HomeMy WebLinkAboutR05-Economic Development Agency
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DEVELOPMElIIT DEPARTMElIIT
OF THE CITY OF SAlII BERlWlDIlIIO
REOUEST FOR COMMISSIOlll/COUlIICIL ACTIOlll
From:
KEImETH J. HENDERSON
Executive Director
Subject:
CClftrKl\lll51'lSIVE BOUSIlIIG
AFFORDABILITY STRATEGY
Date:
October 17, 1991
SvnoDsis of Previous Commission/Council/Committee Action(s}:
On September 3, 1991, the Community Development Commission received
and filed an overview of the requirements of the Comprehensive Housing
Affordability Strategy (CRAS).
Recommended Motion(s}:
(C........ity DeveloDment C---ission)
MOTIOlll: That the Community Development Commission receive and file
the attached status report and the "Community Profile" and
"Five-Year Housing Strategy" which are the first and second
parts of the Comprehensive Housing Affordability Strategy.
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Administrator
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Executive Director
Contact Person(s): Ken Henderson/Doris Daniels
Phone:
5081
Project Area(s): All Pro1ect Areas
Ward(s) :
One thru Seven
Supporting Data Attached:
Staff Revort: CRAS Parts 1 and 2
FUNDING REQUIREMENTS:
Amount: ~ N/ A
Source:
N/A
Budget Authority:
N/A
Commission/Council lIIotes:
KJH:BJT:lab:0227E
COMMISSIOlll MEETIlIIG AGENDA
Meeting Date: 10/21/1991
Agenda Item lIIumber: L
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DEVELOPIIEIIT DEPARTIIEIIT
OF THE CIn OF SAIl R'nII&1lnIIIO
STAFF REPORT
ComDr..l.....Aive RousiDll Affordabilitv StratelN (r.RAlI)
The Comprehensive Housing Affordability Strategy (CRAS) is required by
the U.S. Department of Housing and Urban Development (HUD) if a city
wishes to apply for Federal entitlement program monies. The regulations
require that the CRAS meet the citizen participation requirements for s
sixty (60) day comment period prior to final submission on October 31,
1991.
On August 12, 1991 the Housing Committee directed staff to gather data
and to prepare the Comprehensive Housing Affordability Strategy (CRAS)
for submission to the Community Development Commission and the U.S.
Department of Housing and Urban Development (BUD).
On August 19, 1991, the Community Development Commission received and
filed the Comprehensive Housing Affordability Strategy document. It was
subsequently requested by Commission Member Pope-Ludlam that the CRAS be
resubmitted to the Housing Committee at its meeting scheduled for August
27, 1991, for reconsideration.
On August 28, 1991, the Housing Committee reviewed the CRAS and
recommended same be forwarded to the Community Development Commission as
a receive and file item.
From August 12 through August 31, Staff collected and analyzed housing
data and completed the first draft of the Community Profile. On
September 9, 1991, the Community Profile was presented to the Citizens
Advisory Committee for citizen participation and community input.
On September 12, 1991 a public notice appeared in the newspaper informing
the public of the availability of the CRAS for public comment. The
document is available at Feldheym Library and the City Clerk's Office.
The public is encouraged to make written comments to the Development
Department.
On October 16, 1991, staff submitted a draft of the "Five Year Housing
Strategy" to the Rousing Committee for review and cODlDent. The Committee
received and filed the attached status report and requested staff to
forward same to the Community Development Commission.
Staff recommends adoption of the form motion.
D~~BRSOII' Executive Director
Development Department
KJH:BJT:lab:0227E
COIIUSSIOII IIBBTIIIG AGDDA
Meeting Date: 10/21/1991
Agenda It... IluDber: ~
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COMPREHENSIVE
HOUSING AFFORDABILITY
STRATEGY
CIIAS
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For the Period
November 1. 1991 - October 31. 1996
CITY OF SAN BERNARDINO
DEVELOPMENT DEPARTMENT
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City of San Bernardino
Coaprehensive BouaiDg Affordability StrabI9Y
IDtroduetioD
The lIouaiDg of people is amolll) the _st fnnCl_utal of h_ needs. Without
quality affordable lIouailll). ~ flllDilies IIDd individuals will constllDtly
struggle to becooae productive ~rs of society. PllUlDilll) a strategy for
affordable lIousilll) requires a firm knowledge of ezistiDg population. aarket
conditions. IIDd stock as _11 all lID in-depth understllDdiDg of _t needs.
Acquirilll) lID understlUldilll) of the City's affordable lIousilll) needs IIDd
developiDg a strabI9Y depends upon a nmmer of social IIDd economic factors
that are in a constant state of fl_. s-. of the social factors include
population growth. lIouaellold si.e. employ-.nt availability. IIDd lIouaehold
incooae. Bconoaic factors include availability of lllDd for houaiDg
construction. lllDd costs. amount IIDd type of residential soniDg. quality of
ezistiDg housilll) stock. IIDd gove~ntal restraints on housiDg construction.
Me~hftltnlaav
The priaary data sources for the CIIAS include the 1990 Censua. PoDulation and
BousinG Bst4--tes for California Citi.s .~ Counti.s for 1988 prepared by the
California State Depart.-nt of FinIUlce IIDd the 1988 R_ional BousinG lIeeds
Ass...-nt (_A) prepared by the Southern California Association of
Gover_nts (SCAG). Also utilised Vall the SlID Bernardino County Coalition
Hameless PllID (Draft. 1991). Inforaation used for the CIIAS vas also obtained
from the folloviDg City of SlID Bernardino Doc_nts:
1. The General PllID (June. 1989)
2. The Bousilll) AssistllDce PllID (Three Year PllID. 1988)
3. The Fair BousiDg Analysis (June. 1990)
4. The Comprehensive IIODleless AssistllDce PllID (1989)
5. The Quarterly Report on ~lessness (June. 1991)
6. Countywide IklIMtless TrllDsitional BouaiDg StrabI9Y (Draft. 1991)
Additionally. orqllDisations such all the SlID Bernardino Valley Board of
Realtors. the Mental Health IklIMtless Progr_. IIDd a nmmer of social services
providers in the City of SlID Bernardino provided valuable input into the CHAS.
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COMMUNITY PROFILE
PART 1:
GENERAL MARKET CONDITIONS
Total P01>ulation ..... Grcnrt:h Trell4s. AccordiDIJ to 1990 U.S. CaDSWI Bureau
estiaates, the City of SlID Benaardino is the IIOst populoWl city in the
County with a total population of approziaately 164.,164.. AccordiDIJ to the
U.S. CeDSus Bureau, the population of the City of SlID Benaardino increased
39.7 percent between 1980 IIDd 1990 fro. 117,4.90 to lID estiaated 164.,164.. This
increase contrasts sharply with the liaited 13 percent grcnrt:h in the ten year
period between 1970 aIl4 1980.
The City's 39.7 percent increase is lower th8D thet of the County overall
where population increased lID estiaated 58.5 percent between 1980 IIDd 1990.
In 1990, the City had lID estiaated 11.6 percent share of total SlID Benaardino
County population of 1,4.18,380.
Household Po1>ulation. U.S. CeDSus figures iIl4icate thet there are 54.,4.82
households in the City of SlID Bernardino. AccordiDIJ to the DepartJSent of
FiDIIDCe, the City's average household sise increased fro. 2.62 persoDS in 1980
to 2.902 persoDS in 1990. The 1990 figure is siJSilar to the average 2.90
persons foulll! in hoWleholds in 1970. In 1990, Households of four or fever
8llde up _arly 83 percent of all households, while households cODSistiDIJ of
s1:o: or IIOre ~rs represented 9 percent of the total. It should be noted
thet in 1980 hoWleholds CODSiatiDIJ of siz or IIOre ~rs 8llde up only 5
percent of the population (see Table 1 bel_).
Table 1
lll.I!ll lUll
1-2 persoDS 58" 51"
3-4. persoDS 30" 32"
5-6 per.oDB 11" 8"
6+ persons 5" 9\,
AccordilUJ to the Ge_ral PllID, in 1980, 6.9 percent of all SlID Bernardino
households _re overcr~ (IBOre th8D 1.01 persons per room). It should be
noted that the proportion of overcr~d households was hiqher for renters and
for Black aIl4 Latino households. The (HousilUJ Element-1988) states that since
then "there _y have heen s_ increase in overcr~iDIJ if households have
doubled up to cope with the risilUJ price of housilUJ."
In 1990, 6,029 people or 3.7 percent of the City's residents lived in group
quarters such as _ntal hospitals, Ju.es for the aged, group Ju.es aIl4
dormitories. Bet_en 1980 aIl4 1988, the nUllher of qroup quarters remained
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virtually unchanqed but their proportion of the population declined. This may
be the result of the move to deinstitutionalize the mentally ill durinq the
past decade as evidenced by the increase in the homeless durinq this same time
period.
Housina Inventorv.
This section describes certain characteristics of the City's housinq supply,
includinq typa, ownership, vacancy, costs and condition. The 1980 data are
derived from the State's summary reports of the 1980 Census; 1990 data are
estimates prepared by the State Department of Finance based on 1990 Census
fiqures. Table 1 compares chanqes in population and housinq supply for the
City between 1980 and 1990.
Table 2
Characteristic lnIl. l.!l..2ll. Increasel
Decrease
Population 117,490 164,164 46,674
Housinq Units 43,048 58,804 15,756
Persons per Household 2.62 2.902 .282
0 Dwellinq Units 46,458 58,804 15,346
Sinqle Family 31,998
Multi-Family 11,472
Mobile Bomes 2,958 4,397 1,439
Vacancy 9.2'\ (1981) 7.9'\ -1.3'\
Median Contract Rent $195 $422 $227
Median House Value $51,925 $96,200 $44,275
Percent Owner Occupied 59.4'\ 51.2'\ -8.2'\
Percent Renter Occupied 40.6'\ 48.8'\ 8.2'\
Percent
Chanae
39.7'\
36.6'\
10. 8'\
26.6'\
48.6'
116.4'\
85.3'\
8.2'\
In the City of San Bernardino total housinq units increased 15,346 from 43,458
to 58,804 between 1980 and 1990. This represents a 26.6 percent increase
since 1980. Durinq this same period the City's population increased by 39.7
percent, so qrowth in housinq supply is trailinq populations qrowth.
Age and Condition of Housina. The aqe of San Bernardino's housinq stock is
advanced in relation to the County's and the States. In 1980, only 20.3
percent of the City's housinq was ten years old or less compared to 32.1
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percent for the County and 26 percent for the State. In addition,
approzimately 32 percent of the City's housing stock was greater than 30 years
old, compared to 19 percent of the County's and 27 percent of the State's.
While age of housing stock does DOt necessarily correlate with deterioration,
it is apparent in the City of San Bernardino much of the housing stock has
been allowed to deteriorate due to absentee landlordism.
The City's 19BB Housing Assistance Plan (HAP) identifies 6,2Bl substandard
housing units within the City, representing nearly eleven percent of the
City's 198B housing stock. The HAP further hreaks down substandard units by
those which are suitable for rehabilitation, identifying 4,B06 units (or 77
percent of all substandard units) as suitable for rehabilitation.
~ windshield survey of huilding conditions in the City was conducted by the
Planning Department hetween May and September, 19B7. The survey identified
1,100 deteriorated and 150 dilapidated structures locally throughout the
planning area. (It should be noted that this survey identified substandard
units hased on ezterior appearance alone, and does not account for units which
are substandard due to plumbing, electrical, roofing, or structural
deficiencies. )
Deteriorated and dilapidated structures were inventoried and are mapped helow
in Figure 1 (Housing Blement, 19BB).
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The State Department of Finance data show a drop in total vacancy between 1981
(the first year in Department of Finance estimates and 1990). Vacancy in San
Bernardino in 1981 was 9.2 percent, by 1990 it was 7.9.
Rental. In the City of San Bernardino, 48.8 percent of all occupied housing
units are renter occupied. In 1990, there were a total of 76,509 persons
occupying rental units. Table 3 below indicates the number of persons in
renter occupied units which fall into the following categories:
Table 3
Single Rental Unit (detached) 30,664
Single Rental Unit (attached) 4,407
Two Rental Units 4,110
Three or Four Units 10,204
Five to Nine Units 6,001
Ten to Nineteen Units 9,034
Twenty to Forty Nine Units
6,001
Fifty or More
4,454
Mobile home or trailer 761
Other 873
Total 76,509
While the overall condition of multi-family units is generally adequate,
single family renter occupied units are deteriorating at a rapid rate. This
is due to an increase of absentee landlords and the lack of financial
resources to periodically maintain and rehabilitate structures.
According the Census figures, the 1990 median contract rent for renters in the
City of San Bernardino was $422. This is a significant increase over the 1980
median contract rent of $195. Table 4 below utilizes data found in the City of
San Bernardino Fair Housing Analysis (1990) and indicates average rent based
on size of unit.
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0 Table 4
iiu ll2Q
1 Bedroom $396
2 Bedroom $502
3 Bedroom $582
4 Bedroom $614
In 1990, of those 4,646 housing units that were vacant, 2,402 were specified
for rent. Of those vacant housing unit for rent, 1,040 were vacant less than
2 months, 909 were vacant between 2 and 6 months, and 457 were vacant 6 or
more months. No data was available for the rental amount of the vacant units;
therefore, it was not possible to determine how many of the vacant units would
have been available and affordable to low income residents. It is quite
possible that those units that were vacant were those that were affordable to
higber income individuals.
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In Table 5, the Housing Authority of the County of San Bernardino provides the
following information regarding both public housing and section 8 housing:
Table 5
Public Section 8
total no. units 705 1,811
total served 688 1,729
applications on file 984 1.375
large families (3-4 BR) 705 628
average mo. rent $251 $284
average income $837 $947
average annual income $10,044 $11,364
The Housing Authority states that it is important to note that, Countywide,
the public housing waiting list is open while the Section 8 waiting list was
closed in December 1990 when there was an ezcess of 12,000 applicants on the
list.
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The outlook for quality affordable rental housing is dismal. Taking into
consideration massive Federal deficits coupled with limited amount of Tax
Increment financing (20' set-aside funds). monies for single family rental
units appear eztremely difficult to obtain. Furthermore. the City is
ezpending 20' set aside funds as quickly as they are received. It appears
that 80' funds will have to be considered for future rehabilitation and new
construction of rental housing units. It should also be noted that mortgage
revenue bonds are no longer being utilized for new construction due to
financial constraints.
Rehabilitation is eztremely important. With the level of dilapidation. the
City needs to act to increase rehabilitation efforts. Otherwise. the ezisting
housing stock left unchecked will continue to deteriorate and eventually
require demolition with additional loss of available units.
This could be accomplished through City subsidization of interest rates or
payments to lending institutions for qualified borrowers.
Owner Occunied. In 1990. in the City of San Bernardino. there were 80.962
owner occupied units. 51.2 percent of all occupied housing units are owner
occupied.
Table 6 indicates the number of persons in owner occupied units which fall
into the following categories:
Table 6
. Single. Owner Occupied (detached)
70.101
Single. Owner Occupied (attached)
1.658
Two Units per Building
209
Three or Four
420
Five to Nine
159
Ten to Nineteen
150
Twenty to Forty Nine
19
Fifty or more
58
Mobile home or trailer
7.568
Other
620
Total
80.962
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The median value for owner occupied housing units in the City of San
Bernardino is $96.200. The condition of owner occupied housing units is
unkno1fD.
In 1990. of those housing units that were vacant. 600 were specified for
sale. Of those vacant housing unit for sale. 127 were vacant less than 2
months. 267 were vacant between 2 and 6 months. and 206 were vacant 6 or more
months.
Currently. the outlook for quality. affordable home ownership is also bleak.
Quality affordable housing is becoming increasing difficult to obtain. It
appears that prices have escalated while salaries have not kept pace. thus
making it harder for persons to qualify for financing. With the economic
slowdown. many more people are out of work. Additionally. the failing of
savings and loan institutions have had a detrimental effect on the banking
industry as a whole. which in turn affects financing.
What is needed is a return to the concept of smaller. more efficient homes
with smaller prices. Manufactured housing must seriously be considered. In
addition. regulatory barriers to affordable housing must be addressed. This
would include changes in the City's current Boning to allow higher density per
acre.
Concentration of racial/ethnic minorities and low income.
The City of San Bernardino has a population of great ethnic diversity. The
1980 proportion of minority population in the City was 42.7 percent. In 1990
the proportion of minority population was 54.5 percent. The ethnic
distribution of City population based on the 1990 Census appear below in
Table 7.
Table 7
!!hili
American
Indian
Hisnanic
A.sian and
Pacific Islander
Other
bl:u.
JU.Gk
74.731
25.045
1.096
6.134
403
56.755
Concentration of low income families and individuals. The 1980 median
household income for the City was $14.009. compared with $17.463 for the
County and $18.248 for the State. A higher portion of the City's families
(16.3 percent) lived in poverty. as defined bY the U.S. Census. than in the
County (11.1 percent) or the State (11.4 percent). Black and Spanish surname
families are over-represented in the poverty category with 28 percent of black
families and 25 percent of Spanish surname families living in poverty. White
families were the racial group least likely to live in poverty (11 percent).
By 1988 the County median income for a family of four established by BUD was
$30.300. No current data are available for the City. however. in 1980 the
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City's median income was 80 percent of the County median. While it is not
possible to verify the continued lag in City income. several factors indicate
that City median income may still be lower than that of the County overall.
First. the median house price for November 1988 for the area served by the San
Bernardino Valley Board of Realtors was $91,500, compared to $113,220 in the
San Bernardino-Riverside County region. Second, a recent national study by
the Economic Policy Institute using Census Bureau data shows that the poorest
two-fifths of the population have actually ezperienced a decline in income
since 1979; the poorest 20 percent show a 20.9 percent decline in personal
income.
Records kept by the County Department of Public Social Services (DPSS) show
tremendous case load growth in all of the public assistance programs.
~ccording the the July 1991 case count 24,940 households were on some form of
public assistance in the San Bernardino City area. This is a significant
increase from the 1988 case load of 17,000. The breakdown for public
assistance is as follows:
Table 8
Food stamps Only
3,870
Medi-Ca1 only
6.000
General Relief
170
With an average household size of 2.26 persons, this translates into 56.364
persons. ~lso, the average monthly grant amounts for the ~C recipients is
$626 which will be reduced due to the grant rollbacks on some cases.
DPSS monthly intake has doubled over the past three years. Officials report a
lot of migration from LA County and Orange County due to the housing
constraints in those counties. In San Bernardino, 4,000 new applications are
received each month. Having one third of the citizenry on public aid has
major implications regarding the City's housing needs.
Figure 2 below outlines the 1980 low/moderate income area used as a criterion
for eligibility of Community Development Block Grant Funds.
INVENTORY OF F~CILITIES ~ SERVICES FOR THE HOMELESS
Estimates of the Number of Homeless
Total Homeless Estimates. The total number of homeless in the City of San
Bernardino is estimated to be 961 by the U.S. Census Bureau and between 2,848
and 4,192 by local homeless service providers. The General Plan estimates the
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total number of homeless to be about 3,040. However, it is suggested that
there are undoubtedly a number of homeless who do not seek assistance at all
and so the total number of homeless in the City is probably even larger.
There is general agreement, however, on the fact that the number of homeless
is increasing and that the greatest increase is among families with children.
The Department of Social Services of the County of San Bernardino conducted a
survey of its applicants in April 1987 and found that about 245 homeless
households comprising 287 adults and 215 children (a total of 502 individuals)
were applying for housing assistance each month. That number was amplified by
an additional 110 households who said that they were losing their housing
either the same day or within the next one to three days. Eighty-eight or
about 36' of the homeless households (40' of the individuals) were from San
Bernardino. Fourteen or about 16' of the 88 cases reported prior
homelessness. So if DPSS sees 74 newly homeless San Bernardino households
with about 170 individual members each month, then the annual total for 1988
would be about 2,040 homeless individuals.
DPSS reports two categories of assistance in the AFDC Homeless Assistance
Program in the San Bernardino City area. The two categories are (1)
Temporary, meaning motel assistance and (2) Permanent, meaning relocation to
an apartment or house. The following statistics cover all request made during
the most recent three month period (May, June, July 1991):
Table 9
Temporary
393 households
Permanent
1,773 households
The population most likely to be clients of DPSS are general relief applicants
and families applying for AFDC (Aid to Families with Dependent Children).
However, there are many homeless who do not seek assistance from the
Department of Social Services. One group unlikely to seek assistance at the
DPSS office is the mentally ill.
Mental Iv III Homeless. According the Department of Mental Health, the number
of homeless people in the City of San Bernardino with a serious mental illness
is estimated to be one thousand. Ninety percent of all homeless mentally ill
persons are between 18 and 60 years of age.
Available Resources.
According to the City of San Bernardino Quarterly Report on Homelessness (June
1991), there are a total of two-hundred eighty-siz (286) beds available for
emergency housing (3-7 days) for the homeless in the City of San Bernardino.
There are no transitional housing facilities in the City. No reliable data
are available on the number of day shelters and soup kitchens throughout the
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City of San Bernardino.
While it is known that several programs provide "vouchers" to the homeless for
food and lodging, no reliable data ezist.
Preventative Measures. There are numerous food distribution program
throughout the City. It should be noted that for many participants, these
type of program serve as a preventative measure in that they may use their
money to pay rent. Additionally, the City of San Bernardino has recently
implemented a Rent/Deposit Guarantee program which is designed to prevent the
displacement of households in danger of becoming homeless.
Facilities and Services to Assist the Mentallv III Homeless.
During the fiscal year 1990-91, the Mental Health Homeless Program had an
unduplicated count of 1,824 clients. There are many mentally ill people who
are doubling up with others or precariously living with relatives. There are
those who move from board and care to inpatient, to other places.
There are 4 emergency shelters in San Bernardino which have contracts with the
Department of Mental Health to house homeless mentally ill people.
The Mental Health Homeless Program issued a total of 609 vouchers during the
year for emergency shelter.
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PART Z:
l:R'IftIIa.r BOUSIRG IIBBDS
The housing needs of the City's ezisting residents are related to
affordability, suitability, and special needs groups.
AFFOIIDABILU'Y OF BOUSI1IG
The June, 1988 Reaional Housina Needs Assessment (RHNA), formulated by the
Southern California Association of Governments (SCAG), estimates that in
January, 1988, approzimately 11,775 households in the City (21 percent of the
total) were considered "in need". A household is defined as "in need" when it
is a lower income household (whose income is 80 percent or less of the
County's median income, with adjustment for household size) paying over 30
percent of its income for housing. Federal and State agencies regard
income-to-housing costs ratio greater than 30 percent as an "inordinate share
of income" for housing, called "overpaying".
Of those lower income San Bernardino households identified as overpaying for
housing, 8,993, or 76 percent, are renters. A number of factors contribute to
this condition. Statewide, the median income for renter households is less
than half of that of owner households. Though the median contract rent for
San Bernardino is lower that both the County and the State median, the City
also has a higher percentage of persons living in poverty than in the County
or the State. In part, this is attributable to the limited range of job
opportunities in the City and their comparative low salary levels. Some
lower-income households occupy dwelling units whose rental value has increased
while their per capita income has either remained the same or decreased due to
changing household size (havinq children or taking in a relative) or changing
income (retirement, or loss of employment by one or more members of the
household) .
(1) Rental Costs
The 1988 Housing Element states that "in the eight years since the 1980
Census, housing costs throughout the U.S., and particularly in California,
have increased more rapidly than income. Reliable current surveys of local
rental housing costs do not ezist so it is necessary to apply indices of
housing costs increases to census data in order to estimate 1988 rental
prices. In 1987 the City of San Bernardino commissioned Empire Economics to
prepare a study of the city's housing market. That study, entitled iAA
Bernardino Citv's Ontimal Housina Product Miz contains estimates of a range of
1986 rents and the numbers of units at each price. Those rents were increased
an additional five percent per year for 1987 and 1988 to produce the following
estimate of 1988 rental prices in San Bernardino:
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Table 10
San Bernardino's Rental Housinq Stock
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Rent. Price Number of Unit.s
$ 0 - 85 126
86 - 164 1,236
165 - 197 836
198 - 230 1,017
235 - 246 419
247 - 263 1,285
264 - 280 1,458
281 - 330 3,476
331 - 412 4,621
413 - 495 3,800
496 - 660 2,691
660 - 826 523
827 + 37
Total Units 21,525
The fo11owinq schedule of rents and incomes shows the rents that represent an
ezpenditure of no more that 30 percent of income at various percentaqes of
county _dian in San Bernardino.
Table 11
1988 County Median Inco_ for a Family of Four: $30,300
Income , of Median Rent = 30'
$24,240 80' $606
$21,210 70.. $530
$18,180 60' $455
$15,150 50' $ 79
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San Bernardino needs to develop a good supply of units that are truely
"affordable" to its low income households. SCAG (1988) estimates that there
are nearly 9,000 renter households in the City who pay more that 30 percent of
their incomes in rent while earning 80 percent or less of median income. Why
are so many households rent burdened?
One source of ezplanation lies in the disparity between incomes in the City
and in the County. The 1980 census provides data on median incomes for both
jurisdictions. In 1980 the City had a median household income of $14,009
while the County median was $17,463, 24 percent greater. The difference in
1988 median housing prices (see below) between the County as a whole and the
City indicates that income in the City is still lower than in the County.
Another ezp1anation is the relatively high number of service sector jobs in
San Bernardino. The increase in service sector employment opportunities in
the local economy mirrors a similar increase at the state and national
levels. Because service sector jobs pay less than jobs in manufacturing and
government sectors, much of the available housing stock in San Bernardino is
not "affordable" to this segment of the population. Because of the high
number of households living at or below the area median income, it is
important to recognize that the creation of higher paying jobs in the local
economy can have a significant impact on the ability of a household to afford
housing currently available in San Bernardino. In addition, educational
opportunities must be provided to low income people in order for them to
ebtain the skills necessary for higher paying jobs. This aspect of the
affordable housing equation must be addressed.
An analysis of census data by the Economic Policy Institute show that
nationwide the average family income of the poorest fifth of population
deClined by 10.9 percent (adjusted for inflation) between 1979 and 1986 while
among middle and upper income groups income in constant dollar terms actually
increased.
Median house prices in the San Bernardino-Riverside region appear affordable
when compared to the state as a whole. Figures prepared by the California
Board of Realtors for October 1988 show a statewide median house price of
$175,295. An annual income of $54,863 would be necessary to purchase this
house. Board of Realtors October 1988 statistics for the San
Bernardino-Riverside County region show a median house price of $113,220
requiring an annual income of $35,435.
Sales price data for a smaller area around the City of San Bernardino can be
obtained from the monthly MLS Sales Report of the San Bernardino Valley Board
of Realtors. The area encompassed by this Board of Realtors includes the
following areas: Bloomington, Colton, Devore, Fontana, Grand Terrace,
Highland, Loma Linda, Muscoy, Rialto and San Bernardino. According to the MLS
Sales Report for November 1988, the median residential sales price in November
was $91,500. The income necessary to support payments on a house of this
price would be $28,600(1).
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SUJ:TABILIft OF loFFOIlDABLB BOUSIRG
Rehabilitation
In many areas of the City there are established neighborhoods with homes in
transitional states of repair. These neighborhoods, known a "declining
neighborhoods" can cause property value decline if not checked.
Rehabilitation programs provide a means for returning these neighborhoods to
their former state. This is achieved through property ezamination,
determination of the amount of rehabilitation necesaary, and program
incentives to encourage rehabilitation.
Rehabilitation is benefitial because it provides (1) affordable housing at
minimal cost, (2) incentive for neighbors to rehabilitate their structures,
and (3) property enhancement and improvement of the City's image.
The City should consider ezpanding both rehabilitation programs and the sweat
equity program. A well managed, well timed "sweat equity" program for
forclosed, abandoned houses and duplezes would go a long way to provide
affordable housing. The City could locate a non-profit partner to help
low-income people purchase, budget for mortgage payments and learn how to
maintain a property.
Potential Loss of Affordable Units
The City of San Bernardino has 899 family units and 290 elderly units that
were built by private developers using federal mortgage and rent assistance
programs. The federal qoverament restricted affordability of this housing for
15 to 20 years depending on the program used, but many of the affordability
restrictions are beginning to ezpire. If market conditions are favorable,
building owners may choose to raise rents to market levels, displacing tenants
and reducing the City's supply of low cost housing.
The City will need to work with other agencies to develop a strategy to
preserve the affordability of these units. Owners are required to give the
City siz months notice of their intent to convert federally subsidized units
to market rents. This should allow time to work with owners, tenants and
public agencies to find alternatives that might include a second mortgage
guaranteed by local government.
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Suecial Reeds HOuseholds
Certain segments of the population may have a more difficult time finding
decent, affordable housing due to special circumstances. In San Bernardino.
these "special needs" households include the elderly, handicapped persons,
large families, female headed households, and the homeless.
Elderlv
~. Elderly residents may have many special needs. A number of elderly
people have low fixed incomes that cannot keep pace with rising housing
costs. Other elderly people may have physical diSabilities and require
assistance in the tasks of everyday life. this section addresses only the
question of housing assistance for low income seniors.
In 1990, there were 17.070 people over age 65 in the City of San Bernardino
representing 12' percent of the City's population. In 1980. 1,412 residents
over age 65 or 10.7' of all seniors had incomes below the federal poverty
line, $7,412 dollars in 1980. There are about 1,873 elderly residents with
income below the poverty line in San Bernardino. That number is probably
greater because the incomes of the elderly would have remained relatively
unchanged while housing costs have increased dramatically since 1980.
It should be noted that SSI/SSP benefits have been frozen for the past two
years ($630 for individuals and $1167 for couples). Meanwhile the cost of
living has grown.
For purposes of the Housing Assistance Plan (1988), BUD (Federal Department of
Housing and Urban Development) estimates that about 2,120 elderly households
in San Bernardino have incomes at 50 percent or less of median income and
require assistance with housing costs.
Potential Solutions and aesources. Increases in housing costs create great
difficulties for those on fixed incomes. aetired elderly households often
have to pay larger and larger proportions of their incomes in rent as housing
costs increase over time. Homeowners own their home may be unable to pay for
repairs. For low-income elderly renters there is often no adequate housing
available at lower rents. Elderly renters may face the choice between (8)
rents so high that almost nothing is left for other expenses or (b) moving.
A number of different mechanisms can be employed to encourage the development
of additional housing resources for the elderly. Among these are:
* The provision of zoning designations that permit the development of
senior congregate care housing. and the development of second units that
could house an elderly family member throughout the City.
* Financial assistance to low-income homeowners for necessary repairs
* Assistance in paying mobile home lease costs for low-income seniors
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Cooperative development effort with regional housing agencies to
facilitate senior housing developments (12.26).
All of these possible resources are incorporated into existing or proposed
programs in the programs section of the Housing Element.
HandicaDDed
~. The California Department of Rehabilitation Statewide Study of Disabled
conducted in 1978 identified 3,650 persons living in San Bernardino who
suffered from disabilities which were likely to affect their housing needs.
Such disabilities include blindness, deafness, musculoskeletal condition, and
mental retardation. The City's HAP updates this statistic to 1988, estimating
the number of handicapped persons residing in San Bernardino to be 4,736,
broken down into the following population groups:
Low Income Renters
~ Beedino Assistance
Elderly Single Individuals 333 19
Non-Elderly Single Individuals 1,953 113
Members of Small Families 2,173 135
0 Members of Large Families 177 --...ll
Total Handicapped 4,736 283
Potential Solutions and Resources. Low-income tenants with physical
diSabilities often require both assistance with housing cost and special
adaptions of their units. The City requires that all new units constructed
with public funds conform to the accessibility requirements of the uniform
building code. Some jurisdictions provide public funding to retrofit existing
rental or owner units, San Bernardino is not currently proposing such a
program.
Larae Families
~. Household size declined steadily between 1970 and 1980, but rose again
between 1980 and 1990. Compounding the problem, is the current difficulty for
low income large families (five or more persons) to find affordable units with
adequate numbers of bedrooms. In fact, a large family may even 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 l2,000! There are
about ____ large families in the City require assistance with housing costs.
Potential Solutions and Resources. In the absence of an adequate supply of
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large family units. assistance with housing costs alone may not be sufficient
to meet the needs of low income large families. A new construction program to
create additional large family units may be necessary to ensure that these
families are adequately housed.
The programs section contains several ongoing or proposed several programs for
the rehabilitation and/or new construction of affordable rental housing in San
Bernardino and the policy section requires (Policy 2.6.3) that a portion of
units built with City assistance designed with three or more bedrooms to
accommodate large households. Ezamples of programs that could benefit large
households are the Rental Rehabilitation Program. and the proposed
Acquisition/ Rehabilitation/Resale Program.
Sinale Female-Headed Households
~. Households headed by women are disproportionately poor because women
earn only about 65(*) cents for every dollar of men's wages. In female-headed
families with Children. child support allowances are often not paid or if the
support payments are made. they do not equal the actual costs of child
support. Furthermore. women with children may not have adequate job skills
and may therefore have to live on the minimal support provided by Aid to
Families with dependent Children.
There has been a COLA freeze for the past two years and this year a 4.4'
rollback in grant levels. Also. homeless assistance can only be received once
every 24 months instead of 12 months. These changes are just now being
implemented.
The 19S0 (GET 1990 FIGURES) Census shows 4,426 female-headed families with
children in San Bernardino but only 3,9S6 separate households. Apparently 440
female-headed families were living with relatives or friends. Of the 4,426
female-headed families, 2,09S or 47.4 percent had incomes below the 19S0
federal poverty line ($7,412) and another 1,099 or 24.S percent had incomes
between that line and 125 percent of poverty. Altogether in 19S0, 3,197 or
72.2 percent of all female-headed families had incomes at or below 125 percent
of poverty. That amount in 19S0 was $9,265 or about 66 percent of the 19S0
City median income of $14,009.
It is difficult to estimate the number of female-headed families or households
in the City in 1990 because we have estimates for the current number of
households, but not for the current number of families. A rough estimate of
female-headed households can be made by disregarding income and just comparing
the proportion of female-headed households with children in 19S0 and 19S5. In
19S0, there were 3,9S6 such households in the City representing 9.3 percent of
all households. If the proportion of female-headed households with children
has not changed then the 19S5 number of such households would be 5,074. We
can assume that many of these households have very low incomes because women's
wages, welfare payments, and child support payments have not changed much over
the last eight years, but housing costs have skyrocketed. The City's 19S5
Housing Assistance Plan estimates that about 1,546 female headed households in
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San Bernardino need rental assistance.
Potential Solutions and Resources. Because they are disproportionately poor,
female-headed households often need assistance with housing costs. Yet
female-headed households are not in themselves an eligibility criterion for
any state or federal housing program. Eligibility for these programs is based
on income and the presence of minor children. Housing assistance programs
serving low-income families include the state's Deferred Payment
Rehabilitation Loan Program, the federal Rental Rehab Program, Section 8
Certificates and Vouchers, and Section 8 Moderate Rehab Contracts.
The City does not have its own housing authority, so low-income San Bernardino
households must apply to the Housing Authority of the County of San Bernardino
for both Section 8 programs and public housing units. If the City contributes
to the creation of a nonprofit housing development as proposed under 12.27 (IS
THIS OCCURING?), then tsz-credit investments and other state and federal
programs could be used to either create new units or rehab ezisting units to
serve low-income female-headed households.
Other programs that might benefit female-headed households are creation and
enforcement of a fair housing ordinance to prohibit discrimination against
families with children, the neighborhood housing rehabilitation program and
the proposed program to preserve the affordability of buildings with expiring
federal subsidies.
Mentallv III
~. There are at least 120 $8ntally ill persons who need supported housing
within the City of San Bernardino. The City of San Bernardino has many mental
health treatment facilities which contributes to an increase in the number of
mentally people who live here. There are also Loma Linda Medical Center and
the Pettis Veterans Hospital which treat many ill people.
Special housing for the mentally ill prevents homelessness among this
population. If a person has to be hospitalized, they will be able to keep
their apartment regardless of the need for care. When a client realizes they
have a place in which to return, the prognosis is much better for their health.
Potential Solutions and Resources. Based on clinical studies and evaluations
of projects in other jurisdictions, housing for this population is geared
toward independent living. Group living situations will always be needed for
some of the mentally ill, however, many of these citizens live very well in
Single Room Occupancy Hotels (SRO) and regular housing. There is a need for
the development of affordable SROs and small apartments which will serve this
population. Case management services are available to chronic mentally ill
persons including payee services for their monthly funds. These are very-low
income individuals who mostly receive SSI checks totaling $630 per month.
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Homeless
u.G. There is a need for (1) emergency shelter care (2) transitional
housing and (3) preventative support.
Emergency Shelter. There is a need to sustain the level of assistance
currently being provided for emergency short-term shelter, including shelters
for battered women and their children. This is currently the most well
developed homeless component available. Most are operating at or over
capacity.
Transitional Housing. There is also a need for transitional housing which will
aid homeless individuals and families to move from emergency shelter into
permanent housing.
Preventative Measures. Rent/Deposit Guarantee Program
If transitional housing and long-term affordable housing are made available
for currently homeless families and near homeless prevention programs are
developed, current emergency shelters may be adequate to meet the needs of the
City's homeless.
Potential Solutions and Resources.
There is a need for transitional housing and long-term affordable housing.
Transitional housing is a voluntary, short-term, goal directed program, not
just housing. It provides supervised housing for 3-18 months during which the
family works on identified needs, those which prevent them on obtaining and
retaining permanent housing. This type of housing is currently non-existent
in the City.
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Put:.urtl Bousina Reeds
New Units
In addition to addr.ssinq curr.nt houainq needs. Stat. 1_ requir.s the City
to provide for its -fair ahar.- of ,proj.cted growth in reqional housinq n.ed
over a fh.-year period. Bach City's ahara of this reqional need is
calculated by a reqional planninq unit. in the cas. of San Bernardino the
reqional planninq unit is the Southern California Association of Gove~nts
(SCAG). ne SCAG planninq ar.a includes siz counti.s. IlIIpltrial. Los Angel.s.
Oranqe. Riverside. San Bernardino and V.ntura.
ne houainq need for thes. ar.as ar. published in SCAG's June 1988 r.port.
R8Oional Rouai.... Reeds Ass.s-.... for s:..n""_no California (I11III1.). ne report
considers aarket ..--.... for houainq. ellplor-nt opportuniti.s. the
availability of suitabl. sites for public faciliti.s. ~tinq patt.rns. and
the type and t.nur. of houainq need at both the reqional and local level.
Accordinq to the IIIIIIA 1MIde1. San Bernardino's sher. of reqional housinq n.ed
ov.r the nezt five years is 8.021 dwellinq units to be build between July 1,
1989 and June 30. 1994. ne 1MIde1 provides a br.akdown by income groups as
follOWll:
Tabl. 12
Futur. Roulli.... Reeds bv Inc- Croun (Julv 1989-Jun. 1994)
Perc.nt of N1Dber
Ift,.,ftIIUt, level Median :IDe:!""" of Units Perc.nt
Very Low 50" or 1.ss 1.159 14.4"
Low 50\0 - 80" 1.865 23.3"
Moderate 80\0 - 120" 1.799 22.4"
lliqh 120" - or gr.ater LnI n..n
Total 8,021
ne City ill required by 1_ to r.-ove constraints to the provision of
additional houainq units insofar as thes. constraints are "ithin the City's
power to aff.ct. Tabl. 13 identifies the ar.as that are considered to be
"ithin the City's power to aff.ct:
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Table 13
Regulatory Barriers to Affordable Housing
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SECTION II
FIVE YEAR STRATEGY
MISSION/PRIORITIES/PROGRAMS
UVI5iKYl.BIf
As described in Section I above, the City of San Bernardino has an increasing
housing affordability deficit. Physical, social, and market conditions
affecting the City have changed dramatically in the past several years.
Skyrocketing housing costs in Los Angeles and Orange Counties have resulted in
a major population shift to the inland areas. This rapidly increasing
population includes an increasing number of lower income households needing
housing and other public assistance. This need currently ezceeds the
conventional housing industry's capacity to develop affordable housing. This
situation is producing a large number of households with insufficient incomes
to afford ezisting housing which results in a lack of sufficient number of
affordable houses.
The City's strategy for addressing this problem is (1) to take actions and
offer proqrams to preserve the ezisting affordable housing stock in the
Community through single-family and multi-family rehabilitation programs,
targeted to areas of greatest need; (2) to add to the stock of affordable
housing through rehabilitation of currently uninhabitable housing stock; (3)
to add to the stock of affordable housing through facilitating new
construction of single-family ownership units and multi-family rental units,
including units for large families, and (4) through rehabilitation and new
construction, promote affordable housing which specifically addresses the
special needs of the homeless, elderly, mentally ill, and victims of family
violence and substance abuse.
METHODOLOGY
Poculation Pro;ections. In order to determine the five-year housing needs for
very low, low, and moderate income persons within the City, it is first
necessary to ezamine any studies relating to projected population growth rates
within the City. Population projections for the City are provided by the
Southern California Association of Government (SCAG). According to SCAG,
mid-range population projections indicate a population by the year 2000 of
189,172 and a population by the year 2010 of 214,180. Thus, an average annual
increase of 2,500 is projected between 1990 and 2010.
Five Year Pro;ections. Under State law, each incorporated City is required to
adopt a Housing Element which analyzes ezisting and projected housing needs
and provides an implementation program for its contribution to the attainment
of the State housing goals. In addition, the projected housing need must
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include a locality's share of regional housing needs. SCAG's Regional Housing
Needs Assessment (RHNA) has projected future population and household growth
for the five-year period from 1989 to 1994. The RHNA forecasts a total
housing need of an additional 8,021 units in the City of San Bernardino,
which equates to a 8.7' increase of the total housing need for San Bernardino
County during this period. The RHNA identifies the need for units that are
affordable to various income categories (TABLE A). Of the total housing
needed ~y mid-1994, 37.7' need to ~e affordable to families of low and very
low income; 22.4' to moderate income families; and 39.9' to high income
families.
TABLE A
Projected 1994 Housing Need ~y Income Level
INCOME CATEGORY
TOTALS
PERCENT OF NEED
Very Low Income
(50' Median Income)
1,159
14.4'
Low Income
(80' Median Income)
1,865
23.3'
Moderate Income
(120' Median Income)
1,799
22.4'
High Income
(120' + Median Income)
3,198
39.9'
In order to satisfy this housing need, an average of 1,604 units per year
will need to be added to the housing stock ~etween July, 1989 and July
1994. A comparative look at San Bernardino Construction activity from
July 1989 through July 1991 indicates that a total of 840 new single
family housing units and only 26 multiples units were constructed during
that two year time period. In addition, there were 20 mo~ile home
installations for the year. The total n~r of units constructed in
1990 account for 886 housing units, only one tenth of the RHNA target.
GENERAL BASIS .oR 1>.........t\1lIIoIRII'I' OF .......'PRr.v
The City's plans to address the Five-Year Strategy ~y directing a variety
of efforts and resources toward the creation and retention of affordable
housing and related programs to meet needs of its cost ~urdened
population as identified within this report. Achievement of this
strategy will be facilitated in coordination with private developers,
non-profit agencies, lending institutions, City and Federal funding
resources and other governmental jurisdictions. The City is committed to
mazimizing existing resources and opportunities to ensure that decent,
safe, and affordable housing is available and accessi~le to income
eligi~le residents.
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Resource Uncertaintv. A major obstacle in the development of a
five-year strategy is the great uncertainty as to the future available
resources and programmatic requirements currently forthcoming from
federal programs, including new programs such as BOME and BOPE.
Therefore, the majority of the City's strategy is based on familiar
resources that are quantifiable and, consequently, predictable in terms
of anticipated results.
Staff has reviewed and prioritized the housing needs identified within
this report in proportion to the level of public/private funding
anticipated to be available within the next five (5) years. San
Bernardino's primary areas of concern for its affordable housing programs
are as follows:
1. Preservation of the existimq affordable housimq stock:
a. Sinale-Familv Rehabilitation Proaram. Continue the City's
single-family rehabilitation program (NIP), funded by the
Co_unity Development Block Grant (CDBG) program.
b.
Multi-Familv Rehabilitation Proaram. Continue the
multi-family rehabilitation program, through the use of
twenty percent (20') set-aside housing funds. The above
programs include home improvement and grants for eligible
senior citizens loans, assistance to low and moderate
income families for demolition of dilapidated structures,
and enforcement of building and safety codes to ensure a
safe living environment.
2. .ew Construction of Affordable Bousimq:
a. New awner-Occuoied Sinale-Familv Units. Develop programs
which encourage the construction of new single-family
housing units, including condominiums, intended for owner
occupancy.
b. New Ren~er-OccuDied Sinole-Familv Units. Develop a
program which encourages the construction of new
single-family housing units, including single room
occupancy (SRO) dwellings, intended for renter occupancy.
c. Multi-Familv Rental Aoartments. Develop and fund a
project which encourages the construction of new
multi-family rental apartments, which will include elderly
projects as well as projects for three (3) or more
bedrooms to address the needs of large families.
d.
Manufactured Bousina. Develop and fund a project for the
creation of new manufactured homes. This includes the
identification of land for new mobile home parks and/or
facilities under non-profit corporation management.
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3.
Creation and/or MainteJUlDce of Special Reeds Bousinq:
&. Transitional Housillo Prooram. Develop and fund a
transitional housing program that would acquire rental
properties which will be used to transition the homeless
from emergency shelter into permanent housing.
b Sinale Room Occuoancv Units. Develop a program which will
encourage the construction of single room occupancy hotels
which will serve the needs of the working homeless and the
mentally ill.
c. Detoz Centers: Develop a housing program whiCh ezpands
the availability of affordable housing and case management
for victims of substance abuse.
* Hote: The above programs include review of zoning and building
regulations that would impede the development of affordable housing.
Achievement of proposed programs shown in Table B are presented as part
of the Five-Year Strategy. A detailed description of the proposed
programs are presented along with the specific steps, action plan, and
funding sources necessary to achieve each goal.
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TABLE B
FIVE-BAR STRA7EGIES
PROGRAM
HOMEOKNER/BUYER
HOMELESS
RENTER
REHABILITATION
1. Rental Housing
Rehabilitation
Program
2. Increase enforce-
meant of landlords
to repair sub-
standard housing
1. Neighborhood
Rehabilitation
Program (stick
built and manu-
factured housing
2. Deferred Loan Program
3. Demolition Program
4. Senior Home Repair
S. Beautification Program
1. BUD Lease/Option
Homeless Housing
Program
NEW
CONSTRUCTION
1. Multi-family
Construction
2. Bond Financing
Construction
1. Development of 1.
Manufactured homes
2. Development of
mobile home spaces
3. First-Time Buyers
4. Development of
single family
attached and
detached units
(owner-occupied)
Single Room
Occupancy Units
FINANCIAL
ASSISTANCE
1. H'less Prevention
Program
1. Federal Home Loan 1.
Bank (FBLB)
2. 20' funds used
as deferred 2nd for
1st time buyers
Rent/Deposit
Guarantee
Program
1. Tenant/Landlord 1. FHA Loan Default 1. Emergency
counseling & Counseling Shelter Grant
SUPPORTIVE mediation 2. Money Management 2. Funding for
FACILITIES AND 2. Domestic Violence Counseling Battered Women
SERVICES Shelters 3. Housing Referral Shelter
3. Mental Health 4. 2nd Financing 3. Food Assistance
4. Drug Abuse Counseling 4. Drop-in Centers
Counseling S. Prequalifying S. Transitional
S. Child Care Counseling Housing
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BXISTIIIG PROGRAMS
Community Development Block Grant Programs (CDBG):
1. City-Wide Neighborhood Rehabilitation Loan Program (NRP):
To enable single-family homeowners to repair their properties and to
eliminate hezards, and restore the property to a decent, safe and
sanitary condition. The NRP program will provide eligible home owners
a loan of up to $35,000. The loan will be secured by a deed of trust
and accrue interest at a rate not to esceed five percent (5') for a
mazimum of thirty (30) years.
2. Deferred Loan Program (DLP):
Families who cannot qualify for the NRP program may qualify for the
Deferred Loan Program. The mazimum amount to be provided is the same
as the NRP Program with an interest rate not to esceed five percent
(5') with payments deferred until change of ownership, at which time
the payment is due with accrued interest.
3.
City-Wide Senior Citizen and Handicapped Rehabilitation Grant Program'
This program is designed for owner-occupied units whose owners are
sisty-two (62) years of age or older, and/or are handicapped, who meet
the income eligibility criteria. The city offers grants up to $2,500
for emergency home repairs.
4.
Demolition Program:
This program is designed to assist low income homeowners whose
property or structures have been cited to correct code deficiencies,
health and safety problems and other improvements as identified by
City staff which may be related to the rehabilitation programs being
provided by the City.
5. Homeless Programs:
CDBG funds are provided to Battered Women Shelters to assist women and
children who are homeless and are in need of special services to
assist in counseling, employment, financial assistance and to provide
shelter and a safe environment during case management of their
individual situations.
6. Fair Housing Program:
The City contracts with the Inland Mediation Board to provide case
management, education and training to Landlords on fair housing laws
and to assist in identifying and removing discrimination and to
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provide housinq services which affirmatively promote housinq and equal
opportunity for housinq for all residents of the City.
The City contracts with the San Bernardino Leqal Aid Society to
provide services in tenant/landlord mediation and leqal assistance, as
necessary, for individuals who cannot afford leqal representation.
Rental Housinq Rehabilitation Proqram (RRP):
This proqram is desiqned for owners of rental property who desire a
rehabilitation loan to repair their housinq units. The City offers a
loan of up to fifty percent (50') of the costs of eliqible
rehabilitation work. The loan is provided as "matchinq funds" (to be
matched with private funds) and the assistance is structured as a
loan, deferred for up to five (5) years, all due and payable in ten
(10) years, provided that the rental property remains as rental
housinq. A percentaqe of the units must be desiqnated for low income
tenants and the assisted units must need structural, mechanical or
enerqy-related repairs or improvements. This proqram will terminate
by October, 1991 a,d will most like be replaced with Granston-Gonzales
Act fundinq and local resources.
Emerqency Shelter Grants Proqram (ESGP):
These funds are earmarked for the benefit of homeless individuals and
families throuqh services and shelter, coupled with employment,
traininq and additional support services to deal with druq and alcohol
abuse. The City receives annual allocations of funds to meet the
needs of the homeless population.
Housinq Authority Section 8 Certificates and Vouchers:
1. The Housinq Authority of the County of San Bernardino provides City
residents with assistance under Section 8 Rent Subsidy proqram and the
Section 8 Voucher Proqram. The Housinq Authority is also involved
with the City in the construction and development of 51 units of
senior housinq.
2. The Housinq Authority has a number of traditional public housinq units
located throuqhout the City. It also has developed a Section 8
Scattered Site Proqram within the City.
Development Department Housinq Set-Aside proqram:
The department is required to set aside twenty percent (20') of all
taz increment received by the department to be used for affordable
housinq to households whose income does not ezceed one hundred twenty
percent (120') of median income for the county. The City has
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obligated approximately 10 million dollars for various projects currently under
construction or in various planning stages for the development of single and
multi-family housing throughout the City's Redevelopment Project Areas.
Other Resources and Programs:
* United Way Funds - This non-profit organization provides funding for
a variety of community based agencies to provide services throughout
the City which address the needs of homeless individuals and
families, victims of domestic violence, substance abuse and a variety
of other supportive functions.
* County Cold Weather Program - This funding source is specifically
earmarked to assist the homeless by providing additional emergency
shelter for homeless individuals and families, coupled with food and
services on a daily bases during inclement weather.
* Community Reinvestment Act - Financial institutions are required
under the Federal Institution reform Act to comply with certain
reinvestment and promotional activities to release funds and make
them available for low income housing development within the
community they serve.
*
Project Rome Run - This non-profit developer is currently involved in
the construction of seven (7) new homes specifically designated for
very low income families. The organization works on acquiring
housing units and rehabilitating them through the use of sweat equity
on behalf of identified buyers, and sells the units at below market
prices to enable the houses to be affordable. Additionally, this
developer is currently involved with the relocation of housing units
to be placed within infill lots throughout the City.
* Federal Emergency Management Agency (FEMA) - The FEMA local board for
the entire county reviews requests for funds from non-profit
organizations utilizing federal and state programs to help meet the
needs of homelessness.
* The San Bernardino Homeless Task Force - 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 City and County of San Bernardino. The Task
Foree 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 development of homeless shelters, transitional housing, and
services to address homelessness.
* Private Non-Profit Social Services Agencies - There are a number of
agencies throughout the City and County that specifically deal with
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providing services in legal counseling, nutritional programs, educational
programs, employment and housing assistance for the needy of the City.
* Educational Institutions - The San Bernardino Unified School District
(SBUSD) School District as well as higher educational institutions
are involved in providing services and resources as alternatives to
school drop outs and social needs for low income households
throughout the City. These areas of social programs include legal
counseling, drug and substance abuse treatment and counseling,
financial and educational counseling.
Anticipated Resources:
* HOME Program - The City anticipates rece1v1ng approzimately 1.3
million dollars for the preservation and ezpansion of affordable
housing.
* HOPE I, II, III - This federal program is designed to promote home
ownership for public housing tenants, multi-family tenants and
tenants of single family residences.
* orHER - As programs and projects become available, the City will
pursue programs that identify funding resources for the homeless,
elderly, handicapped, mentally ill, rehabilitation and construction
development programs for the development of affordable housing.
Characteristics of Institutional Structure:
Public Agencies:
* City of San Bernardino -
1. The City has allocated one hundred thousand dollars ($100,000) a year
to a rent subsidy program in mobilehome parks. Many seniors on fized
incomes have used their remaining funds to purchase a mobilehome, but
because of inflation and increases in space rent are unable to pay
the space rent. This program prevents eligible households from
becoming homeless by subsidizing their space rent.
2. The State of California has mandated that every mobilehome park and
mobilehome be inspected within the nezt five (5) years. The City of
San Bernardino is responsible for this inspection and for improving
the quality of life within the mobilehome parks. The Development
Department has established a grant program to ensure that the
citations for violations, especially of the Health and Safety codes,
will be corrected especially on mobilehomes owned by those of low and
moderate income. By inspecting each mobilehome and every mobilehome
park, the quality of life within the City is being vastly improved.
This program will impact at least five hundred (500) mobilehomes over
the nezt five (5) years.
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