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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...... 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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. 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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�. 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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