HomeMy WebLinkAboutR06-Economic Development Agency
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DEVELOPIIEIIT DEPARTIIEIIT
OF TIlE CITY OF SAIl RlOlRnnIIIO
REODEST FOR CO!RISSIOII/CODIICIL ACTIOII
From:
KENNETH J. HENDERSON
Executive Director
Subject:
COIIPIWI.UISIVE BOUSIIIG
AFFORDABILITY STRATEGY
Date:
October 30, 1991
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SvnoDsis of Previous r.~fssionlCounci1/rJdNRfttee Action(s):
On August 19, 1991, the Community Development Commission received and
filed information regarding the Comprehensive Housing Affordability
Strategy (CRAS) document.
On September 3, September 16, October 7 and October 21, 1991, the
Community Development Commission received and filed various status
reports on the Comprehensive Housing Affordability Strategy (CRAS)
document.
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RecoaDPnded lIotion(s):
(C_itv Deve10Dment C~fssion)
MOTIOII:
That the Community Development Commission receive and file the
attached Comprehensive Housing Affordability Strategy (CRAS)
document.
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Administrator
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UlUUUIl J. 011
Ezecutive Direct r
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Contact Person(s): Ken Henderson/Doris Daniels
Phone:
5081
Project Area(s): All Proiect Areas
Ward(s):
1 through 7
Supporting Data Attached:
Staff ReDort: CRAS Document
FUNDING REQUIREMEl'ITS:
Amount: * N/A
N/A
N/A
Source:
Budget Authority:
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Commission/Council lIotes:
KJH:DAD:lab:0255E
COIMISSIOII IlBETIIIG AGENDA
lIeeting Date: 11/04/1991
Agenda Item IlulDber:
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DBVBLOPIIBIIT DBPARTIIBIIT
OF TIlE CITY OF SAIl BBRIIARDIIIO
STAFF REPORT
ComDr..h......ive HousiJU[ Affordabilitv StratelN
The Comprehensive Housing Affordability Strategy (CRAS) is required by the
U.S. Department of Housing and Urban Development (BUD) if a city wishes to
apply for Federal entitlement program monies. The regulations require
that the CRAS meet the citizen participation requirements for a sixty (60)
day comment period prior to final submission on November 30, 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 information regarding the Comprehensive Housing Affordability
Strategy document. It was subsequently requested by Commission Member
Pope-Ludlam that the CRAS information 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 report and recommended that same be forwarded to the Community
Development Commission as a receive and file item.
From August 12, 1991 through August 31, 1991, 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.
Staff has submitted drafts of the three (3) parts of the CRAS document,
the "Community Profile," "Five Year Housing Strategy," and the "One Year
Action Plan" to the Housing Committee for review and comment. These items
were presented on September 17, October 16 and October 29, 1991,
respectively.
KJH:DAD:lab:02SSE
COMMISSION IlEETIIIG AGBImA
lIeeting Date: 11/04/1991
Agenda It_ 5uIIber:
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DEVELOPMERr DEPh.Ll'm1'lJ: SnFF IlBPORr
Compreheosive BousiDg Affordability Stratesy
October 30, 1991
Page IruIIIber -2-
Staff is presently submitting the entire draft CRAS document to the
Commission for review and comment (see Attachment I.). Previously, BUD
had given October 31, 1991, as the submission date for the CRAS. Since
the date has now been revised to November 3D, 1991, staff will continue to
receive comments from the general pUblic, the CRAS Task Force and the
Citizen Advisory Committee. It is anticipated the Commission will conduct
a public hearing on November 18, 1991 prior to finalizing the CRAS
document for submission to BUD. Given the time constraints, this will be
the final status report that staff will provide prior to the November 30,
1991 submission date.
Based upon the foregoing, staff recommends adoption of the form motion.
1U5II1'US~~~N' Ezecutive Director
Deve1o.-ent Departaent
KJH:DAD:lab:0255E
COIIIIISSIOlI IIBBTIIIG AGBIIDA
Meeting Date: 11/04/1991
Agenda Item ll1aber:
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COMPREHENSIVE
HOUSING AFFORDABILITY
STRATEGY
CBAS
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For the Period
November 1, 1991 - October 31, 1996
C I T Y 0 F SAN B ERN A R DIN 0
DEVELOPMENT DEPARTMENT
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SUMMARY OF
CITY OF SAN BERNARDINO
COMPRBIIEIISIVB BOUSIRG AFFOIlDABILIT!' S'1'IlA%EGY
XntroduetioD
The housing of people is among the most fundamental of human needs. Without
quality affordable housing, many families and individuals will constantly
struggle to become productive members.ot.society. The City of San Bernardino
has developed this Comprehensive Housing Affordability Strategy (CRAS) for
Fiscal Year 1992 in accordance with the Interim Rule published by the U.S.
Department of Housing and Urban Developmsnt (BUD). Title I of the National
Affordable Housing Act requires that in order to apply for certain Department
of Housing and Urban Development (BUD) program funding, state and local
governments must have an approved CHAS. The purpose of the CRAS is to
identify the current and projected housing affordability needs of the
community, to assess available and potential resources, and to inventory
existing institutional capability to meet the identified housing needs. The
CRAS replaces the Housing Assistance Plan (HAP) and the Comprehensive Homeless
Assistance Plan (CHAP) as the planning document used by BUD grantees for
allocation of Federal housing assistance funds.
As prescribed by the BUD Interim Rule for preparation of the CHAS, initial
strategy is intended only as an interim plan to be superseded by a subsequent
revised CRAS in Fiscal Year (FY) 1993. At that time a final rule will be
published by BUD providing more complete and specific direction for
preparation of this five-year strategy.
Planning a strategy for affordable housing requires a firm knowledge of
existing population, market conditions, and stock as well as an in-depth
understanding of unmet needs. Acquiring an understanding of the City's
affordable housing needs and developing a strategy depends upon a number of
social and economic factors that are in a constant state of flux. Some of the
social factors include population growth, household size, employment
availability, and household income. Economic factors include availability of
land for housing construction, land costs, amount and type of residential
zoning, quality of existing housing stock, and governmental restraints on
housing construction.
Methodoloav
The CRAS was developed using only readily available and reliable data. The
primary data sources for this information include the partial 1990 Census,
PQDulation and Bansino Estimates for California Cities and Counties for 1988
prepared by the California State Department of Finance and the 1988 Reaional
Housina Needs Assessment CRRNA) prepared by the Southern California
Association of Governments (SCAG). Also utilized was the San Bernardino
County Coalition Homeless Plan (Draft, 1991). Information used for the CRAS
was also obtained from the following City of San Bernardino Documents:
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1. The General Plan, "Th. BoulIinq El....nt," (June, 1989)
2. The Bousinq Assistance Plan (Three Year Plan, 1988)
3. The Fair Bousinq Analysis (June, 1990)
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4. The C~mprehensive Bomeless Assistance Plan (1989)
s. The Quarterly Report on Bomelessness (June, 1991)
6. Countywide Homel.ss Transitional Bousinq Strateqy (Draft, 1991)
Additionally, the City met with representativ.s of the community to identify
the needs and to accommodat. the evolv.m.nt of strat.qi.s for me.tinq qoals
and obj.ctiv.s. Th.se r.pres.ntativ.s includ.d oth.r public aq.nci.s such as
the San Bernardino County D.partm.nt of Public Social S.rvic.s, D.partment of
Public B.alth, D.partment of Mental Bealth alonq with private sector
r.presentativ.s such as the Board of Realtors, Apartment Owners Association,
the bankinq industry and the buildinq industry. Members of the Citizens'
Advisory Committee included r.presentativ.s from church qroups, developers,
job traininq, mediation, labor unions, buildinq industry, bankinq industry, as
well as the media.
Subsequent CRAS documents will b.n.fit from an update of the needs by
community repr.s.ntatives, as well as the .volv.ment of strateqies for meetinq
qoals and obj.ctives. The availability of complete 1990 census data will
further .nable a more complete and accurate reflection of the City of San
Bernardino's demoqraphics and ne.ds.
Due to the abs.nce of sufficient information and resultinq unc.rtainty
reqardinq pendinq n.w Federal fundinq proqrams, BOME and HOPE, this initial
CRAS focuses On utilizinq .xistinq and anticipat.d r.sources and proqrams for
achievinq first year housinq affordability objectiv.s. As information
reqardinq new fundinq proqrams beco...s availabl., it will be appropriately
incorporated into the City's r.vised CHAS for FY 93.
The initial strateqy r.fl.cts an obj.ctive to incr.as. the numb.r of improved
affordable housinq units, homeless housinq and s.rvic.s, and rent assistance,
with the limited resources availabl.. This is to be achieved by channellinq
these resources to support existinq operations that have prov.n to be
successful in .fficiently providinq cost effective housinq and r.lated
services.
The plan identifies four major priorities:
1.
to increse the number of improved r.ntal housinq units throuqh
r.habilitation
2.
to incr.as. the number of improved owner occupied homes throuqh
rehabilitation and n.w construction
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3.
to increase the number of large family housing units through
rehabilitation and new construction
4.
to provide increased support for maintenance of homeless shelter
facilities and to implement a transitional housing program.
Although not stated as specific priorities, many other assistance programs and
activities remain necessary to the overall affordability strategy. These
include special needs groups such as the de-institutionalized mentally ill,
drug, alcohol or other substance abusers, AIDS/ARC victims, and others. This
plan identifies only know resources and as such is intentionally conservative
in absence of more information regarding future funding throug the HOME and
HOPE programs. Therefor the CHAS does not specifically address these other
needs as priorities, pending the identification of sufficient available
resources and established capacity to administer required programs and
services. Should additional funds become available, these other assistance
needs can be addressed commensurate with the level of resources and
institutional capability.
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SECTION I
COMMUNITY PROFILE
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DCTIOIJ I I CCMoou..u:r PROFILE
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Total PODulation Aftd Growth Trends. Accordinq to 1990 U.S. Census Bureau
estimates. the City of San BernerdiDO is the most populous city in the
County with a total population of appro:dmately 164.164. Accordinq to the
U.S. Census Bureau. the population of the City of San Bernardino increased
39.7 percent between 1980 and 1990 from 117.490 to an estimated 164.164. This
increase contrasts sharply with a limited 13 percent qrowth in population
durinq the ten year period between 1970 and 1980.
The City's 39.7 percent increase is lower than that of the County overall
where population increased an estimated 58.5 percent between 1980 and 1990.
In 1990. the City had an estimated 11.6 percent share of total San Bernardino
County population of 1.418.380.
Household PODulation. U.S. Census figures indicate that there are 54.482
households in the City of San Bernardino. Accordinq to the Department of
Finance. the City's averaqe household sise increased from 2.62 persons in 1980
to 2.902 persons in 1990. In 1990. households of two or fewer made up 51
percent of all households. households of three up to six persons made up 40
percent of all household. and households conaistinq of six or more members
represented 9 percent of the total. It should be DOted that in 1980
households consiatinq of six (6) or more ~rs made up only 5 percent of the
population. Figure 1 below shows a household population shift from smaller to
larqer households between 1980 and 1990.
Ci ty of San Bernardino
Household Population Shift
3-6 perlons
5-5 personl
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) -2 persons
1-2 persons
1980
1990
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Accordinq to the Gen~l Plan, in 1980, 6.9 percent O~ll San Bernardino
households were overcrowded (more than 1.01 persons per room). It should be
noted that the proportion of overcrowded households was hiqher for renters and
for Black and Latino households. The Housinq Element (1988) states that since
then "there may have been some increase in overcrowdinq if households have
doubled up to cope with the risinq price of housinq."
In 1990, 6,029 people or 3.7 percent of the City's residents lived in qroup
quarters such as mental hospitals, homes for the aqed, qroup homes and
dormitories. Between 1980 and 1988, the number of qroup quarters remained
virtually unchanqed but their proportion of the population declined. This may
be the result of the move to de institutionalize the mentally ill durinq the
past decade as evidenced by the increase in the homeless population durinq
this same time period.
CODceDtra~iaD of racial/e~hw4c .!DDri~i.. .w~ law iDeftRD.
The City of San Bernardino has a population of qreat ethnic diversity. In
1990 the proportion of minority population was 54.5 percent. This is a
siqnificant increase over the 1980 proportion of minority population of 42.7
percent. The ethnic distribution of City population based on the 1990 Census
appear below in Table 1.
TABLE 2
Population by Race/Ethnic Backqround
1..9H 1..9H 1iiQ 1iiQ 1980/1990
0 White (Non-Hispanic) 80,207 68"- 74,731 46"- - 22"-
Black (Non-Hispanic) 17,688 15"- 25,045 15"- 0"-
Hispanic (all races) 30,168 23"- 56,755 35"- + 12"-
Native American 1,339 1"- 1,096 1"- 0"-
Asian Pacific Islander 1,751 1"- 6,134 3"- + 2"-
Other 17.595 ~ 403 -.n - 15"-
Total: 118.580 ~ 164.164 ~
Concentration of low income families and individuals.
The 1980 -.dian household incOllle for the City 1Rl8 $14.009. compared with
$17.463 for the County and $18,248 for the State. A hiqber portion of the
City's faailies (16.3 percent) lived in poverty. as defined by the 11.S.
Census, than in the County (11.1 percent) or the State (11.4 percent). Black
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and Spanish surname~ilies are over-represented in~e 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 1991 the County median income for a family of four
established by BUD was $36,000. No current data are available for the City,
however, in 1980 the 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 Bconomic Policy Institute using Census Bureau
data shows that the poorest two-fifths of the population have actually
experienced a decline in income aince 1979; the pooreat 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.
According to 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:
DBLB 2
~ of Pub1i~ &.si.t.ft~e
Caseload
Food stamps Only
3,870
Medi-Cal only
6,000
General Relief
170
With an average household size of 2.26 persons, this translates into 56,364
persons being provided some assistance under public programs. Also, the
average monthly grant amounts for the APDC recipients is $626 which will be
reduced due to grant rollbacks on some cases.
DPSS monthly intake has doubled over the past three years. Officials report
an increased 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. Baving one third of the citizenry on public aid has
major implications regarding the City's housing needs and economic growth.
Figure 1 below outlines the 1980 low/moderate income area used as a criterion
for eligibility of Community Development Block Grant Funds.
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CITY OF SAN BERNARDINO
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Bou.lDa :lJlve.l:.orY.
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This section describes certain cbaracteristics of tbe City's housinq supply.
includinq type, ownership, vacancy, costs and condition. The 1980 data are
derived from tbe State's summary reports of tbe 1980 Census. The 1990 data
are estimates prepared by the State Department of Finance based on 1990 Census
fiqures. Table 4 compares cbanqes in population and housinq supply for the
City between 1980 and 1990.
'l'~Rr.. 4
I"harllcteristic 1HiI 1U.Il
Population 117,490 164,164
Housinq Units 43,048 58,804
Persons per Household 2.62 2.902
Dwellinq Units 46,458 58,804
Sinqle Family 31,998
Multi-Family 11,472
Mobile Homes 2,958 4,397
Vacancy 9.2' (1981) 7.9'
0 Median Contract Rent $195 $422
Median House Value $51,925 $96,200
Percent Owner Occupied 59.4' 51.2'
Percent Renter Occupied 40.6' 48.8'
Incr....' Percent
Deere... rha'ftl"Ult,
46,674 39."
15,756 36.6'
.282 10.8'
15,346 26.6'
1,439
48.6'
-1. 3'
$227
116.4'
$44,275
85.3'
-8.2'
8.2' 8.2'
In tbe 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 tbe City's population increased by 39.7
percent which indicates tbat qrowth in housinq supply is trailinq population
qrowth.
ADe Aft" CODdit:.iOD of Bou.illa.
The aqe of San Bernardino's housinq stock is advanced in relation to the
County and the State. In 1980, only 20.3 percent of the City's housinq was
ten years old or less compared to 32.1 percent for the County and 26 percent
for the State. In addition, approximately 32 percent of tbe City's housinq
stock was qreater than 30 years old, compared to 19 percent of tbe County's
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and 27 percent of th~tate' s. Ilhile age of houdll9 QCk does not
necessarily correlate with deterioration, it is apparent in the City of San
Bernardino that much of the housing stock has been allowed to deteriorate due
to absentee landlordism.
The City's 1991 Rousing Asdstance Plan (RAP) identifies 5,616 su!>standard
housing units within the City, representing nearly eleven percent of the
City's 1990 housing stock. The RAP further breaks down substandard units by
those which are suitable for rehabilitation, identifying 4,496 units (or 80
percent of all substandard units) as suitable for rehabilitation.
A windshield survey of building conditions in the City was conducted by the
PlaDDing Department between May and Septlllllber, 1987. The survey identified
1,100 deteriorated and 150 dilapidated structures locally throughout the
plaDDing area. (It should be noted thet this survey identified su!>standard
units based on ezterior appearance alone, and does not account for units which
are su!>standard due to plumbing, electrical, roofing, or structural
deficiencies. )
Deteriorated and dilapidated structures were inventoried and are aapped below
in Figure 2 (Rousing Blement, 1988).
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IlWICCIMCiDlIlICIIAIIOH 4111.1.
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The State Departmen~ Finance data show a drop in t~l vacancy between
(the first year in Department of Finance estimates and 1990). Vacancy in
Bernardino in 1981 was 9.2 percent. by 1990 it was 7.9.
1981
San
Assisted BonsiDa Pra;.~ts.
1. T~ Ex.mot Bond Pinancing Proaram and TweD~V Percent Set-Bside Low and
Moderate Housino Fund.
These programs have funded single family housing units ranging from 1.400
to 1.800 square feet.
Orange Wood Estates
(Arrow Vista Development)
114 Units
2. Taz Ezemnt Bond FinancinG Proaram
This program has been used since 1988 to finance mortgages in the
construction of Multi-Family housing units. Constructed units must be
made available to at least twenty-percent low to moderate income families
which will not pay more than thirty percent of family household gross
income towards rent.
Units Built
Total
IlIIlta
Low IDc~
Units
The Park Apartments
Shadow Ridge Apartments
Warm Creek Apartments
Castle Park Apartments
Shadow Bills Village (Under Construction
(36 units are Condos)
TOTAL
160
328
304
508
...1il
32
66
61
102
1.il
1.564
489
3. Sinale Pamilv Mortaaae ReV_DUA Bond Proaram.
In 1990. the City issued bonds totalling $18,840,000 million dollars for
use in the first time buyers program to leverage approzimately two hundred
(200) mortgages for first time buyers.
4. EmDire Bav DeveloDment
The City is currently funding the development of 118 housing units to be
built in a Redevelopment Project Area. All units will be owner-occupied
after purchase. Twenty-siz (26) units will be sold to very low income
households.
5. Senior Housina DeveloDment
The City is currently utilizing the low and moderate income housing fund
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to develop three (3)~niOr housinq complezes located~rouqhout the City.
One senior housinq project is beinq funded in cooperation with the County
Housinq Authority and City funds. The remaininq two (2) are beinq funded in
conjunction with non-profit entities.
Casa Ramona Project
BALC Project
Bousinq Authority/City
Total
44
50
...ll
145
6. Mobile Home Parks
Presently the City has allocated $100,000 for a space rent subsidy proqram
for very low income owners of mobilehomes who live in a mobilehome park.
There are currently sizty (60) households that are beinq assisted throuqh
a maximum qrant of $50.00 per month.
The City is presently establishinq a network of mobilehome owners so that
the space rent subsidy proqram may be marketed throuqhout the mobile home
parks.
Rental. In the City of San Bernardino, 48.8 percent of all occupied housinq
units are renter occupied. In 1990, there were a total of 76,509 persons
occupyinq rental units. Table 5 below indicates the number of persons in
renter occupied units which fall into the followinq cateqoriesl
TABLE 5
C.~tMlftrv a~ Oel!1lDaaey
......h.r a~ 1Mtraons
Sinqle Rental Unit (detached)
30,664
Sinqle 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
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While the overall c~tion of multi-family units is ~erallY 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 to 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 6 below utilizes data found in the City of
San Bernardino Fair Market Rents (1991) and indicates average rent based on
size of unit.
TABLE 6
DIoellina She
~UIlt
un
Studio
One (1) Bedroom
Two (2) Bedrooms
Three (3) Bedrooms
Four (4) Bedrooms
$437
$516
$602
$779
$877
Mobile &o.8s:
Single Wide Space Rent
Double Wide Space Rent
$161
$264
In 1991, of those 4,322 housing units that vere vacant, 2,406 vere specified
for rent. Of those vacant housing units for rent, over 80 percent were vacant
le88 than 6 months. (See Table 7 below.)
TABLE 7
Vacant Housino
JlJI.i.tJ.
For Rent:
Less than 2 months
2 up to 6 months
6 or more months
1,040
909
457
Por Sale:
Less than 2 months
2 up to 6 months
6 or more months
127
267
206
All other vacancies:
Less than 2 months
2 up to 6 months
6 or more months
321
523
472
Total:
",322
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No data was aVailabl~Or the rental amount of the va~t 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 higher income
individuals.
In Table 8, the Housing Authority of the County of San Bernardino provides the
following information regarding both public housing and section 8 housing:
Rousi.... IDfol'llAtion
TAIILB 8
Public Section 8
705 1,811
688 1,729
984 1,375
705 628
$ 251 $ 284
$ 837 $ 947
$10,044 $11,364
Total no. units
Total served
Applications on file
Large families (3-4 BR)
Average mo. rent
Average income
average annual income
The Housing Authority states that on a countrywide basis it is important to
note that 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.
BousiDa Reh.~ili~atioD
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 lQJs of available units.
R_h.~ilitatioD Fift.ft~iDD A1teraatives
This could be accomplished through City subsidization of interest rates or
payments to lending institutions for qualified borrowers.
Owner OcC!uoied.
In 1990, in the City of San Bernardino, there were 28,468 owner occupied
units. About 52 percent of all occupied housing units were owner occupied.
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Table 9 indicates the number of persons in owner occupied units which fall
into the following categories:
rABLE 9
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
rotal
80,962
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
unknown.
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 DlOnths, and 206 were vacant 6 or more
months.
INVENTORY OF FACILITIES AND SERVICES FOR THE HOMELESS
Estimates of ~e Number of Homeless
rotal RftMDle.s Estl.-tes.
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 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
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qreatest increase is amonq families with children.
The Department of Social Services (DPSS) of the County of San Bernardino
conducted a survey of its applicants in April 1987 and found that about 245
homeless households comprisinq 287 adults and 215 children (a total of 502
individuals) were applyinq for housinq assistance each month. That number was
amplified by an additional 110 households who said that they were losinq their
housinq either the same day or within the nezt one to three days.
Eiqhty-eiqht or about 36 percent of the homeless households (40 percent of the
individuals) were from San Bernardino. Fourteen or about 16 percent of the 88
cases reported prior homelessness. It is estimated that if DPSS sees 74 newly
homeless San Bernardino households with about 170 individual members each
month, the annual total for 1988 would be about 2,040 homeless individuals.
DPSS reports two cateqories of assistance in the Aid to Families with
Dependent Children (ArnC) Homeless Assistance proqram in the San Bernardino
City area. The two cateqories are one (1) Temporary, meaninq motel assistance
and two (2) Permanent, meaninq relocation to an apartment or house. The
followinq statistics cover all request made durinq the most recent three month
period (May, June, July 1991):
TABLB 10
T9De of HolUlina
B1aber in
Bo11B-'hl\ld8
Temporary
Permanent
393
1,773
The population most likely to be clients of DPSS are qeneral relief applicants
and families applyinq for ArnC. However, there are many homeless who do not
seek assistance from the Department of Social Services. One qroup unlikely to
seek assistance at the DPSS office is the mentally ill.
Menta11v III "......1..8.
Accordinq the Department of Mental Health, the number of homeless people in
the City of San Bernardino with a serious mental illnen is estimated to be
one thousand. Ninety percent of all homeless mentally ill persons are between
18 and 60 years of aqe.
A.vailable RellDurees.
Accordinq to the City of San Bernardino Quarterly Report on Homelessness (June
1991), there are a total of two-hundred eiqhty-siz (286) beds available for
emerqency housinq (3-7 days) for the homeless in the City of San Bernardino.
There are no transitional housinq facilities in the City. No reliable data
are available on the number of day shelters and soup kitchens throuqhout the
City of San Bernardino. While it is known that several proqrams provide
"vouchers" to the homeless for food and lodqinq, no reliable data ezist.
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Preventativa NIt_ures..
There are numerous food distribution program throughout the City. It should
be noted that for many participants, these type of programs 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 $100,000
Rent/Deposit Guarantee programs which is designed to help prevent the
displacement of households in danger of becoming homeless.
Pacilities aDd Service. to Assist .h. MBntallv III RftMAleBB.
During 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 four (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.
rAIILB
Homeless Rhelters.
Homeless shelters being assisted through the City Community Development Block
Grant Program and the Emergency Shelter Grant Program are as follows:
Paeilitv
IIflAa
Salvation Army Shelter
Option House
Bethlehem House
Frazee Community Shelter
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m
Need:
There is a need for one (1) emergency shelter care two (2) transitional
housing and three (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.
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Transitional Rousing. There is also a need for transitional housinq which will
aid homeless individuals and families to move from emergency sbelter into
permanent housing.
Preventative MRa_Dr.. ReDt.IDA'IXIBit l2n......t::A& Praar_.
If transitional housinq and lonq-term affordable housing are made available
for currently bomeless families and near homeless prevention programs are
developed, current emergency shelters may be adequate to meet the needs of the
City's homeless.
Potential SolutiDDS .w~ a..aure...
There is a need for transitional housing and lonq-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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PART 2: mnnrv:a.r. RODSIIIG IlBEDS
Factors which affect the affordable housing needs of the City's existing
residents are categorized by affordability, suitability, and the needs of
special groups.
AFFORllABILIT!' OF BOUSIBG
The June, 1988 Reaional Housina Reeds Assessment (RHBA), formulated by the
Southern California Association of Governments (BCAG), estimates that in
January, 1988, approximately 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 Ci ty
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 ~f 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 (having 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 exist 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 BAn
Bernardino Ci~v's ODtimal Ron.lna Produet Miz COntains estimates of a raDge 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 Ban Bernardino:
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TABLB 11
Rental Occupied Housinq Units
With Cash Rents
Number of Units
Le.. than '100 198
100 to 149 863
150 to 199 1,189
200 to 249 869
250 to 299 1,324
300 to 349 2,699
350 to 399 3,890
400 to 449 3,465
450 to 499 3,538
500 to 549 2,463
0 550 to 599 1,694
600 to 649 1,159
650 to 699 674
700 to 799 413
750 to 999 622
1000 or _re 82
No Cash Rent ~
Total Units .25~fiQ6
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The following schedule of rents and incomes shows the rents that represent an
expenditure of no more that 30 percent of income at various percentages of
county median in San Bernardino.
TldlLB 11
1988 County Median Income for a Family of Four: $36,000
IncOlMt , of Mecllan Rent = 30'\
$43,200 120' $1,080
$36,000 100' $ 900
$28,800 80' $ 720
$18,000 50' $ 450
San Bernardino needs to develop a good supply of units that are truly
"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 explanation 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 $1?,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.
UPDATE!
Another explanation 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 nstional
levels. Becsuse 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
obtain the skills necessary for higher paying jobs. This aspect of the
affordable housing equation must be addressed.
An analysis of census dats by the Economic Policy Institute show that
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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
Association of Realtors for September 1991 show a statewide median house price
of $198,920. An annual income of $62,257 would be necessary to purchase this
house. Board of Realtors September 1991 statistics for the San
Bernardino-Riverside County region show a median house price of $137,020
requiring an annual income of $42,884.
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 September 1991, the median residential sales price in
September was $129,800. The income necessary to support payments on a house
of this price would be $40,571.
SUITABILITr OF Al'l'Ovn.. RT.R BOlJSIlfG
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 eKamination,
determination of the amount of rehabilitation necessary, and program
incentives to encourage rehabilitation.
Rehabilitation is beneficial 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.
Pot:.snt:.ia1 Los. of Af'for".hl. Unit:...
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 government 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 OWDerS 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
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preserve the affordability of these units. Owners are required to give the
City six 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.
~pecia1 Beads Bouseholds.
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.
Blderlv
~: 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 gone up. For purposes of the Rousing Assistance Plan (1988), BUD
(Federal Department of Rousing 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.
PatllDtial SolutioDS AWl" H.aourceB.
Increases in housing costs create great difficulties for those on fixed
incomes. Retired 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 (a) 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:
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*
The prov1s10n of zoning desiqnations 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
* 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.
lIS1l"'''iea'D'Ded.
~: 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 followinq population groups:
%AtAl
Low Inco.e Renters
.AAdfftft Assis~.'ftce
Elderly Single Individuals
333
19
Hon-Elderly Sinqle Individuals
1,953
113
Members of Small Families
2,173
135
Members of Large Families
177
---12
Total Handicapped
4,636
283
PoteDtial SolutiollS .WI" RSlloure...
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 buildinq code. Some jurisdictions provide public
funding to retrofit existing rental or owner units, San Bernardino is not
currently proposing such a program.
Laroe Families.
~:
Household size declined steadily between 1970 and 1980, but rose again
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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 12,000!
PoteDtial Solutio.. .ft~ R.aourees.
In the absence of an adequate supply of 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 rebabilitation 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. Examplas of programs that could benefit large
households are the Rental Rehabilitation Program, and the proposed
Acquisition/Rehabilitation/Resale Program.
Billa}. Be...... RoUJIehal4s.
~: 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 1980 Census shows 4,426 female-headed families with children in San
Bernardino but only 3,986 separate households. Apparently 440 female-headed
families were living with relatives or friends. Of the 4,426 female-headed
families, 2,098 or 47.4 percent had incomes below the 1980 federal poverty
line ($7,412) and another 1,099 or 24.8 percent had incomes between that line
and 125 percent of poverty. Altogether in 1980, 3,197 or 72.2 percent of all
female-headed families had incomes at or below 125 percent of poverty. That
amount in 1980 was $9,265 or about 66 percent of the 1980 City median income
of $14,009. 1990 Census Data does not contain sufficient data to provide an
update on Single Headed Households.
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FemAle Read
PereeDt.
Male Head
Percent.
Totals
Wi th Children
9,558
78..
With Children
2,657
21..
12,215
Without Children
2,899
Total
65..
Without Children
1,546
35..
4.445
l,fi~fi60
Potential 8a1utioDJI .R" ...ourl!ll...
Because they are disproportionately poor, single-headed households often need
assistance with housinq costs. Yet sinqle-headed households are not in
themselves an eliqibility criterion for any state or federal housinq proqram.
Eliqibility for these proqrams is based on income and the presence of minor
children. Housinq assistance proqrams servinq low-income families include the
state's Deferred Payment Rehabilitation Loan proqram, the federal Rental Rehab
proqram, Section 8 Certificates and Vouchers, and Section 8 Moderate Rehab
Contracts.
The City does not have its own housinq authority, so low-income San Bernardino
households must apply to the Housinq Authority of the County of San Bernardino
for both Section 8 proqrams and public housinq units. If the City contributes
to the creation of a nonprofit housinq development as proposed under 12.27,
then tax-credit investments and other state and federal proqrams could be used
to either create new units or rehab ezisting units to serve low-income
sinqle-headed households.
Other proqrams that miqht benefit sinqle-headed households are creation and
enforcement of a fair housinq ordinance to prohibit discrimination aqainst
families with children, the neiqhborhood housinq rehabilitation proqram and
the proposed proqram to preserve the affordability of buildinqs with ezpirinq
federal subsidies.
Mentallv Ill.
~: There are at least 120 mentally ill persons who need supported housinq
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 housinq for the mentally ill prevents homelessness amonq this
population. If a person has to be hospitalized, they will be able to keep
their apartment reqardless of the need for care. When a client realizes they
have a place in which to return, the proqnosis is much better for their health.
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Pat:.ent:.ia1 So1ut:ioDR aft" _..auree..
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 Sinqle 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.
Put:.ure RolUliDa B..d.
New Units:
In addition to addressinq current housing needs, State law requires the City
to provide for its "fair share" of projected growth in ragional housing need
over a five-year period. Bach City's share of this regional need is
calculated by a regional planning unit, in the case of San Bernardino the
regional planninq unit is the Southern California Association of Governments
(SCAG). The SCAG planninq area includes six counties, Imperial, Los Angeles,
Orange, Riverside, San Bernardino and Ventura.
The housing need for these areas are published in SCAG's June 1988 report,
Reaional Housina Needs Assessment for Sou.h.~n California (RHBA). The report
considers market demand for housing, employment opportunities, the
availability of suitable sites for public facilities, commutinq patterns, and
the type and tenure of housinq need at both the regional and local level.
According to the RHBA model, San Bernardino's share of regional housing need
over the next five years is 8,021 dwelling units to be build between July 1,
1989 and June 30, 1994. The model provides a breakdown by income groups as
follows:
TABLE 13
Future Housina Needs bv Income Groun (Julv 1989 - June 1994)
Percent of Number
In~om. lRVAl Med.iAn Illeome o~ Unit.s Percent
Very Low 50'\ or less 1,159 14.4'\
Low 50'\ - 80'\ 1,865 23.3'\
Moderate 80'\ - 120'\ 1,799 22.4'\
High 120'\ - or greater .3.....lU ll...ll
Total LJW, 1lIg)
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The City is required by law to remove constraints to the provision of
additional housing units insofar as these constraints are within the City's
power to affect. Table 13 identifies the areas that are considered to be
within the City's pover to affect:
'1'ABLB 13
Ilegulatory Barriers to Affordable BolUling
Participating
City
~
In
1. Density Increases
2. Zero lot lines
3. Conditional Use Permits
4. Allow Accessory Dwellings
5. Demonstration Projects
6. Density Bonuses
7. Cluster and Planned Unit Development
8. Performance Zoning
9. IDfill Development
10. Allow Mized Use
11. Using Flezible Ilegulations
12. Close Public/Private Cooperation
13. Manufactured Bousing
14. Subdivision Standards
15. Building Codes
16. Proliferation of Codes and Building Regulations
17. Proliferation of Enforcement Bodies and Activities
18. Attitude of Code Enforcement Officials
19. Code Official Liability
20. Building Rehabilitation
21. Code Enforcement Training
22. Application Forms and Materials
23. One Stop Permit Processing
24. Permit Ezpedition
25. Concurrent and Joint Review
26. Contracting Out
27. Deadlines for Processing
28. Fast-Track-Processing
29. Joint Public Bearnings
30. Planning Commission Responsibilities (Adjustments)
31. Ezpedited Inspections
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SECTION II
FIVE YEAR STRATEGY
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SECTION II
FIVE YEAR STRATEGY
Part 3: Il'I'R~AGIES
OVERVIEW
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 chanqed 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 numQer of
affordable houses.
The City'. strateqy for addressing this problem is (1) to take actions and
offer proqrams to preserve the ezisting affordable housing stock in the
Community throuqh single-family and multi-family rehabilitation proqrams,
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 throuqh 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 n_ds of the homeless, elderly, mentally ill, and victims of family
violence and substance abuse.
MIIl(JuOLOGY
Pooulatiaa Pra;.e~io...
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.
Pive Year PraieetiDDs.
Under State law, each incorporated City is required to adopt a Housing Element
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which analyzes eXiS~9 and projected housing needs ~ provides an
implementation program for its contribution to the atteinment of the State
housing goals. In addition, the projected housing need must include a
locality's share of regional housing needs. SCAG's Regional Housing Needs
Assessment (~A) has projected future population and household growth for the
five-year period from 1989 to 1994. The ~A 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 ~A identifies the need for units that are affordable to
various income categories (TABLE A). Of the total housing needed by mid-1994,
37.7' need to be 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 by Income Level
T1IrtIMR CATEGORY -roTa.',.: PO"""'" OF NEED
Very Low Income 1,159 14.4'
(50' Median Income)
Low Income 1,865 23.3'
(80' Median Income)
Moderate Income 1,799 22.4'
(120' Median Income)
0 High Income 3,198 39.9'
(120' + Median Income)
In order to satisfy this housing need, an average of 1,604 units per year
will need to be added to the housing stock between 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 mobile home
installations for the year. The total number of units constructed in
1990 account for 886 housing units, only one tenth of the ~A target.
mnnrDa.T u~rG POR nRVRl'.n'Dlll!'ll'l" OP R'PDa."1'R1!9
The City's plans to address the Five-Year Strategy by directing a variety
of efforts and resources toward the creation and retention of affordable
housing and related programs to meet needs of its cost burdened
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
maximizing existing resources and opportunities to ensure that decent,
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safe, and affordable housing is available and accessible to income
eligible residents.
Resource Uneertaintv.
A major obstacle in the development of e 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 ROME and ROPE. Therefore, the majority of the City's
strategy is based on familiar resources that are quantifiable and,
consequently, predictable in terms of anticipated results.
Priorities.
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 tbe nezt five (5) years. San
Bernardino's primary areas of concern for its affordable housing programs
are as follows:
1. Preservation of tbe _isting dfordable housing stock:
a. Sinale-Familv Rehabilitation Proaram. Continue the City's
single-family rehabilitation program (NRP), funded by the
Community 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. Be. Construction of Affordable Rousing:
a.
New Own8r-O~cunied Sinole_Pamilv UDi~s.
which encourage the construction of new
units, including condominiums, intended
Develop programs
single-family housing
for owner occupancy.
b.
New Renter-OccuDied Sinale-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 ADartments. 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.
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d.
Manufactured Rousino. 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 manaqement.
3. Creation and/or Maintenance of Special .eeda BoUllinq:
a. Transitional Rousino Proaram. Develop and fund a transitional
housinq proqram that would acquire rental properties which
will he used to transition the homeless from emerqency shelter
into permanent housinq.
b
Sinal. Room OCCUDADCV Units.
encouraqe the COnstruction of
which will serve the needs of
mentally ill.
Develop a proqram which will
sinqle room occupancy hotels
the workinq homeless and the
c. Deto~ Centers: Develop a housinq proqram which .~ands the
availability of affordable housinq and case manaqement for
victims of substance abuse.
* Note: The above proqrams include review of zoninq and buildinq
requlations that would impede the development of affordable housinq.
Achievement of proposed proqrams shown in Table B are presented as part
of the Five-Year Strateqy. A detailed description of the proposed
proqrams are presented alonq with the specific steps. action plan. and
fundinq sources necessary to achieve each qoal.
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0 0
'l'AIILB B
0 FIVB-'!BAIt S'l'RA'l'BGIES
PROGRAM RENTER HOMEOWNER/BUYER HOMELESS
1. Rental Housing 1. Neighborhood 1. BUD Lease/Option
Rehabilitation "Rehabilitation Homeless Housing
Progrlllll Progrlllll (stick Progrlllll
2. Increase enforce- built and manu-
REHABILITATION meant of landlords factured housing
to repair sub- 2. Deferred Loan Progrlllll
standard housing 3. Demolition Progrlllll
4. Senior Home Repair
5. Beautification Progrlllll
1. Mu1ti-flllllily 1. Development of 1. Single Room
Construction Manufactured homes Occupancy Units
2. Bond Financing 2. Development of
Construction mobile home spaces
NEW 3. First-Time Buyers
CONSTRUCTION 4. Development of
single flllllily
attached and
detached units
0 (owner-occupied)
1. H'less Prevention 1. Federal Home Loan 1. Rent/Deposit
Program Bank (FBLB) Guarantee
2. 20'\ funds used Program
FINANCIAL as deferred 2nd for
ASSISTANCE 1st time buyers
1. Tenant/Landlord 1. FHA Loan Default 1. Emergency
counseling & Counseling Shelter Grant
SUPPORTIVE medietion 2. Money Management 2. Funding for
FACILITIES AND 2. Domestic ViOlence Counseling Battered Women
SERVICES Shelters 3. Housing Referral Shelter
3. Mental Heal th 4. 2nd Financing 3. Food Assistance
4. Drug Abuse Counseling 4. Drop-in Centers
Counseling 5. Prequalifying 5. Transitional
5. Child Care Counseling Housing
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Part .: IlBSOlIllCI!:S
DISTIlIG PKOGDMS
Community Development Block Grant Programs (CDBG):
1. City-Wide hiqbborhood RehahiHtation Lo... Proqr_ (UP):
To .nabl. sinql.-f~ly "'ll~lo__rs to repair their properti.s and to
.liai_ta basarde, and r.stor. the property to a decent, .afe and
.anitary condition. The UP proqr_ wil1 provide .Hgible .... _rs a
10... of up to '35,000. The 10... wil1 be ..cured by a deed of tru.t ...d
accrue inter.st at a rate not to _ceed five perc.nt (5'\) for a _imum
of thirty (30) year..
2. Def.rred Lo... Proqr_ (DLP):
F_iH.s who CUlnot qualify for the UP proqr_ IIIlY qualify for the
Def.rred Lo... proqr_. The....~ __t to be proviiled i. the .ame as
the UP proqr_ with ... intere.t rate not to _ceed five percent (5'\)
with payment. def.rr.d _til cIumge of _rallip, at which u.e the
payment is due with accrued intere.t.
3. City-ttide Senior Citb.n and llandicapped Rehabilitation Gr...t proqr_:
This proqr_ is designed for _r-occupied _it. who.e _r. are
.izty-boo (62) year. of IIIJ8 or older, and/or are handicapped, who _t
the incose .ligibi1ity criteria. The city off.r. qr...t. up to '2,500 for
_rqency .... repairs.
..
Demolition Proqr_:
Thi. proqr_ i. de.igned to as.i.t 1_ i_ ~ll Il)....rs who.e property
or structures have been cited to correct code defici.nci.., haalth and
.afety prob1_ and other iJspr~nta as identified by City .taff which
-y be r.1ated to the rehabiHtation proqr_ beinq provided by the City.
5. Kose1e.s proqr_:
CDBG fun4s are proviiled to Battered "-en Shelters to as.i.t _n ...d
children who are ......1... and are in _ of special ..rvic.s to assist
in counae1inq, .-p1~nt, financial as.i.tanc. and to provide abe1ter
and a safe e...iro_nt durinq case -""J -nt of their individual
.ituations.
6. Fair Bousinq Proqr_:
The City contract. with the Inland Mediation Board to provide case
~nt, education and traininq to LaIullorde on fair houainq laws and
to assi.t in identifyinq and r_inq di.criai_tion and to
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provide housing services which affirmatively promote housing and equal
opportunity for housing for all residents of the City.
The City contracts with the San Bernardino Legal Aid Society to provide
services in tenant/landlord mediation and legal assistance. as necessary.
for individuals who cannot afford legal representation.
Rental Housing Rehabilitation Program (RRP):
This program is designed for owners of rental property who desire a
rehabilitation loan to repair their housing units. The City offers a
loan of up to fifty percent (SO,) of the costs of eligible rehabilitation
work. The loan is provided as "matching 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 housing. A percentage of the
units must be designated for low income tenants and the assisted units
must need structural. mechanical or energy-related repairs or
improvements. This program will terminate by October. 1991 a.d will most
like be replaced with Granston-Gonza1es Act funding and local resources.
Emergency Shelter Grants Program (ESGP):
These funds are earmarked for the benefit of homeless individuals and
families through services and shelter. coupled with employment. training
and additional support services to deal with drug and alcohol abuse. The
City receives annual allocations of funds to meet the needs of the
homeless population.
Housing Authority Section 8 Certificates and Vouchers:
1. The Housing Authority of the County of San Bernardino provides City
residents with assistance under Section 8 Rent Subsidy Program and the
Section 8 Voucher Program. The Rousing Authority is also involved with
the City in the construction and development of 51 units of senior
housing.
2. The Rousing Authority hes a number of traditional public housing units
located throughout the City. It also has developed a Section 8 Scattered
Site Program within the City.
Development Department Housing Set-Aside Program:
The department is required to set aside twenty percent (20') of all tax
increment received by the department to be used for affordable housing to
households whose income does not esceed one hundred twenty percent (120')
of median income for the county. The City has obligated approsimately 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.
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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 Bome 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 (FENA) - The FBMA 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 Bomeless 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 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 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
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
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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 receiving approximately 1.3 million
dollars for the preservation and expansion 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.
* OTHER - 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 fixed
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 next 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 vestly improved. This program will impact at
least five hundred (500) mobilehomes over the next five (5) years.
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SECTION III
ONE-YEAR ACTION PLAN
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SBaIOIr III OIrB-DAR ACTIOIr PLU'
PART 5: ......r ..........~IOIr
OVERVIEW
As outlined in the Community Profile. Section and prioritized in the Five Year
Plan Section of this CRAS, the City of San Bernardino has a significant need
for:
1. Presentation of the ezistinq affordable housinq stock.
2. New Construction of Affordable Bousinq.
3. Creation and/or Maintenance of Special Needs Bousinq.
50M
In fiscal year 1992 the City will commit $395,750 to rehabilitation
activities, nearly $14,262,723 for the new construction of housinq suitable
for very low and low income families and individuals, and $583,000 in creation
and/or maintenance of special needs housinq.
ll....UILITATIOB
The hiqhest priority established in the City's five-year plan is to preserve
and rehabilitate ezistinq housinq.
In fiscal year, the City will:
1. Assist 40 sinqle-family homeowners to repair their properties and to
eliminate hazards, and restore the property to a decent, safe, and
sanitary condition throuqh the Beiqhborhood Rehabilitation Loan Proqram
(NaP).
2. Assist 10 owners of rental property to repair their housinq units (RRP).
3. Assist 10 families to rehabilitate their homes throuqh the Deferred Loan
Proqram (DLP).
4. Assist 10 senior citizens and/or handicapped homeowners with emerqency
home repairs.
GeoaraDhic areas Taraeted for Assistance:
rehabilitation proqram to qeoqraphic areas
quidelines for participation in CDBG, RRP,
followinq areas:
The City will
that meet the
and other BUD
tarqet its
established BUD
proqrams. The
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a.
b.
c.
West Side
Delman Heights
Meadowbrook
Valley and area bounded by Fifth Street, Highland, "E" Street and 1-215
d.
Selection of Partici~ants:
Section 8 Existing Certifications/Vouchers
Rental Rehabilitation Program
Neighborhood Rehabilitation Program
Mobil Home Park Rental Assistance Program
Emergency Grant Program
Demolition Program
Monit:.arillD Pll1Jl:
Continued tracking system which provides a summary of the following:
a) Applicant data - name, income, race and ses.
b) Property data - address, number of units and bedrooms.
c) Type of financing - Loan, Deferred or Grant.
d) Dates of approval, construction start and completion.
e) Contractor type, i.e., minority.
_.. Construction
The second priority established by the City is the new construction of housing
aimed at the needs of the very low and low income families.
In the fiscal year 1992, the City will ezpend funds for the following projects:
1. HALC - Senior Housing (50 - units) - $2,922,636
2. Ramona Senior (44 - units) - $2,326,215
3. Senior Housing Comples (51 - units) - $2,000,000
4. Orangewood Estates Phase II - $2,153,871.50
5. Project Home Run - $200,000
6. Shadow Hills (228 - units) $1,650,000
7. San Bernardino Restoration Project (Empire Bay) $2.4 million
8. In-Fill Rousing (Scattered Sites) $60,000
9. Pacific Land Investments (SSLM Ventures, Inc.) $200,000
Geoaran'hie areas Taraabtd :for Assls..ftce:
The City will target its new construction program to geographic areas that
meet the established BUD guidelines for participation in CDBG, RRP, and other
BUD programs. The following areas:
a.
Northwest
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b.
c.
d.
e.
f.
Mt. Vernon Corridor
Central City North
UptoWll
Southeast Industrial
Central City West
Selection of particinants:
The general objection in the development, rehabilitation, of single family and
multi-family housing units is to benefit 10" and moderate income households.
Coor4i_tian of Cit" .'IIl" Publie: BoUII.JWVW ",..hftrit" R.sauree.:
The City and County Housing Authority "ill utilise Housing Authority
Administrative funds complied "ith City monies from the Twenty-Percent 20' Set
Aside funds for the development of fifty-one (51) senior housing units.
B1>ecial R..ds lIousi....
The third priority established by the City is the creatiou and/or Maintenance
of special needs housing.
In the fiscal year 1992, the City "ill target its special needs housing
program to meet the needs of the follo"ing special groups:
1. Homeless oroaram sUDDort IS143.0001
a.
Emergency Shelter Grant Program - The City "ill provide '43,000 to
two emergency shelters "hich serve City of San Bernardino residents.
b.
Rent Deposit Guarantee Program - The City is providing '100,000 for
a program designed to help to prevent homelessness by providing
emergency rent or deposit.
2. Battered Women IS65.7501
a. Bethlehem House Administration
b. Bethlehem House Structured Rehabilitation
c. Option House Administration
3. Mobile Bome Parks
a.
Rent subsidy program increased for 10" income seniors, utilising 20'
set aside funds - '100,000
b.
Rehabilitation of mobilehomes through the use of the Neighborhood
Rehabilitation Program - '50,000.
c.
Purchase of vacant (land for the development of mobilehome parks _
'300,000.
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APPDDDt A
CBltTIFICArIOJI
COMPRBBBIISIVB BOOSIIIG AFFORDAIIILIU SDAD:Gr
The jurisdiction hereby certifies that it will affirmatively further fair
housing.
CIU OF BAR -a.RDI.O
Signature I
w. R. HOLCOMB. Mayor
The jurisdiction hereby certifies that it will comply with the
requirements of the Uniform Relocation Assistance and Real Property
Acquisition POlicies Act of 1970. as amended. implementing regulations at 49
CRF 24. and the requirements governing the residential antidisplacement and
relocation assistance plan under the section 104(d) of the Housing and
Community Development Act of 1974 (including certification that the
jurisdiction is following such a plan).
CIU OF BAR RRRRUDIW
Signature I
W. R. HOLCOMB. Mayor
The jurisdiction's ezecution of these certifications acknowledges that it will
maintain supporting evidence. which shall be kept available for inspection by
the Secretary. the Controller General of the United States or its designee.
the Inspector General or its designee. and the public.
DAD:01S3q
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