low-income renter households are cost burdened in San Bernardino.
I
I
I
91
I
i
............................................ *
:;::::: ::.:::.::.::.:..::..::.:... :::: :::.:::.:::. ::.::::. . ............:.:.::::::::.:::::::.::.:.:..;<.::;:.
IN�II EI�ICE flF PRtIBI ENIS iiVl(31IG VERY WIN �1�TE REN'I�I I3C?I3SEHf)I I1 S TYPE::;:;:;;::
RERN
SAM
Problem Elderly Small Large Other
Any Problem 73% 87% 96% 85%
Excess Cost 73% 84% 81% 94.5%
Severe Cost 57% 58% 53% 59%
Overcrowding 1 0% 25% 1 72% 1 N/A
Source: 1990 U.S.Census,CHAS Databook.
Similarly, with elderly and other owner household types, severe cost burden affects at least
54% of all owner households which are very low-income or almost 3,000 households.
I
>::>::>::::;:«<:::::::<:::>::::>:<;<:>::::>;<>:<:::>;<:::»>::>::::>::»»::»::»::::::::;::»>;::>:<:»>::;:::<:;<.;;:............:
:......:...........::<:>::>::>::»:<....:>„:<:>:<::<:::::<::<::<::«:;:::>:::»>;::»::>::>::>::»::::::>::: D.
...........:INOIDEIt+ > >()13.:P`R4.. 5:. �.....4`�.. .. .::...(7! V.: : ?
I�SEHOLDS<BY``"S * < «<
>< > < :><><` > > » «><<:< «<:>+GI ?X:>0.1 SAS:> LZ NIN. ........
Problem Elderly Other
Any Problem 42% 74%
Excess Cost 42% 66%
Severe Cost 23% 46%
Overcrowding N/A 19%
r
Source: 1990 U. S. Census, CHAS Databook.
Congress has designated very low-income renters who live in substandard housing or pay
more than 50% of income for rent (severe cost burden) as having the "worst case housing
needs." Congress has directed that these households be given priority for admission to
federally-assisted programs. As shown earlier in the Community Profile, assisted housing
is in great demand in San Bernardino. Currently, 1,730 very low-income households receive
federal assistance. Another 1,941 very low-income small and elderly households are on the
Housing Authority of the County of San Bernardino's waiting list. However, the current
waiting list has been closed since December of 1990 so there are undoubtedly additional
households which are eligible for and desire housing assistance but have been unable to
even make the waiting list. Nationally, about 30% of the income-eligible renter households
received assistance in 1989. Fifty-seven percent of the households on the waiting list meet
the "worst case housing needs" criteria and have federal preference. In fact,within the State
of California, 49% of all very low-income renter households are designated as having the
"worst case housing need."
I Elder) renters eligible for federal housing subsidies are substantial) more like) to receive
Y g g Y Y
assistance than non-elderly. Nationwide, nearly 40% of eligible elderly receive assistance
92
compared to 26% of non-elderly. In San Bernardino, according to the County's
Administrative Plan preferences, elderly have received 21% of all assistance, small families
receive 44% and large families receive 35% of assistance allocated to San Bernardino
residents.
Housing Availability. Approximately 44 percent of the housing stock in San Bernardino is
available for rent. The City of San Bernardino offers a diversity of housing stock in terms
of cost and type. There is housing to serve very low income individuals and families as well
as housing for upper income residents. While the City currently provides some housing
possibilities for the very low and low income renter families, it has been determined that
as many as 71 percent of these households are currently overpaying for housing costs. As
the current recession continues to strain personal resources and the percent of income given
to housing costs, more and more people will be vulnerable to losing their current homes,
both rental and owned.
Housing Affordability. The City of San Bernardino's employment is concentrated in the
service sector, with many retail, hotel and restaurant establishments. Together with other
businesses they employ hundreds of low income wage earners. Commonly, it requires two
wage earners per household to meet a families basic needs. The City acknowledges it's
responsibility to house employees in affordable housing close to their work and has
established programs to encourage the construction of more affordable units. However,
many households currently have limited incomes and are paying more than 50 percent of
their income for rent. Despite the numbers receiving Section 8 Certificates and Vouchers
or residing in public housing, there are still many households who need housing assistance,
including almost 2,000 on the waiting list for Section 8 and over 2,000 on the public housing
i waiting list.
i
Housing affordability is the single biggest housing problem/"need" facing San Bernardino
residents. Fully, 10,283 very low-income,2,253 low-income and 201 moderate-income renter
households state excess cost burden as a problem. Therefore, 12,872 or 51% of the total
renter household population is rent burdened in San Bernardino. This is why rental
assistance is the City's fourth priority.
1
Housing Adequacy. A survey by the City Code Enforcement Division indicates that
approximately forty-five percent of the housing in the City is in substandard condition. The
City makes funds available to the property owner through set aside, CDBG, and HOME
funding for rehabilitation but motivation is often lacking. Also, many of the tenants are of
Hispanic descent and are unaware of the unsafe or inadequate conditions or how to report
them.
The quality of life and the security of residents in San Bernardino's existing neighborhoods
depends upon the continued maintenance and protection of these communities. Central and
West San Bernardino are examples of neighborhoods of older smaller homes that are ideal
for first time buyers and retired seniors. Through City ordinances these types of areas can
be protected from encroachment of incompatible uses and the negative impacts of noise,
(W traffic and other environmental influences. Because the housing stock in San Bernardino
is almost equally divided between rental and owner occupied, the problems of preservation
i
93
1
and rehabilitation must be addressed with the concerns of both the homeowner and the
landlord. Solutions must include ways to involve absentee landlords in the effort to
I rehabilitate properties, upgrade neighborhoods and restore community pride.
i
It cannot be determined from any of the numerical information presented whether physical
inadequacies or overcrowding is a bigger problem in renter households in San Bernardino.
This information was not provided by HUD and is difficult to ascertain through the CHAS
charts presented in this CHAS. However, the Code Enforcement survey would indicate that
the majority of the renter units and owner-occupied units require rehabilitation. Rental
assistance for very low- and low-income renter households may encourage investment
property owners to invest some working capital and to take advantage of newly designed
City-sponsored rehabilitation programs in order to gain a regular tenant who pays up to 30%
of their monthly income in rent while the City subsidizes the owner up to fair market rent.
Strategy Development (Activities and Programs). The intent of providing rental assistance
to very low- and low-income households is to provide additional affordable housing
opportunities for families who desperately need them as well as to improve the existing
stock of affordable housing in San Bernardino. The City intends to use the following 7
programs which will be funded with Section 8 and Redevelopment Set-Aside funds.
RentfDeposit Guarantee Program
The Rent Guarantee Program is a "safety net program" offered as intervention to
prevent displacement of households "in danger" of becoming homeless due to loss of
income from job loss, illness or other eligible situations. The Deposit Guarantee
Program assists homeless families which are trying to return to rental housing from
transitional/homeless situations by offering required security deposits. Two facilities
administer the funds for the City, the Frazee Community Center and the Westside
Community Service Center.
i
Section 8 Rental Assistance Certificate Program
The Development Department continues to work closely with the Housing Authority
of the County of San Bernardino providing City residents with assistance under both
the Section 8 Rental Certificate Program and the Section 8 Voucher Program. The
I City also provides project-based assistance through the rent subsidy program which
is attached to a specific unit within the City's boundaries.
Through the Section 8 program, landlords agree to a specific rent for one year, with
a rent increase possible after the first year. These federal Section 8 payments make
up the difference between the contract rent of a rental unit and what the tenant is
required to pay (no more than 30% of income). Initial gross rent (contract rent plus
utility allowance) cannot exceed fair market rents for the area.
Because of the size and diversity of San Bernardino County, the fair market rents
defined by HUD for the entire metropolitan statistical area exceed the actual market
rents in several cities and communities throughout the County. In areas with low
94
I market rents this can allow participants to rent housing which may be considered
luxury housing or with more amenities than intended by program regulations. At this
I time, HUD is not receptive to permitting submarket rents to alleviate this concern.
I The Housing Authority of San Bernardino county assists Section 8 applications based
on new allocations from HUD and as a result of participants dropping out of the
Section 8 Program, thereby, enabling them to give the certificate to another
applicant. Approximately 20 participants drop out each month, or 240 annually.
During 1991, according to the most recent data available the Housing Authority
received additional allocations to assist 133 Section 8 applicants. Therefore, based
on the Housing Authority's calculations,it would anticipate assisting 373 new families
from the existing waiting list,with a majority of those certificates going to households
that require assistance in the City of San Bernardino.
i
Section 8 Rental Assistance Voucher Program
The San Bernardino County Housing Authority provides voucher assistance which
may be used to rent any unit an eligible low or very-low income San Bernardino
resident chooses. The voucher program operates much the same as the Section 8
Program in that it provides financial assistance paid directly to the property owner
on behalf of participating families residing in privately-owned and managed dwelling
units. The basic differences are;
1) the term "payment standard" is used instead of "fair market rent". The
payment standard determines the amount of assistance to be paid on behalf
i of the family; and
2) annual increases in the amount of the payment standard are not provided for,
although two increases per five-year period may be made; and
3) any rent negotiation would be between the voucher holder and the owner.
The owner may increase the rents after the first year of the lease. However,
if the rent is increased above the payment standard (which includes all utility
costs), the increase would be paid by the tenant (voucher holder); and
4) the tenant is permitted at this/her option to pay rent in excess of 30% of their
adjusted income, although HUD considers this to be "rent burden".
Aftercare Rental Assistance
The Aftercare Rental Assistance operates in the same fashion as the Section 8
Rental Subsidy Program. Eligible recipients are very-low income individuals who are
physically disabled and receiving support services from a state authorized agency or
their designee. The City has preliminarily established a designated funding level for
FY 1994. In addition, future "need" will be approached on a case-by-case basis,
depending on the availability of additional HOME program resources.
Section 8 Moderate Rehabilitation(W
b tahon Pro ,gram
This program provides guaranteed rents for fifteen years to owners of existing
95
multifamily housing who rehabilitate their properties to rent them to low and
moderate income households. The guaranteed rents make it possible to secure
favorable financing terms for the work. The City has planned on a designated
funding level as yet and will approach need on a case-by-case basis.
Mobile Home Space Rent Subsidy
This program prevents eligible households from becoming homeless by subsidizing
their space rent. Maximum assistance is $50 per month, per space.
Tenant Assistance Policy
It is the intent of the City of San Bernardino to minimize permanent displacement
of residential rental tenants as a result of any of the City's program services. In cases
where permanent displacement of low income families is unavoidable, financial and
technical relocation assistance will be provided to those families. Very low income
families will not be permanently displaced in favor of non very low income families.
Definition of Displacement: The term"displaced person"means any person(s)
that moves permanently and involuntarily from real property due to physical
rehabilitation activities.
Examples of "program related" displacement include, but are not limited to, units
under utilized, unit overcrowding and housing cost overpayment (family paying more
than 30% of monthly gross income for housing expenses). No tenant will be
considered displaced if the tenant has been offered a decent, safe, and sanitary
dwelling unit in the project at an affordable rent. Qualification of displacees will be
solely determined by the City. Tenants will not be considered displaced if they were
offered assistance and have refused this assistance.
Assistance to Displacees: Displacees will receive either Section 8 rental
subsidy assistance, or relocation assistance pursuant to the provisions for
permanent displacement of the U.S. Uniform Relocation Assistance and
Property Acquisition Act of 1970, as amended.
Information and Counseling: Technical assistance will also be provided to
each tenant and will include information to familiarize displacees with
opportunities to select appropriate replacement housing within the full range
of available housing and individual rights under the federal Fair Housing Law.
No displacees will be discriminated against in the provision of information,
counseling, referrals, or other relocation services.
ITenant Counseling and Education.
The City of San Bernardino has identified a "need" among multiple-family rental
96
households for tenant counseling and education on personal finance, budgeting,job
training and household maintenance. The City intends to pro-actively develop such
a program to address this "need" within the next five years.
PRIORITY #4: Provide Rental Assistance to Very Low Income Households
The five-year targets are:
7,000 Section 8 Rental Certificates.'
1,600 Section 8 Rental Vouchers'
1,000 Mobile Home Space Rent Subsidies.
150 Aftercare Rental Assistance.
The one-year targets are:
1,400 Section 8 Rental Certificates.'
320 Section 8 Rental Vouchers.'
200 Mobile Home Space Rent Subsidies.
30 Aftercare Rental Assistance.
' Source: San Bernardino County Housing Authority Estimates.
Priority #5: Assist the Homeless and Special Needs Persons with Supportive Services
I Housing availability, accessibility and affordability is virtually unknown for the homeless
population. The S-Night 1990 U. S. Census count determined there were 512 homeless in
San Bernardino on the evening of March 20, 1990. Based on reported statistics collected
Ithrough interviews with service providers in San Bernardino, City staff estimated in 1992
that there were between 1,000 and 1,500 homeless persons in San Bernardino. These
numbers indicate that homelessness is a serious problem in San Bernardino. It may be that
the City's size and other factors draw homeless persons from throughout the region into the
City.
r Presently there are 239 shelter beds in San Bernardino (including 92 which are reserved for
families displaced by domestic violence) which is 273 less than would be needed to house
all of the homeless according lowest estimate of the homeless population in the City. In
addition, over 5,000 very low income households earning under 50% of median family
income are cost burdened by 50% or more and at-risk of homelessness.
f
Strategy Development (Activities and Programs). The intent of this priority is to continue
to provide City support of nonprofit and other supportive service institutions which provide
homeless assistance,emergency shelter,transitional shelter and homeless prevention services
i
I
97
to San Bernardino homeless and at-risk populations. This priority includes the City's
strategies to provide transitional and emergency shelters for the homeless, the prevention
of homelessness and assisting the homeless in making the transition to permanent housing.
i Emergency Shelter Grant
The Emergency Shelter Grant program benefits 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 City expects an allocation
totalling $40,000 from the federal Emergency Shelter Grant Program to assist in
providing emergency shelter and supportive services to approximately 3,000 homeless
individuals and/or households. Two facilities have benefitted from these funds in
the past and will likely receive an administrative allocation of funds again in the
future: the Frazee Community Center and the Salvation Army. Other organizations
are located centrally in the City of San Bernardino.
Rent/Deposit Guarantee Program
As discussed in priority #3 regarding rental assistance, these two programs assist
homeless or the"at-risk"population either to gain access to permanent rental housing
by providing required security deposit assistance or by intervening on an emergency
basis on behalf of a household in danger of becoming homeless and providing needed
rental assistance to stay eviction.
Transitional Housing
The City has two programs which are designed to help persons to make the transition
from homelessness back into Society. These programs as are follows:
1 Mentor Pro rg�am• The City has established a Mentor Team program in
conjunction with civic, church and business groups on a volunteer basis. The
mentors assist individuals living in transitional housing as "role models" and
job/career advisors. The relationships which develop provide moral and
emotional support for those reentering the workforce in dealing with daily
responsibilities, chores, and holding a full or part time position. These teams
have received training to learn the about program's expectations and how to
be an effective mentor. Associated with this program, the City has also
become pre-approved to participate in the HUD Lease/Option Program.
2 Transitional Housing Facility(y CHDO/Frazee Community Center). The
City is currently working with Frazee Community Center to purchase two 4-
unit apartment buildings. The City would acquire and rehabilitate the units
and Frazee would operate the facility. Two units in each building would be
I rented as market rate units and the proceeds from those units would be used
to provide two transitional units within each building. The transitional units
I would be interim in nature (4 to 6 months) and would provide supportive
services for the residents.
98
Battered Women's Shelter Program
The City will continue to provide CDBG funds to 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 CDBG
funds also provide shelter and a safe environment during case management for
individual situations, as required. These monies are set aside for the administrative
costs of running the Bethlehem House and the Option House and providing
structural rehabilitation funds for the Bethlehem House shelters. The program is
very successful, the shelters are located in the eastern area of the City.
Senior Assistance Program - Mobile Home Rent Subsidy
Many low and very-low income seniors on fixed incomes have used their remaining
funds to purchase a mobile home. However, because of inflation and increases in
space rent, they are unable to afford the space rent. This program prevents eligible
households from becoming homeless by subsidizing their space rent. Annually, this
program will assist approximately 160 senior households with $50 per month, per
space.
i
Mobile Home Inspection/Rehabilitation Program
The State of California has mandated that every mobile home park and mobile home
ia.�• be inspected within the next five years. The City of San Bernardino is responsible
for this inspection in an effort to improve the quality of life for very low income
seniors within the mobile home parks. The Development Department has
established a grant program to ensure that items listed on the citations for violations
of the Health and Safety codes will be corrected on mobile homes owned by those
of low and moderate income. By inspecting each mobile home and every mobile
home park, the quality of life within the City should be vastly improved. These
mobile homes and the parks are located throughout the City.
I Homeless Shelter Ut ili t� PayMents Program HSUPP
Through the Homeless Shelter Utility Payments Program,the City provides assistance
to various homeless shelters with the payment of utility bills (ie. electricity, water).
The shelters which will likely receive this assistance are located in the central section
of the City.
San Bernardino County Homeless Coalition
I
This cooperative organization is made up of various local governmental entities and
county social service departments to facilitate the needs of the homeless within the
ICity and County of San Bernardino. The Task Force undertakes issues relative to
assuring that the components for servicing the homeless are in place and that each
respective City or governmental entity utilizes its fair share of local resources for the
idevelopment of homeless shelters, transitional housing, and services to address
99
homelessness. In-kind contribution of staff time (labor) constitutes the resource
commitment for this program.
Homeless Resource Directory
The City responded to a number of requests in the past for information regarding
services for the homeless. In response to these requests, the Development
Department has prepared a Homeless Resource Directory and now distributes this
directory to all agencies in the City that deal with homelessness.
I Childcare Facilities
Childcare facilities are provided for low income City residents on an application basis
at the PAL Facility located in the Northwest Redevelopment Project Area. The City
anticipates assisting with operational support and some staff salaries because they are
so necessary to the community.
I
PRIORITY #5: Assist Homeless and Special Needs Persons
with Supportive Services Programs.
The five-year targets are:
15,000 Emergency Shelter Households.'
500 Rent/Deposit Guarantees.
50 Transitional housing units.
2,000 Battered Women and Children.
1,000 Mobile Home Residents.
The one-year targets are:
1 3,000 Emergency Shelter Households.'
100 Rent/Deposit Guarantees.
10 Transitional housing units.
400 Battered Women and Children.
200 Mobile Home Residents.
' This number is not unduplicated since a household may spend more
than one night in a shelter.
i
i
100
t
M
{ Q
' { O C O H
{ O O fA CLo N v O
1 { O , N t N , N{ M ' N I M 1 N ' I M
{ { 1 C a o
r i i i 0
o
1 i u.. 00
1 j 0) y = ; N ; N 1 N; rr) ; N ; rn ; N '
1 1 1
' fC O ' O C O
N LL
y L C
1 ' ' O a.
{ 1 1 > = t N 1 N i Ni M i N i r) i N t i
{ 1 O t ' --------
{ C
,
' ` ' C c
t � d �' i ' C { 1° i '�LL i r-I 1 r-I r-I ' 1-i ' r-I' 1-I ; • » i r-I ,-I , 1
}, 3 L V 1 s s 1
1
1 1
c � C � 1 t 1 1 • r 1 i 1
U ,
'C m p
{ C
C
7 W QI 7 1 { y 0 j t -1 t '-j t N { j i rq t � i � N � i r-.4
1 1 1 (u 1 1 1 1 1 , I 1 1 Q
x E 1 1 1 1 z 1 z 1 1 .,-i
' 1
1
W o
---- -------
i 1 I i i i 1 1 i i i
1
{ E E
y { p
U C C 1 1 — L L 1 N ' N ' M 1 M 1 C-4: M 1 M 1 `� ; 1 N '
' mCD U { O
{ i O
a �
2 _ i ! 1 1
» »
OH 1 ------------------------- i • y i --- i
0 U .S
{ { { { 1 y y { t
1 1 I 1 'a -0_ 43 1 I t 1 1 { 1 1 1 1
{ 1 t T L E U { N 1 N i N { N { N{ N i N { , N t {
N
cc
y V 1 , 1 1 1 { 1 { • • I 1
t t { 7 0 { i t { t { i { • • { i ,
t i i O t i i i i t t ; r • t 1 {
1 I 1 2 1 1 1 { 1 1 1 -- y r i ---
i
t { C { , { { { i { { t • • ' ' O
I { N { E fO L E m { { { { t = » { i {
} t { { M O h t N i N { M { M t N t M { N i • • { N { {
cc 1
t { { 7
I I • • -- ,
' i i y i { { t t ' I { _ • i i N i
(U i 1 i 1 , , ,
i 1 ,
i (D 03 E v Q i N i N i N i M i N M I N i s i C%4
i U 1
1 1 I , 1 , , , I
s i 'oV
I I 1 i = i I I S t t I I • t 1 --- y ,
1 O i t 1 i 1 i i 1 1 i
1 1 C 1 i I i i i ; t i 1 Y
( c
II 1 c 1 E i ' LL 1 LL !
r I O C s 0 LL 2 2
{ C t t i t O s C i t N { t = t Q
, c , 1 ; , 1 W
, , 1 i-� , O I N I O N Uf ' C '
H i i 3 i 3 09 1 3 oe I a l p l a, 1 v I > v I p l 0 t -j
Q 1 H m i v i o 0e i o o i -j :+-' i !- i c i C 1 co I o- i m
I J O J lA 00 ; N , M L f0 1 4) .2 i O
N O I O C {p �1. O co
co p ' +C+ N N CO,w l0 U O i •0
O cn
1 0 lf L i O O > O O N mca
' s>
Cl)
N i M I Q { N I M , t lA { tp { t N
{ U d UL { Z U { Q s m t • t U
lC. Relevant Public Policies, Court Orders and HUD Sanctions
1. Relevant Public Policies.
Housing affordability is affected by factors in both the private and public sectors.
I Actions by the City can have an impact on the price and availability of housing within
the City. Land use controls, site improvement requirements,building codes, fees and
other local programs intended to improve the overall quality of housing may have a
role in altering the costs and availability of housing. The City of San Bernardino has
1 made every effort to minimize the influence of governmental regulation on the
achievement of a quality housing stock. Nonetheless, some actions are having an
impact on housing in San Bernardino.
a. Description of Public Policies and Assessment of Each on Affordable Housing
Development. The following is a description of public policies, particularly those of
the City, affecting land and other property, land use controls, zoning ordinances,
building codes, fees and charges, and growth limits. After discussion of each public
policy item, an assessment of that policy on the cost or incentive to maintain or
improve affordable housing is presented. Most of this information regarding the
policies is gathered from the City's Housing Element and the Community Profile
section of this CHAS.
Fees - Processing fees for development review are paid at the time of
application. These fees for the City of San Bernardino are generally
comparable to other jurisdictions in the area.
The City has impact fees for traffic, sewers and drainage facilities. The total
fees collects (ie. building/planning/engineering/water and school)
approximately $15,000 for a new 1,250 sq. ft. single family detached home on
a 7,200 square foot lot. These fees have been necessitated by the absence of
adequate urban services and the desire to maintain a high level of urban
services. These fees are real costs in the development of affordable housing
projects and developers believe that fee waivers would make development of
affordable housing projects potentially more attractive.
Development Review - Processing through the City is designed to cut
development costs by eliminating delays to the developer. Development
review and approval periods are streamlined to the maximum extent possible.
The development review process is not necessarily a cost or an incentive to
development of affordable housing. The process is a neutral factor impacting
Ithe success of an affordable housing project.
Zoning - The zoning ordinance of San Bernardino sets forth property
development standards which establish the housing type and density on a
parcel by parcel basis. San Bernardino's zoning ordinance is known as the
City Development Code and it was recently honored for it's user-friendliness.
San Bernardino provides for a variety of lot sizes and densities which result
I102
' i
lin a mix of housing types.
The amount of land zoned for housing and its locations is an important
i determinant in the amount, type, and cost of housing which will be
constructed. According to the City's general plan, 43% of the land in the City
! is designated single family and another 5%is designated multiple family. The
most recent vacant land survey was completed in 1987 and at that time about
30% of the land in the city was vacant.
Careful zoning will need to occur in the City-owned redevelopment parcels
purchased with low- and moderate-income 20%set-aside funds to ensure that
an adequate amount of both single family and multi-family housing is
developed on that land, pursuant to population growth and housing unit
x
projections. Well-planned zoning for future development should impact
future affordable housing development positively.
Subdivision Ordinance -Under provisions of the City's Subdivision Ordinance
various dedications and improvements are required in the development of
new housing. Streets, curbs, and gutters are required to be dedicated and
improved. Other costs which are borne by the developer and eventually by
the consumer include sidewalks, street lights, underground utilities, and water
and sewer improvements. A surcharge for stone drains is levied to assist in
the development of local storm drain structures.
These subdivision ordinances add significantly to the costs of affordable
housing development and its maintenance over time. Subdivision ordinances
present real and ever growing costs to the residents of that subdivision.
Therefore, unless these ordinances are mitigated in some way or assistance to
i the subdivision is provided through some other financial resource, affordable
housing in the long-teen is not a realistic expectation in such designated
subdivisions.
Past and current efforts to create new affordable housing units, to rehabilitate
existing housing stock, and to provide support facilities to people with special needs,
have been constrained by several policies and actions which arose out of San
Bernardino's unique conditions and priorities.
! Current Economic Recession - The recession of the early 1990s has
profoundly affected the housing market in San Bernardino and the behavior
patterns of San Bernardino citizens regarding housing issues. Many people
have lost their jobs, jeopardizing their ability to keep their dwellings, and
others are cautiously observing events before committing to any large
purchases. This behavior is most evident in the rehabilitation program where
there are many applicants, but few loans. Potential participants grow wary at
the point of committing to loan indebtedness.
IIncentives to participate in programs during the rest of the recession may be
103
required in order stimulate program participation. For example, there is no
program guideline that cannot be rewritten to fit the economic times.
I Perhaps deferred forgivable loans should be provided instead of amortized or
shorter term deferred payment loans.
' Development Limitations. While the City of San Bernardino has a number
of vacant residential acres, this land is located at the fringes of the City.
Therefore, there are additional costs associated with extending infrastructure
to these areas. In addition, the more level portions of the City were
developed first and the remaining land possesses increasing environmental
constraints. These constraints include slopes, wildland fire hazards and
seismic concerns. The foothill region of the City is also designated as a high
wind area and all development in this area must be constructed to the most
stringent Uniform Building Code standards. Much of the developed portion
of the City is located in an area with high groundwater and is thus subject to
liquefaction in the event of a major earthquake. This poses another concern
when contemplating infill or rehabilitation projects.
Infrastructure Constraints:
Flood Control - The City has adopted a Comprehensive Storm Drain Plan to
protect residents and property in the City. This system includes the use of
streets to convey flows. New development is required to tie into this system
and to offset impacts resulting from the development.
Water - There are six agencies which provide water service to various parts
of the City. The largest water provider is the City of San Bernardino Water
Department. At this time the City Water Department has adequate facilities
to meet present demand. However, the City does not have jurisdiction over
j the other water providers.
iSewers - Sewage from the City of San Bernardino is processed at the City-
owned San Bernardino Water Reclamation Plant. This plant serves the entire
City as well as treating waste water from surrounding jurisdictions. There is
adequate capacity to fully service the City. Portions of the City are on septic
i systems which must meet Santa Ana Regional Water Quality Board standards.
School Development Fees - All development in the City is subject to school
fees as set by the State of California and collected by local districts.
I b. Barriers to Affordability Presented by These Policies. All of the above
infrastructure constraints represent very real costs to the City as well as to
development of additional affordable housing in the City. These costs will be the
greatest obstacle to development of new affordable housing units in the City. More
than likely, it will increase the reality that affordable units will need to come mostly
from the existing housing stock and therefore, maintenance and repair of these units
to extend their useful life as decent, safe and sanitary units is of primary importance
A
104
i
to the City.
c. Strategy to Address Negative Effects of These Policies. In order to remove or
improve any negative effects that may result from these policies, the City of San
Bernardino intends to:
1). Evaluate the policies already established by Council and determine whether
some policies might be revised or improved to assist in furthering the
development of affordable housing within the City.
2). Maintain a dialogue with developers, and the citizenry involved in housing
projects to assist the City in making the best planning, infrastructure and
development decisions.
3). Continue to work towards increasing public awareness and acceptance of the
need for affordable housing throughout the City.
d. Court Orders and HUD Sanctions. The City of San Bernardino does not have
any court orders or HUD sanctions.
D. Institutional Structure and Intergovernmental Cooperation
1. Institutional Structure
The institutional structure and organizations involved in intergovernmental cooperation
through which the City will carry out its affordable and supportive housing strategy draws
from every institutional sector in the City and County:
The City contains a number of non-profit organizations that are committed to
assisting residents with their housing needs. These agencies include the Salvation
Army, Bethlehem House, Option House, Casa de Ayuda, New House, Inc., Family
iService Agency of San Bemardino, Victory Outreach and many churches.
a
The City Council, Community Development Department, and Redevelopment
Agency provide assistance programs in rehabilitation, and incentives to create
i improved housing for elderly and handicapped persons. Staff persons are working
on housing programs, specializing on rehabilitation for renters and homeowners from
the initial inquiry, through planning, financing, contracting to perform the work, and
monitoring the various programs for compliance with regulations.
The City Council has authorized staff to work on housing programs such as rental
and owner-occupied rehabilitation. Both programs provide financial assistance to
repair all code deficiencies. Staff reviews the initial application, packages the
1 application for bank review and loan approval, prepares Work Write-ups and
y monitors project for compliance with regulations.
In addition, San Bernardino County agencies such as the Department of Mental
tal
I 105
Health, Community Services Department, Department of Social Services and the
Housing Authority of the County of San Bernardino are part of the institutional
structure through which the City's housing goals are expected to be met during Fiscal
Year 1994.
i The City of San Bernardino, State of California Department of Housing and
Community Development, and the Federal Department of Housing and Urban
Development contribute resources to provide rehabilitation assistance to renters and
homeowners.
Activities and programs which San Bernardino expects to carry out in the next five
years have been described in the preceding section of this Five Year Strategy. The
expectation of success, strengths and weaknesses in each program and FY 1994
actions that will be taken to eliminate identified gaps, to strengthen, coordinate and
integrate the institutions, housing and related services delivery systems are described
in the following table:
i
I
1
106
� T c
ca
p c O
° y °�' 0
° Cc
cd y Cd CJ o > a a o a? o c° a
'>►. `�"
y v a a 3 00 Cd
Cd y a y L O a tC's y a C y fn °t], U U o0 cl
oa , aU ° °�° ° 00° cN A 6, U a
y � a 00 0 Cd° > 00
cd
cd(L) 4) � � > od a� ° ° ° cz ° co CIS
j a� b o o a a L� ... x v a� o >, o
y
, 00
0 0 a O O oo 0 a 0
a c«.
o a
c�O v) cd . c°i F� U 3 x °� 3 U c°� a�i U cad U c°> o vi w
o y
cd (1) C vi t: ai
y 'a 00 00
> N N y U
cl
y ' y C
7....... '.•� F. cam. chi. c.�..i O cam+ .�:;
�•E;:;:;:;:; y V a RS cd
cl
cl
a+ a+
cd cC
.y,
#' < 4�. O U 000 000 ~ U c«
3
y ..y 00 b0
:»># cl cn cis a cd s~ v
3c 3cd
00 en
to
cn
:::k(:: O y N d N U U ca
4r cn
„ Cd � W U .. a E •-. 0 y
� 0 � � a a w [ � o � ago '4 � °' Cy
cd cd u cn CL
U Cy
N C
Cd > > byacOi 3a� ° as 4) °
o o a 0 00 .E� — N U W .0 U ° d ° o +r4' o O
r. O in°° 00 Q cd O cd cd as
:»>►-..t s ` v 0 c� ° '" •� y °' c N •y;, °�,.' C� .CUtir" •rte" ate+
1 coal ° 00 > yt; o ° � CO � c ; � -;�
N G { y N ^J G N y y N y G A ~
to U L— U N a
O o a
a� b
3
a�
a cn vi y a a�s• , '- a� y a> U
cd
>>
° U � a3 'N ooE 0C)
pr y cd w N cd y Q C1. C5 1—�i ed Q. .� ►, a ~O cd P, cd c«
i
y �.• a a y c .° a
a Ts c a o � o -• o [
a�
0
0
as o 0 0
1
U
CJ
oL � Y Ua U
++ O b [ m 0 c., y 0 c...
w o a� ., o
+. a
y a p oO. U 0C 0 i
00
>
C
)
a� cd Q cd as td N[
0 a
ai '� U (1) cl Pam amid aam �
o � (D0 � a>iaai oo' a0 ° a ° '� aaid
Zvi � x UAA C/I v2UA v� Av°) 'A
dm
I
I
j E. Public Housing Improvements
1. Management and Operations. The Housing Authority of the County of San Bernardino
provides management and operation assistance to 705 dwelling units owned by the Housing
Authority, located in the City, and rented to very low- and low-income households in the
City. The actions and plans proposed by the Housing Authority of San Bernardino County
to improve the management and operation of these public housing units are:
(a) To address problems associated with drugs by educating and counseling residents
against the use of drugs.
(b) To train and employ residents to perform minor housing rehabilitation work.
2. Living Environment. The Housing Authority of the County of San Bernardino plans to
take the following steps, over the next five years, to improve the living environment of
public housing residents.
(a) To make all unaccessible units managed accessible to disabled residents.
(b) To test all units for lead based paint and perform abatement work where testing
shows the presence of lead based paint.
The above statement and financial goals are evident in the Housing Authority of the County
of San Bernardino's Strategy Statement as shown in Appendix 2 and in the attached Five-
Year Action Plan for Participating in the Comprehensive Grant Program.
F. Public Housing Resident Initiatives
1. Management. Residents who live in low-income dwelling units in the City, and residents
who utilize the San Bernardino County Housing Authority Voucher Program, are
encouraged to identify components of their domiciles which would benefit from
rehabilitation. The tenant and the owner of those properties work together with the City
to achieve rehabilitation through the City of San Bernardino rental and owner rehabilitation
programs.
2. Homeownership. The City, in cooperation with the County Housing Authority, has
included in its resource statement that it will support the Housing Authority of the County
of San Bernardino's efforts in applying and receiving HOPE 1 and 2 funds for planning and
administration. This will include residents training in skilled labor, property management,
financial management and the creation of resident non-profit organizations. When these
supportive programs are in place,residents will undertake structured curriculums on training
in home care and maintenance, personal financial planning and debt management and
receive certificates for successful completion of classes. After graduation, tenant will be
{ assisted with job placement. The Housing Authority of the San Bernardino County's effort
in residents initiatives is in a conceptual stage. In FY 1993, emphasis is anticipated to be
'"`"' placed on the planning and implementation of the Public Housing Resident's initiatives
program.
109
1
i
IG. Lead-Based Paint Hazard Reduction
1. Actions to Evaluate and Reduce Lead-Based Paint Hazards. The overall goal of the
five year strategy for lead-based paint hazard reduction is to significantly reduce or
eliminate lead-based paint hazards and prevent lead-poisoning in children under age
7. The long-term strategy to sharply reduce childhood lead poisoning includes the
development and integration of comprehensive health, environmental and housing
programs that can effectively address lead hazards in the City.
The city has access to county technical capacity. There is a developed core of
environmental lead specialists who can ensure that the technical aspects of
assessment and lead hazard reduction are managed appropriately.
Comprehensive public health programs have already been mandated by the state
through AB 1288, discussed below. This public health initiative supports the
development of local programs with capability for screening, follow-up of children
identified as lead poisoned, and public education and prevention information.
In California, the Childhood Lead Poisoning Prevention Act of 1991 directed
the Department of Health Services to develop a fee-assessment mechanism to
finance its newly-created childhood lead poisoning prevention program.
Emergency regulation to assess.fees on industries responsible for
environmental lead pollution took effect in January 1993. Some 2,500
companies have paid feeds, based on the company's presence within the paint
or petrochemical industry and product distribution (in gallons) two years prior
to the assessment. Industries reporting releases of lead into the environment
are also assessed a fee. These fees are expected to generate an estimated $16
million per year, and greatly expand lead screening, environmental
investigation, case management and prevention activities at the county Ievel.
The regulations do not assign liability or responsibility for lead poisoning cases
to industry.
I Lead-based paint hazard abatement funding is currently an eligible cost in many HUD-
sponsored rehabilitation programs. The past fiscal year, a Lead-Based Paint Hazard
Abatement Program was authorized by Congress, however, funding is awarded through a
national competition and available funds are limited. Still, this is another funding source
the city will attempt to access over the next five years.
Strategy 1: Coordinating public and private efforts to reduce lead-based paint
hazards and protect young children. The State of California has been the most
active proponent of testing children and abating lead-based paint hazards. As of
1990, County and large city health departments have been mandated through AB
1288, to begin routine testing of children according to the State Children's Health
Disability Prevention Program regulations. All children under the age of 7 seen by
city or county health department officials are considered at high risk for lead
110
I
i
1
poisoning. All children under 7 have their blood-lead levels checked; all who test
above 10 micrograms per deciliter (mg/dcl) go into the state-mandated lead
poisoning protocol. These children are tested every 6 months to determine
I subsequent blood-lead levels. Readings of 10-35 mg/dcl trigger a medical prevention
program, at readings of 35 mg/dcl or higher, kilation treatment of children begin.
I All readings above 20 mg/dcl trigger a visit to the child's residence to determine the
potential source(s) of lead-based paint hazards and an abatement program must be
recommended after evaluation by the City or County Health Department.
Since 1990, referrals for follow-up by private-practice pediatricians and public health
clinics has risen exponentially. The State Department of Childhood Disability
Prevention stated that cases reported by cities and counties is on the rise, due in
large part to the emphasis placed on the importance of early detection and mitigation
of lead-based paint hazards as a result of AB 1288.
The public and private health care community are reported attuned to the emphasis
on coordinating efforts between private and public health care organizations to
reduce lead hazards and protect young children. However, there appears to be a
need to foster greater communication and referral between city and county health
agencies and community development departments where a greater amount of
financial resources are located to assist in abatement procedures of home
environments identified by public health officials as containing lead-based paint
hazards.
While the public health officials are responsible for recommending abatement
procedures, many do not know that there are available public funds which may assist
in the abatement or rehabilitation and refurbishment required to make units lead
hazard free. During discussions with city and county health officials these officials
were glad to learn of resources, albeit limited ones, available to assist low- and
moderate-income homeowners and rental property owners with funds to perform the
abatement. Public health officials are required to recommend abatement protocol
I but cannot enforce abatement. Many households are forced to relocate due to
recommended,but unaffordable abatement protocols. The most important treatment
children can receive is to be removed from a lead hazard environment. If abatement
( is not financially feasible for a landlord or a homeowner, relocation is the only
I remedy.
Consequently, public sector efforts can be enhanced by the formation of a public-
private partnership or task force to plan and seek support and funding for a program
which would focus on lead-based paint hazard abatement in the City or County.
Such a task force may include representatives from city and county housing
organizations;public health agencies;children's advocacy groups;tenant and property
owner organizations and private physicians. The task force would inform itself of the
extent of lead hazards in the identified community area(whether it be city or county-
wide) and public and private resources could be targeted to reduce or abate the
identified hazards.
i
� 111
Strategy 2: Integrate Lead Hazard Evaluation and Reduction Activities into Existing
Housing Programs. The most cost-efficient method for state and local governments
to abate lead hazards is to combine abatement with rehabilitation or weatherization
of low- and moderate-income housing. In many cases, effective abatement includes
replacement of windows and trim painted with lead-based paint. Window
replacement is frequently included in moderate rehabilitation and would be
considered an appropriate action to make housing more energy efficient. Risk
assessment and hazard reduction can also be more easily accomplished while
performing other major repair work, and at significant savings compared to the cost
of lead-based paint abatement initiated after renovations have been completed.
State and local jurisdictions may be liable if children are lead-poisoned as a result
of unsafe units or unsafe rehab activities conducted in units with lead-based paint
through programs they fund or oversee. In the long run, incorporating lead hazard
reduction in all government-assisted housing programs will decrease liability and
result in substantial cost savings.
Rehabilitation Programs offered by the City include lead-based paint abatement as
an eligible rehab cost. Federal CDBG, HOME, HOPE II and III, McKinney funds,
Low-income Housing Tax Credits, and Energy Efficiency Improvement
i (Weatherization) Program funds can all be used for the whole range of lead hazard
reduction activities, including testing and risk assessment. HUD requires that
programs using CDBG funds notify tenants and homeowners in writing about the
dangers of lead. In addition, if a child under 7 years of age residing in the unit has
an elevated blood lead level, the unit must be treated. The major obstacle to most
mandated treatment is the cost involved. If a homeowner cannot afford abatement
and the City cannot or does not have adequate funding for proper abatement
assistance, the family will need to relocate.
As part of the City's rehabilitation programs, the community development
department will consider which of the following options or requirements are most
appropriate for inclusion in San Bernardino's programs:
0 Include inspection for lead-based paint hazards as an eligible activity, or
better yet, require inspection for lead-based paint hazards as a threshold
requirement for funding.
I n Specify lead-based paint hazard reduction as an eligible activity in requests for
proposals.
0 Raise local per-unit subsidy limits, for rehabilitation projects that include lead
testing and abatement.
n Adjust the maximum loan-to-value ratio in underwriting criteria to
accommodate additional costs of lead abatement.
Give points in the application review process for projects which include
112
1
adequate lead-hazard reduction.
0 Add minimum lead-based paint abatement requirements to housing quality
standards which must be met in city-assisted rehabilitation projects.
b Require lead-based paint abatement in all city-assisted rehabilitation.
Public Housing. The Housing Authority of the County of San Bernardino is implementing
testing and abatement of lead-based paint hazards as part of their modernization program,
as required by federal regulation. Lead-based paint abatement during modernization has
been found to be the most cost-effective way of dealing with identified lead-based paint
hazards.
Section 8 Rental Assistance Programs. The lead regulations in Section 8 are limited, except
where a child is lead-poisoned. In most jurisdictions, funds are not currently available to
help subsidize additional requirements for lead hazard reduction. Ideally, all units available
for families should be inspected and abated for lead-based paint hazards. The Section 8
program includes annual inspection of all housing units, during which time painted surfaces
are routinely assessed. Where resources permit, it may be feasible to add testing of
deteriorated paint for lead to the field activities of such inspectors.
I
There are actions that the city can take without additional resources:
n Encourage or assist families with young children that receive Section 8
certificates of vouchers to find housing that has been made lead-safe.
0 Distribute information about lead-based paint hazards along with other tenant
guidance materials,brochures and notices (for instance,with HUD's"A Good
Place to Live." This publication is available through the Los Angeles County
HUD Office).
Other Housing Programs. City government can also begin to build a stock of lead-safe
housing by incorporating lead hazard concerns in their housing inspection and permitting
activities and by raising lead hazard reduction concerns when older housing units are sold
Ior become vacant at rental turnover.
Municipal inspections normally assess homes for deteriorated paint to meet state or local
housing code requirements. This is an excellent opportunity to visually screen a large
number of high risk rental housing units for deteriorated paint, water damage and other
potential hazards. Home that have been repeatedly cited for housing code violations are
likely to be at higher risk for lead-based paint hazards.
1 Most cities already require permits for rehabilitation activities. Rule for issuing permits for
major rehabilitation, demolition, and all forms of blasting (water, sand, air, shot) could
require a plan for lead safety and ensure that only certified subcontractors perform work
that disturbs lead-based paint. Such permitting could also require that older units be
finspected for lead prior to the commencement of rehab work.
113
L
1
Sale and Rental Turnover Requirements. As of October 1995, all sales and rentals of
housing units built prior to 1978 must include lead-based paint notification of the
prospective purchaser or renter. HUD already requires a notice when the home buyer takes
out an FHA mortgage. Notification will drive the demand for more testing and abatement
of lead-based paint hazards.
Tenant turnover presents a similar opportunity to evaluate and reduce lead-based paint
hazards,possibly in conjunction with certification of occupancy permit programs. Since units
must be vacated prior to commencing many lead hazard reduction activities,targeting vacant
housing will eliminate costs for relocation of residents. Approximately 30 percent of all
rental housing units turn over annually. programs targeted specifically to at-risk units at
turnover could have a significant impact over time.
i
Temporary Lead-Safe Homes. The city should consider using existing resources to address
the need for temporary lead-safe housing and the need for an emergency fund with which
to make temporary repairs to housing units or mover families into temporary lead-safe
shelter. Temporary, lead-safe housing to accommodate families during abatement of
occupied housing units should be located in high risk neighborhoods, so that adults can
continue to work and children attend school and /or day care in proximity to family and
community support networks. Planning for temporary housing works best when integrated
into a planned, comprehensive, neighborhood strategy. CDBG funds may be used in such
"urgent need" situations.
Strategy 3: Provide Public Information and Education. Clearly communicating the extent
10 of of the lead problem and the measure to be taken to reduce risk and protect children's
Ihealth is the most effective means of assisting the other two strategies in their success.
The state as well as the federal Environmental Protection Agency provides public
I information handouts which the city could make available for distribution. A city public
information campaign can alert families in pre-1978 housing to the dangers of lead
poisoning, provide advice on home maintenance and nutrition and suggest ways to reduce
I the exposure of lead hazards to their children. Information should focus on practical,
effective ways to protect young children including: thorough wet cleaning of floors,window
wells, and other flat surfaces in the home with high phosphate detergent solutions, frequent
I hand washing and use of pacifiers for young children. Such educational materials could be
included in existing tenant handbooks. City governments should also address the
information needs of landlords. Large dividends may be earned from small grants to
Ineighborhood organizations for community education.
c_
f 114
L_
Nwi
1
The California state tax code enables local agencies to levy benefit
assessments in local service areas to address identified hazards. This provision
has been used to manage rodent and mosquito problems in at-risk
communities.
In 1991, Alameda County, CA used this provision to obtain local funding for
lead poisoning prevention efforts. Participating cities agreed to assess a $10
fee on all residential units built before 1978. The $2.1 million generated per
year are used for public education, environmental testing, case management
and housing rehabilitation within participating communities.
Also, working with the private sector to urge or require sellers of do-it-yourself remodeling
and renovation equipment and supplies to include information or warning pamphlets with
sales of merchandise. Do-it-yourself home renovators, as well as private contractors, will
need training so that they can avoid creation of lead dust and work safely to protect
themselves and their families during renovation activities.
Another lead hazard prevalent in Southern California is particular to the Hispanic
population. A high number of Hispanic children participating in the State Child Health
Disability Prevention Program and case histories collected suggest that in addition to
household environmental exposure from paint or lead in soil, risk for lead poisoning may
be heightened from the use of lead-containing home remedies. Several of these agents,such
as azarcon, greta, and pay-loo-ah, are population among southern California Hispanics and
have been documented as sources of lead poisoning. Use of unglazed pottery imported
Ifrom Mexico and containing lead may also be a common source of contamination for
Hispanics.
Education alone will not prevent childhood poisoning in housing units with deteriorating
lead-based paint or excessive levels of lead in household dust or soil. But it can help
I parents reduce the likelihood of severe poisoning and can alert them to demand that their
landlords take actions to make their housing units more lead safe.
I 2. Integrating Lead-Based Paint Hazard Reduction into Housing Policies and
Programs.
I The number of reported childhood lead poisoning cases for the City of San Bernardino is
22 as of FY 1993. The number of units which could contain lead-based paint hazards was
calculated in the Community Profile section as 28,577 ± 2,858 units. Map 4 in the
I Community Profile shows the location of the census tracts with the oldest housing which
have the highest risk of containing lead-based paint. Based on this information and the
City's ability to target the locality of these units through census tract information in 1990 U.
S. Census summary tape file 3A, the City can offer targeted public education to those census
tracts through coordination at the county health department level or may choose to
approach lead-based paint hazard abatement at the city level.
I.
115
l :
The county public health department may be able to offer testing services to children in
known impacted census tracts which may reasonable efficacy that is cost-effective. The
scope of lead-testing programs needs to be determined by further city and county discussion
and evaluation. For this reason, the first strategy of coordinating public and private efforts
through a task force to reduce lead hazards and protect youngsters in the City is noted as
the City's first strategic plan.
H. Monitoring Standards and Procedures
The City of San Bernardino understands that all efforts using Federal, State, and local
resources to provide affordable housing to residents must be conducted in accordance with
established laws, regulations and sound management, and accounting practices. Internal
monitoring of the aforementioned affordable housing tasks will be conducted on an ongoing
basis by the Housing Division of the City Economic Development Agency.
In addition to ongoing daily supervision, the City will also conduct monthly staff meetings
regarding program progress and performance in adhering to all established requirements.
Periodic reports will also be submitted to the appropriate City officials.
14DI
I
1
t
I
116
L
i
III. ONE YEAR ACTION PLAN
The City of San Bernardino has developed an ambitious five year strategy to meet the
affordable housing needs of its citizens, as described in the previous section of this CHAS.
In this plan, the City of San Bernardino sets forth the specific plan for investment and use
of affordable and supportive housing funds that are expected to be available during the 1994
Federal fiscal year. This plan presents the City of San Bernardino's goals for assisting
individuals and households with their housing and supportive service needs and describes
( the implementation plan which guides the activities and other actions to be undertaken.
All of the priorities and programs which the City hopes to address over the next five years
cannot be addressed in Fiscal Year 1994. With limitations in the amount of funding and
in the size of the available staff, the City wants to avoid tackling too many priorities and
programs at once.
The Department has established its approach to developing goals and objectives which will
have a long term stabilizing impact on City neighborhoods through the concentration of
resources on four or five specific citywide housing issues within "focus" neighborhoods. The
City involves the community in determining needs and issues, designing programs and also
coordinates the efforts of various City Departments to meet the identified housing needs,
and utilize housing programs and projects to create sufficient visual impact intended to
stimulate additional private investment in the City's housing and neighborhoods.
The one year action plan contains the following sections:
I. Strategy Implementation. This section provides the City's investment plan for Fiscal
Year 1994. The investment plan includes funding sources; programs, funding levels
and households to be assisted under each priority; the geographic allocation of
! resources; and a plan for service delivery and management.
II. Other Actions. This section will discuss the City's proposed actions to ameliorate the
negative impacts of public policies, to examine and modify the institutional structure
to improve service delivery, to improve public housing, to undertake public housing
resident initiatives and to reduce the hazards associated with lead-based paint.
III. Anti-Pover Strategy. This section contains the City's strategy to reduce the number
ri' �' � gY
of households with incomes below the poverty line.
IV. Coordinating ervices. This section will describe the City's plan to increase
g tY P
coordination between various providers of housing services in San Bernardino.
V. Certifications. This section contains two required certifications that the City will
1 affirmatively further fair housing and is following a residential anti-displacement and
relocation plan.
VI. Summary of Citizen Comments. This section will summarize comments received
I
117
� I
i
Iduring the public review period and will describe how these comments were
addressed.
Strategy A.
I Im lementation P
As stated previously, the mission of the City of San Bernardino Housing Division is to
actively maintain, improve and develop quality neighborhoods and housing opportunities
throughout the City of San Bernardino. The City has identified four "needs" and five
priority areas riori to pursue. The four "needs are overpayment/cost burden, physical
inadequacies/condition, homeownership and homelessness. The City's strategy is to
aggressively utilize federal, state and local funding sources to operate a number of programs
to assist households in each of the five priority areas. Following is a discussion of funding
sources, a summary of each of the priorities listed in the Five Year Strategy section of this
CHAS, the One Year Objectives that have been established by the City, the proposed
geographic allocation of resources and a plan for service delivery and management.
1. Funding Sources and Available Programs.
a). Available Programs for Which the City Does Not Intend to Apply. The City of
C San Bernardino does not intend to apply for the following federal resources during
FY 1994:
Rural Homeless Housing
The City will not apply for Rural Homeless Housing Funds because there are not
rural areas within the City.
I
i b). Circumstances Under Which the City Would Not Certify that Applications of
Other Entities Are Not Consistent with the CHAS. During Fiscal Year 1994, the City
shall support the efforts of all county agencies and all non-profit and other entities
in their applications for funding to all available funding sources. However, the City
will not support these agencies' applications for funds if such application is not
consistent with the City's CHAS. The circumstances under which the City will not
support such applications are:
1). If there is not demonstrated ability to carry out the activity/project in
a timely manner.
2). Nature of activity,size of proposed project, and lack of implementation
plan to successfully complete and maintain the project.
c). Plan for Leveraging Private and Non-Federal Funds by Use of Federal Funds.
j Local funds will be leveraged to the greatest extent possible by using it as "seed
money" or local match for programs funded by state or federal government and/or
private agencies. Financial assistance will be provided as deferred or low-interest
loans and may include equity participation.
d). Matching Fund Requirements. The City has made local funding provisions for
118
both federal program that require matching funds, the HOME and Emergency
Shelter Grants (ESG) programs. For the HOME program, the City has designated
funds from its local housing set-aside fund in an amount sufficient to cover the
I required match. However, other eligible public/private sources will be pursued when
possible.
2. Priority Investment Plan.
a). Priority#1: Preservation and Rehabilitation of the "Affordable" Housing Stock,
Emphasizing Single Family Units.
Under this first priority, the City seeks to actively maintain, improve and develop
quality neighborhoods and housing opportunities throughout the entire City. The
program activities are described in detail in the Five Year Strategy. The following
table provides the funding source, planned funding and households to be assisted
through each program.
::.:::..................................:.::.::::::::.....................:...:..........:......:.........
.........................................................................................................
....:>::::<;>::::::>:::::<::>:::::;::;:::>:.>::<:>:::>:<:::
��t��n:
a 1z
Activity Funding Planned Households to
Undertaken Source Funding be Assisted
Neighborhood Spirit Property
Improvement Program
- Single Family CDBG and RDA $2,500,000 100
- Multiple Family Set-Aside $1,650,000 95
Mobile Home Rehab Program CDBG $ 65,000 95
Senior-Handicapped Home Repair CDBG $ 0 0
i Program
Rental Rehabilitation HOME $ 930,000 55
Program
I
Mobile Home Seismic Retrofit CDBG $ 10,000 10
Program
Source: City of San Bernardino Development Department staff estimates.
b). Priority #2 - Assist Low-Income First-Time Homebuyers with the Purchase of
Affordable Permanent Housing.
The City will concentrate a portion of its affordable housing efforts on providing low
income households with the opportunity to own their own home with assistance from
i
119
I
the City. The initiative will be approached with the programmatic tools discussed in
the Five Year Strategy. Planned funding sources, amounts and households to be
assisted in the next year are described in the table below.
...........
.. ..... . . ............
01
. .............
Mt -e;
. .... ... ........
............................................. ........X, .......X. ......... ......................
Activity Funding Planned Households to be
Undertaken Source Funding Assisted
Habitat for Humanity RDA Set-Aside $ 25,000
Funds
First-Time Homebuyer's Mortgage RDA Set-Aside $ 300,000 15
Assistance Program (New Funds
Construction)
First-Time Homebuyer's Mortgage RDA Set-Aside $ 200,000 20
Assistance Program (Existing Units) Funds
Source: City of San Bernardino Development Department staff estimates.
c). Priority #3: Expansion of Affordable Housing Opportunities for Low Income
Large Families Primarily through New Construction.
Under this priority, the City will concentrate on the development and construction
of affordable units which are targeted primarily to seniors and large families earning
less than eighty percent (80%) of area median income. The programs to be utilized
under this priority are described in the Five Year Strategy and the following table
indicates the funding sources,planned funding amounts and households to be assisted
through these programs.
............. ........................ ..............
..........
...... ................. .............
.. ..................... ..
..... .............
.... .....
...... . .. ......
.........................
Activity Funding Planned Households to
Undertaken Source Funding be Assisted
Housing Development Program RDA Set-Aside $1 million 50
Tax-Exempt Bond Financing Multi-family Tax-Exempt Bonds 0 0
In-Fill Housing Development Program RDA Set-Aside $100,000 10
Source: City of San Bernardino Development Department staff estimates.
120
r
i
d). Priority #4: Provide Rental Assistance to Very Low Income Households.
Under this priority, the City will assist low and very-low income households with
rental payments to alleviate rent burden, overcrowding and unsafe or unsanitary
living conditions.
According to the San Bernardino County Department of Public Social Services, over
one quarter of the City's population relies on some form of public aid. There is
statistical evidence supporting a doubling of applicants for public support service
assistance over the past three years. This is due in part to the stronger affordable
housing constraints in Los Angeles and Orange Counties, causing some migration of
persons to San Bernardino County in pursuit of more affordable housing and housing
assistance. In addition, the impacts of the current recession cannot be downplayed
as a factor.
i
The Five Year Strategy outlines the programs to be used to provide rental assistance
under this priority. The following table summarizes the funding sources, funding
amounts and households to be assisted in the next year.N.
.. .. :
1 ::::
ltnfss�sta�ire..t�i.'4?e. .. + >: �zrrne::Rouss..::>:»::::>::::»::»::>::<::>::::>::>::»:::
,:.............................................
Activity Funding Planned Households to be
Undertaken Source Funding Assisted
Section 8 Rental Certificate Program Section 8 $5,460,000 1,400
Section 8 Rental Vouchers Program 1 Section 8 $1,250,000 320
Aftercare Rental Assistance Program HOME S 125,000 30
Mobile Home Space Rent Subsidy RDA Set-Aside Funds $125,000 225
Source: City of San Bernardino Development Department staff estimates.
Source: County of San Bernardino Housing Authority Estimates.
I
e). Priority #5: Assist Homeless and Special Needs Persons with Supportive
Services Programs.
Under this priority, the City provides the greatest amount of housing assistance and
supportive services to San Bernardino's homeless population, "at-risk"population and
other special needs populations identified by the City Development Department.
This priority includes the City's strategies for transitional and emergency shelters for
the homeless, the prevention of homelessness and helping the homeless make a
transition to permanent housing. The following table details the funding sources,
Iplanning funding and households to be assisted through these programs in the next
year.
121
I
I
i
i;:::::::i;:S::>::::::'•:::::::::i:::::i::'::t::;;::;::ra:•::::>::;:::.:::`'': ::r::i''<:i::i::i::::.:..;.::';:c:r?':`;''?: :_>2:i"': :'"?3'.':::ii::?::::::�:::>:;
1e5 :. nd.; t .... :>#:»%<:::>:>>::»s:;::
Activity Funding Planned Households to be
Undertaken Source Funding Assisted
Emergency Shelter Grant Program ESG $ 40,000 3,000 1
Rent/Deposit Guarantee Program RDA Set-Aside $ 100,000 133
Transitional Housing Labor In-kind
Mentor Program RDA Set-Aside contribution 30
Frazee Community Center HOME $350,000 8
Battered Women's Shelter CDBG $ 150,000 400
Senior Assistance Programs-Mobile RDA Set-Aside $ 100,000 160
Home Rent Subsidy
Mobile Home Inspection Program RDA Set-Aside $ 100,000 100
Utility Assistance Program RDA Set-Aside $ 12,000 2 shelters
Childcare Facilities CMO $ 98,000
Source: City of San Bernardino Development Department staff estimates.
1 This number is duplicated since a household may spend more than one night in a shelter.
3. Geographic Distribution.
The Housing Division will concentrate most of its rehabilitation programs and
j activities within the City's identified"focus neighborhoods". However,activity outside
of these"focus"areas(in the ten(10) designated redevelopment areas, among others)
is strongly encouraged and eligible program applicants will receive full City support.
The identified "focus" neighborhoods are currently located within the northeast and
West Side areas of the City. These areas were selected for concentrated effort
primarily due to slum and blight. The Arden-Gutherie neighborhood, made up of
736 units/184 fourplexes, is experiencing a 75 percent vacancy rate and has no
overall project management. A high percentage of units are managed by absentee
landlords. The surrounding infrastructure, from the sidewalks to the sewer lines, has
experienced a high level of deferred maintenance similar to the level visible in the
units themselves. There is a severe level of gang activity and drug traffic in this focus
neighborhood. The City is currently working with the Resolution Trust Corporation
to purchase and rehabilitate at least 24 units with affordable housing funds for
subsequent management by a local non-profit organization.
( 122
I
The West Side is likewise a concentrated area of slum and blight (State Street"focus"
neighborhood), with an older housing stock and transitional character to the
i neighborhood. The lack of curbs, gutters, and sidewalks will be addressed for repair
I with CDBG funds. The City believes that with aggressive rehabilitation and a
comprehensive neighborhood improvement effort,these two"focus"areas can be fully
revitalized and stabilized.
4. Service Delivery and Management.
i
The Housing Division of the Development Department has the lead responsibility
for the development and implementation of the City's comprehensive housing
affordability strategy. The Housing Manager, Mr. David Edgar, has supervisory
responsibility for a staff of eleven (11) for the annual plan's execution, any
amendments to the CHAS, and reporting on progress attained during a given fiscal
year toward the completion of the CHAS five year results.
The current five year strategy incorporates all funding sources: federal, state, local,
tax increment and private developer financing. These funds create single and
multiple family housing, as well as senior housing and other identified special needs
construction. The types of housing which will receive the greatest level of City
advocacy will be housing for the elderly, handicapped, special needs populations and
low and moderate income families. The Housing Division staff will focus on all of
these new construction, rehabilitation and special needs housing issues.
Numerous projects require the need to involve private developers, as well as non-
profit developers, in order to enhance affordable housing in the City. Only the
Development Department through its special governmental structure can adequately
utilize all sources of funding and work with private developers, as well as non-profit
developers, to help realize its housing goals. The Agency is able to establish and
implement agreements with developers and provide gap financing, construction
financing, and second deeds of trust for first time homebuyers programs. This is
coupled with the implementation of rehabilitation programs,rent subsidies for mobile
home parks, infill housing, and manufactured housing projects which provide
affordable housing in the City.
The Development Department, which is in charge of housing production in the City,
will continue to coordinate housing projects with various institutions which affect its
five-year strategy. Areas such as special needs programs and services will be
coordinated with affordable housing projects to ensure that all resources are utilized
in meeting the department's affordable housing production goals.
5. Table 3A - Investment Plan
Table 3B - Household and Person Goals
I
1
123
C I O O O O O ► O O O O
CL .r J
U) LLJ I = I
----- -- — — O —O —0 O— — —TO O O o O 0 — —
IA fR fA fA V, tR N, N, 6% t
� N
d) N N
> r N
LO
01 U C N
V w .0
Q) 4/
O C lL Iq
0
O N...
O1 a be ;e o 0 0 o r o
c O n o
0— d
aU 0
O OO
T T—r — — — r T T T T r T" —t— — ——— —T— T
r N a oQ o O O O O O O O
O
CL.,-) O N LO O i =
� I E
U o
rn o o a o 0 0 o O o
c o 0 0 0
y O N
E U a
—°y 0 0 0 o T
SCL
.2 m ° o c To 0
m > vi � m.U)C7 Im
0
D O nN _¢
+7 C N C
N U O -
n tm O O O O O O
_ c Q > V O O O
O
O 6 N
•
7 = UO LO • i
UE N 72 a. ----�----ik T-------- -------------- -------
' E j,2 N I o 0 0 o O O O
1-10 C C O O O O
a
7 V U C
O
—U--• • _-- --- -- . i i i i -
N
N r�o 0 0 0 0 o O O O O O O O O
C O O O O O O
`O A° co O
B
L
d)
CL I d
--- -- c e — Q -- -- -- — O O O O O O O
C O O O
O N
a
•�U
0-
U
—
O 0 O O O O O O O O
s a---- -- TT r — — — — — — — — —
m tft—t—t—T
,
a¢v) } } }0 0
0 0 0 0 0 0 0 0 0 0 0 0 0
d cl i
ti} o o V)
y N N " N W cli
R Y
u 0 Q W
7 N C:)
AIL W w
O v • N
•
7
I O
C °
N C
N T N 1 C . Y 12 (9 E Of N
v d) d/ d) O 7 V 3
E to a w N rn d O U m Q
m v U c N w 0) N U1t a p > ' d V J
N E ¢ E 2 d m a c� r� ¢ d > �.
cn € rn m U IL u7 0`) n E Z € E 2 a a d C7 0 n� m ° ~
F- a of o ° O D o O O ° 0 o 0 o o O O O O co > O L m
m U E LL a S U w 2 o n. d U v)LL U x I Z = w U) 2 (q y
> E y
0)z
C Z LL ¢ N 6 'V 6 (O 1� �Q) 40 6 � r - - - - % li
c O O O O O C' O O O O
0 O N N
O p . I «
d.U c
w
• • —
------- — — — -- — ---- — — -- — — --- — —
O O O O O O O O O O O O O O TO O O O O
e/i v) i M v+ M1 vi vi W W w w w 160 W+ ull vv vi
N
a) a7
c}
C y
C LL.d#
O
.D J
« «
Ol O ' • : « « O N O
a " • « « « 6
NO v « « «
O)
0 TT T — — — T
r 0 O O O O O O O =
�u . . . . °
--- — -- — — o— o
m ; 0 0
c �
C
R
a
t: t
--- O o 0 0 0
d m rT O c0 O
T U I «
N I C
m
O O N «
— O O T O
O O O O O « 0 0 0
d d T O (O O
� ENV
a
° -----� -------- — --=— — -------- -- — —r �- — — ---
0 0 O O o 0 0 0 0
d o 0
u c Ln
a a° N
x U
w 3�
N N W « i i i « i « • « « « « « « « «
Z C...
O
O — — — — — —
V)
d O O O O O O O O O O oQ aQ o
T O N O
« N
a LL
--- -- o— o o — — — o— r — -- — o -- o
c o 0 0
a
•�U
0 TT T T T T T
O « p O O O
an
p O « O O O O O N 0 N
yi of w w w : w m H Z-
CO n N 0)
a)
r N f"
U
N N O « « IA d# IA
7 UI0 Q «
N = LL
. . . . . . . . . . .
I a
CL N ut g > E m
rn m m U O1 c rn m _ 0 °
5
t d E . f°
7 LL V) J� fh a f°
E p N
u 0° N f
c o m 0 o
N o0 - g o d . w v °
am E a m E E .O
O
a' x a O n a7 O J LL J Q
-0 U
W N
a0 O O _ ,
= 7 h N 6 V N (O O m O (°
U LL 0] N N N N N N N N N N M 0
C N
f�� lOZ O C
O O
W
O) '
QI
N_ 00 00 d'
0 0� O O O N Q
H 0 00 N O p
{ o
a p
d. U _
CO d y N J 00 00 C) d'
Z v
0 Z N o
2
N
d
C Q
O O O
.E
ca
E 2 LL V O L1
0 d N
O b O O
d m
c > to E O O O
p o
= .2 `'' �i r-1 O O
111
c c
m v O
rn o °—
�n.c t� ----- —---
-------
c c ¢a d
c _ c 111
�n �� .9 it M M N
N o d M M Ln r I
m
7 =J =
d
O C N y
N N
a� T a I O O r-I
E t3
0 V) f
r1
= c
o �
E _ °_C7 O M M
p �'L v O r--I
U
N
————————————————
N
me O
N o�
M m 'i O
E
2
— ---�— oT o 'o 0
o W rn rn coo
� r-I
�
o 0 N N .-1 l0
Q 'o N N
2
v
m m �j 00 00 M 01
E
m— N N r-1 l0
J�Ln N N
00 00 M 01
m N N —1 l0 y
E °m N N d a
a
>^ o l� l- N l0 vi
a N¢ N N r-1
N N
l0 E
WNW d
= o
C C
O
Il «O
V
i d 7) 'O
U= C .�-> 7 m m LL E LL N Q
O d O O
v� m d�j o �`o c`o cM
N $ o c m +
O O j c O O O O 1A J CO J r O
<.o >o >ri V Ln 1 c�
�� E
0.O.« Z N
t
j B. Other Actions
1. Public Policies
I
To ameliorate the negative effects of public policies, the City of San Bernardino will
take the following actions in FY 1994.
a). Zoning - Unit allowances (square footage). To ameliorate public policies, the
i City Planning Department staff made procedural/policy changes to allow infill units
to reduce minimum square footage requirements from 1300 square feet to 1100
square feet. This will allow for more affordable units to be built.
b). Seismic Retro-Fit Ordinance. The City has also established a seismic retro-fit
ordinance. As it relates to mobile homes, the City's new Mobile Home Seismic
Rehabilitation Program will assist low income owners. This will ensure these
affordable units remain safe, viable units in the City's overall housing stock.
c). The City has increased dialogue and project coordination with the various
departments involved in implementing the city's housing goals and will continue to
provide input on regulations, codes, and ordinances that could potentially have
adverse affect on the provision of affordable housing.
2. Institutional Structure
iw• The Housing Division will continue to aggressively attract housing development and
through extensive surveys and market analyses will ensure that all development will
be completed in harmony with the State Housing Element and CHAS goals. During
FY 1994, specific actions will be taken to achieve cooperation and coordination
among state, local, and private agencies or institutions in implementing activities.
The City coordinates the development and execution of a regional homeless
assistance plan with a Countywide Homeless Coalition and a Local Coordinating
Group. Participation in the groups includes non-profit service providers, County
Board of Supervisors, County Department of Public Social Services, County
Department of Mental Health, County Department of Public Health, Realtors, the
AFL-CIO, Veterans, the Building Industry Association, Habitat for Humanity, local
colleges and job training groups. The participation of the City in this cooperative
effort enables and facilitates delivery of homeless services and resources through
effective networking. In addition, any development of homeless services outside the
city limits serves to lessen the City's homeless problems.
Intergovernmental cooperative efforts. The City is currently participating in the
following cooperative governmental efforts:
a). The Development Department is currently negotiating with the City of Riverside
for the lease of approximately 25 acres for the construction of a mobile home park.
127
Ib). The Development Department is also working with the various City departments
and the Inland Valley Development Agency in the revitalization of the Arden-
IGutherie area, to renovate and improve 736 units comprised of fourplexes.
c). The City proposes to actively facilitate enhanced communication with government
agencies, non-profit organizations, realtors, developers, and the lending community.
3. Public Housing Improvements
The Housing Authority of San Bernardino owns and manages 1,808 units of public
housing for occupancy by very low-income families who pay no more than 30 percent
of their monthly income for rent. The agency's public housing program includes:
i
a). 1,111 units, on twelve sites in five cities, funded by HUD;
b). 564 units, single family and small clusters, (generally no more than 6 to 12
units) on 145 sites throughout the County of San Bernardino and funded by
HUD; and
c). 34 units in Mentone, funded through the State Rental Housing Construction
Program.
Other rental housing units owned and managed by the Housing Authority include 51
units of Senior Citizen housing funded by the Rental Housing Construction Program;
and 48 units of senior citizen housing in Montclair utilizing County of San
Bernardino and Housing Authority funds.
There are currently over 3,000 households on the waiting list for the Public Housing
Program. This does not necessarily identify the need, as many interested and eligible
families do not apply because of the two-to-three year waiting period. Approximately
45 participants drop out of the program each month, or 540 each year. The Housing
Authority received a new allocation to acquire 88 additional public housing units in
1992.
The Housing Authority of San Bernardino is currently constructing a 51 unit public
senior housing complex. These units will be completed in Spring 1993.
4. Public Housing Resident Initiatives
The City has not addressed any public housing resident management initiatives, as
yet. However, the City understands the validity of pursuing these initiatives if they
are sensible and of interest to existing public housing resident associations or boards.
Therefore, public housing resident initiatives will be addressed as to their
reasonableness and usefulness for existing housing units in FY 1994.
5. Lead Based Paint Hazard Reduction
The Lead Based Paint Hazard Reduction Strategy is detailed in the Five Year
Strategy. The Strategy contains three parts:
128
1
i
05
1. Coordinating public and private efforts to reduce lead-based paint hazards
and protect young children.
( _ 2. Integrate Lead Hazard Evaluation and Reduction Activities into Existing
I Housing Programs.
3. Provide Public Information and Education.
The City of San Bernardino will begin to implement this strategy in Fiscal Year 1994.
C. Anti-Poverty Strategy
1. Goals, Programs and Policies for Reducing the Number of Households with
Incomes Below the Poverty Line. The Anti-Poverty Strategy requires taking into
account factors affecting poverty over which the jurisdiction has control. Poverty
thresholds are revised annually to allow for changes in the cost of living as reflected
in the Consumer Price Index. The average poverty threshold for a family of four
persons was $12,674 for 1989. Poverty thresholds are applied on a national basis and
are not adjusted for regional, state or local variations in the cost of living. For the
purpose of this discussion, the "poverty line" will be set at $12,674.
In 1990 the City of San Bernardino had 7,613 families living below the poverty line
or 20% of all families in the City. Some of these families are currently assisted by
County General Relief,AFDC or through emergency assistance programs. There are
a few structured programs, usually administered at the county level, specifically
targeting households in poverty and assisting these households in improving their
long-term financial and social positions, eventually bringing them out of poverty.
Assisting Impoverished Households to Achieve Economic Independence. Economic
independence for targeted needs groups is accomplished through the Job Training
Partnership Act (JTPA), federal funds provided for job training of high-risk youth,
unemployed adults and other economically disadvantaged individuals. This program
is administered by the Housing Authority. All services are provided at no cost to the
participants and are designed to prepare participants for entry into permanent jobs.
Eligible participants include persons that meet income guidelines that are:
o Youths (14 to 21 years of age).
o Older persons (55 or older) who are experiencing substantial difficulty
obtaining employment.
o Persons with disabilities who are having difficulty obtaining
employment.
Io Displaced workers dislocated due to plant closure or mass layoffs
(income limits may not apply).
Services rendered include classroom training, on-the-job training, and youth
employment programs. Depending on the person's needs, supportive services may
be available, such as transportation allowances, child care allowances, emergency
food assistance, or other special services.
129
I
I
The City of San Bernardino has begun a pilot program to integrate job training with
the City rehabilitation programs. For each rehabilitation project, up to three persons
are selected and provided with construction training during the rehabilitation project.
This program can provide job training at up to seven sites at a time, therefore
providing job training to as many as 21 people. The City is investigating the
expansion of this program to new construction projects.
i
Family Self-Sufficiency Program. The U.S. Department of Housing and Urban
Development (HUD) has instituted a new program called Family Self-Sufficiency
(FSS). The goal of the FSS program is to identify and remove economic barriers and
make each household independent of the housing assistance programs. The FSS
program is administered by local Housing Authorities.
HUD has determined that Housing Authorities each must initially assist between 25
and 50 households under FSS. Through the FSS program, a network of employers,
social service agencies, and educational institutions is developed to provide each
participating household with job skills and social services to:
1). Increase the household's income;
2). Make the household self-sufficient; and
3). Eliminate the household's need for rental assistance.
The participating household signs an agreement to work over a five-year period
toward becoming self-sufficient. In exchange for the household's commitment and
work, the Housing Authority evaluates the household's specific needs and determines
factors that are detrimental to the family's self-sufficiency.
The Housing Authority provides a sequence of services to increase the households
income. These services might include education, employment training, language
training,interviewing skills training,childcare services,and/or transportation services,
depending on the households needs. Appropriate social service providers and
feducation institutions have been contacted regarding the feasibility of their providing
services to FSS program participants.
Tenant Counseling. The City of San Bernardino has recognized a need among
multiple-family rental households for tenant counseling and education on personal
finance, budgeting, job training and household maintenance. The City intends to
1 develop a program to address this need in the next five years.
Los Padrinos Community Coalition. This program has been developed to provide
I gang suppression counseling and job training to at-risk youth. The program includes
pro-active graffiti removal and clean-up through a twenty-four hour hotline in order
to address slum-blight.
1 2. Coordinating oals with Other Programs and Services. The City is confidant
g � tY
that the current services it provides through the JPTA and FSS are significant and
well-integrated. Currently,there are no plans to change the existing successful course
130
1
of these programs, only to continue to apply for incremental allocations so that
assistance may be expanded to other needy San Bernardino residents.
D. Coordinating Services
The City of San Bernardino will continue to meet with public and other assisted
housing providers and private and governmental health, mental health, and service
agencies to use all available resources to their maximum levels of effectiveness to
provide for needy San Bernardino residents. Meetings between these parties will
occur regularly throughout the fiscal year to endorse applications for funding and to
discuss cooperative ventures as they present themselves.
E. Federal Certifications
FAIR HOUSING
The City of San Bernardino hereby certifies it will affirmately further fair housing.
Signature of Authorized Official:
Tom Minor, Mayor
RELOCATION AND ANTI-DISPLACEMENT
The City of San Bernardino hereby certifies that it has in effect and is following a residential
anti-displacement and relocation plan that, in the case of any such displacement in
connection with any activity assisted with funds provided under the CDBG and HOME
programs, requires the same action and provides the same rights as required and provided
under Section 104 (d) of the Housing and Community Development Act of 1974 in the
event of displacement in connection with a development project assisted under Section 106
I or 119 of such Act.
Signature of Authorized Official:
I
I
Tom Minor, Mayor
131
IV. APPENDIX
A. Glossary of Terms
B. Sources
C. Amendments to the CHAS
D. Area Profile Segment Descriptions
E. Citizen Comments
132
A. Glossary of Terms
Affordability Gap. The extent to which gross housing costs, including utility costs, exceed
30 percent of gross income.
Affordable Housing. Affordable housing is generally defined as housing where the occupant
is paying no more than 30 percent of gross income for gross housing costs, including utility
costs.
Area of Ethnic1Racial Concentration. An "area of racial/ethnic minority" means specific
regions of the community where minorities constitute 50% or more of the population within
a census tract.
I Area of Low-Income Concentration. An "area of low-income concentration" is defined as
census tracts in the City where lower income households (less than 80% of median) reside
in concentrations of 50% or greater.
Committed. Generally means there has been a legally binding commitment of funds to a
specific project to undertake specific activities.
i
Cost Burden. The term "cost burden" refers to households that are paying more than 30
percent of their annual adjusted gross income for housing (rent/mortgage payments) and
utilities.
Disabled Household. A household composed of one or more persons at least one of whom
is an adult (a person 18 years of age) who has a disability. A person shall be considered to
have a disability if the person is determined to have a physical, mental or emotional
I impairment that: 1) is expected to be of long - continued and indefinite duration, 2)
substantially impedes his or her ability to live independently, 3) is of such a nature that the
ability could be improved by more suitable housing conditions. A person shall also be
considered to have a disability if he or she has a developmental disability as defined in the
Developmental Disabilities Assistance and Bill of Rights Act (42 U.S.C. 6001-6006). The
term also includes the surviving member or members of any household in the first sentence
I of this paragraph who were living in an assisted unit with the deceased member of the
household at the time of his or her death.
i Economic Independence and Self-Sufficiency Programs. Programs undertaken by Public
Housing Agencies (PHAs) to promote economic independence and self-sufficiency for
participating families. Such programs may include Project Self-Sufficiency and Operation
Bootstrap programs that originated under Section 8 rental certificate and voucher initiatives
as well as the Family Self-Sufficiency program. In addition, PHAs may operate locally
developed programs or conduct a variety of special projects designed to promote economic
independence and self-sufficiency.
Elderly. This term refers to all persons age 65 and older and is synonymous with senior
citizen.
133
i
3
Existing Homeowner. An owner-occupant of residential property who holds legal title to
the property and who uses the property as his/her principal residence.
I
Family. The head of a household and all other persons living in the same household who
are related to the head of the household by blood, marriage or adoption.
Family Self-Sufficiency (FSS) Program. A program enacted by Section 554 of the National
Affordable Housing Act which directs Public Housing Agencies (PHAs) and Indian Housing
Authorities (IHAs)to use Section 8 assistance under rental voucher programs,together with
public and private resources, to provide supportive services, to enable participating families
to achieve economic independence and self-sufficiency.
First Time Homebuyers. An individual or family who has not owned a home during the
three-year period preceding the HUD-assisted purchase of a home to be used as the
principal residence of the homebuyer.
FmHa. The Farmers Home Administration, or programs it administers.
For Rent. Year round housing units which are vacant and offered/available for rent.
For Sale. Year round housing units which are vacant and offered/available for sale only.
Group Quarters. According to the U.S. Census, group quarters are facilities housing groups
of persons not living in households. Examples of group quarters include institutions,
dormitories, shelters, military quarters and other quarters, including SRO housing, where
10 or more unrelated individuals are housed.
HOME Program. A new federal affordable housing program, fully titled "The HOME
Investment Partnerships Act", which is codified in Title II of the National Affordable
Housing Act.
HOPE 1. The HOPE for Public and Indian Housing Homeownership Program, codified in
Title IV, Subtitle A of the National Affordable Housing Act.
HOPE 2. The HOPE for Homeownership of Multi-family Units Program,which is codified
in Title IV, Subtitle B of the National Affordable Housing Act.
HOPE 3. The HOPE for Homeownership of Single Family Homes Program, codified in
Title IV, Subtitle C of the National Affordable Housing Act.
iHousehold. Persons living in a housing unit.
Housing Problems. Households with housing problems include those that: (1) occupy units
I meeting the definition of Physical Defects; (2) meet the definition of overcrowded; or (3)
meet the definition of cost burden >30%.
I
HousingUnit. According Accordin to the U.S. Bureau o f
the Census, a housing unit is an occupied
134
i
s or vacant house, apartment, mobile home or a single room (SRO housing) that is intended
as separate living quarters.
Institutions/Institutional. According the U.S Census, this refers to group quarters for
persons under care or custody.
Large Related. A family household of 5 or more persons which includes at least 2 related
persons.
LIHTC. (Federal) Low Income Housing Tax Credit.
Low-Income Family. A family that earns between 51 and 80% of the City's median family
income, based on the 1990 Census.
Median Family Income. The middle income in the City, with half of the families in the
community earning more than this amount and half earning less. The FY 1994 CHAS uses
the median family income from the 1990 Census.
Moderate-Income Family. A family that earns between 81 and 95% of the City's median
family income, based on the 1990 Census.
Non-elderly Household. A household which does not meet the definition of 'Elderly
Household," as defined above.
Non-institutional. According to the U.S. Census, these are group quarters for persons not
under care or custody.
Occupied Housing A housing unit that is the usual place of residence of the
occupant(s).
Other Household. A household of one or more persons that does not meet the definition
of a Small Related household or a Large Related household, or is an elderly household
comprised of 3 or more persons.
Poverty Level. The minimum income level needed to sustain a family based on the cost of
a mix of basic goods as determined by the federal government. The average poverty
threshold for a family of four persons was $12,674 for 1989.
Public Housing. Housing units that were purchased or developed with public funds and are
currently owned and managed by a public housing authority.
Other Household. A household that does not fit the definitions of large family and small
related family. This includes single person households and households consisting of
unrelated persons who share a housing unit.
Other Vacant. According to the U.S. Census,these are vacant year round housing units that
are not for Rent, For Sale, or Vacant Awaiting Occupancy or Held.
135
I
IOvercrowded. Overcrowded is defined as occurring when a dwelling unit has more than
1.01 persons per room (excluding bathrooms, halls, foyers, porches and half-rooms).
Overhoused. Overhoused is defined as occurring when a dwelling unit has more than 1.01
rooms for each person residing therein(excluding bathrooms, halls,foyers,porches and half-
rooms).
Owner Occupied. A housing unit that is both owned and occupied by the same person or
family. This definition includes households where the owner resides and shares the unit
with non-owner occupants, regardless of the financial arrangements between the owner and
the other occupants.
Persons With Special Needs. Includes frail elderly persons, persons with AIDS, disabled
families, and families participating in organized programs to achieve economic
self-sufficiency. This category does not include homeless.
Physical Defects. According to the U.S. Bureau of the Census, this is a housing unit that
lacking complete kitchen or bathroom facilities, or does not have electricity. Jurisdictions
may expand upon the Census definition.
Project-Based (Rental,) Assistance. Rental Assistance provided for a project, not for a
specific tenant. Tenants receiving project-based rental assistance give up the right to that
assistance upon moving from the project.
Renter Occupied Unit. Any occupied housing unit that is not owner occupied, including
units rented for cash and those occupied without payment of cash rent.
Severe Cost Burden. Severe cost burden refers to households that are paying more than 50
percent of their annual adjusted gross income for housing (rent/mortgage payments) and
utilities.
Section 215. Section 215 of Title II of the National Affordable Housing Act. Section 215
defines what constitutes "affordable" housing projects under the Title H HOME program.
Sheltered. Families and persons whose primary nighttime residence is a supervised publicly-
or privately-operated shelter (e.g., emergency, transitional, battered women, and homeless
youth shelters; and commercial hotels or motels used to house the homeless). Sheltered
homeless does not include any individual imprisoned or otherwise detained pursuant to an
Act of Congress or State law.
Small Related Family. A family unit with 2 to 4 members with at least two members who
are related to one another.
Standard Condition. "Standard Condition" by local definition, means units that are well
maintained and in good condition with no repairs needed.
Standard Condition, "
ton, Mmor Repairs Needed. Standard, Minor Repairs Needed", by
136
local definition housing units that need minor maintenance and repairs but are basically in
sound condition. Necessary repairs could include cosmetic work, correction, minor livability
problems or maintenance work.
Substandard, Major Repairs Needed. "Substandard, Major Repairs Needed"means by local
definition dwelling units that do not meet standard condition but are both financially and
structurally feasible for rehabilitation. Major repairs include items such structural repairs
and replacement of deteriorated siding or sagging roofs.
Supportive Housing, Housing with a supporting environment,such as group homes or Single
Room Occupancy (SRO) housing and other housing that includes a planned service
component.
Supportive Service Need in FSS Plan. The plan that PHAs administering a Family
Self-Sufficiency program are required to develop to identify the services they will provide
to participating families and the source of funding for those services. The supportive
services may include child care; transportation; remedial education; education for
completion of secondary or post secondary schooling; job training, preparation and
counseling; substance abuse treatment and counseling; training in homemaking and
parenting skills; money management, and household management; counseling
homeownership;job development and placement; follow-up assistance after job placement;
and other appropriate services.
(W Supportive Services. Services provided to residents of supportive housing for the purpose
of facilitating the independence of residents. Some examples are case management;medical
or psychological counseling and supervision; child care; transportation and job training.
Tenant Assistance. Rental assistance payments provided as either project-based rental
i
assistance or tenant-based rental assistance.
Tenant-Based (Rental) Assistance. A form of rental assistance in which the assisted tenant
may move from a dwelling unit with a right to continued assistance. The assistance is
provided for the tenant, not the project.
I
Unsheltered. Families and individuals whose primary nighttime residence is a public or
private place not designed for, or ordinarily used as, a regular sleeping accommodation for
human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings).
Unsuitable for Rehabilitation. "Unsuitable for Rehabilitation", by local definition, refers to
units that are in such poor condition as to be neither structurally or financially feasible for
rehabilitation.
Upper Income Family. A family that earns more than 95% of the City's median family
income, based on the 1990 Census.
Vacant Awaiting Occupancy or Held. According to the U.S. Census, these are vacant year
round housing units that have been rented or sold and are currently awaiting occupancy,and
137
i
0
vacant year round housing units that are held by owners or renters for occasional use.
Vacant Housing Unit. Unoccupied year-round housing units that are available or intended
for occupancy at any time during the year.
Very-Low-Income Family. A family that earns 50% or less of the median family income for
the City, based on the 1990 Census.
Year Round Housing Units. According to the Bureau of the Census, these are occupied
and vacant housing units intended for year round use. Housing units for seasonal or
migratory use are excluded.
i
i
i
14D
1 138
t
1
I
j B. Sources.
{ The following materials were referenced in the preparation of this Five Year CHAS:
i
City of San Bernardino, Comprehensive Housing Affordability Strategy FY 1992 Annual
Plan.
City of San Bernardino, Comprehensive Housing Affordability Strategy for the period
November 1, 1991 - October 31, 1996.
Food Assistance Resource Guide, San Bernardino County Department of Public Health,
April 1993.
City of San Bernardino General Plan, Adopted June 2, 1989.
City of San Bernardino Development Code, Title 19 of the Municipal Code, May 1991.
City of San Bernardino General Plan Update Technical Background Report, Envicom
Corporation, February 1988.
1990 United States Census.
City of San Bernardino, San Bernardino County Homeless Coalition, Homeless Resource
Directory, May 1992.
1990 Census CHAS Data Tables.
Area Profile Report, City of San Bernardino, Prepared by National Decision Systems,
September 28, 1993.
I
i
i
I �
139
i
I C. Amendments to the CHAS
Any future amendments to this CHAS will be inserted in this section.
i
i
i 140
i
D. Area Profile Segment Descriptions.
1 �
i
I
I
1
I 141
Account Number : 721561 Tuesuay September 28, 1993
MicroVision AREA PROFILE REPORT
BY NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
COMPREHENSIVE HOUSING SERVICES, INC
ENTIRE CITY SITE: 1244
SAN BERNARDINO, CA COORD:00:00. 00 000:00. 00
------------------------------------------------------------------------
TOTALS
-------------1993------------
DESCRIPTION HSHLDS. PCT. HSHLDS. PCT. INDEX
------------------------------------------------------------------------
MVG01 1 UPPER CRUST 0 0. 0 0 0. 0 0
MVG01 2 LAP OF LUXURY 259 0. 4 259 0.4 100
MVG01 3 ESTABLISHED WEALTH 195 0.3 195 0.3 100
MVG01 4 MID-LIFE SUCCESS 254 0. 4 254 0.4 100
MVG01 5 PROSPEROUS METRO MIX 1385 2.4 1385 2.4 100
MVG01 6 GOOD FAMILY LIFE 228 0. 4 228 0.4 100
MVG06 7 COMFORTABLE TIMES 206 0. 4 206 0.4 100
MVG04 8 MOVERS AND SHAKERS 97 0.2 97 0.2 100
MVG03 9 BUILDING A HOME LIFE 62 0. 1 62 0.1 100
MVG02 10 HOME SWEET HOME 3537 6. 0 3537 6. 0 100
MVG02 11 FAMILY TIES 1387 2. 4 1387 2. 4 100
MVG04 12 A GOOD STEP FORWARD 399 0. 7 399 0. 7 100
MVG09 13 SUCCESSFUL SINGLES 0 0. 0 0 0.0 0
MVG01 14 MIDDLE YEARS 76 0.1 76 0.1 100
MVG04 15 GREAT BEGINNINGS 4572 7. 8 4572 7. 8 100
MVG02 16 COUNTRY HOME FAMILIES 153 0.3 153 0.3 100
MVG02 17 STARS AND STRIPES 5542 9. 4 5542 9. 4 100
MVG02 18 WHITE PICKET FENCE 3696 6.3 3696 6.3 100
MVG03 19 YOUNG AND CAREFREE 50 0. 1 50 0. 1 100
MVG06 20 SECURE ADULTS 1150 2. 0 1150 2.0 100
MVG06 21 AMERICAN CLASSICS 207 0.4 207 0.4 100
MVG02 22 TRADITIONAL TIMES 1031 1. 7 1031 1. 7 100
MVG02 23 SETTLED IN 2545 4.3 2545 4.3 100
MVG08 24 CITY TIES 1860 3 .2 1860 3.2 100
MVG03 25 BEDROCK AMERICA 947 1. 6 947 1. 6 100
MVG07 26 THE MATURE YEARS 261 0. 4 261 0.4 100
MVG05 27 MIDDLE OF THE ROAD 156 0.3 156 0.3 100
MVG03 28 BUILDING A FAMILY 658 1.1 658 1.1 100
MVG05 29 ESTABLISHING ROOTS 157 0.3 157 0.3 100
MVG06 30 DOMESTIC DUOS 328 0. 6 328 0. 6 100
MVG06 31 COUNTRY CLASSICS 88 0.1 88 0.1 100
MVG04 32 METRO SINGLES 713 1.2 713 1.2 100
MVG07 33 LIVING OFF THE LAND 0 0. 0 0 0.0 100
MVG04 34 BOOKS AND NEW RECRUITS 27 0. 0 27 0. 0 100
RVG02 35 BUY AMERICAN 535 0.9 535 0.9 100
MVG09 36 METRO MIX 0 0. 0 0 0. 0 0
MVG09 37 URBAN UP AND COMERS 0 0. 0 0 0. 0 0
MVG02 38 RUSTIC HOMESTEADERS 2 0. 0 2 0. 0 100
MVG04 39 ON THEIR OWN 2176 3. 7 2176 3. 7 100
MVG04 40 TRYING METRO TIMES 11809 20. 0 11809 20. 0 100
MVG08 41 CLOSE-KNIT FAMILIES 8336 14.2 8336 14.2 100
MVG08 42 TRYING RURAL TIMES 131 0.2 131 0.2 100
MVG08 43 MANUFACTURING USA 431 0. 7 431 0. 7 100
BASE DEFINITION PLACE: SAN BERNARDINO CITY, CA
I
1
1
I
Account Number 721567 Tuesday September 28, 1993
MicroVision AREA PROFILE REPORT
BY NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
COMPREHENSIVE HOUSING SERVICES, INC
ENTIRE CITY SITE: 1244
SAN BERNARDINO, CA COORD:00:00. 00 000:00. 00
------------------------------------------------------------------------
TOTALS
-------------1993------------
DESCRIPTION HSHLDS. PCT. HSHLDS. PCT. INDEX
------------------------------------------------------------------------
MVG08 44 HARD YEARS 382 0. 6 382 0. 6 100
MVG09 45 STRUGGLING METRO MIX 648 1.1 648 1.1 100
MVG08 46 DIFFICULT TIMES 1768 3. 0 1768 3. 0 100
MVG09 47 UNIVERSITY USA 2 0. 0 2 0. 0 100
MVG09 48 URBAN SINGLES 365 0. 6 365 0. 6 100
MVG10 49 ANOMALIES 94 0.2 94 0.2 100
MVG11 50 UNCLASSIFIED 0 0. 0 0 0. 0 0
------------------------------------------------------------------------
GROUP TOTALS
-------------------=----------------------------------------------------
MVG01 ACCUMULATED WEALTH 2397 4.1 2397 4. 1 100
MVG02 MAINSTREAM FAMILIES 18427 31.3 18427 31.3 100
BVG03 YOUNG ACCUMULATORS 1718 2. 9 1718 2. 9 100
MVG04 MAINSTREAM SINGLES 19793 33 . 6 19793 33. 6 100
MVG05 ASSET-BUILDING FAMILIES 313 0.5 313 0.5 100
MVG06 CONSERVATIVE CLASSICS 1980 3.4 1980 3.4 100
MVG07 CAUTIOUS COUPLES 261 0.4 261 0. 4 100
MVG08 SUSTAINING FAMILIES 12908 21.9 12908 21. 9 100
MVG09 SUSTAINING SINGLES 1015 1. 7 1015 1. 7 100
MVG10 ANOMALIES 94 0.2 94 0.2 100
MVG11 UNCLASSIFIED 0 0. 0 0 0. 0 0
------- ----- -------- ----- -----
TOTALS 58907 100. 0 58907 100. 0 100
i
i
I
IBASE DEFINITION PLACE: SAN BERNARDINO CITY, CA
2
1
1
Micro', _Aoe -50 Segment Desc. dtions
SEG. # NAME DESCRIPTION
;;I Upper CYust # t etropolitan Jfamilies; ver high; ncome°and'educatio }mans er fessionals-�
- Y24£ t ve' high installment activi�
�.-_.
2 Lap Of Luxury Families, teens, very high income and education, managers/professionaLs; high
installment accounts
z7 Established. /gal Scfiooi ag fam ies p hi - co ucati
--initaIInient cilvt awtr au
4 Mid-Life Success Families,very high education,managers/professionals,technical/sales,high income;
super high installment activity
prosperousiEthnrc,Mix-zLarge;fam�es;met_ro oLt hi _hie:'andedu - ke" etTzniG"
-
6 Good Family Life Large families,high income and education, two workers;medium-high installment,
bankcard activity
"Comfortable;Tim z�' 11�fiddl�=age�'famllies;, m - edi 'o -
��'�" ��`- _ man3�f I'OfGSSIrOn31S��Q��rII1
8 Movers An S a ers Sing es, coup es, stu ents an recent gra uates, I ucatlon and Income,
managers/professionals, technical/sales; average credit activity, medium-high
installment activity
Bull ng A'Home, f=—&hoot-agea'�famllt ° m tro
A -
y �� inalla -
- � tallmenTECtIVi
10 Home Sweet Home Families, medium-high income and education, managers/professionals,
technical/sales; average credit activity
1 Famml y - Ufge `ann7i 62W -
3 - clsioworc
12 A Good Step Forward Mobile singles, high education, medium income, managers/professionals,
technical/sales; averse credit activity, medium-high retail accounts
13` iiciressfuSingies 'Your ters'° hi
14 Middle Years Mid-life couples, families, medium-high education, mixed jobs, medium income;
very-high installment activity
16 Country Home Families Large families,rural,medium education,medium income,precision/crafts;average
to low credit activity
- 'Stars''°Ari, tri Yoiin e-�schoo=a - - - -�rcatI- -
risio Graff eav ra
18 White Picket Fence Young families, low to medium education, medium income, precision/crafts,
laborers; averse credit activity, very-low installment activity
';� Y"uII YQUn
i a
i
20 Social Security Mature/seniors, metro fringe,singles and couples,medium income and"education,
mixed jobs; very-low credit activity
niors; ub...
MN -_WP. bi s o -c
22 Aging America Seniors, low education, medium income,laborers, precision/crafts;very low credit
activity
'Emp erg'
_ 24 Metro Minority School-age families, medium income, low-medium education, services, laborers;
Families high retail activity, very low installment activity
25x -ocl�America School-ageAamili "� irm`,.7nnco edi
� ; ..,�.rr;u. •� �•
s �;,.•� �nihtar ,jaborers,yer�,hl
SEG. # NAME DESCRIPTION
26 The Mature Years Couples, small families, medium income, low-medium education, precision/crafts,
laborers; low credit activity
27•: NEddIe.Of_The•Road�School-age families,:m>zed:education;.`medium income,;mixed jobs;:very-high
.� _ Y _ -J.. .. ..+ .��^5,- ty„ ax••,�. pit— _ c-
. revolvin aciivi ,ver -i bankcard'accounts
28 Building A Family School-age families, mixed jobs, medium income, medium-low education; very
high retail activity, high revolving accounts, very low installment accounts
29 Establishing Roots School-age families; medium income?low education, mined jobs;very.high'.retail
activity ve Iu••Ii rewlvin
30 Retirement Age Mature/seniors,singles and couples, medium-low income, mixed housing, medium
education, technical/sales, managers/professionals; low credit activity
31 &yGolden Times Seniors;,medium-low income;low education�.laborers,yery low credit activity,-low
i t .��-.-. •F,• sw.ae...=?S•l�.c...w ..,.:.sarss i""6A'� .. �,. - .,,r�,�e `-- .:�.a'•�: f1+..�c^.t�.�.
`1 9^v�t` - .+' .tt..'��lC+{.i- \a �,�;retail"accounis.r'�G�'fF l �•�`y•{cr. ".e.4.�a +.CSiC"'y�,i�t-�'i=�i°��:�a"V..��.,
.`�`^..-F.�C-w�-'r x'!^..Yi rY... r.. z"' ,+rr �.� .'�'-- 7-r-`..)r+- -'s'--..�i•--.,+^Y•
32 Metro Singles Singles, renters, multi-unit housing, low education, medium-low income,
technical/sales, laborers; average credit activity, medium-high bankcard accounts,
medium-low installment accounts
33 familiesTmedi:.um-l) ow_incom,er rural,;jow education,�larmingi5shin&•.
.a,�,kL,�ti _,�• ,�_i:•r•�'-•w-J=..�-�-.-,mar X14 =s::' a:Rt!�%ce -�...=�sx..�,a- ,y.C•�� ei�..,.:
- �.•.�: -y�:� �laborers;:v •Iow-credit<act� ,�new credit:°acco�t�.:, `='�"�.�-4-�=-��=_
34 Books And New Young, students, managers/professionals, services, military, high education,
Recruits medium-low income, renters; average credit activity
.*35�A_Late-Life.-Laborers-. ,Empty-aestersrmedium-low:income;:hborers, low education,.low credit activity;
.,c..�.,.� _ .a(•+r�,�:,,r-- --" --=-�-.-+.•:a,_:-�r'-->.aYy� .�- raY "'` "'ter--.� `�.KSr�..:Y. _,,.
inst diffient:acrnunts:';A.i .
36 Metro Ethnic Mix _ Young, seniors, singles, ethnic mix, medium-low income,-renters, multi-unit
housing; medium-high retail and revolving activity
3 7 ;Mavmg Ahesd, :Younsin thni�mlxm- h unite usmgtrenters=gym -ow mcom_ei
.c �- •N r -ate- +ird� .x �.a.:a _ 7r. .1. "'�. - '�..�- /•' /�•
Minontres�' -�_ ��lugh�educa�on,x.managers�professionaLs;raverage-:•credit.-achvity,� medium hlglr- \f\J
instaliment'activi
38 Back Country Families, school-age kids, rural, low education, medium-low income, mobile
homes, farming/fishing, laborers; average retail activity, very low installment
activity _
1!39 "O eii` - in senio ' gles„�coiipl `medinriil cam edi - 'gdurra"
&ec v es,:;en avera
40 Trying Metro Times Young, seniors, ethnic mix, low income, older housing, low education, renters,
mixed jobs; low credit activity, medium-high retail activity
s4Fr� iitlnpf TfierBoi=deiv Ii'ispanr Iaig fami�iesr:Iawincom ti educatiod;recisio VcraftT.labore` 'gh?
r �� v -
42 Hanging On Black, large families, low income, low education, services,laborers; average credit
activity, low installment activity
4 _ x)Erow�7ncome:BIu ;,B1a�gIes-'an "fame-Ii- de 'housin_ _ Incom�and_'educatio seivi"�
3aborers--Ion `t'_activi -:medium u ' tailactivi
44 _ ^Hard Years Singles, couples, low income and education, older multi-unit housing, renters,
services, laborers; average credit activity, very low installment accounts
;4S Strugglin ` o oiin'�singl — cultural rentei ' I mix bdif .atidff.oIde n1 ==li t
1}owrmsiallmentwaccounts
46 Difficult Times Black, school-age families, very low income, low education, laborers, services;
low to average credit accounts; high retail activity
X47; niversity.USA 1W!�Stiudentstlsfngles;dorm sI"—upquarters,vei�1 _cain' iriedium higlieduraio�inicallsales-low credit'activt = rcen :n ccounts:
48 Innercity Singles Young, seniors, singles, renters, old multi-unit housing, very low income, mixed
+i education, services, technical/sales; low to avera a credit activity
49 -.^,7 No
homogeneity- 'i •
50 Unclassified P.O. Boxes, and unclassified population
Equifax Marketing Decision Systems(the new name for National Decision Systems)
Cmmnrme Affire• 119 Fnrinitat Blvd.. Fnrinita CA 92024.9nw•(6191 942.7000
i
i
E. Citizen Comments
I
I
I
I
i
I
I 142
lNOl! 08 '93 15:07 TO 7148889413 FROM T 259 P.02
November 8, 1993
5 •
Mr. Kenneth J. Henderson, irxecx&e Director
Mr. David Edgar, Housing division Manager
CITY OF SAN BERNARDINO
DeValoprnent Department/Housing Division
201 North "E" Street
Stir) Bernardino, CA 92401-1507
RG: FIVE-YEAR CHAS DOCUMENT REVIEW
Derr Ken and David:
: 111,-5
The purpose of this lette`>t is to.'responil iocmeriy to your request for Market Profiles to
rWe,,,,r tho "Fwa-Year CHAS Doc unwt* From our real estate rMkot perspective, we
believe it iB S well wrMW ClOwntent and accurately summari-es the MOW fiaC.=which
contribute to the current Status of the San Bernardino marketplace.
Wo lijave only two c=M.jnts,,Whic�h might,be of help or interest to you.
N The first comment i5 ilk wards ' rtor'
a.ml 'typo"iound on page 10,where the text
t. . 1
roads-,"The mast reftnt RHNA projections are for the years 1988-1994." However
in 'Table 3" which;is-6"irephlo rettsction of the sentence described above, the
yesxs are displayed as '1989- 1894.
IN They second issue is a phkSophic■l one and obviou* does not need to be
PXd1 E rat changed for the U e8 of the CHAS
• arki p !�08 report Or if the City would not be in
cbmteaars agreement wfth our i?ecspe0e:::.jt.cQnC0MS the MOW pat' vaph Cited on page
38, "MO cwmnt ph.ksophy of the HwWng Authority Is to bull am all clushn of
units in order td ,for a gr OW, dArereity of k=mea within neighborhoode".
.r,�, Ihlte the purpoee and 9081'of#ze Housing Authority concerns this issue Is an
admirable one,from a real estate value
ssvlegy-ird in pCOtriOtfthg the good
f<L�7tir�J6-oe53 .
.4A
. t
r NOV 09 193 15:07 TO 71488x'^413 FROM T-259 P.03
Mr. Kenneth J. Henderson
Mr. David Edger
CITY OF SAN BERNARDINO
November 8, 190
Page 2
of ail residents(affected by Implementation of this philosophy),this particular policy
will produce a negative outcome. Most reef estate appraisers and consultants will
attest to the fact that the Introduction of housing resulring lower incomes to
purchase-within neighborhoods with predominantly higher priced housing(for the
sake of income diversity), will produce a reduction in everyone's property values.
While the city would gain the affordable housing it desires,this policy would be the
start of the deterlgation of prope�ny values and the resulting negative social
repercussions would eventually fbilow.
i
The altemative (which could be discussed and 'fine tuned) would be the introduction of
bioe;ks of now housing within redevelopment areas, which would begin to elevate
everyone's property values.
Ken end David, I know the thoughts we have expressed above are not new or novel to
yo�t. We merely bring these•to' ur attehtibn In our position as consultant to the Agency
and fool that it reflects due;duty to look dUi for your best interests. Wo appreciate your
tirnc and look forward to ia1 h" With ybblscbon.
Sincorely, ;i1r;;'t;t•�' � :t
MARKET PROFILES
Robert S. McFarland Jr.;P,.R.,f1.E�A., I4,LR.M.
Senior vice President • Reslognt9al Division
NUV-11-JU WLU 11 ;5b LUUN UC.VC.L hULNUY MA NU, 114bbbU q1j
S? N BERNARDIN( COUNTY
HOMELESS COALITION
INovember 8, 1993
' Mr, Kenneth J. Henderson Q d
686 8etc Mill Street Executive Director p
i Bernardino,CA 92415-0610
Phone: (909)386.8210 Development Department z �C
FAx: (909)386-8103 City of San Bernardino
201 North E. Street, Third Floor ECONOMIC DEVELOPMENT
San Bernardino, CA 92401-1507 AGENCY
Dear Mr. Henderson:
Thank you for the opportunity to review and comment upon the draft of the City of
San Bernardino Comprehensive Housing Affordability Strategy (CHAS). As you are
aware, this document is of particular importance to the San Bernardino County
Homeless Coalition as it will have a potential impact on the City's ability to
adequately address the needs of homeless and near homeless persons over the next
five years. Following are comments regarding specific sections within the draft
CHAS document that you have provided for review:
i
In the Needs Assessment of the Community Profile. Item I.B.2., p. 57, reference is
made to the S-Night Count of the Homeless during the March 21, 1990 Census Count.
Although this is the accepted count to be used in the CHAS report, it is recommended
i that the City's efforts in identifying the number of homeless also be included: On
February 12, 1992, a total of 1,062 homeless persons were identified within the
} regions of San Bernardino and Colton; in November of 1992, a total of 1,121 persons
were identified in the same area. Within the city limits alone, a total of 1,083
unduplicated persons were identified, more than twice identified during the S-night
count, In addition, a the Homeless Coalition survey provides a breakdown on the
causes of homelessness identified by those surveyed. Among the major causes
include: job loss, evictions, substance abuse, and illness.
Under the Invento1y of Fac' 'ties and Services for the Homeless and persons
Threatened with Homelessness section, page 46, the City identifies 239 beds available
for homeless persons in the City. It should be noted that four agencies are identified
as providing the total of 239 beds. Of these four agencies, Option House and
Bethlehem House, or a total of 92 beds are strictly for families left homeless due to
domestic violence, a very limited population of the homeless in the City. The
November 1992 Homeless Survey identified that only 7% of the total homeless in the
San Bernardino area were homeless due to domestic violence. As a result, this leaves
only 147 beds available for the remaining 93% of the 1,083 homeless for reasons
other than domestic violence.
It is recommended that perhaps the emergency beds available to the homeless in the
City be broken down into the types of shelter provided. This would allow domestic
violence shelters, emergency shelters, and cold weather shelters to be included as well
Ias a description of the population to whom they provide service. This will enable a
more accurate review of the populations served in the community.
NOV-17-93 WED 11 ;59 EGON DEVEL AGENCY FAX NO. 7148889413 P, 03
S
City of San Bernardino, page 2 of 2
November 8, 1993
The City has also stated in the document that a need exists for additional emergency beds to
assist the needs of the unsheltered homeless. It is recommended, though, that specific
attention and recognition be given under Item I.B.2. J. Needs of Sheltered Homeless (p. 58-
59) to the need for increasing supportive and comprehensive services that successfully assist
in stabilizing the homeless. After the immediate, emergency needs of the homeless have
been met, such supportive and comprehensive services as job training, acquiring permanent
affordable housing, counseling, and extended Case management, etc. are successful in and
essential in stabilizing homeless individuals and families. As the City has stated that one of
its priorities would be to assist the Homeless and Special Needs populations with supportive
service programs, such an addition may reinforce this priority.
In the analysis and description of Priorit3� 0; Assist the Homeless and Special Needs
Persons with Supportive Services, it is recommended that either the bed availability be
altered to a total of 147 as described above, as the figure of 239 included beds allocated
strictly for domestic violence victims and their families, or that a breakdown in service
population and bed availability be provided to more specifically address this issue,
In reference to Priority ##4, it is also recommended that the number of transitional beds be
reevaluated against the overall need of the community (p. 99), and that the inclusion of
supportive services be evaluated as part of the five-year strategy. As mentioned above,
supportive and/or transitional services are cssential in addressing the overall homeless
situation, as emergency shelter services often allows only a limited amount of case
management and extended services to assure the stability of homeless persons in the
�o�rnua>zty,
In additions, the CHAS document has made reference to the San Bernardino Homeless Task
Force on page 98, of which the City has been very involved and provided support through
s staff. Please note that this task group has been changed to the San Bernardino County
Homeless Coalition, and the local coordinating group in which San, Bernardino is involved is
the San Bernardino/Colton Local Coordinating Group.
The Homeless Coalition would be glad to offer any assistance or information available to
assist in refining the above-mentioned sections, Please do not hesitate to contact us if we
could be of such assistance to your organization.
Again, thank you for the opportunity to review the draft of the City of San Bernardino
CHAS, If I may be of any assistance regarding the above matters please do not hesitate to
call. I look forward to working with you towards the development of affordable housing and
homeless services in the City of San Bernardino.
Sincerely,
L ly Te fe,
Now' Coordinator
i