Agenda packet — Mayor and City Council, August 2, 2023 (part 3 of 7)

RESOLUTION NO. 2023-126

RESOLUTION OF THE MAYOR AND CITY COUNCIL OF

THE CITY OF SAN BERNARDINO, CALIFORNIA

DECLARING ELECTION RESULTS FOR COMMUNITY
FACILITIES DISTRICT NO. 2019-1 (MAINTENANCE
SERVICES) (ANNEXATION NO. 36)
WHEREAS, the Mayor and City Council (the "City Council") of the City of San Bernardino (the "City") has heretofore conducted proceedings for the area proposed to be annexed to Community Facilities District No. 2019-1 (Maintenance Services) (the "CFD No. 2019-1") of the City of San Bernardino, including conducting a public hearing pursuant to Section 53339.5 of the Government Code; and
WHEREAS, at the conclusion of said public hearing, the Mayor and City Council adopted a Resolution No. 2023-125 calling a special election for August 2, 2023, and submitting to the qualified electors of the territory to be annexed to the CFD No. 2019-1 the question of levying special taxes on parcels of taxable property therein for the purpose of providing certain services which are necessary to meet increased demands placed upon the City as a result of the development of said real property as provided in the form of special election ballot; and WHEREAS, a Certificate of Election Results, attached thereto as Exhibit A, dated August 2, 2023, executed by the City Clerk (or, in the absence of the City Clerk, the Acting City Clerk – in either case, the “Clerk”), has been filed with this Council, certifying that a completed ballot has been returned to the Clerk for each landowner-voter(s) eligible to cast a ballot in said special election, with all votes cast as “Yes” votes in favor of the ballot measure, and further certifying on said basis that the special mailed-ballot election was closed; and WHEREAS, this Council has received, reviewed and hereby accepts the Clerk’s Certificate of Election Results and wishes by this resolution to declare the results of the special mailed-ballot election.

BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are incorporated herein by this reference.

SECTION 2. Ballot Measure. This Council hereby finds, determines and declares that the ballot measure submitted to the qualified electors of the territory to be annexed to CFD No. 2019-1 has been passed and approved by those qualified electors in accordance with Sections 53328 and 53329 of the Government Code.

SECTION 3. Annexation. This Council hereby finds, determines and declares that pursuant to Section 53339.8 of the Government Code, the Mayor and City Council is authorized to determine that the territory to be annexed has been added to and become a part of the CFD No. 2019-1 with full legal effect, and the Mayor and City Council is also authorized, pursuant to said Packet Pg. 575
Resolution No. 2023-126
Resolution No. 2023-126
July 21, 2023

Page 2 of 3 ends

Section 53339.8, to annually levy special taxes within the territory to be annexed to pay the costs of the services to be provided by the CFD No. 2019-1 as specified in Resolution No. 2023-086 adopted by the Mayor and City Council on June 21, 2023. The boundaries of the territory annexed are shown on the map entitled, "Annexation Map No. 36 Community Facilities District No. 2019-1 (Maintenance Services)" a copy of which was recorded, on June 27, 2023, in Book 91 of Maps of Assessment and Community Facilities Districts at Page 23, in the office of the San Bernardino County Recorder.

SECTION 4. Notice of Special Tax Lien. Pursuant to Section 53339.8 of the Government Code and Section 3117.5 of the Streets and Highways Code, the City Clerk shall cause to be filed with the County Recorder of the County of San Bernardino an amendment of the notice of special tax lien and a map of the amended boundaries of the CFD No. 2019-1 including the annexed territory.

SECTION 5. The Mayor and City Council finds this Resolution is not subject to the California Environmental Quality Act (CEQA) in that the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty, as in this case, that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

SECTION 6. Severability. If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications, and to this end the provisions of this Resolution are declared to be severable.

SECTION 7. Effective Date. This Resolution shall become effective immediately.

APPROVED and ADOPTED by the City Council and signed by the Mayor and attested by the City Clerk this 2nd day of August 2023.

Helen Tran, Mayor
City of San Bernardino
Attest:

Genoveva Rocha, CMC, City Clerk
Approved as to form:

Sonia Carvalho, City Attorney
Packet Pg. 576
Resolution No. 2023-126
Resolution No. 2023-126
July 21, 2023

Page 3 of 3 ends

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO) ss

CITY OF SAN BERNARDINO )
I, Genoveva Rocha, CMC, City Clerk, hereby certify that the attached is a true copy of Resolution No. 2023-126, adopted at a regular meeting held on the 2nd day of August 2023 by the following vote:

Council Members: AYES NAYS ABSTAIN ABSENT
SANCHEZ _____ _____ _______ _______
IBARRA _____ _____ _______ _______
FIGUEROA _____ _____ _______ _______
SHORETT _____ _____ _______ _______
REYNOSO _____ _____ _______ _______
CALVIN _____ _____ _______ _______
ALEXANDER _____ _____ _______ _______
WITNESS my hand and official seal of the City of San Bernardino this ___ day of ____________ 2023.

Genoveva Rocha, CMC, City Clerk
Packet Pg. 577

EXHIBIT A

CITY OF SAN BERNARDINO
COMMUNITY FACILITIES DISTRICT NO. 2019-1 (MAINTENANCE SERVICES) ANNEXATION NO. 36

CERTIFICATE OF ELECTION RESULTS
I, the undersigned, being the City Clerk or the Acting City Clerk, as the case may be, hereby certify:

In connection with the special mailed-ballot election called by the City Council (the “City Council”) of the City of San Bernardino (the “City”) on this same date in the proceedings of the City Council for the annexation of territory to the above-entitled community facilities district, I personally received (a) a signed and dated waiver and consent form and (b) a signed, dated and marked election ballot(s) on behalf of the owner(s) listed below, the entity named as the sole landowner of the land within the boundary of the above-entitled community facilities district in the Certificate Regarding Registered Voters and Landowners, dated June 9, 2023, and on file in the office of the City Clerk of the City in connection with the City Council actions on that date. Copies of the completed waiver and consent form and the completed ballot received by me and on file in my office are attached hereto.

Following such receipt, I have personally, and in the presence of all persons present, reviewed the ballot to confirm that it is properly marked and signed, and I hereby certify the result of that count to be that the ballot was cast in favor of the measure.

Based upon the foregoing, all votes that were cast having been cast “Yes”, in favor of the ballot measure, the measure has therefore passed.

Landowner
Qualified
Landowner Votes Votes Cast YES NO
DP Industrial Parkway LLC 9 9
I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct and that this declaration is executed on ____________, 2023.

Genoveva Rocha, CMC
City Clerk
City of San Bernardino
By:

(Attach completed copies of Waiver/Consent and Ballot)
Packet Pg. 578
Ordinance No. MC-1618
1 ORDINANCE NO. MC-1618

AN ORDINANCE OF THE MAYOR AND CITY COUNCIL

OF THE CITY OF SAN BERNARDINO, CALIFORNIA,
AMENDING ORDINANCE NO. MC-1522 AND LEVYING

SPECIAL TAXES TO BE COLLECTED DURING FISCAL
YEAR 2023-2024 TO PAY THE ANNUAL COSTS OF THE

MAINTENANCE AND SERVICING OF LANDSCAPING,

LIGHTING, WATER QUALITY IMPROVEMENTS,

GRAFFITI, STREETS, STREET SWEEPING, PARKS AND

TRAIL MAINTENANCE, A RESERVE FUND FOR

CAPITAL REPLACEMENT, AND ADMINISTRATIVE

EXPENSES WITH RESPECT TO CITY OF SAN
BERNARDINO COMMUNITY FACILITIES DISTRICT NO.
2019-1 (MAINTENANCE SERVICES)
WHEREAS, the Mayor and City Council (the "City Council") of the City of San Bernardino (the "City") has heretofore adopted Resolution No. 2019-81, stating that a community facilities district to be known as "City of San Bernardino Community Facilities District No. 2019-1 (Maintenance Services), County of San Bernardino, State of California" (the "Community Facilities District"), is proposed to be established under the provisions of Chapter 2,5 (commencing with Section 53311) of Part 1 of Division 2 of Title 5 of the California Government Code, commonly known as the "Mello-Roos Community Facilities Act of 1982" (the "Act"), and fixing the time and place for a public hearing on the formation of the Community Facilities District; and
WHEREAS, notice was published and mailed to the owners of the property in the Community Facilities District as required by law relative to the intention of the City Council to establish the Community Facilities District and the levy of the special taxes therein to provide certain services, and of the time and place of said public hearing; and WHEREAS, on June 21, 2023, at the time and place specified in said published and mailed notice, the City Council opened and held a public hearing as required by law relative to the formation of the Community Facilities District, the levy of the special taxes therein and the provision of services by the Community Facilities District; and WHEREAS, at the public hearing all persons desiring to be heard on all matters pertaining to the formation of the Community Facilities District, the levy of the special taxes and the provision of services therein were heard, and a full and fair hearing was held; and WHEREAS, subsequent to said hearing, the City Council adopted resolutions entitled "Resolution of the City Council of the City of San Bernardino Establishing Calling An Election for the Purpose of Submitting the Question of the Levy of the Proposed Special Tax to the Qualified Electors of the Proposed Community Facilities District; Authorizing the Levy of Special Taxes; and Establishing the Appropriations Limit for the Proposed Community Facilities District" (the "Resolution of Formation") which resolution established the Community Facilities District, authorized the levy of a special tax within the District, and called an election within the District on Packet Pg. 579
Ordinance No. MC-1618
2 the proposition of levying a special tax, and establishing an appropriations limit within the District; and
WHEREAS, an election was held within the Community Facilities District in which the sole eligible landowner elector approved said propositions by more than the two-thirds vote required by the Act.

THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN BERNARDINO DO ORDAIN AS FOLLOWS:

SECTION 1. Findings. It is necessary that the City Council of the City of San Bernardino levy special taxes pursuant to Sections 53340 of the Government Code to provide and finance the costs of certain types of services, and related costs within the Community Facilities District, including (i) the maintenance and servicing of landscaping, lighting, water quality improvements, graffiti, streets, street sweeping, and park maintenance, (ii) a reserve fund for capital replacement, and (iii) administrative expenses, all as more completely described in Exhibit "A" to Resolution No. 2019-81, attached hereto and by this reference made a part hereof.

SECTION 2. Levy of Special Taxes. Special taxes shall be and are hereby levied for the Fiscal Year 2023-2024, and each Fiscal Year thereafter, on all parcels of real property within the District which are subject to taxation, which are identified in Exhibit "B" attached hereto. Pursuant to said Section 53340, such special taxes shall be collected in the same manner as ordinary ad valorem property taxes are collected and shall be subject to the same penalties and the same procedure, sale, and Lien priority in case of delinquency as is provided for ad valorem taxes.

SECTION 3. Transmittal to County. The City Clerk shall immediately following adoption of this ordinance transmit a copy hereof to the Board of Supervisors and the County Auditor of the County of San Bernardino together with a request that the special taxes as levied hereby be collected on the tax bills for the parcels identified in Exhibit "B" hereto, along with the ordinary ad valorem property taxes to be levied on and collected from the owners of said parcels.

SECTION 4. Authorization to Publish Ordinance. City Clerk of the City of San Bernardino shall certify to the adoption of this Ordinance and cause publication to occur in a newspaper of general circulation and published and circulated in the City in a manner permitted under section 36933 of the Government Code of the State of California.

SECTION 5. Effective Date. This ordinance shall become effective thirty (30) days after its adoption.

APPROVED and ADOPTED by the City Council and signed by the Mayor and attested by the City Clerk this ____ day of _______, 2023.

Helen Tran, Mayor
City of San Bernardino
Packet Pg. 580
Ordinance No. MC-1618
3 Attest:

Genoveva Rocha, CMC, City Clerk
Approved as to form:

Sonia Carvalho, City Attorney
Packet Pg. 581
Ordinance No. MC-1618
4 CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO) ss

CITY OF SAN BERNARDINO )
I, Genoveva Rocha, CMC, City Clerk, hereby certify that the attached is a true copy of Ordinance No. MC-1618, introduced by the City Council of the City of San Bernardino, California, at a regular meeting held the 2nd day of August 2023. Ordinance No. MC-____ was approved, passed and adopted at a regular meeting held the ____ day of ______, 2023 by the following vote:

Genoveva Rocha, CMC, City Clerk
Packet Pg. 582

EXHIBIT A

DESCRIPTION OF AUTHORIZED SERVICES
The services which may be funded with proceeds of the special tax of CFD No. 2019-1, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-ways, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and (b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities. Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance, servicing; or both of the water quality basin improvements within flood control channel improvements; and (c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2019-1; as well as local roads within residential subdivisions located within CFD No. 2019-1; and any portions adjacent to the properties within CFD No. 2019-1.

In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay “Administrative Expenses,” as said term is defined in Exhibit B to this resolution of intention.

The above services shall be limited to those provided within the boundaries of CFD No. 2019-1 or for the benefit of the properties within the boundaries of CFD No. 2019-1, as the boundary is expanded from time to time by anticipated annexations, and said services may be financed by proceeds of the special tax of CFD No. 2019-1 only to the extent that they are in addition to those provided in the territory of CFD No. 2019-1 before CFD No. 2019-1 was created.

Packet Pg. 583

EXHIBIT B
COMMUNITY FACILITIES DISTRICT NO. 2019-1 (MAINTENANCE SERVICES) SPECIAL TAX FISCAL YEAR 2023-24
(Effective as of August 16, 2023)

ASSESSOR'S PARCEL NUMBERS
Annexation Owner Assessor's Parcel Numbers
Original Formation Cauffman Family Trust 4/20/98
0142-811-01 thru -13 and
0142-811-14
Cauffman Family Trust 5/4/11 0142-041-52
1 17329, LLC 0261-031-10, -13, 0261-771-01
thru -29 and 0348-111-52
2 GWS #4 Development, LLC 0141-431-24
3 Devore Storage Facility, LLC 0266-041-39
4 TH Rancho Palma, LLC
0261-761-01 thru -65 and
0261-762-01 thru -72
5 Strata Palma, LLC 0261-182-41
6 San Bernardino Medical Center, LLC 0147-114-20 and -21 7 ICO Fund VI, LLC
0281-441-01 thru -56 and
0281-442-01 thru -55
8 TR 2600 Cajon Industrial LLC 0148-122-04
9 Central Commerce Center, LLC 0280-151-29
10 Lankershim Industrial, LP 1192-311-01
11 Prologis, LP
0137-011-01, -31, 0137-051-27,
0137-052-46, 0274-011-11, -12, -
34, -35, -42, -43
12 Dreamland Real Estate Holdings 0281-061-35
13 Magic Laundry Services, Inc. 0141-282-05 and -06
14 Ahmad Family Trust 0136-191-21
15 Gateway SB, LLC 0134-054-33, -40, -44
16 RCH-CWI Belmont, LP 0261-712-01 thru -16
17 George A. Pearson 0142-212-18
18 RGC Family Trust 0142-325-04
19 170 East 40th Street, LLC 0154-242-22 and -23
20 108 Highland, LP 0150-221-78
21 SBABP IV, LLC 0136-371-36, -37, -40, -43
22 1300 E Highland Ave LLC 0150-471-04, -05, -06, -07, -08 23 Vone SB, LLC 0272-161-17 and -18
24 PI Properties, LLC 0143-191-59
25 Pacific West Company, Chenmei
Cheng, Ann C. Lau, and Hanhsing Li 0285-211-05, -21, -22, -23, -25 Packet Pg. 584
Annexation Owner Assessor's Parcel Numbers
26 To Be Determined
27 SB Drake Central Avenue, LLC 0280-032-07 thru -11, -13, -14, - 15, -37 and -38
28 Verdemont Ranch 20, LLC 0348-111-51
29 CIVF VI – CA1W01, LLC 0280-051-11, -12, -15
30 California Cajun Properties LLC 0261-182-43
31 Elliott Precision Clock Co. 0142-211-29
32 S.B. Universal Self Storage LLC 0266-021-17, -18, -27, -32, -33, -34, -38, -39, -40, -41
33 GWS #7 Development LLC 0280-171-13, -14, -15, -16, -18, -19 and 0280-191-05 thru -10
34 MLG SB Land, LLC &
Grandfather’s Land Holdings, LLC 0280-091-27
35 SimonCRE JC Saguaro III, LLC 0285-742-18
36 DP Industrial Parkway LLC 0266-041-22 and 0266-041-40 Packet Pg. 585

1. The undersigned requests that the City Council of the City of San Bernardino, initiate and conduct proceedings pursuant to the Mello-Roos Community Facilities Act of 1982 (the "Act") (Government Code Section 53311 et seq.), to annex territory into Community Facilities District No. 2019-1 {Maintenance Services) (the acommunity Facilities Districf) of the property described below and consents to the annual levy of special taxes on such property to pay the costs of services to be provided by the community facilities district.

2. The undersigned requests that the community facilities district provide any services that are permitted under the Act including, but not limited to, all necessary service, operations, administration and maintenance required to keep the landscape lighting, streetlighting, traffic signals, flood control facilities, ground cover, shrubs, plants and trees, irrigation systems, graffiti removal, sidewalks and masonry walls, fencing entry monuments, tot lot equipment and associated appurtenant facilities within the district in a healthy, vigorous and satisfactory working condition.

3. The undersigned hereby certifies that as of the date indicated opposite its signature, it is the owner of all the property within the proposed boundaries of the Community Facilities District as described in Exhibit A hereto and as shown on the map Exhibit B hereto.

4. The undersigned requests that a special election be held under the Act to authorize the special taxes for the proposed community facilities district. The undersigned waives any requirement for the mailing of the ballot for the special election and expressly agrees that said election may be conducted by mailed or hand-delivered ballot to be returned as quickly as possible to the designated election official, being the office of the City Clerk and the undersigned request that the results of said election be canvassed and reported to the City Council at the same meeting of the City Council as the public hearing on the creation of the Community Facilities District or at the next available meeting.

5. Pursuant to Sections 53326(a) and 53327(b) of the Act, the undersigned expressly waives all applicable waiting periods for the election and waives the requirement for analysis and arguments relating to the special election, and consents to not having such materials provided to the landowner in the ballot packet, and expressly waives any requirements as to the form of the ballot. The undersigned expressly waives all notice requirements relating to hearings and special elections {except for published notices required by the Act), and whether such requirements are found in the California Elections Code, the California Government Code or other laws or procedures, including but not limited to any notice provided for by compliance with the provisions of Section 4101 of the California Elections Code.

6. The undersigned hereby consents to and expressly waives any and all claims based on any irregularity, error, mistake or departure from the provisions of the Act or other laws of the State and any and all laws and requirements incorporated therein, and no step or action in any proceeding relative to annexing territory into Community Facilities District No. 2019-1 of the portion of the incorporated area of the

PETITION TO THE CITY COUNCIL OF THE CITY OF SAN BERNARDINO

REQUESTING ANNEXING TERRITORY INTO A COMMUNITY FACILITIES DISTRICT NO.2019·1 OF THE CITY OF SAN BERNARDINO AND A WAIVERWITH RESPECTS

TO CERTAIN PROCEDURAL MATTERS UNDER THE MELLO-ROOS COMMUNITY FACILITIES ACT OF 1982 AND CONSENTING TO THE LEVY OF SPECIAL TAXES

THEREON TO PAY THE COSTS OF SERVICES TO BE PROVIDED BY THE

COMMUNITY FACILITIES DISTRICT
Packet Pg. 586
Packet Pg. 587
Public Hearing
CFD No. 2019-1 Annexation No. 36:

LM 2022-007 (DP Industrial Parkway LLC)
Presented by: Spicer Consulting Group
Packet Pg. 588
Public Hearing on CFD 2019-1 Annexation No. 36
Recommended Action:

1. City Council initiate annexation of territory to City of San Bernardino Community Facilities District No. 2019-1 (Maintenance Services) ("CFD No. 2019-1" or "CFD") by taking the following actions:
a. Hold public hearing,
b. Adopt a Resolution calling the election,
c. Hold a special landowner election and canvass the election, d. Adopt a Resolution declaring results of special landowner election; and

2. Upon approval of the preceding resolutions, Introduce, read by title only, and waive further reading of Ordinance No. MC-____ amending Ordinance No MC-1522 and levying and apportioning the special tax in CFD No. 2019-1 (as it now exists and will exist in the future); and

3. Schedule the adoption of the Amended Ordinance for August 16, 2023.

Packet Pg. 589
Public Hearing on CFD 2019-1 Annexation No. 36
Discussion:
• The Property Owner, DP Industrial Parkway LLC, has requested the City assist them in annexing territory into CFD No. 2019-1 to cover the costs associated with the maintenance of Public Improvements.
• The area proposed within Annexation No. 36 includes two (2) parcels, APNs 0266-041-22 and 0266 -041-40.
• On June 21, 2023, the City Council adopted Resolution No. 2023-086, a Resolution of Intention to annex these properties into CFD No. 2019-1 and hold a Public Hearing on August 2, 2023. The property owner consented to waiving certain time restriction and conduct the election the same night.
• The proposed maximum annual tax of $1,261 per acre for Special Tax A will be included in CFD No. 2019-1 as Tax Zone 37.
• The maximum annual tax is proposed to escalate each year at the greater of Consumer Price Index (CPI) or 2%.

Packet Pg. 590
Public Hearing on CFD 2019-1 Annexation No. 36
Discussion (continued):
• The services, which may be funded with proceeds of the special tax include:
• All costs attributable to Maintenance of median landscaping and other public improvements installed within the public rights-of-way
• Public lighting including street lights and traffic signals, • Maintenance of streets, including pavement management, and street sweeping, • Maintenance and operation of water quality improvements including storm drainage and flood protection facilities
• In addition to the costs of the forgoing services, proceeds of the special tax may be expended to pay administrative expenses and for the collection of reserve funds.

Packet Pg. 591
Project Location
Packet Pg. 592
Public Hearing on CFD 2019-1 Annexation No. 36
Fiscal Impact:
• It is anticipated that at build-out the total Special Tax A revenues to pay for maintenance costs will be approximately $11,217. All costs associated with the annexation is borne by the Developer. There is no fiscal impact to the City’s General Fund.

Packet Pg. 593
Questions?
Packet Pg. 594
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CFD NO. 2019-1 (MAINTENANCE SERVICES)
ANNEXATION NO. 36

PROJECT MAP
Packet Pg. 595

PUBLIC HEARING
City of San Bernardino
Request for Council Action
Date: August 2, 2023
To: Honorable Mayor and City Council Members
From: Charles E. McNeely, Interim City Manager;
Mary Lanier, Agency Director of Community, Housing, and Economic Development
Department: Community, Housing, & Economic Development (CED) Subject: 2021-2029 Draft Housing Element
Recommendation:

It is recommended that the Mayor and City Council of the City of San Bernardino, California:

1. Receive public comments on the 2021-2029 Draft Housing Element; and

2. Provide comments and direction on the 2021-2029 Draft Housing Element; and

3. Authorize, by motion, staff to make necessary changes to the 2021-2029 Draft Housing Element based on comments and direction; and

4. Authorize, by motion, the Community, Housing, and Economic Development Department to submit the revised document to the State Department of Housing and Community Development (HCD) for review.

Executive Summary
California law requires each jurisdiction to prepare a Housing Element as part of its General Plan in order to ensure that all jurisdictions are planning for the projected housing demand throughout California (Government Code Section 65580 et seq.) This 2021-2029 Housing Element is a policy document of the City of San Bernardino regarding current and projected future housing needs and the City’s goals, policies, and programs to address those identified needs, and represents an update to the City’s adopted 2013-2021 Housing Element.

Background
On July 11, 2023, the Planning Commission reviewed the 2021-2029 Draft Housing Element and considered a request to recommend the Mayor and City Council authorize the Community, Housing, and Economic Development Department to submit the Packet Pg. 596
document to the State Department of Housing and Community Development (HCD) for review. During the public hearing, members of the public and Commissioners expressed the following concerns:
✓ The continuation, and potential expansion, of the City’s Crime-Free MultiHousing program ✓ Rehabilitation of existing housing stock
After public testimony and deliberation among the Planning Commission, Commissioner Armstead made a motion to recommend that the Mayor and City Council authorize the Community, Housing, and Economic Development Department to submit the document to HCD for review subject to the elimination of Program 3.2 (Crime-Free Multi-Housing Program). and Commissioner Flores seconded the motion.

Ultimately the motion failed by a vote of 4-5. Subsequently, an alternate motion was made by Commissioner O. Garcia to recommend authorization of the document to HCD without revision, with a second by Commissioner Guerrero. The alternate motion was approved with the following vote:

Ayes: Lopez, Garcia, Quiel, Lewis, Sherrick, O. Garcia, Guerrero Nays: Armstead, Flores
Discussion
The General Plan is a comprehensive document that serves as a blueprint for meeting the City’s long-term vision for the future. It addresses topics including land use, infrastructure, economic development, fire, and police services, parks, hazards, and importantly housing. San Bernardino2050 is a major initiative to update the General Plan. As part of the General Plan effort, the Housing Element is being updated. It is one of the nine required elements of the General Plan that addresses the existing and future housing needs of persons in all economic segment groups and serves as a tool for decision-makers and the public in understanding and meeting housing needs in San Bernardino.

The Housing Element plays a unique role in charting the future course for the City of San Bernardino. It identifies local housing needs and obstacles to meeting those needs, as well as updates goals, objectives, policies, and programs so that the necessary housing can be provided.

Unlike other Elements of the General Plan, which may be updated at the discretion of each jurisdiction, California Government Code Sections 65580-65589.8 requires local jurisdictions to update the Housing Element of their General Plans every eight years, subject to the review and approval of the State Department of Housing and Community Development (HCD). The City’s current Housing Element (“5th Cycle”) was adopted on February 10, 2014, and covered the period from 2013 to 2021. The City of San Bernardino is currently in the process of preparing the 6th Cycle Housing Element, which will plan for the period of 2021 to 2029. All 6th-cycle Housing Elements were to be certified by HCD by October 21, 2021. The City of San Bernardino is currently Packet Pg. 597
behind in this effort. Staff are working diligently with HCD to bring the Housing Element in compliance with State requirements.

In September 2020, the City of San Bernardino entered into an agreement with PlaceWorks, Inc. to prepare a comprehensive update to the current General Plan, creation of a Downtown Specific Plan, and an update to the Development Code. As part of the comprehensive project, the Housing Element was to be updated concurrently with the overall General Plan in order to accurately demonstrate the viability of the City to facilitate the accommodation of the assigned Regional Housing Need Assessment (RHNA) requirement of 8,123 additional housing units within the City of San Bernardino.

Due to unforeseen delays in the completion of the comprehensive project, and the importance of providing the appropriate resources to support the development of housing within the City, it was decided to separate the project to allow for the adoption of the 6th Cycle Housing Element prior to completion of the General Plan update.

On May 12, 2023, the 2021-2029 Draft Housing Element was released for a 30-day public review period, ending on Monday, June 12, 2023. The notice included a link to the Draft Element on the City’s website (http://www.sbcity.org), and the project website (http://www.futuresb2050.com) and also identified the locations at which physical copies were available for review. The notice was emailed to interested parties/agencies and those persons who had signed up to be on the distribution list, as well as posted on the City’s website, the project website, and the City’s social media accounts.

The link to the Draft Housing Element was also provided to the Planning Commission and Mayor and City Council at the start of the review period to allow for a review of the materials.

Analysis
One of the primary purposes of the Housing Element is to demonstrate that a jurisdiction can meet its Regional Housing Needs Allocation (RHNA). HCD provides an allocation to each regional planning agency (Southern California Association of Governments (SCAG) for the City of San Bernardino), and SCAG then determines and assigns a RHNA for each individual jurisdiction within the region.

For the City of San Bernardino, the current RHNA allocation totals 8,123 housing units.

The following table outlines the City’s RHNA allocation, which is the number of units expected to be built over the eight-year period and the percentages by income category.

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Table 1: City of San Bernardino – RHNA Allocation (By Income Group)

HOUSEHOLD
INCOME

CATEGORIES

NUMBER OF

HOUSING UNITS

PERCENT OF

ALLOCATION
Extremely Low
Income 0–30% of AMI* 708 8.7%
Very Low Income 31–50% of AMI 707 8.7%
Low Income 51–80% of AMI 1,097 13.5%
Moderate Income 81–120% of AMI 1,448 17.8%
Above Moderate
Income Over 120% of AMI 4,163 51.3%
Total 8,123 100%
*AMI – Area Median Income
Draft Housing Element Components: The City of San Bernardino 2021-2029 Draft Housing Element has seven sections, described below:
▪ Chapter 1: Introduction. Includes an overview, the statutory authority and requirements, related planning efforts, overview of the outreach process that informed the development of the Housing Element, and process for maintaining consistency with the General Plan.
▪ Chapter 2: Needs Assessment. Analysis of demographic, social, and housing characteristics; special housing needs; and current and future housing needs due to population growth, demographic change, and other factors affecting housing need, including fair housing.
▪ Chapter 3: Constraints Analysis. Analysis of governmental and nongovernmental (market and environmental-related) constraints that affect the development, maintenance, and improvement of housing for all income groups and people with disabilities.
▪ Chapter 4: Housing Resources. Inventory of resources available to address the City's housing needs, including available land for housing, housing production in the pipeline, and the financial resources and administrative capacity to manage housing programs.
▪ Chapter 5: Fair Housing. This chapter will address the new statutory requirements for affirmatively furthering fair housing set forth by AB 686. This section will also include the results of outreach undertaken to improve fair housing.
▪ Chapter 6: Program Evaluation. This chapter includes an assessment of accomplishments achieved during the prior planning period, a description of outreach and engagement that has informed the process, and a synopsis of changes proposed for the housing element.

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▪ Chapter 7: Housing Plan. The goals, policies, and programs to address the development, improvement, and conservation of housing and provision of fair housing opportunities to meet the needs of residents.

Sites Inventory and Analysis: State law requires each jurisdiction to demonstrate that sufficient land is zoned to provide housing capacity that is adequate to meet the RHNA assigned to each City for each income level. The Draft Housing Element includes a Housing Sites Analysis which provides an inventory of land suitable for residential development and is discussed in detail in Chapter 4 (Housing Resources); Section 4.2 (Housing Sites).

The Draft Housing Element sites analysis demonstrates that an adequate number of sites exist to meet the City of San Bernardino’s RHNA obligation of 8,123 units. To accommodate the units, the City has identified sites on appropriately zoned land, projects in the entitlement and development process since July 2021, and future development of accessory dwellings.

Table 2, below, summarizes the City’s approach for meeting the 2021-2029 RHNA allocation for the housing element.

Table 2: City of San Bernardino RHNA Status Summary

INCOME LEVELS

LOWER MODERATE ABOVE

MODERATE TOTAL
RHNA Allocation 2,512 1,448 4,163 8,123
Pipeline Projects
towards RHNA 767 510 1,604 2,881
Remaining RHNA
Need 1,745 938 2,559 5,242

REMAINING RHNA ACCOMMODATION
ADUs 696 504 0 1,200
Existing Vacant Land 785 731 2,666 4,182
Surplus Sites 452 0 0 452
DTSP Vacant Land 341 0 0 630
Total Units towards
RHNA 3,041 1,745 4,720 9,056
Count Over/Under
RHNA 529 297 107
Percent of RHNA 121% 121% 103%
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Outreach: Public participation is an important component of the Housing Element, and the larger comprehensive General Plan update, to obtain input and feedback from all segments of the community. Input was provided during the development and the public review of the Draft Housing Element.

The City’s public participation program included the following:
▪ Visioning Workshops: The City engaged residents, local leaders from each City ward, and a wide swath of stakeholders regarding their perceptions of existing issues and visions for the future of the city during the spring to fall 2021. Activities to engage residents involved workshops, popups, online surveys, stakeholder interviews, and other initiatives. ▪ Committee and Ward Meetings: A General Plan Advisory Committee (GPAC) was appointed to provide input, feedback, and recommendations to City staff, Planning Commission, and City Council on key components of the General Plan and Housing Element update. The GPAC held more than a dozen meetings covering topics relevant to the Housing Element. In addition, the City held workshops in each ward to understand issues unique to each area of San Bernardino.
▪ Website Presence: The City of San Bernardino made a diligent effort to keep the public informed about the status of the General Plan update and 2021-2029 Housing Element update. A General Plan website was set up to inform residents of the update, including the Housing Element. All GPAC meetings, relevant presentations, and background reports were made available online.
▪ Consolidated Plan and Analysis of Impediments Update: The City’s 2020-2025 Consolidated Plan and Analysis of Impediments to Fair Housing conducted a robust public participation effort. The feedback provided through the process supported development of the ConPlan, including the development of housing and community development needs, priorities, goals, and strategies.
▪ Stakeholder Consultations: The City contacted stakeholders to inform the overall consolidated plan update and the fair housing analysis.

Stakeholders were selected to include a broad array of interest groups, such as neighborhood groups, faith-based groups, nonprofit organizations, citycounty agencies, developers, and financial institutions.

Prior to the submittal of the Draft Housing Element to HCD, the City will be holding three additional community workshops to present and solicit comments on the draft. At this time of distribution of this report, the date, times, and locations of these workshops are still being finalized. Once confirmed, details of these meetings will be sent to all interested parties/agencies and those persons who had signed up to be on the distribution list, as well as posted on the City’s website, the project website, and the City’s social media accounts.

Next Steps
Comments received from the Mayor and City Council and the public will be Packet Pg. 601
incorporated into revisions to the 2021-2029 Draft Housing Element prior to submission to HCD.

Upon Mayor and City Council authorization, the Draft Housing Element will be submitted to HCD for their initial 60-day review period. Once HCD approval is obtained, the 2021-2029 Final Housing Element will be presented to the Planning Commission for a recommendation to the Mayor and City Council for adoption. The Final Housing Element would then be submitted to State HCD for certification. 2021-2025 Strategic Targets and Goals
The 2021-2029 Draft Housing Element aligns with Key Target No. 4: Economic Growth & Development, and more specifically, Goal 4(b): Update the General Plan and Development Code.

Fiscal Impact
There is no fiscal impact associated with this action.

Conclusion
It is recommended that the Mayor and City Council of the City of San Bernardino, California:

1. Receive public comments on the 2021-2029 Draft Housing Element; and

2. Provide comments and direction on the 2021-2029 Draft Housing Element; and

3. Authorize, by motion, staff to make necessary changes to the 2021-2029 Draft Housing Element based on comments and direction; and

4. Authorize, by motion, the Community, Housing, and Economic Development Department to submit the revised document to the State Department of Housing and Community Development (HCD) for review.

Attachments
Attachment 1 City of San Bernardino Draft 2021-2029 Housing Element Attachment 2 Public Comment Packet (Public Review Period) Attachment 3 Public Comment Packet (Planning Commission) Attachment 4 Notice of Public Hearing – Mayor and City Council Attachment 5 Newspaper Publication
Attachment 6 PowerPoint
Ward:

All Wards
Synopsis of Previous Council Actions:

None
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JULY 2023

SAN BERNARDINO

HOUSING ELEMENT
2021-2029
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2021-2029 HOUSING ELEMENT
Acknowledgements

CITY COUNCIL
Helen Tran, Mayor
Theodore Sanchez, Ward 1
Sandra Ibarra, Ward 2
Juan Figueroa, Ward 3
Fred Shorett, Ward 4
Ben Reynoso, Ward 5
Kimberly Calvin. Ward 6
Damon L. Alexander, Ward 7

PLANNING COMMISSION GENERAL PLAN ADVISORY COMMITTEE
Monique Guerrero, Ward 1 Paul Guerrero, Ward 1, Voting Member Reuben Arceo, Ward 1, Alternate
Amelia Lopez, Ward 2 Amelia Lopez, Ward 2 Chair, Voting Member Ivan Garcia, Ward 3 Angela Torres, Ward 3, Voting Member Anthony P. Aguirre, Ward 3, Alternate
Larry Quiel, Ward 4 Edward Woolbert, Ward 4, Vice Chair, Voting Member Ed Neighbors, Ward 4, Alternate
Jesus Flores, Ward 5 Richard Kaplan, Ward 5, Voting Member Dolores Armstead, Ward 6 Raafi Bell, Ward 6, Voting Member Ronnie Lewis III, Ward 7 Joel Rothschild, Ward 7, Voting Member Lisa Sherrick, Mayor's Appointee
Orlando Garcia, Mayor’s Appointee
Christian Shaughnessy, Mayor's Commissioner, Voting Member Benjamin Pratt, Mayor's Commissioner, Alternate Voting Member

CITY STAFF
Charles McNeely, City Manager
Nathan Freeman, Director of Community Economic Development Travis Martin, Associate Planner
Cassandra Searcy, Deputy Director, Housing and Homelessness

CONSULTANT TO THE CITY

PLACEWORKS
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City of San Bernardino Housing Element i

CONTENTS

1.0 INTRODUCTION ...................................................................................................................................... 1-1

1.1 Statutory Authority ..................................................................................................................................... 1-2

1.2 Related Planning Efforts............................................................................................................................ 1-3

1.3 Public Outreach............................................................................................................................................ 1-4

2.0 HOUSING NEEDS.................................................................................................................................... 2-1

2.1 Population Profile........................................................................................................................................ 2-2

2.2 Housing Profile........................................................................................................................................... 2-10

2.3 Special Needs.............................................................................................................................................. 2-25

2.4 Housing Preservation............................................................................................................................... 2-54

3.0 CONSTRAINTS ........................................................................................................................................ 3-1

3.1 Governmental Constraints ....................................................................................................................... 3-2

3.2 Nongovernmental Constraints ............................................................................................................. 3-49

3.3 Environmental Constraints..................................................................................................................... 3-58

4.0 HOUSING RESOURCES .......................................................................................................................... 4-1

4.1 Future Housing Needs............................................................................................................................... 4-1

4.2 Housing Sites .............................................................................................................................................. 4-22

4.3 Site Infrastructure...................................................................................................................................... 4-31

4.4 Implementation Resources ........................................................................................................................49

5.0 FAIR HOUSING........................................................................................................................................ 5-1

5.1 Integration and Segregation................................................................................................................... 5-2

5.2 Disproportionate Need ........................................................................................................................... 5-18

5.3 Access to Opportunity............................................................................................................................. 5-28

5.4 Fair Housing Enforcement...................................................................................................................... 5-46

5.5 Local Context............................................................................................................................................... 5-53

5.6 Disadvantaged Unincorporated Areas .............................................................................................. 5-61

5.7 AB 686 Sites Analysis................................................................................................................................ 5-71

5.8 Fair Housing Issues ................................................................................................................................... 5-90

6.0 PROGRAM EVALUATION AND OUTREACH....................................................................................... 6-1

6.1 Quantified Objectives................................................................................................................................. 6-2

6.2 Accomplishments ........................................................................................................................................ 6-8

6.3 Housing Outreach ..................................................................................................................................... 6-15

6.4 Outreach Findings ..................................................................................................................................... 6-23

7.0 HOUSING PLAN...................................................................................................................................... 7-1 Packet Pg. 607
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7.1 Goals and Policies........................................................................................................................................ 7-2

7.2 Housing Programs....................................................................................................................................... 7-7

7.3 Quantified Objectives...............................................................................................................................7-39

FIGURES
Figure 2-1 Population Growth in the City of San Bernardino, 1980-2030...................................................2-2 Figure 2-2 Median Household Income, San Bernardino City and the County, 2010-2019...................2-8 Figure 2-3 Number of Households by Income and Tenure, City of San Bernardino...............................2-9 Figure 2-4 Residential Development Permits Issued by Decade, San Bernardino .................................2-10 Figure 2-5 Housing Types in the City of San Bernardino, 2020.....................................................................2-11 Figure 2-6 Housing Tenure in the City of San Bernardino, 2020...................................................................2-13 Figure 2-7 Decades When Housing Was Built in the City of San Bernardino, 2020 ..............................2-14 Figure 2-8 Trends in Median Home Prices in San Bernardino, 2012 to 2021...........................................2-15 Figure 2-9 Prevalence of Housing Problems in San Bernardino, 2015-2019............................................2-19 Figure 2-10 Prevalance of Housing Problems by Household Income and Type, 2015-2019 ...............2-20 Figure 2-11 Housing Overpayment Trend in San Bernardino, 2010 to 2019..............................................2-21 Figure 2-12 Housing Overcrowding Trend in San Bernardino, 2010 to 2019.............................................2-22 Figure 2-13 Property Conditions, San Bernardino, 2000 ....................................................................................2-23 Figure 2-14 Housing Unit Exterior Conditions, San Bernardino, 2000...........................................................2-24 Figure 2-15 Homeless Trends in the City of San Bernardino, 2016-2022 ....................................................2-40 Figure 2-16 Lower Income Households with Housing Problems in San Bernardino, 2000...................2-50 Figure 2-17 Publicly Assisted Multi-family Housing in San Bernardino, 2020............................................2-54 Figure 3-1 Residential Construction Cost Trends, 2011-2022........................................................................3-51 Figure 4-1 Pipeline Housing Projects.........................................................................................................................4-3 Figure 4-2 Accessory Dwellings Permitted, 2019-2022 ....................................................................................4-11 Figure 4-3 Emergency Shelter Overlay Sites .........................................................................................................4-20 Figure 4-4 Broadband Coverage in San Bernardino and Vicinity..................................................................4-34 Figure 5-1 Median Household Income by Census Tract....................................................................................5-4 Figure 5-2 Prevalance of Low-Income Population................................................................................................5-5 Figure 5-3 Neighborhood Race/Ethnicity by Census Tract ...............................................................................5-7 Packet Pg. 608
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Figure 5-4 R/ECAPs, City and County of San Bernardino...................................................................................5-8 Figure 5-5 Prevalence of Poverty Among Residents..........................................................................................5-10 Figure 5-6 Areas of Segregation and Poverty ......................................................................................................5-11 Figure 5-7 Prevalence of People with a Disability...............................................................................................5-13 Figure 5-8 Percentage of Children in Female-Headed, Single-Parent Families.......................................5-15 Figure 5-9 Percentage of Households with a Senior Citizen ..........................................................................5-16 Figure 5-10 Percentage of Households with Five or More Members............................................................5-17 Figure 5-11 Percentage of Renter Households Overpaying for Housing.....................................................5-19 Figure 5-12 Percentage of Homeowners Overpaying for Housing ................................................................5-20 Figure 5-13 Percentage of Housing Stock by Decade Built...............................................................................5-21 Figure 5-14 Prevalence of Housing Overcrowding...............................................................................................5-23 Figure 5-15 Prevalence of Housing Displacement Risk.......................................................................................5-25 Figure 5-16 Homeless People in San Bernardino City .........................................................................................5-26 Figure 5-17 TCAC Composite Resource Score........................................................................................................5-29 Figure 5-18 TCAC Economic Opportunity Score....................................................................................................5-31 Figure 5-19 TCAC Educational Opportunity Score................................................................................................5-35 Figure 5-20 Percentage of Existing Affordable Housing Units by Group.....................................................5-36 Figure 5-21 Housing Choice Vouchers by Census Tract.....................................................................................5-37 Figure 5-22 Transit Score in San Bernardino...........................................................................................................5-41 Figure 5-23 CalEnviroScreen Composite Scores ....................................................................................................5-43 Figure 5-24 CES Scores by Quartile, City of San Bernardino.............................................................................5-44 Figure 5-25 CalEnviroScreen Pollution Burden Scores ........................................................................................5-45 Figure 5-26 Disadvantaged Unincorporated Communities...............................................................................5-63 Figure 5-27 RHNA Credits in San Bernardino Areas.............................................................................................5-72 Figure 5-28 RHNA Credits on TCAC Composite Map..........................................................................................5-73 Figure 5-29 Income Distribution by Planning Area ..............................................................................................5-74 Figure 5-30 Number of Tracts in Planning Areas by Resource Category.....................................................5-74 Figure 5-31 City’s RHNA Strategy: Current vs. Proposed Income Distribution on Vacant Sites..........5-77 Figure 5-32 Existing and Proposed Income Distribution by Area ...................................................................5-77 Figure 5-33 Existing Opportunity Index by Planning Area.................................................................................5-79 Figure 5-34 RHNA Credits by TCAC Economic Opportunity Map...................................................................5-81 Packet Pg. 609
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Figure 5-35 RHNA Credits by TCAC Environmental Quality..............................................................................5-82 Figure 5-36 RHNA Credits by TCAC Educational Opportunity Map...............................................................5-83 TABLES
Table 2-1 Population Growth, San Bernardino and County, 1990–2030 2-2 Table 2-2 Age Trends, San Bernardino, 2000 to 2019 .......................................................................................2-3 Table 2-3 Race and Ethnic Composition, San Bernardino, 2000 to 2019...................................................2-4 Table 2-4 Household Types, San Bernardino, 2010 to 2019 ...........................................................................2-5 Table 2-5 Major Employment Centers in and Around San Bernardino 2020 ...........................................2-6 Table 2-6 Employed Residents by Industry, San Bernardino, 2019 ..............................................................2-7 Table 2-7 Household Income, San Bernardino, 2019.........................................................................................2-8 Table 2-8 Household Incomes by RHNA Category.............................................................................................2-9 Table 2-9 Housing Unit Types, San Bernardino, 2020 .....................................................................................2-11 Table 2-10 Housing Units by Bedroom Number, San Bernardino, 2020 ....................................................2-12 Table 2-11 Household Tenure and Vacancy Rates, San Bernardino, 2000 to 2019................................2-13 Table 2-12 Housing Units by Period of Construction, San Bernardino, 2019 ...........................................2-14 Table 2-13 Median Home Sales Costs, San Bernardino, 2020 ........................................................................2-15 Table 2-14 Apartment Rents, 2021............................................................................................................................2-16 Table 2-15 Maximum Affordable Rents and Sales Prices, San Bernardino County, 2021 ....................2-17 Table 2-16 Housing Problems, San Bernardino....................................................................................................2-19 Table 2-17 Housing Problems, San Bernardino....................................................................................................2-20 Table 2-18 Housing Overpayment, San Bernardino, 2010 to 2019...............................................................2-21 Table 2-19 Housing Overcrowding, San Bernardino, 2010 to 2019..............................................................2-22 Table 2-20 Special Housing Needs Groups, San Bernardino, 2019 ..............................................................2-25 Table 2-21 Senior Housing in San Bernardino......................................................................................................2-27 Table 2-22 Services for Seniors in San Bernardino..............................................................................................2-29 Table 2-23 Family Housing in San Bernardino......................................................................................................2-31 Table 2-24 Services for Families in San Bernardino ............................................................................................2-33 Table 2-25 Housing for Persons with Disabilities in San Bernardino ...........................................................2-36 Table 2-26 Services for Persons with Disabilities in San Bernardino............................................................2-38 Table 2-27 Services for Persons with Mental Disabilities in San Bernardino.............................................2-39 Packet Pg. 610
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Table 2-28 Housing for Homeless Residents in San Bernardino....................................................................2-42 Table 2-29 Homeless Service Providers in San Bernardino..............................................................................2-45 Table 2-30 Very Low- and Extremely Low-Income Housing Problems .......................................................2-50 Table 2-31 Rental Housing Vouchers, City of San Bernardino, 2020............................................................2-52 Table 2-32 San Bernardino Subsidized Multi-Family Housing........................................................................2-55 Table 2-33 Subsidy Cost per Unit Type, by Income Category.........................................................................2-59 Table 2-34 Qualified Housing and Service Entities .............................................................................................2-61 Table 3-1 Current Land Use Designations/Districts............................................................................................3-3 Table 3-2 Overlay and Special Zones.......................................................................................................................3-4 Table 3-3 Specific Plans with Residential Zones ..................................................................................................3-5 Table 3-4 Permitted Residential Uses ......................................................................................................................3-6 Table 3-5 Residential Development Standards ..................................................................................................3-17 Table 3-6 Parking Standards for Residential Uses ............................................................................................3-21 Table 3-7 Suitability of Residential Zones to Accommodate the RHNA ..................................................3-23 Table 3-8 Adopted Building and Property Maintenance Codes..................................................................3-27 Table 3-9 GHG Emissions Reduction Measures and Targets for 2030......................................................3-29 Table 3-10 Street Infrastructure Standards ............................................................................................................3-33 Table 3-11 Development Permit Process Timelines............................................................................................3-38 Table 3-12 Interest Rates, June 2022........................................................................................................................3-52 Table 3-13 Residential Development Fee Scenario.............................................................................................3-53 Table 3-14 2021 Residential Planning Division Fees...........................................................................................3-54 Table 3-15 2021 Development Impact Fees ..........................................................................................................3-55 Table 3-16 AB 1483 Required Documents and Website Access ....................................................................3-57 Table 4-1 Regional Housing Needs Allocation, San Bernardino, 2021 to 2029.......................................4-2 Table 4-2 Pipeline Housing Projects Credited to the RHNA...........................................................................4-4 Table 4-3 Accessory Dwelling Unit Survey...........................................................................................................4-12 Table 4-4 Survey of ADU Rents in San Bernardino, 2022...............................................................................4-13 Table 4-5 Emergency Shelter Overlay Sites .........................................................................................................4-21 Table 4-6 Housing Projects on Surplus Land - Affordable ............................................................................4-29 Table 4-7 San Bernardino RHNA Status Summary............................................................................................4-30 Table 4-8 San Bernardino Water Demand and Supply ...................................................................................4-32 Packet Pg. 611
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Table 4-9 San Bernardino Existing Wastewater Collection System ............................................................4-33 Table 4-10 Vacant Sites Allowing Residential Uses.................................................................................................35 Table 4-11 Primary Financial Resources ......................................................................................................................50 Table 5-1 Household Income, San Bernardino and the Region.....................................................................5-2 Table 5-2 Household Income, by RHNA Category, San Bernardino ............................................................5-2 Table 5-3 Dissimilarity Index for Household Income, San Bernardino........................................................5-3 Table 5-4 Household Income by Race and Ethnicity, San Bernardino ........................................................5-3 Table 5-5 Race and Ethnicity, San Bernardino and the Region......................................................................5-6 Table 5-6 Dissimilarity Index for Race and Ethnicity, San Bernardino .........................................................5-6 Table 5-7 Disability Status, San Bernardino and the Region.........................................................................5-12 Table 5-8 Familial Type................................................................................................................................................5-14 Table 5-9 Prevalence of Overpayment ..................................................................................................................5-18 Table 5-10 Housing Built by Decade ........................................................................................................................5-21 Table 5-11 Prevalence of Overcrowding .................................................................................................................5-22 Table 5-12 Unhoused Population, San Bernardino Region 2022 ..................................................................5-26 Table 5-13 Academic Performance ...........................................................................................................................5-34 Table 5-14 Affordable Housing Inventory in San Bernardino.........................................................................5-36 Table 5-15 Transit Metrics, San Bernardino ...........................................................................................................5-40 Table 5-16 Fair Housing Complaints, FYs 2020–2022 ........................................................................................5-47 Table 5-17 Landlord-Tenant Disputes, FY2020-2022.........................................................................................5-48 Table 5-18 Fair Housing Complaints.........................................................................................................................5-49 Table 5-19 Housing Case Closure Reasons ............................................................................................................5-49 Table 5-20 Disadvantaged Unincorporated Communities...............................................................................5-62 Table 5-21 Overview of Opportunity Indicators...................................................................................................5-78 Table 5-22 Resource Opportunity Scores by Area ..............................................................................................5-79 Table 5-23 Assessment of Fair Housing Implications of Sites.........................................................................5-84 Table 5-24 Fair Housing Issues, Metrics, and Actions ........................................................................................5-97 Table 6-1 5th Cycle RHNA Progress .........................................................................................................................6-2 Table 6-2 Progress in Implementing 2014-2021 Housing Element Programs.........................................6-8 Table 6-3 GPAC Meetings Covering Housing Element ...................................................................................6-21 Table 6-4 Stakeholder Meeting Summary ...........................................................................................................6-22 Packet Pg. 612
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Table 6-5 Summary of Comments and Program Responses ........................................................................6-27 Table 7-1 Program Summary, 2021–2029 Planning Period...........................................................................7-28 Table 7-2 Housing Element Quantified Objectives...........................................................................................7-39 Packet Pg. 613
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City of San Bernardino General Plan – Housing Element 1-1

1.0 INTRODUCTION
This chapter provides background context for the City of San Bernardino, current planning efforts, and the requirements of the Housing Element.

San Bernardino, the County seat, encompasses 62 square miles and is one of 24 cities of San Bernardino County. It is bounded by Highland and Redlands to the east, Colton and Loma Linda to the south, Rialto to the west, and the National Forest to the north. Surrounding lands are largely undeveloped and often topographic, but the surrounding cities are growing at an increasing rate.

The City is connected to the broader region by Interstate 215 and Interstate 10. With a population exceeding 222,000, the City is the 18th largest city in California.

Incorporated in 1854, San Bernardino grew rapidly through the late 1800s and early 1900s. Fueled by the Pacific Electric Railway, which opened it to the broader region, the city nearly doubled in population by 1910. Growth continued for decades. World War II brought an Army Air Corps base.

Postwar prosperity, coupled with continued railroad jobs, and civilian and military jobs at Norton and at Kaiser Steel in Fontana, resulted in vast housing tracts being built in the City's North central and Del Rosa areas. Cal State San Bernardino opened in 1965 and established the City as a central destination for education. In 1977, the City was named an "All-America" City.

Like many urban areas, the City also faced challenges. The closure of Norton and Kaiser Steel led to significant downturns in the local economy and employment losses. The real estate boom and bust cycles of the 1980s, 1990s, and mid-2010s took a significant toll on the community, resulting in plummeting property values and soaring housing foreclosures. The City also experienced growing blighting influences and crime with the decline of the City’s urban core coupled with aging infrastructure and neighborhoods. These misfortunes culminated with the City’s bankruptcy in 2012, terrorist attack in 2015, and the aftermath of COVID-19 and economic disruptions.

In 2022, the City of San Bernadino officially emerged from all bankruptcy proceedings and the future looks positive. Completion of the General Plan update, the Downtown Specific Plan, and redevelopment of the Carousel Mall will provide for a mix of housing suitable for different ages and income levels. The City’s finances have improved and stabilized, allowing increased expenditures for community services, public safety, and community development. Building permits are at the highest levels in recent years. San Bernardino’s 2021-2029 Housing Element seeks to build on this success by addressing current unmet housing needs and planning for the next generation of residents in San Bernardino.

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Introduction
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1.1 STATUTORY AUTHORITY
California law requires that all cities develop a Housing Element and housing programs to meet their "fair share" of existing and future housing needs for all income groups. Therefore, the City of San Bernardino, along with all local governments in California, must prepare a Housing Element to meet its local housing needs in accordance with Section 65583 of the Government Code. The Housing Element contains goals, policies, and programs to facilitate the development, improvement, and preservation of housing commensurate with its need established by the City, regional government, and the State of California.

Requirements for the content of the Housing Element are found in Article 10.6 of Chapter 3 of Planning and Zoning Law, commencing with Government Code Section 65580 et seq. State law prescribes the scope of the Housing Element. The 2021-2029 San Bernardino Housing Element has seven sections, described below.
• Chapter 1: Introduction. Includes an overview, the statutory authority and requirements, related planning efforts, overview of the outreach process that informed the development of the Housing Element, and process for maintaining consistency with the General Plan. • Chapter 2: Needs Assessment. Analysis of demographic, social, and housing characteristics; special housing needs; and current and future housing needs due to population growth, demographic change, and other factors affecting housing need, including fair housing. • Chapter 3: Constraints Analysis. Analysis of governmental and nongovernmental (market and environmental-related) constraints that affect the development, maintenance, and improvement of housing for all income groups and people with disabilities. • Chapter 4: Housing Resources. Inventory of resources available to address the City's housing needs, including available land for housing, housing production in the pipeline, and the financial resources and administrative capacity to manage housing programs. • Chapter 5: Fair Housing. This chapter will address the new statutory requirements for affirmatively furthering fair housing set forth by AB 686. This section will also include the results of outreach undertaken to improve fair housing. • Chapter 6: Program Evaluation. This chapter includes an assessment of accomplishments achieved during the prior planning period, a description of outreach and engagement that has informed the process, and a synopsis of changes proposed for the housing element. • Chapter 7: Housing Plan. The goals, policies, and programs to address the development, improvement, and conservation of housing and provision of fair housing opportunities to meet the needs of residents.

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Introduction
City of San Bernardino General Plan – Housing Element 1-3

1.2 RELATED PLANNING EFFORTS
San Bernardino’s 2021-2029 Housing Element is directly related to local-, regional-, and statemandated planning efforts. The following text describes the relationship of the Housing Element with these planning efforts and how the City maintains consistency with each effort.

GENERAL PLAN
In 2019, the City began an update of its General Plan, including Housing Element, which was intended to maintain consistency with new policy direction. Changes in the land use element will plan for the appropriate amount of land and land use designations necessary for the City to meet its local housing needs, and the Housing Element’s goals, policies, and programs will reflect these changes. As required by California law, the safety element is being updated with the Housing Element, and the safety element has provided critical information about the location of natural and human-caused hazards that informed the Housing Element. As required by state law, the Housing Element will periodically be updated over the 2021-2029 planning period to maintain consistency with the San Bernardino General Plan as amendments are proposed.

REGIONAL HOUSING NEEDS ASSESSMENT
The Southern California Association of Governments has the responsibility for allocating the regional fair share of housing needs, assigned by the State of California, to the jurisdictions under its planning authority. The allocation of housing needs is based on statewide and local projections of population, employment, and household trends. California requires local governments to ensure that adequate sites, public facilities, infrastructure, and services are available to facilitate housing production in accordance with their assigned share of the Regional Housing Needs Assessment (RHNA). The RHNA for the 2021 to 2029 planning period is 8,123 new housing units.

The Housing Element contains goals, policies, and programs to address the City’s share.

OTHER PLANNING EFFORTS
During the 2021-2029 planning period, the City continues to implement the Housing Element.

The Downtown Specific Plan provides sites to accommodate the housing goals in the 2021-2029 RHNA. A planned comprehensive update of the zoning code will be initiated following adoption of the General Plan update to implement proposed revisions to development processes, zoning districts, increased residential densities, and other associated items. The Housing Element is also consistent with a variety of federal housing plans, including the City’s 2020-2025 Consolidated Plan and Analysis of Impediments to Fair Housing. The Housing Element will be amended, as necessary, to address the City’s RHNA or maintain consistency with related planning efforts, to the extent required by and in accordance with state law.

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1.3 PUBLIC OUTREACH
State law requires cities to make a "diligent effort" to achieve participation by all segments of a city in the Housing Element. As the Housing Element update is part of an overall update to the General Plan, San Bernardino solicited input from the public throughout the General Plan update process and the Housing Element Update. Input was provided during the development of the draft element, the public review of the draft element, and the adoption process.

The City’s public participation program included the following:
• Visioning Workshops: The City engaged residents, local leaders from each City ward, and a wide swath of stakeholders regarding their perceptions of existing issues and visions for the future of the city during the spring to fall 2021. Activities to engage residents involved workshops, pop-ups, online surveys, stakeholder interviews, and other initiatives. • Committee and Ward Meetings: A General Plan Advisory Committee (GPAC) was appointed to provide input, feedback, and recommendations to City staff, Planning Commission, and City Council on key components of the General Plan and Housing Element update. The GPAC held more than a dozen meetings covering topics relevant to the Housing Element. In addition, the City held workshops in each ward to understand issues unique to each area of San Bernardino. • Website Presence: The City of San Bernardino made a diligent effort to keep the public informed about the status of the General Plan update and 2021-2029 Housing Element update. A General Plan website was set up to inform residents of the update, including the Housing Element. All GPAC meetings, relevant presentations, and background reports were made available online.
• Consolidated Plan and Analysis of Impediments Update: The City’s 2020-2025 Consolidated Plan and Analysis of Impediments to Fair Housing conducted a robust public participation effort. The feedback provided through the process supported development of the ConPlan, including the development of housing and community development needs, priorities, goals, and strategies.
• Stakeholder Consultations: The City contacted stakeholders to inform the overall consolidated plan update and the fair housing analysis. Stakeholders were selected to include a broad array of interest groups, such as neighborhood groups, faith-based groups, nonprofit organizations, city-county agencies, developers, and financial institutions.

The public outreach process and the key findings that inform the development of the goals, policies, and programs of the housing element are described in greater detail in Chapter 6.

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City of San Bernardino General Plan – Housing Element 2-1

2.0 HOUSING NEEDS
Providing adequate and suitable housing is a critical responsibility for all cities in California. As such, the State of California requires that all local governments in the state include in their housing element updates an “assessment of housing needs.” The authority for this assessment comes from Cal. Govt. Code § 65583(a)(1), (2), and (7), which specify the requisite analysis. This chapter provides the existing housing setting for the General Plan existing conditions report and the requisite “housing needs assessment” for the City’s 2021-2029 Housing Element.

San Bernardino is approximately 62 square miles
and the 18th most populated city in California.

As the oldest city in the Inland Empire, San
Bernadino has a complex past and has
experienced significant change—demographic,
economic, land use, environmental, and
housing, among others. Therefore, for this
General Plan, understanding San Bernardino’s
future opportunities for housing residents
requires a thorough understanding of the
existing conditions on the ground today.

To this end, this chapter includes a quantification and a descriptive analysis of the City’s existing housing needs. The existing need analysis is organized as follows:
• Analysis of demographic characteristics, including population growth, population characteristics and trends (age, race and ethnicity, household type, etc.), and their implications for housing needs.
• Analysis of housing growth, characteristics, housing sales and rents, housing problems (e.g., overpayment, overcrowding, substandard housing), and their implications for housing needs. • Analysis of special needs, including a quantification and description of the needs of senior citizens, families, people with disabilities, homeless people, college students and faculty, etc. • Identification of assisted and affordable housing projects in the community along with an analysis of their status to convert from affordable to market rents.

Following an assessment of existing conditions, this chapter closes with a summary of key challenges moving forward for the City of San Bernardino’s 2021-2029 Housing Element.

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2.1 POPULATION PROFILE

POPULATION GROWTH
Historically, population growth in the City of San Bernardino and county has been largely responsible for the increase in the type and level of housing demand and housing production.

The City has historically accommodated this population growth through annexations and residential development within its sphere of influence, particularly in northern San Bernardino.

The City and County saw significant
population growth during the economic
expansion of the 1980s, increasing 38 and
58 percent, respectively (see Figure 2-1).

However, as shown by the gold line, the
City’s population as a percentage of the
County declined. During the 1990s and
2000s, population still rose in the City
county, at 13 and 20 percent per decade.

By 2020, population growth slowed to 6
and 7 percent, respectively. Through the
year 2030, SCAG projects that population
will grow 13 percent in the county and 1.3
percent in the City, although actual
population growth in the City will be
higher according to the 2021-2029 RHNA.

Table 2-1 shows population growth trends in the City and County from 1990 to 2030.

Table 2-1 Population Growth, San Bernardino and County, 1990–2030 Year
Population Percent Change City Pop. as
City County City County % of County
1990 164,164 1,418,380 38.2% 58.5% 12%
2000 185,401 1,719,000 12.9% 21.2% 11%
2010 209,924 2,035,210 13.2% 18.4% 10%
2020 222,101 2,181,654 5.8% 7.2% 10%
2030 230,500 2,474,000 1.3% 13.4% 9%
Source: SCAG RTP/SCS 2020 Demographic and Growth Forecasts; US Census, 1980-2020. 0%
3%
6%
9%
12%
15%
0 50,000
100,000
150,000
200,000
250,000
300,000
1980 1990 2000 2010 2020 2030
San Bernardino
Population
Figure 2-1 Population Growth in the City of
San Bernardino, 1980-2030
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City of San Bernardino General Plan – Housing Element 2-3

AGE CHARACTERISTICS
San Bernardino’s housing needs are influenced by residents’ ages. Different age groups have different lifestyles, family types, and income levels that affect their housing needs. Younger adults tend to occupy more affordable apartments, middle-aged adults tend to desire larger homes to accommodate children, and seniors may begin to downsize to smaller homes that are easier to maintain. Table 2-2 shows age trends for San Bernardino measured between 2000 and 2019.

Nearly a third of San Bernardino’s population is youth below age 18, suggesting that a significant portion of its population could potentially age into householder age during this decade. However, youth have declined in numbers over the last two decades, from 35 percent in 2000 to just under 30 percent in 2019. In fact, this age bracket is the only age group to decline since 2010; all others (except for the college age 18- to 24-year-old bracket) have increased in their share of the population. Countywide, the share of youth under age 18 is approximately 26 percent.

Though the City’s young adult population has increased over the past two decades, it remains stable at 12 percent of the population. The City’s working-age population, ages 25 to 65, has remained at approximately one-half of the City’s total population. Meanwhile, over the past two decades, the second largest age bracket has been the 25- to 44-year-old group, whose members may begin homeownership or have already established their place of residence in San Bernardino.

The 45 to 64 age group stands at 21percent of the population, with virtually no change since 2010.

Overall, San Bernardino seniors ages 65 and older recorded the most significant increase of any age bracket, increasing 17 percent between 2010 and 2019. At 9 percent of the total population, seniors represent the smallest age group in the City as of 2019—smaller than the countywide average of 12 percent. However, if local trends in aging continue, potentially up to one in ten residents will become a senior by 2030, suggesting an additional need for senior housing.

Table 2-2 Age Trends, San Bernardino, 2000 to 2019
Age
Groups
2000 2010 2019 Percent
Change
(2010–2019) Number % Number % Number %
Total 185,401 100% 209,924 100% 216,089 100% 3%
0-17 65,180 35% 67,238 32% 64,020 30% -5%
18-24 20,433 11% 26,654 13% 26,571 12% 0%
25-44 54,915 30% 56,221 27% 61,324 28% 9%
45-64 29,607 16% 43,277 21% 44,818 21% 4%
65 + 15,266 8% 16,534 8% 19,356 9% 17%
Source: US Census Bureau's Decennial Census (2000, 2010); 2015-2019 ACS 5-Year Estimates.

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RACE AND ETHNICITY
San Bernardino has been a racially and ethnically diverse city for decades. It had one of the first Chinatowns in the late 1880s and a Japanese-American area in Seccombe Park. The Black community began in the Valley TruckFarm neighborhood. Since the 1960s, the Medical Center (formerly known as Muscoy) and Base Line corridors were mostly Black, in the east side and west side areas centering on Waterman Gardens and the Maplewood project. The heart of the MexicanAmerican community is on the west and south sides of San Bernardino, but it has now expanded citywide. The northernmost portion of the City remains predominantly White.

While the City has been home to different race and ethnic groups, significant demographic changes have occurred since 2000. For instance, Whites declined from the majority group (53 percent) in 2000 to only 35 percent by 2019. Hispanics have become the majority at 65 percent of the population. Blacks and Asians have remained generally stable in number during this time. 2020 Census figures indicate that Hispanics have continued to increase in number and proportion.

Many residents were also born outside the United States; more than one in five are foreign born, and of those, 80 percent are from Latin America. Because of the City’s race and ethnic composition, a larger proportion of residents than in other communities speak languages other than English.

Table 2-3 shows the racial and ethnic composition for the City and how the composition has changed between 1990 and 2019. Race and ethnic characteristics of San Bernardino’s population are further described later in this needs assessment as well as in the fair housing section.

Table 2-3 Race and Ethnic Composition, San Bernardino, 2000 to 2019 Race / Ethnic
Group
2000 2010 2019 Change
Number % Number % Number % (2010–19)
Total Population 185,401 100% 209,924 100% 216,089 100% 3% Non-Hispanic 97,379 53% 83,930 40% 75,274 35% -10%
• White 53,630 29% 39,977 19% 31,176 14% -22%
• Black 29,654 16% 29,897 14% 28,711 13% -4%
• Asian/Pacific Isl. 8,176 4% 8,731 4% 9,479 4% 9%
• Other 5,919 3% 5,325 3% 5,908 3% 11%
Hispanic 88,022 47% 125,994 60% 140,815 65% 12%
Diversity Index 78% 70% N/A
Source: US Census Bureau, Decennial Census (2000, 2010); 2015-2019 ACS 5-Year Estimates Packet Pg. 622
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City of San Bernardino General Plan – Housing Element 2-5

HOUSEHOLD CHARACTERISTICS
San Bernardino’s housing needs also vary depending on household type, size, and age characteristics. This includes family size, the presence of children, single versus double incomes, and other characteristics. For instance, families with young children often seek the living space and the financial investment that homeownership offers. In contrast, single-person households tend to desire apartments and townhomes that are easier to afford and maintain and offer greater mobility. These patterns underscore the need for a diversity of housing types and prices for different households in the City. Table 2-4 reports the proportions of family and nonfamily households in San Bernardino and how they have changed from 2010 to 2019.

The City experienced limited changes in household composition over the decade. In 2010 and 2019, families made up 75 percent of all households. Moreover, the average size of households remained relatively stable, increasing only slightly. The portion of households with families raising children was roughly the same in both years but fell 13 percent from 2010 and 2019. This trend was mirrored to a lesser extent in households where couples were married. Households where unrelated persons cohabitated also decreased by 14 percent. Consistent with regional trends, the City saw a significant increase in households with a householder aged 65 years and older.

Table 2-4 Household Types, San Bernardino, 2010 to 2019 Characteristics
2010 2019 Change
Number
of Hhlds
Percent
of Hhlds
Number
of Hhlds
Percent
of Hhlds
Number
of Hhlds Percent
Total Households 59,283 100% 59,295 100% 12 <1%
Family Households 44,520 75% 44,659 75% 139 <1%
• Married 25,700 43% 24,360 41% -1,340 -4%
• Other Family 18,820 32% 20,029 34% 1,209 6%
Nonfamily Households 14,763 25% 14,636 25% -127 -1%
Household Age/Size
• Householder <35 14,354 24% 14,030 24% -324 -2%
• Householder 35–65 34,901 59% 34,185 58% -716 -2%
• Householder 65+ 10,028 17% 11,080 19% 1,052 10%
• 1 person 11,229 19% 11,614 20% 385 3%
• 2 to 4 persons 32,182 54% 33,426 56% 1,244 4%
• 5 or more persons 15,872 27% 14,255 24% -1,617 -10%
Source: 2015-2019 ACS 5-Year Estimates and US Census Bureau's Decennial Census (2010).

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EMPLOYMENT
The San Bernardino Valley offers major centers of employment. Of the 25 largest employment centers in San Bernardino County, which collectively employ a minimum of 25,000 workers in the SCAG region, 8 centers are in San Bernardino itself and employ a minimum of 8,000 workers, if not more, which is approximately one-tenth of San Bernardino’s employed population. These centers are dispersed throughout the City and include CSU San Bernardino, an Amazon logistics facility, two medical centers, San Bernardino City Unified School District, and four government entities (city, county, state, and federal). Major employment centers are in communities directly adjacent to the City’s borders as well, including Redlands to the east, Colton to the west, and Loma Linda to the south. Loma Linda University in Loma Linda is the only employment center in the area to employ more than 5,000 workers at a single facility. Table 2-5 reports the largest employers and employment centers in San Bernardino and adjacent cities.

Table 2-5 Major Employment Centers in and Around San Bernardino 2020 Employer Name Location
Number of
Employees
San Bernardino, CA
San Manuel Band of Mission Indians San Bernardino 5,000 to 9,999 City of San Bernardino San Bernardino 1,000 to 4,999
Amazon Fulfillment Center San Bernardino 1,000 to 4,999 Burlington Distribution Center San Bernardino 1,000 to 4,999 California State University, San Bernardino San Bernardino 1,000 to 4,999 Dignity Health Community Hospital San Bernardino 1,000 to 4,999 San Bernardino County School Superintendent San Bernardino 1,000 to 4,999 San Bernardino County Sheriff San Bernardino 1,000 to 4,999 St. Bernardine Medical Center San Bernardino 1,000 to 4,999 Communities Near San Bernardino
Amazon Fulfillment Center Redlands 1,000 to 4,999
Arrowhead Regional Medical Center Colton 1,000 to 4,999 Loma Linda University Health Board Loma Linda 5,000 to 9,999 Loma Linda University Medical Center Loma Linda 5,000 to 9,999 Environmental Systems Research Institute Redlands 1,000 to 4,999 Redlands Community Hospital Redlands 1,000 to 4,999
Source: California EDD, Major Employers of San Bernardino County (accessed March 4, 2020), https://www.labormarketinfo.edd.ca.gov/majorer/countymajorer.asp?CountyCode=000071.

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City of San Bernardino General Plan – Housing Element 2-7 A key goal for most cities is a balance between housing units and employment opportunities in the same city—the jobs-to-housing ratio. As mentioned earlier, major employment centers in the county are both in and adjacent to San Bernardino, suggesting a diversity of short- to midrange commutes for residents. According to the US Census Bureau’s OnTheMap tool, San Bernardino had approximately 84,500 jobs in 2019, and the 2015-2019 ACS shows that there were approximately 63,500 housing units in the same year. This means that the jobs-to-housing ratio for 2019 was 1.33, indicating there were more jobs than housing units available in the City.

The eight major job centers employ many City residents, but also likely draw in a portion of their workforce from outside the City. Many of these employment centers are in the government, healthcare/medical, education, and logistics sectors. According to 2015-2019 ACS, as much as 46 percent of San Bernardino’s employed residents of 85,786 workers work in one of these industries.

The educational services, health care, and social assistance sector is the largest sector, accounting for 18 percent of all jobs. Table 2-6 displays the industries that employ San Bernardino-residents.

Table 2-6 Employed Residents by Industry, San Bernardino, 2019 Employment Classifications
Employment
Median
Full-Time
Number Percent Earnings
Civilian employed population 16 years and over (Total) 85,786 100% Agriculture, forestry, fishing and hunting, and mining 553 0.6% $30,000 Construction 7,229 8.4% $42,000
Manufacturing 7,150 8.3% $32,500
Wholesale trade 2,893 3.4% $36,700
Retail trade 11,829 13.8% $31,400
Transportation and warehousing, and utilities 10,244 11.9% $35,200 Information 606 0.7% $55,900
Finance, insurance, real estate and rental and leasing 3,209 3.7% $41,700 Professional, scientific, management, administrative 8,636 10.1% N/A Educational services, health care and social assistance 15,779 18.4% $40,500 Arts, entertainment, recreation, hospitality, food service 8,816 10.3% $25,100 Other services, except public administration 4,400 5.1% $30,400 Public administration 4,442 5.2% $47,700
Source: 2015-2019 ACS 5-Year Estimates
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HOUSEHOLD INCOME
Household income, along with housing costs, is
the primary factor driving the ability to afford
adequate housing. The median household in
San Bernardino earned an income of $45,834 in
2019, increasing 19 percent in nominal dollars
over the decade. In comparison, the county
median household income increased 13
percent to $63,362 in 2019. So while the City
median household income is significantly below
the county median income and many other
surrounding communities, it increased faster
than the county (Figure 2-2).

Table 2-7 shows the median household income
as well as the number of households by income
bracket observed in 2019 in San Bernardino.

Table 2-7 Household Income, San Bernardino, 2019
Household Income Categories
Households
Number Percent
Total Households 59,295 100%
Less than $15,000 8,867 14.9%
$15,000 to $24,999 7,088 12.0%
$25,000 to $34,999 6,733 11.4%
$35,000 to $49,999 9,446 15.9%
$50,000 to $74,999 10,187 17.2%
$75,000 to $99,999 7,135 12.0%
$100,000 to $149,999 6,512 11.0%
$150,000 and above 3,327 5.6%
Median Household Income $45,834 --
Source: 2015-2019 ACS 5-Year Estimates
Median household income varies by demographic characteristics. White households earned a median income of $49,713, followed by Hispanics at $47,482, Asians at $47,393, and Blacks at $32,248. Median income was highest for householders ages 45 to 64 at $55,293, followed by householders ages 25 to 44 ($44,228) and householders ages 65 years and above ($36,550). $0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
City County
2010 2019
Figure 2-2 Median Household Income, San
Bernardino City and the County, 2010-2019
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City of San Bernardino General Plan – Housing Element 2-9 The California Department of Housing and Community Development (HCD) assesses the housing needs of different income groups as part of the regional housing needs assessment. Surveys are done in each county to determine the median family income (MFI). Households are then grouped into five income groups for purposes of determining the need for assistance. Based on state income categories, these income groups are defined below and illustrated in Figure 2-3. • Extremely low income (0–30% of MFI).

Extremely low income residents are the
make up one of every four households.
• Very low income (31–50% of MFI).

Approximately 55 percent of renters but
only 23 percent of homeowners earn VLI.
• Low income (51–80% of MFI).

Approximately 22 percent of renters and 21
percent of homeowners earn LI.
• Moderate income (81–120% MFI).
22 percent of renters and 22 percent of
homeowners earn moderate incomes.
• Above moderate (>120% of MFI).
35 percent of homeowners versus 8 percent
of renters earn above moderate incomes.

Table 2-8 shows San Bernardino households by income level. Of note, 57 percent of moderate and above income households are owners, while 75 percent of renters are lower income.

Table 2-8 Household Incomes by RHNA Category
Income Category
Income Definition
and Threshold
Percent
Owners Renters Total
Total 100% 100% 100%
Extremely Low up to $26,500 10% 34% 23%
Very Low $26,500 to $39,500 13% 21% 17%
Low $39,500 to $63,200 21% 22% 21%
Moderate $63,200 to $93,000 22% 15% 18%
Above Moderate Above $93,000 35% 8% 21%
Source: Comprehensive Housing Affordability Strategy 2015-2019 Note: Income groups are adjusted for family size, income, and HCD 2020 income limits based on a family of four persons.

Figure 2-3 Number of Households by
Income and Tenure, City of San Bernardino
0 2,000
4,000
6,000
8,000
10,000
12,000

ELI VLI LOW MOD ABOVE
Owners
Renters
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2.2 HOUSING PROFILE
This section describes and analyzes housing characteristics and trends to provide a basis for assessing the match between the demand and supply of housing in San Bernadino. These characteristics include, among others, housing growth trends, housing characteristics, age and condition of housing, housing prices and rents, and homeownership.

HOUSING GROWTH
The City’s housing production has varied
significantly over the past 40 years. As shown in
Figure 2-4, the City’s highest growth of growth
occurred during the 1980s. Fueled by defense
industry expansion and demand for housing, the
City saw expansive development, particularly
apartments and other multi-family dwellings. San
Bernardino experienced several recessions over
the next few decades. The housing crash of the
1990s led to unprecedented foreclosures and
associated housing and neighborhood issues.

This pattern was repeated in the 2000s with a
crash in the real estate market. As a result,
housing production dramatically declined.

During this period, most of the new residential
development was single-family homes.

San Bernardino again faced a significant recession during the 2010s, this time for economic reasons. The City formally declared bankruptcy in 2012, resulting in significant cutbacks in public services. After five years, the City officially emerged from bankruptcy on June 15, 2017. During the bankruptcy, the City experienced less demand for housing construction, and instead efforts focused on addressing other issues, such as reductions in services, the rehabilitation of older and poorly designed housing, and the preservation of at-risk housing units.

The 2020s have begun with a significant downtown due to the COVID pandemic, which deeply affected the financial status of many San Bernardino residents and depressed the local economy.

However, looking forward, based on pipeline residential projects, the City is beginning to see an uptick in planned housing development. Plans for the downtown and Carousel Mall, complete redevelopment of the Waterman Gardens public housing project, the first General Plan update in 20 years, and residential development elsewhere portend an improvement in the City.

Figure 2-4 Residential Development
Permits Issued by Decade, San Bernardino
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
1980s 1990s 2000s 2010s
SFR Units Permitted
MFR Units Permitted
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City of San Bernardino General Plan – Housing Element 2-11

HOUSING TYPE
A broad range in types of housing is important to offering ample opportunities for residents of all income levels to own or rent housing in the City. San Bernardino’s housing stock continues to be predominantly single-family residential, which makes up approximately 63 percent of all housing units in the City. A small percentage of single-family homes are attached.

In Figure 2-5, multi-family units compose about 31
percent of the entire housing stock. Three-quarters of
the multi-family housing stock is apartment projects
with five or more units. The other quarter of multi-family units are duplexes, triplexes, and quadplexes. In
addition, 46 mobile home parks provide more than
4,000 units, or 6 percent of the total housing stock. This component of the City’s housing stock is not anticipated to change much over the life of the General Plan.

Looking forward, it is anticipated that multi-family
housing will be built in the downtown and along
corridors, while other areas are slated for primarily
single-family homes. In addition, the City is experiencing a significant increase in the construction of accessory dwellings. ADUs will likely exceed the total number of
mobile homes over the next few decades. Figure 2-5
and Table 2-9 illustrate the City’s housing by unit type.

Table 2-9 Housing Unit Types, San Bernardino, 2020
Housing Unit Type
2020
Number of Units Percent of Units
Total 66,147 100%
Single-family, detached 39,740 60%
Single-family, attached 1,925 3%
Multi-family, 2 to 4 units 5,052 8%
Multi-family, five or more units 15,196 23%
Mobile home 4,234 6%
Source: California Department of Finance, 2020
Note : As of the 2015-2019 ACS, 5,780 residents live in group quarters (2.6% of the City’s population). This includes the following breakdown: college/university student housing (1,135 people), nursing/skilled nursing facilities (927 people), correctional adult and juvenile facilities (818 people), other institutional facilities, (1,463 people), and other noninstitutional facilities (1,437 people) 60%
3%
8%
23%
6%
SFR, detached SFR, attached
MFR, 2-4 units MFR, 5+ units
Mobile home
Figure 2-5 Housing Types in
the City of San Bernardino, 2020
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HOUSING SIZE
The size of housing is often determined by market demand and the development regulations imposed (density, unit size, lot coverage) or incentives (regulatory and financial) offered for different types of housing. Offering an appropriate size of unit helps to ensure that single-person households, small families, and large families have housing best suited to their needs and do not have to overcrowd into small units or pay too much for housing not suited to their needs.

As shown in Table 2-10, an assessment of housing stock by bedroom number reveals distinct patterns of development that likely influence the type and size of household occupying the home. • Single-family homes predominantly consist of three- and four-bedroom units (80 percent), which is expected given the purpose of the homes and the desire to accommodate families with children. Approximately 15 percent of these units are two-bedroom homes. • Condos, townhomes, and mobile homes are predominantly two- and three-bedroom units (80 to 90 percent). The primary difference is that the first two multi-family types contain more one-bedroom units, and mobile homes have more four-bedroom units. • Apartments are predominantly (95 percent) one- or two-bedroom units. Most studio units are likely senior units. Of note, only 4 percent of the stock has three or more bedrooms, suitable for large families. Deed-restricted projects often have 8 to 10 percent large-family units.

Based on this assessment and the demographics of San Bernardino, there appears to be a lack of rental apartments that are large enough to accommodate large families, particularly lower income families. Given that more than two-thirds of the City’s single-family, condominiums, townhomes, and mobile homes are two- and three-bedroom units, it stands to reason that most larger families of more than five members could have a difficult time finding vacant and affordable housing stock.

Table 2-10 Housing Units by Bedroom Number, San Bernardino, 2020 Bedroom Count
Housing Types
SingleFamilyCondominium
/ Townhome Mobile Home Apartments
None 0% 0% 0% 1%
One Bedroom 1% 18% 0% 33%
Two Bedroom 15% 52% 58% 62%
Three Bedroom 57% 28% 34% 4%
Four Bedroom 23% 1% 8% -0-
Five Bedrooms or more 4% 1% 0% -0-
Source: Redfin Home Sales, 2020; Apartments.com, 2020.

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City of San Bernardino General Plan – Housing Element 2-13

HOUSING TENURE
Housing tenure refers to whether
housing is owned or rented.

Homeownership is often seen as an
important measure of housing stability
because it allows individuals to
accumulate wealth and provides for a
more stable living situation. Over the past
two decades, the percentage of homes
rented increased from 48 to 53 percent.

The primary reason is due to the steady
increase in the percentage of singlefamily detached homes that are rented.

Nearly one-third of single-family
detached homes are rented, one of the
highest rates in the Inland Empire.

Vacancy rates are an important metric for
assessing the demand and affordability
of housing. Typically, vacancy rates of about 5 percent for rentals and 3 percent for homeowners are considered optimal to allow for adequate choices for consumers and enough incentives for developers to build housing. In 2010, vacancies far exceeded those levels, which likely made it unprofitable to build housing. By 2019, however, vacancy rates declined to below optimal levels, resulting in inflated housing prices and rents. This may also be the reason for the uptick in housing production, as it has become more profitable to build housing. Table 2-11 shows the household tenure and vacancy rates in San Bernardino for 2000 through 2019 by tenure.

Table 2-11 Household Tenure and Vacancy Rates, San Bernardino, 2000 to 2019 Tenure
2000 2010 2019
Number Percent Number Percent Number Percent
Occupied Units 56,330 100% 59,283 100% 59,295 100%
Owner-occupied 29,536 52% 29,838 50% 28,118 53%
- Vacancy Rate 6.4% 3.9% -- 1.4% --
Rental-occupied 26,794 48% 29,445 50% 31,177 47%
- Vacancy Rate 10.8% 9.7% -- 3.1% --
Source: 2015-2019 ACS 5-Year Estimates (Table DP04) and US Census Bureau's Decennial Census (2000 and 2010). 26% 28%
33%
20%
25%
30%
35%
40%
45%
50%
55%
2000 2010 2019
% Renter % Owner % SFR-D Rented
Figure 2-6 Housing Tenure in the City of
San Bernardino, 2020
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HOUSING AGE
Housing age is often an indicator of
housing quality. While age alone cannot
determine housing condition, certain
generalizations on condition can be made.

Typically, homes less than 30 years old are
in good condition with limited repair needs.

Homes between 30 and 50 years old require
periodic investments to major systems,
such as roofing, plumbing, electrical, and
other items. Homes older than 50 years are
likely to have greater rehabilitation needs if
not maintained over time. The 2015-2019
ACS indicates that among single-family
units, most were built between 1940 and
2000, following the World War II boom.

Most apartment properties were built
between 1960 and 1990 (see Figure 2-7).

Regardless of the year built, most homes in San Bernardino are at least 30 years old and likely in need of some degree of repair. Only approximately 16 percent of housing units were built within the last 30 years, and only 1 percent of the City’s whole housing stock was built during or after 2010. At least 50 percent of the City’s housing stock is at least 50 years old. Table 2-12 shows the City’s housing stock by its decade of construction as data were available.

Table 2-12 Housing Units by Period of Construction, San Bernardino, 2019 Housing Unit Age
Single-family Units Multi-family Units
Total
Units
Percent of
Units
Total
Units
Percent of
Units
Total Housing Units 38,428 -- 20,867 --
Built 2010 or later 301 1% 555 3%
Built 2000 to 2009 2,740 7% 1,102 5%
Built 1980 to 1999 7,840 20% 7,785 37%
Built 1960 to 1979 8,586 22% 8,180 39%
Built 1940 to 1959 14,431 38% 2,697 13%
Built 1939 or earlier 4,530 12% 548 3%
Source: ACS 2015-2019 5-Year Estimates (Table B25127).

Note: Unit counts and percentages are calculated based on occupied units; vacant units are not included. 0% 5% 10% 15% 20% 25% 30%
After 2000
1980 to 1999
1960 to 1979
1940 to 1959
Before 1940
Figure 2-7 Decades When Housing Was
Built in the City of San Bernardino, 2020
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City of San Bernardino General Plan – Housing Element 2-15

HOUSING PRICES
San Bernardino experienced a rapid increase in home prices regardless of housing type or location. Prices have increased even more significantly over the past few years since the COVID pandemic began in 2020, making it more difficult for renters to purchase housing. Figure 2-8 shows the stark increases in home prices in San Bernardino between 2012 and 2021.

In 2012, the median price of a singlefamily home was $127,000, $50,000 for a condo, and $71,000 for a townhome. By
2021, single-family home costs increased
212 percent to $369,000, condominium
prices increased 292 percent to $196,000,
and townhome prices increased 400
percent to $355,000. Mobile home prices
also increased. Between 2016 and 2021,
mobile home prices doubled to $95,000.

Overall, recent increases in housing prices
over the decade have far outpaced
corresponding increases in household
income. The City surveyed recent home
sales in 2020. The median sales prices for
a single-family home ranged from
$212,500 to $408,000, depending on the
number of bedrooms. Sales prices for
condominiums and townhomes also ranged from $133,000 to $389,000 depending on size.

Table 2-13 displays the median sales prices for homes sold in San Bernardino in 2020.

Table 2-13 Median Home Sales Costs, San Bernardino, 2020 Housing Type
Housing Unit Size
1 bdrm 2 bdrm 3 bdrm 4 bdrm 5 bdrm
Single-Family $212,500 $275,000 $336,000 $378,000 $408,000 Condos/Townhomes $133,000 $179,000 $279,000 $415,000 $389,000 Mobile homes N/A $76,000 $105,000 107,000 N/A
Source: Redfin, 2020.

Figure 2-8 Trends in Median Home Prices in San
Bernardino, 2012 to 2021
$-
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
2012 2014 2016 2018 2020
Single-Family
Condos
Townhomes
Mobilehomes
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APARTMENT RENTS
Thirty six apartment properties were
surveyed for asking rents. Most of these
properties are 30 to 40 years riskold.

Approximately 62 percent of them offer twobedroom units, another one-third offer only one-bedroom units, and 5 percent are either
studios or offer at least three or more
bedrooms per unit. The City’s apartments are
primarily investment grade B or C.

The median apartment rent, depending on
the number of bedrooms, ranges from $750
to $1,613 per month. Larger apartment units
with more bedrooms cost more than those
with fewer bedrooms or studio-only apartments. On average, the median apartment rent increases by approximately $200 per month for each bedroom in addition to a one-bedroom unit.

Apartment rents will vary based on the condition, quality, and amenities (“grade”) of the property.

Grade A apartments are the newest, have quality amenities, and are deemed in excellent condition. Grade B apartments are usually not older than 30 years and are in good but not excellent condition, with fewer amenities than Grade A. Grade C apartments are usually not centrally located, usually require renovation, and may have significant deferred maintenance. On average, the rent difference between a Grade A and Grade C apartment is about $700 per month.

Table 2-14 reports the findings of the apartment survey.

Table 2-14 Apartment Rents, 2021
Rent by Bedroom
Studio One Bdrm Two Bdrm Three Bdrm
Average Rent $750 $1,230 $1,422 $1,582
Median Rent $750 $1,235 $1,425 $1,613
Property Count 1 30 35 10
Grade (Count) Rent by Apartment Grade
A Project (2) N/A $1,542 $1,958 N/A
B Project (16) N/A $1,313 $1,535 $1,770
C Project (18) $750 $1,125 $1,286 $1,443
Source: Apartments.com, Survey of listings, accessed January 2021.

Acacia Park Apartments
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City of San Bernardino General Plan – Housing Element 2-17

HOUSING AFFORDABILITY
Housing affordability refers to how much a household can afford to pay for a home and is defined as the ratio of housing expenses to income (“cost burden”). The housing industry typically assumes that the “affordable” payment for a homeowner should range from 30 to 40 percent of gross monthly income, with the latter figure being used in the California Association of Realtors’ firsttime homebuyers’ index. For renters, the appropriate cost burden varies from 30 to 40 percent, with the latter being used under the Federal housing choice voucher program. This Housing Element uses a midpoint of 35 percent cost burden for ownership (many expenses are tax deductible) and 30 percent for renters as the threshold for housing overpayment.

Table 2-15 shows the amount that households of different incomes can afford for a home in San Bernardino, and the following descriptions compare housing affordability for different incomes.

Table 2-15 Maximum Affordable Rents and Sales Prices, San Bernardino County, 2021 Household Income
Category
Household and Unit Size
Studio
(1 person)
1-Bedroom
(2 people)
2-Bedroom
(3 people)
3-Bedroom
(4 people)
4 Bedroom
5 people)
Hhld Income
Extremely Low $16,600 $19,000 $21,960 $26,500 $31,040
Very Low $27,650 $31,600 $35,550 $39,500 $42,700
Low $44,250 $50,600 $56,900 $63,200 $68,300
Moderate $65,100 $74,400 $83,700 $93,000 $100,450
Monthly Rent1
Extremely Low $415 $475 $549 $663 $775
Very Low $691 $790 $889 $988 $1,068
Low $1,106 $1,265 $1,423 $1,580 $1,708
Moderate $1,628 $1,550 $2,093 $2,325 $2,511
Maximum Price2
Extremely Low $49,000 $61,000 $75,000 $96,000 $117,000
Very Low $101,000 $120,000 $131,000 $148,000 $157,000
Low $167,000 $194,000 $222,000 $244,000 $266,000
Moderate $252,000 $292,000 $332,000 $372,000 $404,000
Source: California HCD Income Limits 2021.

1. These rents calculated by dividing the HCD 2021 Income Limits by 12 months and then by 30% of income.

2. Assumes 30-year fixed mortgage, $25,000 down payment, 5% interest rate, 1.2% property tax, 1% property insurance, and maximum payment of 36% debt-income ratio toward housing. Zillow Mortgage Calculator, 2021.

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Housing Affordability by Income Level
The following summarizes the affordability of existing rental and ownership housing based on Table 2-15 and the market sales prices and rents charged for homes and apartments in San Bernardino. New housing products may differ from these general affordability rules of thumb and would require to be evaluated on a case-by-case basis based on the size, location, and amenities.

Extremely Low Income (0 to 30 percent MFI)
Extremely low-income households can afford a home priced between $49,000 and $117,000, depending on household size. In San Bernardino, no market rate housing units of any type or size, except for mobile homes, are affordable to extremely low-income households. This is also true for apartment rentals because extremely low-income households can afford a monthly rent of about $415 to $750—contingent on household size—which is below market rents charged in the City.

Very Low-Income (31 to 50 percent MFI)
Very low-income households can afford a home priced from $101,000 to $157,000, depending on household size. Given these limitations, there are no for-sale, market-rate housing units of any type or size, except mobile homes, that would be affordable to very low-income households.

Neither are there any adequately sized apartment units that would be affordable to these households, since very low-income households can afford a monthly rent of about $691 to $1,068, depending on household size. This is below the market rate rents being charged in the City.

Low-Income (51 to 80 percent MFI)
Low-income can afford to purchase a home priced from $167,000 to $266,000, depending on household size. Given these limitations, there are no for-sale, market rate housing units of any type or size, except for mobile homes and existing condominiums, that would be affordable to low-income households. Low-income renters can afford $1,106 to $1,708 per unit—around the median rent charged for apartments. ADUs and junior ADUs, even in new homes, are known to rent for $1,000 per month and are affordable. Separate, larger guest houses may also be affordable to low- and moderate-income households.

Moderate-Income (81 to 120 percent of MFI)
Moderate-income households can afford to purchase a home priced from $252,000 to $404,000, depending on household size. Market rate housing units in San Bernardino affordable to moderate-income households would be mobile homes for households consisting of 3 to 5 persons. Existing townhomes and condominiums, which historically provided affordable ownership housing, may also be affordable. Moderate-income households can afford rent of $1,628 to $2,511 and are therefore able to afford any apartment in San Bernardino, even newer products that are Class A properties.

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City of San Bernardino General Plan – Housing Element 2-19 Housing Problems
“Housing problems” refers to one or more defined problems—overpayment, overcrowding, or substandard housing. Housing overpayment and overcrowding occur when a household cannot afford suitably sized rental and ownership housing. In other cases, life changes (retirement, children moving back home, loss of job, etc.) can cause overpayment or overcrowding.

Substandard housing refers to lack of complete facilities (plumbing, kitchen, heating) in a home.

Figure 2-9 shows the prevalence of housing
problems by tenure. As expected, both very
low- and low-income households (especially
renters) have the highest prevalence of
housing problems. Moreover, the number of
very low-income households with a housing
problem exceed the prevalence of housing
problems for all income groups combined.

As expected, the number and prevalence of
housing problems decline for homeowners
and renters as household income increases.

At the moderate household income level, the
prevalence of housing problems is the same
regardless of tenure. The same pattern exists
for above moderate-income households.

Table 2-16 shows the number and prevalence of housing problems in San Bernardino by tenure and household income level in 2015-2019. Tenure data regarding the prevalence of overpayment, overcrowding, or substandard housing is discussed later in this section.

Table 2-16 Housing Problems, San Bernardino
Income Level
Hhlds with Hsg Problems % Hhlds with Hsg Problems
Renters Owners Renter Owner
Total Households 21,090 10,320 67% 37%
Very Low Income 14,960 4,525 87% 70%
Low Income 4,370 2,865 63% 50%
Moderate Income 1,395 1,700 31% 28%
Above-Moderate 365 1,230 15% 13%
Source: Comprehensive Housing Affordability Strategy, 2015-2019. 0%
20%
40%
60%
80%
100%
Very Low Low Moderate Above Mod
Renter Hhlds
Owner Hhlds
Figure 2-9 Prevalence of Housing Problems in
San Bernardino, 2015-2019
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Though the census does not provide overpayment and overcrowding data for each household type, the CHAS dataset provides information on households who experience either overpayment, overcrowding, and/or substandard housing conditions. The CHAS dataset allows for an analysis of how the prevalence of housing problems may differ among different incomes and types of households who live in San Bernardino (Figure 2-10).
• Income Level. As shown, the prevalance of
housing problems increases as household
income decreases. For very low-income
households, the prevalance of housing
problems is the highest and similar across
households. Among low- and moderateincome households, large families have the highest prevalence of housing problems.
• Household Type. While all groups are
affected by housing overpayment and cost
burden, large families face overcrowding
due to the lack of affordable apartments
with three or more bedrooms. In addition,
households with a disabled member also
face housing overpayment. Elderly
households have the lowest (though still
high) prevalence of housing problems.

Table 2-17 shows the prevalence of housing
problems in San Bernardino for 2015-2019 by household income and type.

Table 2-17 Housing Problems, San Bernardino
Household Type
Households with Housing Problems by Income Level
Very Low
0–50% MFI
Low
51–80% MFI
Mod-Above
(>80%MFI) Total
Large Family 4,765 2,320 1,890 8,975
Small Family 8,120 2,895 1,710 12,725
Elderly 1 or 2 persons 3,735 865 420 5,020
Nonfamily 2,865 1,165 670 4,700
Disabled Member 6,700 1,925 1,165 9,790
Source: Comprehensive Housing Affordability Strategy, 2015-2019. 0% 20% 40% 60% 80% 100%
Large Family
NonFamily
Elderly
Small Family
Disabled
MOD
LOW
VLI
Figure 2-10 Prevalance of Housing Problems
by Household Income and Type, 2015-2019
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City of San Bernardino General Plan – Housing Element 2-21 Housing Overpayment
Housing overpayment is a measure of how much a household pays of their income toward the cost of monthly rent or mortgage costs. Typically, households that spend more than 30 percent of their gross income toward housing are considered to be overpaying for housing. Housing overpayment is often considered at two levels—moderate (30 to 49 percent of income toward housing) or severe (more than 50 percent of income).

Overall, San Bernardino has a significant
number of households overpaying for
housing. As shown in Figure 2-11, more
than 62 percent of renters and 39 percent
of homeowners with a mortgage overpaid
for housing. Of note, the prevalence of
overpayment increased among renters
over the decade, but significantly declined
among homeowners. Housing
overpayment among homeowners is more
pronounced in the central city, but renter
overpayment is prevalent citywide. While
the reasons for the trend in housing overpayment are many, these trends are likely to change based on employment levels,
the recession, and housing prices. Table
2-18 shows overpayment in the City.

Table 2-18 Housing Overpayment, San Bernardino, 2010 to 2019 Housing Tenure
2010 2019 Change (2010 to
Number Percent Number Percent 2019)
Renters 27,739 100% 29,949 100% 8%
No Overpayment 10,367 37% 11,170 37% 8%
Moderate 7,551 27% 8,469 28% 12%
Severe 9,821 35% 10,310 34% 5%
Owners w/Mortgage 23,304 100% 19,434 100% -17%
No Overpayment 10,169 44% 11,781 61% 16%
Moderate 6,511 28% 4,850 25% -26%
Severe 6,624 28% 2,803 14% -58%
Source: 2015-2019 ACS 5-Year Estimates and 2010 ACS 5-Year Estimates (Tables B25070, B25091). 0%
10%
20%
30%
40%
50%
60%
70%
Renters Renters Owners Owners
2010 2019 2010 2019
Figure 2-11 Housing Overpayment Trend in
San Bernardino, 2010 to 2019
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Housing Overcrowding
Overcrowding occurs when a household cannot afford a suitably sized housing unit. The US Census Bureau considers a housing unit overcrowded if there is more than one person living in a habitable room. Moderate overcrowding occurs when an average of 1.5 people live in habitable rooms, and severe overcrowding is anything higher. For example, a three-person family living in a three-room home would not be overcrowded, but a four-person family would.

Overall, many San Bernardino households
live in overcrowded conditions. More than
20 percent of renters—twice the
proportion of homeowners—live in
overcrowded units. In many areas of the
City, particularly downtown, the
prevalence of overcrowding is significantly
higher. As shown in Figure 2-12, the
prevalence of overcrowding in San
Bernardino has changed little over the
past decade. Renter households saw more
severe overcrowding (6.3 percent) than
owner-occupied households (2.4 percent).

Table 2-19 shows the change in rates of
overcrowding by tenure in San Bernardino
from 2010 to 2019.

Table 2-19 Housing Overcrowding, San Bernardino, 2010 to 2019 Occupants per Room
2010 2019 Change
Number Percent Number Percent (2010 to 2019)
Owner Households 31,662 28,118 -11.2%
Less than 1.00 ppr 28,721 90.7% 25,310 90.0% -11.9%

1.0 to 1.5 ppr 2,361 7.5% 2,146 7.6% -9.1%

1.5 or more ppr 580 1.8% 662 2.4% 14.1%
Renter Households 29,294 31,177 6.4%
Less than 1.00 ppr 23,172 79.1% 24,751 79.4% 6.8%

1.0 to 1.5 ppr 4,089 14.0% 4,465 14.3% 9.2%

1.5 or more ppr 2,033 6.9% 1,961 6.3% -3.5%
Source: 2015-2019 ACS 5-Year Estimates and 2010 ACS 5-Year Estimates (Table B25014).

Note: ppr = person(s) per room
0%
5%
10%
15%
20%
25%
Renters Renters Owners Owners
2010 2019 2010 2019
Figure 2-12 Housing Overcrowding Trend in
San Bernardino, 2010 to 2019
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City of San Bernardino General Plan – Housing Element 2-23 Housing and Neighborhood Conditions
Housing conditions, according to the federal government, typically relate to the provision and completeness of utilities, such as the availability of kitchens, bathrooms, heating, and air conditioning. However, these measures do not reflect the habitability of a unit. More important indicators include the condition of the structure or property itself. The City has not completed a recent housing survey due to resource constraints, but a housing conditions survey was completed in 2000. This provides a baseline of information that is useful for future housing condition surveys.

City staff have confirmed that the results of that study are accurate for planning purposes.

Property Conditions
The City conducted a block-by-block
analysis of housing in San Bernardino built
before the mid-1980s. The objective of the
survey was to assess the predominant
conditions of properties and dwelling units
at the block level. The survey areas included
nearly 50,000 units, about 75 percent of the
City’s housing stock. The survey examined
exterior property and dwelling unit
conditions using a point scoring system for
yard maintenance/appearance and the
conditions of major exterior components.

The predominant issue at a “block level” was
homes with poor property conditions, such
as landscaping, walls/fences, and debris.

This finding was not surprising—30 percent
of the single-family homes in the City are
rented, and many are managed by absentee landlords. Multi-family properties also showed a need for property maintenance; 45 percent were recorded in fair or poor condition (see Figure 2-13).

The quality of residential neighborhoods has become a more prominent issue in recent years as the City has emerged from bankruptcy and seeks to improve neighborhoods. The City is increasing staff from 5 to 20 inspectors to conduct and process inspections. The City currently makes approximately 4,000 inspections of properties each year to address a wide range of property concerns. Some of the more frequent concerns are graffiti, property debris, fencing and walls, nonoperable vehicles, trees and vegetation, and other concerns in neighborhoods. The Housing Plan provides a series of goals, policies, and programs to address property conditions. 0%
10%
20%
30%
40%
50%
60%
Excellent Good Fair Poor
SFR Blocks
MF Properties
Figure 2-13 Property Conditions, San
Bernardino, 2000
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Housing Conditions
Maintaining quality housing is equally a priority. According to SCAG, 1,201 units lacked telephone service, 83 unit lacked complete plumbing, and 539 units lacked complete kitchens. Although useful, these measures are limited indicators of the safety, soundness, and livability of a structure.

Like most cities, the City of San Bernardino does not have a detailed interior survey of properties, and therefore estimates of building conditions were inferred from older windshield surveys or broader regional surveys conducted by the Census Bureau and confirmed by staff.

The housing condition survey results (see
Figure 2-13) indicate that the predominant
housing needs on most blocks (nearly 60
percent) are for deferred maintenance, such
as repainting, minor roof repairs, or
door/window repair, or for minor
rehabilitation. A higher percentage of
multi-family than single-family dwellings
(13 percent versus 6 percent) need
moderate rehabilitation. It is recognized
that the survey is dated. The City has made
significant improvements in demolishing
aging and deteriorated properties, such as
the Waterman Gardens, Meridian, and
Arden-Guthrie apartments. The City has
also supported acquisition and
rehabilitation of apartments (e.g., Golden
Apartments, AllStar Motel, etc.) for formerly
homeless individuals and families.

Housing units requiring rehabilitation or replacement can be estimated from local knowledge and regional surveys. City staff estimate that 5 to 7 percent of single-family homes and apartments in the City that were built prior to 1980 (1,984 to 3,307 units) will require substantial rehabilitation, and 1 to 2 percent of those require replacement. Regionally, the 2021 American Housing Survey provides quality indicators for housing in the Inland Empire. Main fixable issues discovered included homes with severely inadequate utilities (1.4%), moderately inadequate utilities (3.2%), presence of mold (2.7%), and roofing issues (4.2%), with many units having multiple repair needs.

However, 1 to 2 percent of homes (split between single-and multifamily) should be replaced. As more City code enforcement staff are hired, a more accurate assessment will be possible. 0%
10%
20%
30%
40%
50%
60%
Excellent Sound Minor Rehab Mod Rehab
SFR Units
MFR Units
Figure 2-14 Housing Unit Exterior
Conditions, San Bernardino, 2000
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City of San Bernardino General Plan – Housing Element 2-25

2.3 SPECIAL NEEDS
Special housing needs refer to needs that are not typical of most households in a city. For instance, special needs may refer to the housing accommodations (units that are larger, accessible, or affordable) or supportive services essential for a particular type of household. Section 65583(a)(7) of the Government Code requires that the housing element contain an analysis of the special housing needs of seniors, female-headed households, single-parent families, disabled persons, developmentally disabled persons, large families, farmworkers, and unhoused persons.

This section provides a discussion of housing and support needs for each “special need” group.

Included is a quantification of residents, their tenure, household income, and other characteristics.

Also included is an estimated inventory of housing suitable for them and supportive services available. It is recognized that each group may have detailed needs, so this assessment is intended to provide a high-level overview. Responsive programs are further detailed in the Housing Plan.

Table 2-20 shows the number of special housing needs groups in the City for 2010 and 2019.

Table 2-20 Special Housing Needs Groups, San Bernardino, 2019 Special Needs Group
2010 2019
Hhlds Percent Hhlds Percent
Senior Households, age 65 and older 10,028 17% 11,080 19% Single-Parent Households 13,627 23% 13,311 22%
Female-Headed Households, No Spouse 13,789 23% 14,205 24% Large Families with 5 or more members 15,872 27% 14,255 24% Households with a Disabled Member 15,372 26% 18,574 31% Unhoused Persons1* N/A N/A 1,350 <1%
Farmworkers2* N/A N/A 900* 0.4%
College Students3* N/A N/A 17,588 8%
Extremely Low-Income4 12,545 21% 13,375 22%
Source: ACS 2015-2019 5-Year Estimates, unless otherwise noted.

Notes:
*Total Persons, not Households

1. San Bernardino County, Point in Time Homeless Count, 2020.

2. SCAG Pre-certified Local Housing Data, City of San Bernardino, April 2021.

3. University and college websites for total enrollment

4. Consolidated Planning/CHAS Data, City of San Bernardino, 2006-2010; 2015-2019.

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SENIORS
Seniors are often considered a special needs group because limited income, health costs, the need for access to transportation, access to supportive services, and disabilities make it more difficult for seniors to find and retain adequate affordable housing. According to the 2015-2019 ACS, the City of San Bernadino was home to 11,080 senior households (19 percent of all households in the City). Over the past decade, seniors increased 16 percent, from 16,685 (8 percent of the population) in 2010 to 19,356 (9 percent) in 2019. As the senior population grows, so will the need for housing that is accessible and affordable for those on fixed incomes or with mobility needs.

The US Census provides information on key needs of seniors resulting from disabilities, lower household incomes, and resulting housing problems:
• Disabilities. Seniors have a higher prevalence of disabilities due to age-related disabilities and lack of more accessible housing. In 2019 about 47 percent of seniors had at least one disability, significantly higher than the general population. The most common disability was ambulatory difficulty, followed by independent living. As a result, many seniors face mobility challenges and struggle to support themselves independently or without supportive care. This underscores the importance of having options to improve housing and service accessibility. • Household income. In 2019, senior households made up 19 percent of the labor force, which could indicate a longer need to earn income. While the median income for seniors was $35,795 (22 percent less than $45,834 for all households), CHAS data reports that 56 percent are low income, earning below 80 percent of median income, and 16 percent of seniors live in poverty.

Seniors supplement their income as follows: 71 percent with Social Security, 19 percent with Supplemental Security, 4 percent with public assistance, and 15 percent with SNAP benefits. • Housing Characteristics. Housing security is important for seniors approaching retirement.

Approximately 64 percent of senior households owned a home and 36 percent rented.

Approximately 55 percent of senior homeowners have paid off their mortgage, a key marker of security, compared to 18 percent of non-senior age homeowners. Approximately 500 senior households (approximately 5 percent) live in age- and rent-restricted mobile home units, and an additional 1,337 senior households (12 percent) live in subsidized senior apartments. • Housing Problems. Housing problems occur at a higher frequency among seniors than other residents. The 2015-2019 ACS reports that 19 percent of senior households moderately overpay and 23 percent severely overpay for their housing. Among lower income senior households, however, 25 percent of senior households have a moderate cost burden and 34 percent of households have a severe cost burden. The fact that nearly 60 percent of all seniors have a cost burden underscores the importance of affordable housing.

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City of San Bernardino General Plan – Housing Element 2-27 Housing for Seniors
To address the housing needs of senior
households, the City permits and facilitates
the development of affordable publicly
subsidized apartments, senior (“agerestricted”) mobile home parks, assisted living (discussed later), and other housing
accommodations. Many additional accessory
dwelling units and assisted living homes are
also available for seniors. Altogether, the City
offers approximately 22 residential properties
that provide 2,200 housing units that are age
restricted for seniors residing in San
Bernardino. The County Housing Authority
also provides about 550 rental housing
vouchers for low income seniors.

Table 2-21 lists the type and number of affordable housing projects and housing units that are restricted for lower-income seniors and market-rate senior projects in San Bernardino.

Table 2-21 Senior Housing in San Bernardino
Housing Type
Total Number
of Projects
Total Number
of Housing Units
Housing
Affordability
Market Rate Senior Apartments 4 362 Market Rate
Affordable Senior Apartments 15 1,337 Lower Income
Senior Mobile Home Parks 5 531 Lower Income
Tenant Based Vouchers N/A 550 Lower Income
Total 24 2,780
Source: City of San Bernardino, 2020.

Note: Retirement communities are addressed in the section under housing for people with disabilities The City of San Bernardino has also played a role in facilitating the long-term preservation of deed-restricted apartments projects that are affordable and deed-restricted for seniors in recent years. These include Lugo Senior Apartments, Beautiful Inn Senior Apartments, and other senior projects. Despite these resources, there is still an unmet need for new affordable rental properties for seniors as well as housing rehabilitation assistance given the large number of senior households, particularly those who earn very low and low incomes.

TELACU Senior Housing, San Bernardino
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Unmet Needs
Most communities have difficulty meeting the
full range of senior needs. This is due in part
to the wide range of senior needs (e.g., transit,
housing, social services, health, income, etc.),
and differences among subgroups (e.g., based
on age or level of independence). Regardless,
the multiple needs of seniors require a
comprehensive “aging-in-place” approach.

The U.S. CDC defines “aging in place” as “the
ability to live in one's own home and
community safely, independently, and
comfortably, regardless of age, income, or
ability level” for as long as feasible.

The Housing Element is primarily concerned
with the provision of suitable housing options for special needs groups, including seniors to facilitate “aging in place.” However, other opportunities exist to facilitate “aging in place.” These include redesigning the built environment to enable individuals to walk and exercise, providing opportunities for recreation at senior centers, providing or facilitating the provision or siting of health care providers in the City, assisting in companionship programs, or providing opportunities for seniors to influence policy.

Though no studies quantify the unmet need for services that would allow individuals to age in place in San Bernardino, at least three unmet needs can be identified:
1) For independent seniors, the primary need is for affordable housing, home repair, engagement and wellness services, affordable and well-connected transit, and other services, particularly given the high number of low income seniors overpaying for housing. 2) For individuals needing support to maintain independence and avoid institutional care, the primary needs are community support services. This includes case management, in-home supportive services, meal deliveries, and other community-based services. 3) For individuals unable to manage their care, the primary need is for long-term care facilities, including elderly residential facilities and other group home settings where appropriate medical care can be readily provided.

While no specific local studies document the unmet needs of seniors residing in San Bernardino city, the County Area Agency on Aging’s 2020-2024 Area Plan documents unmet needs for accessible transit, in-home supportive service, and health services, among others.

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City of San Bernardino General Plan – Housing Element 2-29 Services for Seniors
The City, County, and nonprofits offer programs that help seniors to “age in place” in their home without having to move or leave the community. Two senior centers—Perris Hill and Fifth Street— provide a place for gatherings, events and outreach, recreational spaces, extracurricular activities, and information regarding city services. The City’s Senior Nutrition Program provides lunches at six locations: two senior centers and four community centers (e.g., Hernandez, Lytle Creek, New Hope, and Highland Senior Centers). The City’s Companion Program helps to decrease isolation for seniors, and the AmeriCorp program offers opportunities for volunteer work. Table 2-22 summarizes programs and centers for seniors.

Table 2-22 Services for Seniors in San Bernardino
Resource/
Program Services Provided
In Home Supportive
Services
IHSS offers services to keep seniors living in their homes. Services include housecleaning, meal preparation, laundry, grocery shopping, personal care services, accompaniment to medical appointments, and protective supervision.

Senior Affairs
Commission
This body serves as an advisory body to the San Bernardino County Board of Supervisors and Department of Aging & Adult Services–Public Guardian Director on policy matters related to the needs of seniors and the services.

AgeWise AgeWise provides mental health services for high-risk and underserved seniors, including home behavioral health and case management services, counseling services, peer and family advocacy, and support and education groups.

Transit Services Omnitrans provides assistance to seniors and individuals with disabilities to help them ride the bus system. OminAccess, a curb-to-curb ADA service, is also offered for seniors as a complement to the fixed route bus system.

Nutrition Services This program provides nutrition services to assist seniors to live independently by promoting better health through improved nutrition and reduced isolation through programs coordinated with nutrition-related supportive services.

InnovAge InnovAge PACE (Program of All-inclusive Care for the Elderly) is an alternative to nursing facilities. It provides healthcare and social engagement to older adults to help them stay independent and able to age in place in their homes.

Inland Caregiver
Resource Center
One of 11 designated nonprofit care centers that provide information and referral, personal care, homemaker services, assisted transportation, adult day care, chores, companion services, and minor home repairs to seniors.

Sources: City of San Bernardino, San Bernardino County Department of Health Services, 2022 Packet Pg. 647
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2-30 July 2023

FAMILY HOUSEHOLDS
Single parent families, female-headed households, and large families have special housing needs.

Due to the limited supply of adequately sized units to accommodate larger households, large families often face significant difficulty in locating adequately sized, affordable housing. Femaleheaded households, particularly those with young children, can have lower incomes and higher living expenses and may lack the resources needed for adequate childcare or job training services, often making the search for affordable, decent, and safe housing more difficult. • Female-Headed. This group includes individuals providing for children on only one income.

Female-headed households generally have lower-incomes and higher living expenses, often making the search for affordable, decent, and safe housing more difficult. These households also have additional needs for day care/childcare, health care, and other supportive services.

In 2019, there were 14,205 female-headed households (approximately 24 percent of the City’s household), which is up by 3 percent from 13,789 female-headed households in 2010. There is no information available on tenure, overpayment, or overcrowding for this group. However, the number of households in poverty has decreased, from 38 percent in 2010 to 33 percent. 1 • Single Parents. Single-parents often require special consideration because they earn less than two-parent households and need childcare as well. As a result, many will double up with other families or choose smaller housing for a lower cost, which in turn may create overcrowding.

According to the 2015-2019 ACS, the City had 13,311 single-parent households with children under age 18 (down 2 percent from 13,617 in the 2006-2010 ACS), of which 9,921 are female headed and 3,390 are male headed. Poverty is a critical issue for single parents with children; 49 percent of female-headed and 33 percent of male-headed families live in poverty. Neither the census nor ACS provides data on tenure, overpayment, or overcrowding for this group. • Large Families. The 2015-2019 ACS reports that the City has 14,255 large households with five plus members (down 10 percent from 2010). Of that total, 7,441 own homes and 6,814 rent housing. Large-family households include couples with more than two children, multigeneration families, and families living with extended family members; they also include nonfamily members who rent a room, such as students. Large renter households have greater difficulty finding housing due to the limited supply of adequately sized and affordable rentals.

Poverty and overcrowding data are not available for this group, but the 2015-2019 CHAS data reports high cost burdens. For large families, 22 percent spend 30 to 50 percent of their income on housing, and 21 percent spend more than 50 percent. Low income, large families have a higher cost burden compared to moderate- and above moderate-income households. 1 2010-2014, 2015-2019 ACS 5-Year Estimates (Table B17010).

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City of San Bernardino General Plan – Housing Element 2-31 Family Housing
To address the housing needs of family
households, the City permits a variety of singlefamily homes, condominiums, apartments, and accessory dwellings. There are 17 affordable
apartments; 41 family (not age restricted)
mobile home parks; and single-family homes
that have been purchased or built with
Neighborhood Stabilization Program Funds,
HOME funds, and other assistance programs.

Many apartment properties include threebedroom units that are suitable for large families. The County Housing Authority also
provides about 570 tenant-based vouchers for
female-headed families with children.

Table 2-23 summarizes rental and ownership
housing that is deed restricted for low- and moderate-income families in San Bernardino.

Table 2-23 Family Housing in San Bernardino
Housing Project
Total Number
of Projects
Total Number
Housing Units
Housing
Affordability
Affordable Apartments 17 2,320 Low, Very Low Income
Mobile Home Parks 41 3,535 Low, Very Low Income
Single-Family Homes N/A N/A N/A
Total 58 5,855
Rental Vouchers N/A 570 Very Low
Source: City of San Bernardino, 2020; HUDUser, 2020
In addition, the City has also issued covenants for hundreds of single-family homes that received funds from local Redevelopment Tax Setaside, Federal HOME, Federal Community Development Block Grants, Federal Neighborhood Stabilization funds, or other funding sources. These funds have provided low- and moderate-income families with low interest loans to buy or rehabilitate housing, further adding to the inventory of affordable single-family homes in the community.

Partners include NPHS, Habitat for Humanity, and other nonprofit organizations in the City.

Waterman Gardens Public Housing Replacement
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Unmet Needs
Neither the City nor County have undertaken a family and children needs assessment to document local unmet needs. However, research demonstrates that housing, neighborhoods, and economic security are key social determinants of health. Housing instability, poor and/or unsafe housing, poverty, poor neighborhood conditions, and other similar conditions affect children’s physical and mental health, development, and school performance and can have lasting effects well into adulthood. Families with insufficient income have difficulty meeting the needs of their children.

Key unmet needs in San Bernardino include:
• Affordable childcare. Affordable childcare is a key service that can assist families and single parents to work and afford safe housing. According to kidsdata.org, the annual cost for fulltime licensed childcare centers is $13,108 for an infant and $9,183 for a preschooler. For a household earning a median income of $55,000, the cost is 17 to 21 percent of the median family income, but 50 percent of the income of an extremely low income household. The County implements three programs: center-based, family childcare, and home-based care.

However, there is a significant shortage of infant/toddler care for children under age 3. • Housing diversity. Housing overcrowding and overpayment are the highest for family households of all sizes. Part of the issue can be traced to the imbalance in housing diversity.

A survey of 36 apartments in the City found that 4 percent of units were three bedrooms or larger and less than 1 percent of the units were studios. This is significant given that 24 percent of all households in the City are large family renters and studios are the most affordable.

Moreover, there is a general lack of middle income units—duplexes, triplexes, quadplexes, and other small lot developments that are more affordable than homes on 7,200-square-foot lots. • Strong neighborhoods. Families must be helped to thrive within their neighborhoods and communities. Informal social networks (friends, neighbors, faith communities, and clubs) almost always exist at the neighborhood level, and investing in programs to improve social capital can be key to a strong neighborhood. The City can also invest in the physical neighborhood itself through effective code enforcement. The City recently increased its code enforcement staff nearly fourfold, from 5 to 20 officers, to improve neighborhood conditions.

The Council also funds violence prevention, neighborhood cleanups, and park projects. • Economic opportunity. The City has a significant lower-income population that could benefit from additional economic and wealth-building opportunities—many of which can be traced to education, job opportunities, and homeownership. Though the City does not control local schools or workforce training programs, it can proactively support economic development efforts that improve job attraction, workforce training, and other services that can enable residents to obtain good paying jobs—which eventually helps families to thrive.

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City of San Bernardino General Plan – Housing Element 2-33 Services for Families with Children
The City of San Bernardino offers a variety of programs for families, female-headed households, and single parent households, some of which are summarized in Table 2-24. These are a sample of the many programs available to families, not including programs offered through faith-based organizations in the community.

Table 2-24 Services for Families in San Bernardino
Resource/
Program Location Services Provided
Recreation and
Community
Services
City of
Bernardino
The City’s community centers—DelMann Heights, Lytle Creek, Rudy Hernandez, Ruben Campos, Verdemont, and Norton—
provide safe spaces for events and outreach, after-school programs, sport programs, summer camps, and mentorship.

After-School
Programs
City of
Bernardino
The local school district provides before- and after-school care (K12) to enhance student academic, social, emotional, and physical development. Includes a snack, homework time, and
academic/recreational/enrichment activities.

Youth Action
Project
City of
Bernardino
YAP connects youth to positive adults who teach and model appropriate behaviors and life skills. YAP assists young people in becoming self-sufficient through financial literacy, work readiness, entrepreneurial development, and community organizing.

Boys and Girls Club
(BGS)
City of
Bernardino
The Boys and Girls Club offers recreational and educational programs for K-6 at many City affordable-housing projects (Crestview Terrace and Valencia Terrace) and collaborates with SBCUSD to provide after-school programming at 16 schools.

Center for Youth
and Community
Development
City of
Bernardino
CCYCD implements programs to help children succeed while having fun doing activities they love. Core programs include: the arts, STEM, character and leadership, education and career development, health/life skills, and sports/fitness/recreation.

Emergency Rental
Housing Assistance
and HUD vouchers
City of San
Bernardino
The City implements, through its nonprofit partners, a rental assistance program with funding from the State HCD. In addition, HUD allocates several thousand tenant-based rental vouchers, which more than 2,500 households use in San Bernardino.

Economic
Development
City of San
Bernardino
The City provides services for 1) business retention and attraction efforts to encourage job creation; 2) workforce development efforts to provide residents access to quality local jobs; and 3) building partnerships to leverage and attract funds and resources.

San Bernardino
County
City of San
Bernardino
HACSB provides programs that support families with children.

These include income support programs, job training and workforce development, affordable housing assistance,
community services, health care, and other services.

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PEOPLE WITH DISABILITIES
In part due to the passage of state and federal laws, the aging of residents, and societal values, communities are more aware of the housing and supportive service needs of disabled residents.

Disabled people have special housing needs because of their fixed income, lack of accessible housing, higher health care costs, and other difficulties. According to the 2015-2019 ACS, 18,574 households had a disabled member, that is, 35 percent of households in the City. Specifically, 25,567 persons identified as having at least one disability. Disabilities are defined as mental, physical, and/or health conditions that typically last more than six months.

The ACS identifies six types of disability, noted below. Ambulatory difficulties, cognitive disabilities, and independent-living disabilities were the most commonly reported disabilities among residents—primarily because of their prevalence among elderly residents. • Hearing: Deaf or serious difficulty hearing—4,943 persons (19 percent) • Visual: Blind or serious difficulty seeing even with glasses—4,915 (19 percent) • Cognitive: Serious difficulty concentrating, remembering, or making decisions—11,015 (43%) • Ambulatory: Serious difficulty walking or climbing stairs—13,887 (54 percent) • Self-Care: Difficulty bathing or dressing—4,824 (19 percent) • Independent Living: Difficulty doing errands alone—9,295 (36 percent) A developmental disability is defined by Section 4512 of the Welfare and Institutions Code as “a disability that originates before an individual becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual.” This includes intellectual disabilities, cerebral palsy, epilepsy, and autism as well as disabling conditions closely related to mental retardation or that require treatment similar to that required for individuals with mental retardation, but does not include other handicapping conditions that are solely physical.

In addition to the census data mentioned above, the California Department of Developmental Services estimates that 5,298 persons with a developmental disability live in the City.

Approximately 52 percent are 18 years or over, and about 48 percent are under the age of 18.

Persons with developmental disabilities, as represented by their housing, are home of parent/family/guardian (79 percent), independent/supported living (6 percent), community care facility(5 percent), intermediate care facility (4 percent), foster/family home (3 percent), and other (4 percent). Of particular note, only 6 percent of individuals live in independent living.

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City of San Bernardino General Plan – Housing Element 2-35 Residential Treatment
As a major urban center in the Inland Empire,
providing an appropriate number of facilities and
treatment options for residents with alcohol,
drug, and mental health concerns is of continued
importance. The City of San Bernardino is home
to a variety of residential treatment centers that
assist residents in overcoming alcohol and drug
misuse and mental health conditions. These
include state-licensed facilities and sober living
homes that serve San Bernardino residents. The
City is also home to several hospitals and health
care organizations (Kaiser Permanente, County,
Victor Treatment Centers, etc.) that serve
individuals with mental health or substance use
disorders. Despite the many facilities, the City is
designated a mental health care professional
shortage area by the federal government.

A sample of organizations active in the City:
• Veterans Alcoholic Rehabilitation Program (VARP). VARP is a nonprofit organization providing residential recovery treatment for men and women. Services include personal recovery planning, educational sessions, social/recreational activities, group sessions, and assistance in obtaining services. VARP has 27 locations, including 13 residential facilities. • Valley Star’s Crisis Residential Treatment Center (STAY). “The STAY” is a short-term, 14- bed center for transitional age youth (TAY) in crisis located in the County of San Bernardino.

This facility is the only center of its kind in the state of California. This residential program is housed next door to the One Stop TAY Center and Casa Paseo Center. • Salvation Army Treatment Center (STAY). The Salvation Army’s Adult Rehabilitation Centers and Harbor Light Center programs offer spiritual, emotional, and social (housing, employment, etc.) assistance to those who have experienced prolonged alcohol and drug dependence. The rehabilitation center is based on Doolittle Street with support facilities nearby. • Faith-based groups. Faith-based groups provide services to the City’s unhoused population.

The Way World Outreach church provides groceries and hot meals, mental health, and housing services. Additionally, the Catholic Charities of San Bernardino and Riverside Counties provides social and stabilizing services as well as counseling and immigrations services.

Casa Paseo, a 11,000-square-foot facility situated on
approximately 3 acres in San Bernardino
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Housing for Persons with Disabilities
Individuals with disabilities may require a variety
of housing types, from independent housing to
group quarters, to institutional environments
that provide on-site medical care. Accessibility of
the home and surroundings, access to medical
care, affordability, and proximity to public transit
are important. San Bernardino seeks to facilitate
an integrated setting appropriate for people with
disabilities to reside, receive services, and
participate in community life. The City’s options
for housing disabled people follow, and Table
2-25 shows the numbers of beds they provide.
• Adult Residential. Nonmedical facilities that provide room, meals, housekeeping, supervision, storage and distribution of medication, and personal care assistance with basic activities for people unable to live by themselves but who do not need 24-hour nursing care. • Residential Care for the Elderly. Often called “Assisted Living,” these are nonmedical facilities that provide room, meals, housekeeping, supervision, storage and distribution of medication, and personal care assistance with basic activities for persons 60 years of age or older. • Intermediate Care Facility. State-licensed facilities that provide 24-hour residential services for persons with developmental disabilities, including services such as (re)habilitation, developmental, and supportive health services. ICFs generally have three levels of care. • Skilled Nursing Facility (SNF). Sometimes called “nursing homes” or “convalescent hospitals,” these facilities provide nursing care for chronically ill or short-term residents of all ages. An SNF is required to provide 24-hour skilled nursing care as well as related or rehabilitative services.

Table 2-25 Housing for Persons with Disabilities in San Bernardino Housing Type
Total Number
of Projects
Total Number
of Beds/Units
Housing
Affordability
Adult Residential 40 304 Market Rate
Residential Care Elderly 7 374 Market Rate
Intermediate Care Facility 7 41 Market Rate
Skilled Nursing Facility 11 1,058 Market Rate
Total 65 1,777
Source: California Department of Social Services, 2020; California Department of Public Health, 2020.

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City of San Bernardino General Plan – Housing Element 2-37 Unmet Need
According to the Disability Rights Education and Defense fund, access to affordable, accessible, safe, and transit-close housing that is integrated into communities is the foundation upon which inclusive and healthy lives are built for people with disabilities. Yet documenting the level of unmet needs is not possible. Like senior needs, this is due in part to the wide range of needs (e.g., transit, housing, social services, health, income, etc.), and differences among subgroups (e.g., based on age, disability, income, or level of independence). Moreover, the needs of disabled are often addressed in disparate master plans—transit plans, aging plans, transition plans, etc.

Key unmet needs are as follows:
• Accessible Housing. Federal law requires that new housing comply with common accessibility standards in the building code. Moreover, apartment projects funded by federal funds must include certain accessibility standards for a limited number of units. Given that one in ten people in California have a disability, there is a significant gap in the housing that is fully accessible to people with disabilities. This underscores the need to have: 1) updated reasonable accommodation processes; 2) enforcement of accessibility codes; 3) updated zoning codes that facilitate and permit housing for people with disabilities; and 4) financial assistance where needed to assist disabled people in modifying their homes. • Community Accessibility. Ensuring equal access to civic life for all people is a fundamental goal of the American with Disabilities Act as accessibility relates not only to physical access but to the delivery of government programs, services, and activities. The law further requires all cities to establish an ADA Transition Plan that prioritizes capital/infrastructure improvements within the City to comply with this legislation. Finally, it establishes physical access requirements for public facilities (buildings, parks, sidewalks, public rights of way).

Accessibility also extends to the availability of transit, job opportunities, education, government benefits, health care, and other services in a community. • Assistance and Support Services. A wide variety of services are needed to allow people with a disability to live in San Bernardino. This includes income support, as many disabled people earn extremely low and very low incomes. Accessibility devices for mobility and associated equipment are needed. For adults of working age, referrals for job training and workforce development will be needed. Social and recreational services are also key. Clearly, many services are not within the purview of what the City can provide; the County and nonprofit sectors provide the vast majority of assistance and support services. Nonetheless, there may be select opportunities where the City can partner with organizations to assist in meeting the needs of people with a disability.

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Services for Persons with Disabilities
Persons with physical or developmental disabilities require services to support health and welfare, mobility needs, independent living, and transportation needs. A sample of available services programs and centers for persons with disabilities is summarized in Table 2-26.

Table 2-26 Services for Persons with Disabilities in San Bernardino Resource/Program Location Services Provided
Ascend SB
San
Bernardino
City
Community-based program for clients with developmental
disabilities, provides programs for clients to learn techniques to produce coherent and meaningful content with an emphasis on digital media, visual arts, telecommunications, and technology.

Southern California
Resource Services for
Independent Living
San
Bernardino
City
SCRS-IL is a cross-disability, nonresidential, disability rights agency empowering people with any disability to live full and independent lives. Services include housing assistance; assistive technology; and educational, vocational, and job assistance.

The Arc
San
Bernardino
City
The Arc of California maintains an advocacy network of selfadvocates, family members, service providers, and community members dedicated to promoting and protecting the civil rights of people with intellectual and developmental disabilities.

Inland Regional
Center (IRC) Statewide
The IRC supports people with intellectual disabilities, autism, cerebral palsy, and epilepsy and provides case management. The IRC contracts with community-based service providers to help clients live the most independent and empowered lives possible.

OmniTrans
San
Bernardino
City
Omnitrans is the designated provider of transit for people with disabilities with ADA accessible buses or vans. Associated services include Dial-A-Ride, Omni-Access Services (ADA-mandated shared ride service), and fare reductions.

Rolling Start
San
Bernardino
City
Rolling Start helps disabled people to achieve the independent life of their choice through information and referral, independent living skills, systems and individual advocacy, peer advising, housing referrals, personal assistants, and assistive technology.

Center for Individual
Development
San
Bernardino
City (city
program)
CID is a regional recreation center that provides recreation programs for people of all ages with physical, developmental, and mental disabilities. Programs include adult mixers, aquatic care, adult water exercise, teen after-school club, and aerobics classes.

Aging and Disability
Resource Connection
(ADRC)
San
Bernardino
County
ADRC serves older adults, people with disabilities, and caregivers with information and access to available long-term services and supports. ADRC partners with organizations to provide transition services, interim and short services, and options counseling.

OPARC
San
Bernardino
City
OPARC offers flexible development programs designed to teach life, social, and employment skills. Each person is matched with a team of support staff who help them identify goals and objectives.

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City of San Bernardino General Plan – Housing Element 2-39 Services for People with Mental Disabilities
The County of San Bernardino offers a variety of
publicly subsidized mental health care services for
residents, including in San Bernardino. Also included
are services provided by local schools, colleges, and
nonprofit community-based organizations. While
there is no comprehensive provider directory for the
City of San Bernardino, the County publishes a
directory listing many of the mental health providers,
including those that address substance abuse
disorder, that are publicly subsidized in the county
at: https://wp.sbcounty.gov/dbh/wpcontent/uploads/2016/06/Directory_Service_Eng.pdf.

Table 2-27 Services for Persons with Mental Disabilities in San Bernardino Resource/Program Location Services Provided
San Bernardino
County Crisis Services
City and
County
A community-based mobile crisis response team for children and adults experiencing a psychiatric emergency. The County also has crisis stabilization units for individuals of all ages. Facilities are in San Bernardino, Fontana, Victorville and Yucca Valley.

San Bernardino
County Outpatient
City and
County
The County maintains outpatient clinics that serve children, youth, adults and older adults. Facilities in the adjacent East Valley include Rialto, San Bernardino, Redlands, Yucaipa, and others.

Specific centers in San Bernardino Phoenix and Valley Star.

San Bernardino
County Specialized
City and
County
The County offers behavioral health related services and supports, separate from outpatient services, including services for children, transitional youth, and families. Facilities in San Bernardino include Valley Star Behavioral Health, Victor Community Support Services, One Stop Tay Center, Pacific Clinics, and others.

Private / Nonprofit
Providers
City and
County
Private and nonprofit organizations offer mental health services in San Bernardino. For instance, Kaiser Permanente and Dignity Health offer psychiatry, psychotherapy, and crisis intervention at their facilities in San Bernardino. SAC Health also offers two Health, Behavior, and Wellness Centers in San Bernardino OmniTrans
San
Bernardino
City
Omnitrans is the designated provider of transit for people with disabilities with ADA accessible buses or vans. Associated services include Dial-A-Ride, Omni-Access Services (ADA-mandated shared ride service), and fare reductions.

County of San Bernardino Health Services,
including Behavioral Health Facility
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UNHOUSED PEOPLE
Homelessness affects people of both genders, all races, ages, and family types, with some of the main causes being mental illness, substance abuse, prison release, less of jobs, and lack of affordable housing among others. Displacement due to shutdown of substandard housing or evictions from housing can cause people marginally housed to become homeless. According to HUD’s definition, a person is considered homeless only when (s)he lacks a fixed, regular, and adequate nighttime residence and resides in one of the following places: 1) places not meant for human habitation, such as cars, parks, sidewalks, and abandoned buildings; 2) an emergency shelter; 3) transitional housing for homeless persons; or 4) a HUD-defined Safe Haven.

The County of San Bernardino is required to
conduct a biennial Homeless Count to
identify persons who are not living in
adequate housing facilities. The 2022 Count
found that 3,333 persons were homeless in
San Bernardino County, a 75 percent
increase from 1,887 people in 2016. Over
the same period, the City’s homeless
population nearly tripled, from 491 to 1,350
by 2022, and unsheltered count has
quadrupled. COVID-19 and economic
dislocation affected the region, causing the
homeless population to increase 6 percent
countywide and 28 percent in the City. Of
the City’s homeless, 992 people were
unsheltered (Figure 2-15). The 2023
Homeless Count shows that the unhoused
total has increased slightly to 1,017 persons.

It should be noted that other homeless counts, using more expansive definitions, are higher than the County’s official Homeless Count, which conforms to HUD’s Continuum of Care program. The California Department of Education counts homeless public school students whose nighttime residence is (i) shared housing with others due to loss of housing, economic hardship, or similar reason, (ii) a hotel or motel, (iii) a temporary shelter, or (iv) unsheltered. The first two categories of temporary residences are not included in the federal definition of homelessness. According to this more expansive definition used by the Department of Education, up to 3,620 students/youth in the San Bernardino City Unified School District are precariously housed. 0 200
400
600
800
1,000
1,200
1,400
1,600
2016 2018 2020 2022
Unsheltered
Sheltered
Total Homeless
Figure 2-15 Homeless Trends in the City of
San Bernardino, 2016-2022
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City of San Bernardino General Plan – Housing Element 2-41 Characteristics and Needs
The City of San Bernardino’s unsheltered homeless population is diverse in gender, age, and race/ethnicity, with individuals experiencing a range of traumatic life experiences. Despite the variation, there are key conditions that generally are seen in the homeless population and that provide insight into unmet needs and possible program interventions. For the unsheltered adult population, the 2022 Count revealed key housing and service characteristics include:
• Demographics. The majority (69.2 percent) were male, 30.0 percent female, 0.6 percent transgender, gender non-conforming, or questioning, and 0.2 percent did not respond. Of the 989 adults encountered, 38 percent were ages 25 to 39 years, 22 percent were 40 to 49 years, and 12 percent were 50 to 65 years, and 10 percent were over 65 years. About 4 percent were younger than 24 years. The majority identified as White (48 percent) followed by Black (24 percent); of all races, 39 percent identified as Hispanic, and 17 percent reported multiple races. • Mental Illness, Health, and Physical Disability. Homeless people have a higher prevalence of medical, disability, and substance abuse conditions. These conditions affect their ability to be employed and afford housing and health care. In San Bernardino, 44 percent reported a mental health disability, 24 percent reported a physical disability, and 12 percent reported a developmental disability. Just under 17 percent reported chronic health issues (e.g., heart, lung, kidney, or cancerous disease), and 4 percent reported living with HIV/AIDS. • Life Experiences. Unhoused people have often experienced significant trauma. For instance, about 6 percent of those surveyed were fleeing unsafe homes or domestic violence. Nearly 58 percent of homeless adults reported a substance use problem. In addition to these experiences, 60 percent were considered to be chronically homeless. Veterans also made up approximately 6 percent of the homeless population. There is no information regarding the number of youth that were forced to flee from their original home. • Evictions/Displacement. Anecdotally, residents have cited high rents a reason for loss of housing, but there is no reliable data to document evictions countywide and by city.2 However, according to the 2022 Count, 114 individuals were released from correctional agencies (21 percent). Recently, the City was forced to close a substandard and illegally converted college dorm, resulting in many homeless people having to move from the facility.

The San Bernardino Homeless Count revealed a snapshot of conditions facing homeless people.

Such complexities require a tailored, flexible, and context-sensitive approach for providing the appropriate housing options and supportive services for this population. 2 While Eviction Lab publishes estimates for rental evictions by city and county, there are data limitations that make it unsuitable for widespread use at this time. HCD has not recommended the inclusion of eviction data as required or supplemental data in the AFH2.0 web mapper.

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Housing for Unhoused People
Several types of housing options can decrease risk
of homelessness and support transitions toward
permanent rehousing. In addition to housing,
support services are often necessary for persons
who experience homelessness to reenter the
workforce. Rapid reentry into permanent housing
is the ideal scenario, but a full continuum of
housing options is still needed to meet the needs
of homeless people at various stages of recovery.

The City provides beds for homeless men, women,
women with children, and families. (Table 2-28).
• Homeless Access Center. Provides a central and
comprehensive access point to vital services,
resources, and emergency needs.
• Emergency Shelter. Shelters are designed to be a temporary place for individuals to stay that is off the street until they are connected to services and more stable housing options. • Transitional Housing. A residence that provides a stay of six months to two years, during which case management services are provided to maintain housing and live self-sufficiently. • Permanent Supportive Housing. A residence that provides permanent housing linked with support services to allow residents to live at the place of residence on an indefinite basis. • Rapid Rehousing. Provides a tailored package of assistance that may include time-limited financial assistance and targeted supportive services.

Table 2-28 Housing for Homeless Residents in San Bernardino Facility Type
Family
Beds
Adult
Beds
Child-Only
Beds Seasonal Total
Emergency Shelter 195 130 0 0 325
Safe Haven 0 24 0 n/a 24
Transitional Housing 118 50 3 n/a 171
Permanent Supportive Housing 619 920 0 n/a 1,539
Rapid Rehousing 1,177 118 0 n/a 1,295
Source: Estimates from HUD 2020 Continuum of Care, Housing Inventory Report, San Bernardino City.

Mary’s Village Center
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City of San Bernardino General Plan – Housing Element 2-43 Unmet Need
Providing for the unmet need for emergency shelter, transitional housing, permanent supportive, and other housing arrangements represents a major challenge in San Bernardino. In December 2022, the City approved a Homelessness Solutions Action Plan and allocated $24.5 million in ARPA funds to address the unmet need for shelter. In February 2023, the City Council approved a local Homelessness State of Emergency Declaration and shelter crisis pursuant to GC § 8698. In response, the City Council adopted a homeless state of emergency plan in May 2023 for the delivery of additional housing options and supportive services. These plans will add up to 535 new beds (or 65 percent of the total need) to the City’s inventory of housing for homeless residents.

A summary of projects and ongoing efforts include the following:
1) Complete the approved 30-unit U.S.VETS permanent supportive housing project, which will be a project reserved for veteran homeless individuals. 2) Complete the 85-bed Mary’s Village transitional housing project, the first for men, as part of their 10-acre, multiservice-center complex that is approved for development. 3) Complete the approved 170-bed Lutheran Social Services Center, a multiservice homelessness campus in Central San Bernardino
4) Develop the Pacific Village complex, which will add 100 shelter beds and 32 recuperative care, transitional beds. Phase 1 has been completed
5) Develop the SB HOPE campus, a 225-bed navigation center campus at 796 E. 6th Street.

The City owns a 5.5-acre site that is slated for interim units and supportive services. 6) Contract with local motels to provide interim housing for up to 200 people while the Navigation Center is being completed.
7) Staff Homeless Prevention Outreach Team, a team of eight to support substance use disorder services, mental health services, and engage with clients on a peer level. 8) Work with Salvation Army to facilitate the reuse of an additional site that could accommodate an additional 200 homeless people during the Emergency period. 9) Provide a flexible mix of services needed for homeless people in different situations, including mobile showers, recovery services, workforce development, etc. 10) Continue advocacy for additional state and federal funding, including possible shelter opportunities in other areas of San Bernardino as feasible.

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Services for Unhoused People
A sample of City organizations and services is summarized below and in Table 2-29. • Homeless Access Center: The San Bernardino Homeless Access Center (HAC) seeks to provide homeless or people at risk of homelessness with the support and services they need to obtain decent affordable housing and services. The center provides various, much-needed resources, including homeless prevention support, rapid rehousing, outreach, and housing. • U.S.VETS Veteran Housing: In March 2022, the City approved development of a social service residential facility (Veteran’s Housing) consisting of 30 residential units for low-income military veterans. Programs included housing, case management, and supportive services. This will be the first of two veteran housing projects built in San Bernardino. • Time for Change Foundation for Homeless Women and Children: Time for Change offers transitional housing, case management, re-entry assistance, independent living skills, mommy and me bonding course, financial management, parent education, professional development services, transportation, health and nutritional wellness, and legal services. • Operation Grace: Since 1993, Operation Grace has provided emergency shelter for women and children in San Bernardino. The organization offers permanent supportive housing and provides programs to families at risk of losing their housing. Operation Grace partners with local organizations to provide various community services and homeless prevention services. • Central City Lutheran Mission: Established in 1994, CCLM assists those in crisis with emergency services, case management, life-skills training, employment, and education referrals. The organization also provides health and wellness services, housing counseling, education services and trainings, and permanent support and rapid rehousing. CSS is in the process of developing a wellness campus at their location in San Bernardino. • Mary’s Mercy Center: Mary’s Mercy provides meals six days a week, medical screenings, dental clinics, support for mothers in crisis, and supportive services. In 2020, the City, San Manuel, Mary’s Mercy, and other partners completed Mary’s Village—the first transitional housing complex for men experiencing homelessness. This four-phase project provides shortterm housing, vocational education, job training, case management, and other services. • Step Up: Step Up’s Inland Empire Housing First Programs began in 2016. The team works with property management companies and landlords who are willing to engage with Step Up to rent to the homeless population. Step Up recently converted the Allstar Motel into 75 units of permanent supportive housing for formerly homeless people in San Bernardino. The project houses seniors who have experienced chronic homelessness in San Bernardino.

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City of San Bernardino General Plan – Housing Element 2-45 Table 2-29 Homeless Service Providers in San Bernardino Agency / Organization
Summary of Housing and Support Services
Emerg.

Shelter
Trans.

Housing
Perm.

Supp.

Housing
Motel/
Rental
Assist
Support
Services
Lutheran Social Services X X X X X
Salvation Army X X X X
Restoration House X X X
Operation Grace X X X X
Rest for Your Souls X X
Lighthouse X X
Keys Nonprofit X X
Step up On Second X X
Mary's Mercy Center X X
Time for Change Foundation X X X
The Way World Outreach
Option House X X X
SBC Community Action X X X
Catholic Charities X X
Foothill AIDS X X X X
U.S.VETS X X X
SBC US Veteran Affairs X X X X X
Source: HUD 2020 Continuum of Care, Housing Inventory Report, San Bernardino City.

Notes: Many local churches also provide services for homeless people, but are often not listed on government publications.

Additional County Resources
By order of the Board of Supervisors in September 2007, the San Bernardino County Homeless Partnership (SBCHP) was formed to provide a more focused approach to issues of homelessness in the county. SBCHP was instrumental in preparing the Continuum of Care for the county and plan to end homelessness. The Office of Homeless Services serves as the administrative arm of the SBCHP, operating the Homeless Count and coordinating a broad range of services. Some of the key services provided in the county are emergency shelter and motel vouchers, transitional housing, supportive housing, rapid rehousing, security deposit and utility assistance, rental assistance, and other community and support services.

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COLLEGE STUDENTS
San Bernardino is home to two major colleges—California State University at San Bernardino and San Bernardino Valley College—and satellite campuses for institutions such as Azusa Pacific University. Smaller professional/vocational schools include Concorde and Summit College.

Because educational institutions play an important role in community life, it is important to ensure that the significant housing needs of current and future students, faculty, and employees are addressed. Taken together, the City has more than 17,600 residents attending college.

San Bernardino colleges with the largest number of students are described below. • California State University, San Bernardino
(CSUSB). Founded in 1965, CSUSB is one of the 23
campuses of the California State University system.

The main campus sits on 441 acres in the City’s
University District, with a branch campus of 40 acres
in Palm Desert. CSUSB’s fall 2020 enrollment was
approximately 19,500. In 2020/2021, CSUSB had
440 full-time faculty, employed 1,390 persons, and
operated a budget exceeding $250 million.

Enrollment is projected to reach approximately
25,000 students at buildout of the university.
• San Bernardino Valley College (SBVC). Founded
in 1926, SBVC is the 25th oldest of the 115
community colleges across California. The main
campus sits on 82 acres near downtown San
Bernardino. Today, SBVC offers classes to
approximately 15,000 students and runs on an
annual budget of about $59 million. The college
district has a second campus (Crafton Hills College
in Yucaipa) and has 148 full-time faculty, 429 parttime faculty, and 459 staff. • Other Educational Institutions. San Bernardino’s
smaller institutions of higher learning and/or
professional and occupational trade schools enroll
an undetermined number of additional students. Azusa Pacific, San Manuel Gateway College, Concorde College, Summit Career College, and others have San Bernardino campuses.

Cumulatively, these institutions add to the total number of students, faculty, and employees and the associated demand for rental and ownership housing.

San Bernardino Valley Community College
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City of San Bernardino General Plan – Housing Element 2-47 Student Housing and Services
Student housing needs will vary based on the university, enrollment projections, income of students, cost of tuition, and local housing market. According to recent studies, it is common for many college students to pay too much for housing or double up with other students to afford ho]using. The issue of affordable housing affects students at both four-year universities and community colleges. Because of the cost of college, housing, and tuition combined, many students face some level of housing insecurity.

According to CSUSB’s 2016-2020 Master Plan, an
additional 3,320 beds in dormitory-style halls,
residential suites, and apartments will be provided.

Many of the existing student housing has reached
the end of its functional life and needs to be
remodeled or replaced. Two new areas of student
housing will be created, one in the south campus
area and one in the north; other areas of housing
will be in the Gateway Precinct on both sides of the
main campus entry. Because of the significant oncampus housing projects proposed over the life of the master plan, CSUSB does not project a need for
additional housing. The issue of housing need will
be addressed in the next master plan update.

San Bernardino Community College District (SBCCD) has been exploring the need for student housing; in 2017, a Phase I housing feasibility study was completed at Crafton College in Yucaipa.

The study found that 80 percent of CHC students would be interested in living in student housing.

A similar study has not been conducted at the main campus in San Bernardino. In 2022, the SBCCD was awarded a $1 million grant to complete a housing feasibility study at both campuses. Should these feasibility studies demonstrate the demand for housing, the college district can submit an additional application for an allocation of the State of California’s dedicated projected pool of $1.5 billion to finance the development and construction of student housing projects.

The San Bernardino Development Code conditionally permits student housing types. For instance, student housing is conditionally permitted in the RSH zone. Dormitories, fraternities, and sororities are also conditionally permitted in the RM, RMH, and RH zones. Fraternities and sororities are conditionally allowed in the CG-3 zone. CSUSB provides on-campus housing, but except for one housing project at the gateway of CSUSB and a conversion project downtown, there are no other student or faculty housing projects in the City. However, many of the apartment complexes near colleges may rent a significant number of their units to college students attending nearby schools.

New student housing at CSUSB
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FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields or in support activities, generally on a year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, who are often supplied by a labor contractor.

For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening. Farmworkers have special needs, and their lower incomes make it especially difficult to afford housing and other living expenses.

For cities in the Inland Empire, agricultural uses were predominant in the early and mid-1900s.

San Bernardino, like many communities at this time, had agricultural operations. The City also served as a rail hub, providing farmers with access to regional and statewide markets. With the suburbanization of San Bernardino and development of a manufacturing economy, most agricultural uses have closed long ago. As of 2020, only eight parcels (35 acres) in San Bernardino remain agricultural, and these consist primarily of cropland, orchards, row crops, and livestock.

The City of San Bernardino has no prime farmland, lands of statewide or local importance, or land in production; therefore, actual farming and agricultural operations are very limited.

Employment data by jurisdiction has always been scarce in the agricultural and farming industry.

According to the USDA’s Census of Agriculture (2017), the latest survey available, there are an estimated 409 farms in San Bernardino County, and these farms employ an estimated 2,246 farmworkers, which include 1,579 permanent workers, 667 seasonal workers, and 106 migrant farmworkers. USDA employment data are not available at the City level; therefore, local estimates are not possible. According to the Federal Department of Labor, no employers in the City hire H 2A/H-2B visa holders (www.dol.gov/agencies/eta/foreign-labor/performance) as part of a major program for international visas for seasonal or migrant agricultural workers.

According to the 2015-2019 ACS, 459 residents work in the combined agricultural, forestry, fishing and hunting sector—279 are full-time and 180 are part-time.3 Although the ACS does not provide a further disaggregation, local data provide better insight into “agricultural” work. Buzzfile was consulted to verify the type, number, and size of firms in the “agricultural production, crops, livestock and animal specialties” in the City. Twenty businesses employing a total of 132 employees. Lucky Farms, the largest at 60 workers, engages exclusively in distribution at its facility.

The other 19 farming/agricultural/livestock businesses are small, employ six or fewer employees each (total of 62), and cumulatively generate $1.5 million in revenue annually.4 3 2015-2019 American Community Survey, Table S2405; S2404. 4 https://www.buzzfile.com/Home/Basic
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City of San Bernardino General Plan – Housing Element 2-49 Housing Need
Based on the available data, farmworker business employs only 132 people, although there is no information on how many employees are residents versus those who live outside the City. To obtain insight on housing needs, the school district offers migrant education to qualified families– which would provide an estimated number of “migrant” children living in the City. According to CALPAD’s 2021 data, no SBCUSD student is eligible for migrant programs in the school district.

Federal Department of Labor reports mentioned earlier also indicate that no employers in the City hire migrants that are authorized to work under H-2A or H-2B visas. Therefore, to the extent that farmworkers live in San Bernardino, they are not migrants but rather permanent residents.

It is well-known that farmworkers earn some of the lowest incomes. According to the 2015-2019 ACS, the median household income is only $18,500, which is generally considered extremely low income. It should be noted, however, that many farmworkers work part time year round.

Presumably, farmworkers (like other low income households) might hold other part-time employment to supplement their income. However, given these income levels and assuming that additional part time work is unavailable or that only one person works in each household, it can be assumed that farmworker families likely experience significant levels of housing overpayment or overcrowding, much like any extremely low income household living in San Bernardino.

USDA has funded 17 farmworker projects in the High Desert or eastern San Bernardino Valley and dozens of farmworker housing projects in the Coachella Valley. None of the housing projects are in the immediate region due to the limited agricultural employment and corresponding low demand for such housing. Given that San Bernardino’s agricultural workers are likely permanent, earn extremely low incomes, and experience overpayment and overcrowding, their housing needs would be similar to any other extremely low-income household. The City has more than three dozen affordable apartment properties, offering thousands of affordable units. Please refer to the following section for information on housing suitable to extremely low-income households.

While the number of farmworkers is estimated to be small, state law requires that jurisdictions remove potential barriers to the provision of suitable housing for farmworkers. Currently, the City’s development code conditionally permits agricultural uses in its residential zones. It also allows agricultural uses in industrial zones—agricultural uses are allowed with a development permit in the IH and IE zones, and agricultural services are allowed in the IL and IH zones. At some point in the future, agricultural uses will likely diminish further within the City of San Bernardino. However, to comply with state law, the Housing Plan proposes a program to amend the development code to define employee and agricultural housing, indicate zones where it is allowed, and specify the permitting process consistent with Health and Safety Code §§ 17021.5 and 17021.6.

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EXTREMELY LOW-INCOME HOUSEHOLDS
The 2014-2018 Comprehensive Affordability Strategy (CHAS), a special tabulation of the US Census, indicates there were 19,760 very low- and extremely low-income households living in San Bernardino. Very low-income households (VLI) earn 50 percent or less of the median family income (MFI) for San Bernardino County. Extremely low-income households (ELI) earn less than 30 percent of the MFI. There are 11,365 extremely low-income households in the City.

As shown in Figure 2-16, ELI and VLI
households experience a high prevalence of
housing problems. Of the ELI households in
the City, 83 percent experience at least one
of the four housing problems. An estimated
79 percent of ELI owner households
experienced a housing problem compared
to 84 percent of renter households. Housing
problems are defined as overpayment,
overcrowding, and units that lack complete
kitchens or plumbing.

Additionally, ELI households experience
high rates of cost burden (i.e., housing
overpayment) in the City. The CHAS 2014-
2018 data also shows that 80 percent of ELI
households pay over 30 percent of their
income to housing costs, and 77 percent of
VLI households pay more than 30 percent of
their income for housing. Table 2-30 summarizes housing problems among lower income households in the City of San Bernardino.

Table 2-30 Very Low- and Extremely Low-Income Housing Problems Housing
Problems
Ext Low-Income Very Low-Income Low-Income
Owner Renter Total Owner Renter Total Owner Renter Total 1 or more 1,745 7,675 9,420 2,025 5,490 7,515 2,885 4,755 7,640 Cost Burden 30%+ 1,640 7,450 9,095 1,790 5,260 7,045 2,360 4,065 6,425 Cost Burden 50%+ 1,340 6,730 8,070 960 2,985 3,945 735 635 1,370 Overcrowding 240 9,155 9,485 355 1,470 1,825 840 1,045 1,885 Source: Consolidated Planning/CHAS Data, City of San Bernardino, 2014-2018. 79%
67%
57%
84%
89%
77%
0%
20%
40%
60%
80%
100%

ELI VL LOW
Percent of HH, Respective to Income
Owner Hhlds
Renter Hhlds
Figure 2-16 Lower Income Households with
Housing Problems in San Bernardino, 2000
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City of San Bernardino General Plan – Housing Element 2-51 Housing and Services
California’s housing crisis is a half century in the making. Decades of underproduction combined with exclusionary policies have left housing supply far behind need and costs soaring. As a result, millions of Californians, disproportionately lower income and people of color, must make hard decisions about paying for housing at the expense of food, health care, child care, and transportation. This crisis is affecting every region of the state, including southern California.

State and local agencies are working to support housing development to lower-income households. Every eight years, the state of California sets a target for homes needed for each income level to meet the housing needs of all Californians. Local governments must plan for enough housing to meet the housing need in their communities. As described in Chapter 4, SCAG finalized a RHNA allocation for each member jurisdiction. The City of San Bernardino was assigned a future need for 1,415 very low-income units, of which half (703 units) are the projected need for extremely low-income households from 2021 to 2029.

The City is facilitating and encouraging the
development and rehabilitation of existing
housing to meet the needs for ELI housing.

Projects from groups such as National Core—
which is currently replacing the 400-unit
Waterman Gardens public housing project with
new affordable housing and supportive services
on-site—are providing much-needed housing
options for extremely low-income residents.

Organizations like NHPS, Mary Erickson, and many
other nonprofit and for-profit organizations are
building infill housing that is affordable to lower
income households.

Accessory dwelling units can also provide affordable housing. Recent state laws have streamlined the development of ADUs, making them increasingly affordable and accessible to build. ADUs can provide free housing and lodging for relatives or be rented at affordable rates. In many cases, ADUs are being built on deeper lots and are detached backyard units. ADUs will continue to provide options for extremely low-, very low-, and low-income households in San Bernardino.

Although single-room-occupancy (SRO) units are often proposed as an option, the vast majority of ELI households are families, and SROs would generally be inappropriate for this group due to their small size, limited privacy, and general lack of open space, needed for families. However, the City does permit SRO housing in the community subject to an approved conditional use permit.

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The Housing Authority of the County of San Bernardino (HACSB), the public housing authority (PHA) for the county, issues rental vouchers to bridge the gap between income, affordability, and market rate housing. The following paragraphs and Table 2-31 describe the two forms of vouchers—tenant based and project based—issued to residents in San Bernardino City in 2020 and various characteristics of individuals served by the vouchers. • Tenant-Based Vouchers. Families with
a tenant-based voucher choose and
lease privately owned rental housing. A
PHA pays the tenant a voucher equal to
the difference between 30 percent of
family income and a payment standard
determined by the local PHA or the
gross rent for the rental housing unit,
whichever is lower.
• Project-Based Vouchers. Projectbased vouchers (PBVs) are a component of a PHA’s Housing Choice
Voucher (HCV) program. The PHA uses
tenant-based voucher funding to
allocate units to a project, typically
selected through a competitive process
managed by the PHA. A PHA can use up to 20 percent of its authorized voucher units in a specific project if the owner agrees to either rehabilitate or construct the units, or the owner agrees to set aside a portion of the units in an existing development.

In total, the HACSB issued over 2,500 tenant-based vouchers and over 1,000 project-based Section 8 vouchers. According to Federal HUD data, over 90 percent of very low-income households rely on the City’s voucher program, and around 70 to 80 percent of extremely lowincome households rely on these programs. It is important to note that the HACSB only receives a set amount of funding for the voucher program, so a voucher waitlist is common, and households may spend time applying for funding without receiving it based on waitlist status.

In addition to vouchers, the City offers assistance to extremely low-income households through partnerships with nonprofits and homeless prevention programs. Deed-restricted affordable housing is another way to support ELI households. Specifically, the City has 37 housing projects that provide a total of 3,790 affordable housing units. The units range from affordable to extremely low income, less than 30 percent of the median income, to low income, 50 to 80 percent of the median family income. These projects are described in detail in the following section.

Table 2-31 Rental Housing Vouchers,
City of San Bernardino, 2020
Vouchers
Program
Characteristic
Tenant
Based
Project
Based
Subsidized Units (##) 2,582 1,050
% VLI households 91% 95%
% ELI households 68% 77%
% Female Headed (FH) 77% 69%
% FH w/children 32% 26%
% Seniors 22% 53%
% Minority 88% 84%
% Disabled member 54% 17%
Source: HUDUser, 2020.

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City of San Bernardino General Plan – Housing Element 2-53 Additional Grant-Funded Rental Assistance
In recent years, the rental market has
dramatically changed, with steep escalation in
monthly rents. While the City’s mobile home
parks have rent stabilization in place to protect
renters, other renters lacked protections. In
2019, California passed numerous laws (e.g., AB
1482) to increase the supply of affordable rental
housing. This legislation was intended to try to
solve the state's housing crisis and prevent
housing insecurity. AB1482, limited the
maximum annual rent increase is limited to 10%
(which includes a cost-of-living adjustment of
up to 5 percent. However, this provision only
applies to apartments that are 15 years or older.

The COVID pandemic in 2019-2021 exacerbated the affordability issue. Residents in San Bernardino and across California had difficulty in making rental payments due to pandemicrelated employment losses–threatening many with the potential loss of their housing. Loss in employment also affected existing homeowners as well. To prevent displacement of renters who often are more financially vulnerable than other households, the City sought to apply emergency rental assistance grants from three separate emergency rental assistance (ERA) programs, (1) U.S Treasury ERA 1, (2) U.S Treasury ERA 2, and (3) an ERA 2 State Block Grant.

The City of San Bernardino was awarded approximately $21 million, of which an approximate total of $18 million in emergency rental assistance grant funding was available to be spent on direct service payments to program applicants ($21 million – 15% administrative costs). As of November 18, 2022, the City’s program had disbursed approximately $16.6 million in direct service payments.

The City has now fully expended all ERA 1 direct assistance funds (~ $5.7 million) and all ERA 2 State Block Grant direct assistance funds (~ $5.2 million). Additionally, the City has expended a majority of its Treasury ERA 2 direct assistance funds (~ $7 million available).

Since the Emergency Rental Assistance Program was launched in June 2021, Inland SoCal 211+ has administered the funds on behalf of the City. As of November 18, 2022, Inland SoCal 211+ has processed 4,442 applications, assisted 1,637 households, and disbursed over $16.6 million dollars (average assistance is $10,179/household) and counting. Inland SoCal 211+ continues to disburse funds from the final ERA 2 U.S Treasury funds to remaining applicants in the queue. While the City lacks funds to continue this program, the City will continue to seek and apply for any remaining funds available from either the state or federal government.

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2.4 HOUSING PRESERVATION
San Bernardino has significant affordable
housing stock that receives public subsidies
in return for long-term covenants
guaranteeing affordability. Typically, these
residential projects provide units affordable
to extremely low-, very low-, and lowincome households, including persons with special needs. City records show that there
are 1,450 senior units and 2,050 family/all
ages projects. An additional 122 units are
special needs housing (Figure 2-17). It is
also important to note that San Bernardino
has a mobile home rent stabilization
program covering many of its 46 mobile
home parks. While not all units are subject
to the ordinance, the City has more than
4,000 mobile home units that are likely
affordable to lower income households.

California law requires that all housing elements include an analysis of affordable housing projects that have been assisted by governmental or private funds regarding their eligibility and “risk” to change from low-income housing to market rates by 2031. Table 2-32 and the following assessment analyze the likelihood of these projects to convert from low income to market rate. In addressing this requirement, projects generally can be grouped into three categories based on the likelihood that a given project would convert to market-rate rents. • Projects at No Risk: Projects not considered at risk are affordable multi-family housing projects in which the affordability controls will not expire within 10 years of the beginning of the planning period for the Housing Element, which is 2031. • Projects at Low Risk: Low-risk projects are affordable housing projects in which the affordability controls could expire, but arrangements have been made to preserve the units or the owners are not likely to convert the projects.
• Projects at High Risk: These projects are affordable multi-family housing in which the affordability restrictions have expired and the present affordability is maintained through Section 8 vouchers or some other subsidy that is uncertain and could terminate. 0 500
1,000
1,500
2,000
2,500
Senior Units All Ages Units Special Need Units
Figure 2-17 Publicly Assisted Multi-family
Housing in San Bernardino, 2020
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City of San Bernardino General Plan – Housing Element 2-55 Table 2-32 San Bernardino Subsidized Multi-Family Housing Development Name
Target
Residents
Project
Financing
Total
Units
Afford.

Units
Earliest
Covenant
Expiration
At Risk
Status
Sterling Village Large Family LIHTC 80 79 2036 Not At-Risk Magnolia at Highland Senior LIHTC 80 79 2041 Not At-Risk Lugo Apartments Senior LIHTC 119 118 2044 Not At-Risk
Vintage at Kendall Senior LIHTC 178 176 2043 Not At-Risk Arrowhead Vista Senior LIHTC 40 39 2069 Not At-Risk
New Zion Manor Family LIHTC 125 125 2071 Not At-Risk
Beautiful Light Inn Seniors LIHTC 100 99 2072 Not At-Risk Pioneer Park Plaza All Ages LIHTC 161 159 2073 Not At-Risk Foothill Villas Large Family LIHTC 239 237 2075 Not At-Risk Baseline Coop Senior 202/811 75 74 Permanent Not At-Risk St. Bernardine Plaza Senior 202/811 150 148 2037 Not At Risk TELACU Monte Vista Senior 202/811 75 74 2057 Not At-Risk TELACU San Bern. V Senior 202/811 75 74 2065 Not At-Risk TELACU Buena Vista Senior 202/811 75 74 2058 Not At-Risk TELACU Sierra Vista Senior 202/811 75 74 2057 Not At-Risk TELACU La Amistad Senior 202/811 89 89 2064 Not At-Risk TELACU Hacienda Senior 202/811 75 74 2064 Not At-Risk
AHEPA 3002 Senior 202/811 90 90 2047 Not At-Risk
Meadowbrook Park Family HAP/HOME 267 210 2033 Not At-Risk Creekside Apartments Family Bonds 304 60 2049 Not At Risk All Star Lodge PSH HOMEKEY 75 75 N/A Not At Risk
Valencia Vista Large Family LIHTC 76 75 2068 Not At-Risk Olive Meadow Large Family LIHTC 62 42 2073 Not At Risk
Crestview Terrace Large Family LIHTC 184 182 2076 Not At Risk Tuscany/Silverwood Family Bond 328 66 2057 Not At Risk
Eastpointe Village Family RDA/NSP 52 52 2046 Not At-Risk Phoenix Apartments Transitional N/A 9 9 2033 Not At-Risk Golden Apartments PSH HOME 39 38 2057 Not At-Risk
San Bernardino Senior Senior 202/811 80 79 2042 Not At-Risk Pacific Village All Ages HCD -- -- 2033 Not At-Risk
Village Green All Ages LIHTC/HAP 184 181 2042 Not At-Risk Packet Pg. 673
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Table 2-32 San Bernardino Subsidized Multi-Family Housing Development Name
Target
Residents
Project
Financing
Total
Units
Afford.

Units
Earliest
Covenant
Expiration
At Risk
Status

PROJECTS AT RISK OF CONVERSION
Ramona Sr. Project Senior LIHTC/MRB 44 43 2024 High Risk The Waterman Large Family LIHTC 128 127 2030 Low Risk
Autumnwood All Ages LIHTC 160 158 2030 Low Risk
Maplewood Home Family PBV 296 296 2026 Low Risk
Arrowhead Woods Senior PBV 51 51 2027 Low Risk
Kendall Drive Apts. Family PBV 37 6 2025 Low Risk
Kendall Park Apts Family PBV 52 4 2025 Low Risk
Subtotal By Type Total
Units
Afford
Units
Percent At
Risk
At Risk
Units
Senior Projects 1,542 1,1527 6% 94
Family/All Ages Projects 2,491 2,133 23% 591
Permanent Supportive Housing 123 122 >1% 0
Total (All Affordable Units) 4,156 3,782 16% 685
Source: California Housing Partnership; TCAC, City Records, 2022 Notes:

PBV: Federal project-based rental housing vouchers provided by the Housing Authority of San Bernardino County CALHFA: Financing provided through the California Housing Finance Agency HCD: Financing provided through HCD’s Rental Housing Construction Program LIHTC: California low income housing tax credits
RDA: Former redevelopment agency of the City of San Bernardino SECTION 202/811: Federal program for funding housing earmarked for seniors and people with disabilities HOME: Federal HOME Investment Partnerships Program
HAP: Federal Housing Assistance Plan for allocating project-based vouchers HOMEKEY: California Department of Housing and Community Development program for converting motels As noted above, a limited number of senior projects (less than 6 percent of all units) is at risk of conversion to market rate over the next 10 years. In contrast, approximately 23 percent of the affordable multi-family housing units in San Bernardino is “technically” at risk of conversion, most of which are subsidized through project-based rental housing vouchers issued by the HACSB.

Because of the funding sources involved, the California Housing Partnership Corporation rates only one of the nine at-risk projects as “high risk” of conversion to market-rate rents.

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City of San Bernardino General Plan – Housing Element 2-57 Housing Authority Projects
The Housing Authority of San Bernardino County (HASC) owns two projects–Maplewood Homes (296 single-family units) and Arrowhead Wood (51-unit senior apartment project), both located on the City’s westside. The projects are held by the Housing Authority and the affordability is guaranteed through project-based vouchers. Maplewood went through a RAD conversion process with substantial renovations. HASC also owns, through its affiliate nonprofit Housing Partners I (HP1), owns two smaller properties on Kendall Drive (Verdemont area) that offer 10 affordable rental units. In conversations with both HASC and HPI, while the housing units are technically at risk of conversion to market rents, there is no intention to sell those properties. Therefore, the properties are likely not at risk, although the replacement costs are estimated later in this section.

Tax Credit Projects
Three tax credit projects in San Bernardino are at-risk of conversion. Autumnwood Apartments is a 160-unit affordable project that was placed into service in 2000. Waterman Apartments, in south San Bernardino, is a 128-unit family project placed into service in 2000. Ramona Senior Apartments, located on the westside, was also funded with LIHTC and placed into service in 1994.

All of the apartment properties received tax credits, have a 30-year compliance period to maintain units affordable to lower income households, and would be eligible to convert to market rents by the end of 2031. According to the Department of Housing and Community Development, none of the three projects have registered a notice of intent to opt out, and multiple attempts to reach the project owners and determine their preservation intentions were unsuccessful.

Dorjil I and II
Two family housing projects, Dorjil I and II, were previously at high risk of conversion with covenants of 50 years (or until 2032) for the former and 30 years (or until 2016) for the latter. In 2016, Dorjil 2’s covenant expired and the project changed to market rents. Between 2018-2021, HCD initiated the process of default of Dorjil 1 based on a lack of compliance with regulatory agreements. In March 2022, Golden Opportunity No 14 acquired Dorjil I via a trustee sale. Upon petition from Golden Opportunity, in 2022, HCD agreed that the regulatory agreement was terminated via the Trustee sale releasing Golden Opportunity from it in November 2022.

Neither of the Dorjil projects notified the City of San Bernardino nor registered their intentions with HCD in accordance with Government Code 65863.10(b) and (c). Neither project is listed on HCD’s website for a notice to convert to market rents. While the City could not prevent the conversion of the housing units to market rents, support to the tenants was offered. The City worked with County Legal Services and San Bernardino Legal Aid, which assisted residents. In 2023, the City organized a resource meeting where service providers (Catholic Charities, Keys, Lighthouse Social Services, Veteran rep, etc.) were present to offer resources to affected tenants.

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PRESERVATION ANALYSIS
The City of San Bernardino has nine affordable housing projects in which affordability covenants will expire on 685 housing units by 2031 and which are considered at risk within the next 10 years.

Projects with units at risk are:
• Ramona Senior Apartments
• The Waterman Apartments
• Autumnwood Apartments
• Maplewood Homes
• Arrowhead Woods Apartments
• Kendall Drive/Park Apartments
Available options to preserve projects fall into four categories. The primary incentive for preservation is typically financial. Property owners are more likely to consider options for conversion when they have insufficient funding to maintain operations. • New Construction. National studies show that median total development costs per unit for affordable apartments in California are $389,458 (land included) and $284,568 (without land) based on a sample of LIHTC projects. However, there is considerable variation between metropolitan areas. Under this scenario, replacing the 685 at-risk affordable units would cost between $194 million (without the land) and $267 million (inclusive of land). • Acquisition/Rehabilitation. Acquisition and rehabilitation costs are difficult to estimate since they depend on the condition of the property and level of deferred maintenance. Based on a survey of acquisition and rehabilitation projects in California, the average rehabilitation cost (including land acquisition and construction costs) is $197,686 per unit. Under this scenario, replacing the at-risk units in San Bernardino would cost an estimated $135 million. • Rehabilitation. There is no industry standard for est7mating rehabilitation costs for multifamily housing since the cost depends on the improvements (e.g., energy conservation, roofing, or deferred maintenance). Based on a survey of recent LIHTC-funded projects in California, the average cost of rehabilitation is $106,910 per unit. Therefore, the cost of preserving units (assuming deed restrictions were extended) would translate to $73 million. • Extend Rent Subsidies. The cost depends on the difference between the market rent and subsidized rent and the length of affordability control. Table 2-33 outlines the affordable housing rate for ELI, VLI, and LI households compared to the current market rate for different size units. The difference between what is affordable to various households and market rate cost is considered the subsidy, and this is calculated per year. The subsidy per year is multiplied by 882 (the total number of units at risk of conversion to market rate). The scenario in the table outlines the subsidy difference per unit and the maximum subsidy for all at-risk units.

Per year, this scenario is the least costly compared to those mentioned above, but as the Packet Pg. 676
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City of San Bernardino General Plan – Housing Element 2-59 markets shifts, housing costs may go up, which would change the rate of subsidy needed to keep housing affordable. Additionally, the cost of subsidies is more expensive over an extended period of time if the length of covenants is considered.

Table 2-33 Subsidy Cost per Unit Type, by Income Category Income
Category
Affordable
Monthly Cost
(30% income)
Market
Cost per
Month
Subsidy
Difference per
Unit
Subsidy per
Year (monthly
subsidy x 12)
Total Subsidy per
Year (Difference x
Units at Risk)
1-Bedroom
ELI $475 $1,235 $760 $9,120 $670,320
VLI $790 $1,235 $445 $5,340 $392,490
LI $1,265 $1,235 $ (30) $-- $--
2-Bedroom
ELI $549 $1,425 $876 $10,512 $772,632
VLI $888 $1,425 $536 $6,435 $472,972
LI $1,422 $1,425 $3 $36 $2,646
3-Bedroom
ELI $662 $1,612 $950 $11,400 $837,900
VLI $987 $1,612 $625 $7,500 $551,250
LI $1,580 $1,612 $32 $390 $28,665
Although it is a costly process to develop and maintain affordable housing, it is key to creating solutions to the housing crisis, reducing and preventing homelessness, and providing safe and livable places. Of the four approaches mentioned above, new construction is the most expensive approach to replacing at-risk units based on the cost of land and constructions materials. Annual subsidies per year are among the lowest cost on a marginal basis; however, they may not be cost effective because the subsidy gap can grow as market costs increase, and long-term preservation is not guaranteed. Overall, rehabilitation is the most cost-efficient route to preserving affordable housing. Rehabilitation does not require the acquisition of land and may even reduce environmental impacts because entirely new construction and development are not required.

Rehabilitation funding can also be provided in return for long-term covenants, guaranteeing the long-term preservation of the projects’ affordability.

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AVAILABLE PROGRAMS
A variety of state and federal housing programs assist cities in preserving (e.g., acquiring, replacing, or subsidizing) affordable housing units that are at risk of conversion to market rents.

The following summarizes some of the major financial resources available. • Community Development Block Grant (CDBG). The primary objective of the CDBG program is the development of viable communities through the provision of decent housing, a suitable living environment, and economic opportunity, principally for low‐ and moderate‐ income persons. Eligible activities include administration, fair housing, energy conservation, assistance for economic development, public facilities and improvements, and public services. • HOME Investment Partnership. Cities can receive funds by formula from the Department of Housing and Urban Development (HUD) to increase the supply of decent, safe, sanitary, and affordable housing to lower-income households. Eligible activities include housing acquisition, rehabilitation, and development; homebuyer assistance; and rental assistance. • Section 8 Rental Assistance Program. The Section 8 Program provides rental assistance payments to owners of private, market-rate units on behalf of very low‐income tenants, senior citizens, disabled and/or handicapped persons, and other individuals in need of affordable housing. This program can be tenant based (assistance directly to tenants) or project based. • Section 202/811 Program. The Federal Section 202 program is used for the construction of very low‐income rental housing with supportive services for seniors and persons with disabilities. These funds can be used in conjunction with the Federal Section 811 program to develop group homes, independent living facilities, and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. • California Housing Finance Agency (CalHFA) Multi-family Programs. CalHFA’s Multifamily Programs provide permanent financing for the acquisition, rehabilitation, and preservation of new construction of rental housing that includes affordable rents for low‐ and moderate‐income families and individuals. One of the programs is the Preservation Loan program, which provides acquisition/rehabilitation and permanent loan financing designed to preserve or increase the affordability status of existing multi-family housing projects. • Low‐Income Housing Tax Credit (LIHTC). This program provides tax credits to individuals and corporations that invest in low‐income rental housing. Tax credits are sold to those with high tax liability, and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties. Nearly half of the City’s affordable housing projects have received tax credits for construction, acquisition, and rehabilitation.

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City of San Bernardino General Plan – Housing Element 2-61

QUALIFIED ENTITIES
Property owners of government-assisted developments cannot terminate subsidy contracts, prepay a federally assisted mortgage, or discontinue use restrictions without first providing an exclusive "notice of opportunity to submit an offer to purchase" to each identified qualified entity.

To assist in the preservation of these projects, the Housing Element must identify local public agencies, public or private nonprofit corporations, and for-profit organizations that have the legal and managerial capacity to acquire and manage affordable housing projects that are at risk of conversion to market-rate rents.

Table 2-34 lists entities certified as capable entities in the Inland Empire. Several of the corporate entities are already active in the City of San Bernardino.

Table 2-34 Qualified Housing and Service Entities
Corporate Entity Address City
Active in San
Bernardino
Century Housing Corporation 1000 Corporate Pointe Culver City Yes Neighborhood Housing Services 1390 North D St San Bernardino Yes BUILD Leadership Development 1280 Bison Newport Beach
Housing Corporation of America 31423 Coast Hwy Laguna Beach So. California Presbyterian Homes 516 Burchett St Glendale TELACU 1248 Goodrich Blvd. Los Angeles Yes
Nexus for Affordable Housing 1572 N. Main Street Orange National Core 9421 Haven Avenue Rancho Yes
Standard Communities 1901 Ave. of the Stars Los Angeles Yes Orange Hsg Development Corp 414 E. Chapman Avenue Orange Keller & Company 4309 Argos Drive San Diego
CSI Support & Development 201 E. Huntington Drive Monrovia Yes ROEM Development Corporation 1650 Lafayette Circle Santa Clara Abbey Road Inc. 15305 Rayen Street North Hills
Innovative Housing Opportunities, 19772 Macarthur Blvd. Irvine L + M Fund Management 1873 Palmer Ave Westchester
Mercy Housing 1360 Mission St San Francisco Yes
Source: HUD, Qualified Entities list, 2022.

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City of San Bernardino General Plan – Housing Element 3-1

3.0 CONSTRAINTS
The State of California requires that all Housing Elements include an analysis of governmental and nongovernmental constraints to the development of housing available to all levels of income. The authority for this constraints analysis comes from California Government Code (Cal. Govt. Code) 65583(a)(5), which specifies what each government needs to include in the analysis to achieve compliance with California law. This chapter performs the requisite “constraints” analysis for the City of San Bernardino’s Housing Element spanning from 2021 to 2029.

Generally, three “potential” constraints influence the ability of jurisdictions to achieve their housing goals relative to the production, maintenance, and improvement of housing. These include governmental, nongovernmental, and environmental factors. This chapter analyzes these three potential constraints:
• Market factors: this includes nongovernmental constraints such as land, construction and rehabilitation costs, availability of
financing, and other market factors.
• Governmental factors: this includes
governmental factors—land use regulations,
development standards, building codes,
permit procedures, and other local policies.
• Environmental factors: this includes hazards
that could constrain development, such as
flooding, liquefaction, wildfire, geologic, and
other unique environmental hazards.

The constraints analysis must also describe the City’s efforts to address and, where appropriate and legally possible, to remove constraints when they prevent achievement of state and local housing goals with respect to the maintenance, improvement, and development of housing.

To that end, this chapter reviews the City’s General Plan, Zoning Code, Specific Plans, Consolidated Plan, Analysis of Impediments, Housing Authority Plans, and other plans to analyze policies, regulations, administrative practices, and other factors that may limit housing opportunities.

Where needed, programs are included in the Housing Element to remove or mitigate constraints.

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3.1 GOVERNMENTAL CONSTRAINTS

3.1.1 Land Use Policies and Controls
The City’s land use policies and controls include its General Plan, Specific Plans, and related land use controls articulated in the San Bernardino Municipal Code. The General Plan controls the land use for the entire city, and Specific Plans pertain to localized areas to create a unique land use vision for a specific area. These plans and regulations could create constraints to housing development if compliance with them unduly impedes the feasibility of housing development.

GENERAL PLAN LAND USE ELEMENT
The City most recent comprehensive update to its General Plan was in 2005. The Land Use Element maps where certain land uses, including housing, are permitted in San Bernardino. Overall, the General Plan provides high-level policy support to guide the development of residential land uses.

It is important to note that the San Bernardino General Plan has a one-map system where General Plan land use designations and zoning are one and the same.

The 2025 General Plan permits housing and residential uses in three general land use designations, described below and detailed in Table 3-1. • Single-family. This designation is implemented by four residential zones, ranging from semirural / estate to more suburban setting allowing a density of up to 4.5 units per acre. • Multi-family. This designation is implemented by six residential zones, ranging from medium to high density zones allowing a density of 9 to 36 units per acre. • Commercial. This designation allows for multi-family housing and senior housing at maximum densities of 47 units per acre and up to 130 units per acre in certain cases.

The City’s anticipated land use element update will not add or change the City’s residential districts or allowable uses beyond increasing the maximum allowed density in higher density districts. A new mixed-use corridor district will be created, but the development capacity created by these new land use districts will not be used to satisfy the 6th cycle RHNA. The new land use element update will only increase the types and allowed density of housing in the existing districts shown.

Table 3-1 lists the City’s primary General Plan land use designations/districts allowing residential uses, a description of the districts’ intent, and the permitted residential density allowed.

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City of San Bernardino General Plan – Housing Element 3-3 Table 3-1 Current Land Use Designations/Districts
Land Use
Designation
Intent of Land Use
Designation and Zone
Permitted Density/
Anticipated Change
Residential
Estate (RE)
Low density residential units situated on
large residential lots and conveying an
“estate” character.

1.0 du/ac
Residential Low
(RL)
Low-density, large lot, single-family
detached units with a minimum average lot
of 10,800 sf.

3.1 du/ac
Residential
Suburban (RS)
Single-family detached units within a
suburban setting with a minimum lot of
7,200 sf.

4.5 du/ac
Residential
Urban (RU)
Detached and attached units, duplex, mobile
home parks, and small lot subdivisions.

8.0 du/ac: 12 du/ac for senior and
congregate care housing
Residential
Medium (RM)
Townhomes, condos, and apartments as well
as senior/congregate care housing with up
to a 50% density bonus with approved CUP
8 du/ac: lots <14,400 sf
12 du/ac: lots >14,400 sf
Medium High
RMH) RMH and RH: 24-31 du/ac based on
Residential whether lot > or < 20,000 sf
High (RH)
Commercial
Office (CO)
Administrative and professional offices,
hospitals, and supporting retail uses near
major transportation corridors and senior
housing/congregate care.
47 du/ac for senior and senior
congregate care housing
Commercial
General 1 (CG-1)
Retail, personal service, entertainment, office
and related commercial uses along major
corridors and intersections. This zone also
allows senior/congregate care with a CUP
47 du/ac for senior & senior
congregate care housing
Commercial
General 2 (CG-2)
This zone promotes economic activity of
appropriate commercial corridors by infill
and intensification, establishing new key
activity centers and nodes, and allowing of
medium and medium high residential.
12 du/ac: west of I-215; 21 du/ac:
east of I-215
Commercial
RegionalDowntown
(CR-2)
Regional serving uses, incl. governmental/
administrative, professional, cultural/
historical and entertainment, convention
facilities, hotels/motels, supporting services,
and residential and senior housing.

4.0 FAR: Vertical mixed-use
130 du/ac: senior and senior
congregate care housing
Sources:

City of San Bernardino General Plan (2005)
City of San Bernardino Development Code (October 2021).

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Overlay and Special Zones
The City has adopted overlay and special zoning districts to allow for specific land uses that further the objectives and goals of the General Plan. The specific plan or overlay is placed over an existing base zone(s) that identifies special provisions in addition to those in the underlying zone. The overlay district can share common boundaries with the base zone or cut across zone boundaries.

The City has several established overlay zones, described in Table 3-2.

Table 3-2 Overlay and Special Zones
Category8
Gen. Plan
Land Use Description
Permitted
Density
Specific Plan
(SP)
Specific
Plan
This zone provides a base designation to implement the
goals, objectives, and policies of the General Plan with respect to specific areas and uses which by their unique character require a comprehensive and intense
evaluation and planning effort. Of the five specific plans where capacity remains, three will be revised in
upcoming years.

Same as
adopted
Specific Plan.

Emergency
Shelter
Overlay (ES)
n/a
This overlay provides areas within the CH, IL, and OIP
zones where emergency shelters can be integrated with
commercial and light industrial uses and social services.

The purpose of the designated boundaries of the overlay is to maximize the potential for provision of emergency shelter and support services throughout the community
while minimizing the impact on neighborhoods.

Same as
base zone
Transit
Overlay
District
(TOD)
n/a
This overlay encourages a mix and intensity of land uses in a compact pattern around the 13 transit stations
along the SBX BRT route. It is intended to foster transit usage, spur economic growth, reduce auto dependency,
encourage infill and redevelopment, improve air quality, promote quality housing and neighborhoods.

Same as
base zone
Adaptive
Reuse
Overlay (AR)
n/a
This overlay allows repurposing of underused
commercial and office buildings for residential uses. The overlay contains historic or architecturally significant buildings. The standards allow for a more diverse mix of uses in the office districts north of the downtown area and will aid in the preservation of culturally significant areas, while also making strides toward meeting local
housing needs.

Same as
base zone
Source: City of San Bernardino Municipal Code
Note: Please refer to the San Bernardino Municipal Code or Specific Plans for further detail.

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City of San Bernardino General Plan – Housing Element 3-5

SPECIFIC PLANS
San Bernardino has nine approved specific plans, seven or which allow for residential uses. Specific plans help implement unique development visions for specific localities and communities, and therefore the development standards vary from the municipal code. Of the seven plans that allow for residential uses, four will be revised in the next few years. Table 3-3 provides a high-level summary of the City’s specific plans that allow for residential uses.

Table 3-3 Specific Plans with Residential Zones
Specific Plan Housing Type
Maximum
Density
(du/ac)
Acres and
Total Units
Envisioned Status
Rancho Palma Single-family
residential Unspecified 26.9 acres
120 units Complete
Paseo Las Placitas Apartments and
Condominiums 50 Unspecified Approved
Not built out
Arrowhead Springs Single-family
residential Unspecified 117 acres
1,350 units
Approved
Undeveloped
Spring Trails Single-family
residential 4.0 70 acres
300 units
Approved
Undeveloped
University Hills Single-family detached,
Multi-family attached
Varies
(0–3.2; 17–20)
170 acres
980 units
Approved
Undeveloped
Waterman +
Baseline
Single-family
residential
Mixed-use
Varies
(14–30) Unspecified Under
Construction
Downtown
Specific Plan
Single-family, multifamily, mixed uses Varies 472 acres 15,000 units In Planning Stage
Highland Hills Single-family
residential Varies 540 acres
695 units
Approved
Undeveloped
Source: City of San Bernardino (accessed December 21, 2021):
https://sbcity.org/cityhall/community_n_economic_development/planning/specific_plans/default.asp.

Of particular note, the City is developing a downtown specific plan that will allow more than 15,000 housing units of development capacity in the downtown core. Additional information on this specific plan is provided in the housing resources chapter of the Housing Element. Following adoption of the updated General Plan, the City also anticipates revisiting and revising three specific plans—Paseo Las Placitas, Spring Trails, and University Hills—which have been approved for some time but development has not occurred since their adoption. These specific plans will be revised to address changes in the local housing market since their original date of adoption.

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3.1.2 Housing Opportunities
Though the General Plan establishes the high-level vision for land use across San Bernardino, the City’s Development Code, Title 19, Land Use/Subdivision Regulations, regulates how land may be developed and improved. Table 3-4 identifies the permitted housing types in San Bernardino that are allowed or prohibited in the City’s primary zones.

Table 3-4 Permitted Residential Uses
Residential Use
Residential Zones Commercial Zones
RE,

RL, RS RU
RM,
RMH,
RH RSH CO CG-1 CG-2 CR-2
Conventional Housing
Single-family D D D X X X X X
Manufactured Housing D D D X X X X X
Mobile Home Parks D D D X X X X X
Multi-family X D D X X X D D
Condo or Townhouse D D D X X X X X
Mixed-Use X X X X D D D D
Senior/Congregate Care X D D X C C C C
Agricultural Housing See Text
Student Housing X X X C X X X X
Dormitories X X C X X X X X
Accessory Dwellings P P P P X X X X
Special Needs Housing
Community Care (<6 clients) P P P X C C C C
Convalescent Homes X C D X X X X X
Emergency Shelters1 X X C X X X X C
Transitional and Supportive
(Social Services Residential) X X C C C C C C
Supportive Housing X X C C C C C C
Low Barrier Navigation Cntr See text description
Single Room Occupancy C C
Source: City of San Bernardino Development Code (Title 19 of Municipal Code) – May 2021.

Notes: RE = Residential Estate, RL = Residential Low, RS = Residential Suburban, RU = Residential Urban, RM = Residential Medium, RMH = Residential Medium High, RH = Residential High, RSH = Residential Student Housing, CO = Commercial Office, CG-1 = Commercial General, CG-2 = Commercial General – 2, CR-2 = Commercial Regional – 2.

P = Permitted, D = Administrative or Development Permit, C = Conditional Use Permit, X = Prohibited

1. The Development Code allows emergency shelters with a conditional use permit in the RM, RMH, RH; residential uses are also allowed in these zones. The SBMC also allows shelters in the OH, IL, and IH zones as a by right use in the ES Overlay Zone.

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City of San Bernardino General Plan – Housing Element 3-7

CONVENTIONAL HOUSING
Conventional housing includes housing intended for occupancy as a person’s primary residence.

These housing types include single-family dwellings, multi-family dwellings, manufactured housing, accessory dwellings, senior citizen/congregate care housing, and mobile home parks, among others. The City requires compliance with development standards and regulations on these housing types, but these rules are intended to produce quality housing development rather than constrain the overall availability of housing in San Bernardino.

Single-Family Dwellings
Single-family dwellings are permitted in seven
residential zoning districts (RE, RS, RL, RU, RM,
RMH, and RH). Single family dwellings are not
permitted in the Residential Student Housing
(RSH) zone, intended for student housing. All
single-family dwellings built within the RU,
RM, RMH, and RH zones shall be built in
compliance with the development standards
established for the RS Zone. The Development
Code does not define single-family dwellings.

The definition of dwelling unit is discussed in
detail later within this chapter.

Single-family residential dwellings may be approved in one of four ways depending on the size of the development. A stand-alone single-family unit is permitted by right with no further review.

For projects involving 2 to 4 units, an Administrative Development permit is required which is a by right permitting process. For projects of 5 to 11 single-family units, a Development Permit “D” reviewed by the Development Environmental Review Committee (City staff members only) is required. For projects of 12 or more single-family units, a Development Permit “P” is required and the application is reviewed and approved by the Planning Commission.

The SBMC defines manufactured housing the same as a factory-built or manufactured home permitted by State and federal laws. Gov’t Code § 65852.3 requires that a city, including a charter city, shall allow the installation of manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 on a foundation system on lots zoned for conventional single-family dwellings. The SBMC allows manufactured housing in all zones where single-family homes are allowed and treats the home the same with respect to permitting process, site design, and development standards. Except with respect to architectural requirements (mentioned on the following page), the manufactured home is subject only to the same standards to which a single-family dwelling on the same lot would be subject.

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3-8 July 2023
Mobile Homes
Mobilehomes are allowed in all residential zones with an approved Development Permit. The SBMC defines mobile home as the same as “Manufactured Home,” but subject to the National Manufactured Housing Construction and Safety Act of 1974. The SBMC, Chapter II-19.04-J, contains development standards for individual homes. Mobile/manufactured housing may qualify as a single-family use if it complies with the 1974 National Mobile Home Construction and Safety Standards Act and is on an approved permanent foundation. The Director must find that the proposed home is compatible with surrounding development in terms of appearance, dimensions, and building materials. In terms of design, all mobile/manufactured housing must have a minimum one-foot eave, external nonreflective siding covering the entire outer face from the ground to the roof, a minimum roof pitch slope ratio of 1:4, and a minimum width of 20 feet.

Additional standards are set forth in SBMC Chapter 19.20, Property Development Standards.

Mobile Home Parks
Under State law, a mobile home park, as defined in HSC § 18214, shall be deemed a permitted land use on all land planned and zoned for residential land use, as designated by the applicable General Plan; provided, however, that a city, county, or a city and county may require a use permit.

This provision applies to a city, including a charter city, a county, or a city and county. The SBMC is compliant with Government Code § 65852.7 and permits mobile home parks in all residential zones with a Development Permit, except in the RSH zone, which is reserved for student housing.

The City has 46 mobile home parks providing more than 4,000 units. Mobile home park subdivisions must maintain a front/rear setback as well as minimum distance of 10 feet from other structures. Side yards must be 5 feet deep minimum. No mobile home can exceed 75 percent of its lot. The mobile home park’s utilities must be undergrounded. Provisions for recreational amenities to be provided on-site are the same as those required for multi-family apartments.

Additional standards are in Chapter 19.20 (Property Development Standards) of the SBMC.

Multi-family Housing
The SBMC allows multi-family housing in the RU, RM, RMH, RH, CG-2, and CR-2 zones with an approved Development Permit, but prohibits it in lower density RE, RL, and RS zoning districts.

Condominiums and townhomes are permitted with a Development Permit in all residential zones, except the RSH zone, which is reserved for student housing. Similar to single-family homes, multifamily residences are approved by different entities, depending on the project size. For projects involving 2 to 4 units, an administrative development permit is required. For projects of 5 to 11 units, a Development Permit (D) reviewed by the Development Environmental Review Committee (City staff members only) is required. For projects of 12 or more units, a Development Permit “P” is required and the application is reviewed and approved by Planning Commission. The City has numerous apartments throughout the community at a variety of scales.

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City of San Bernardino General Plan – Housing Element 3-9 Mixed-Use Development
The SBMC defines mixed uses as the development of a parcel(s) or structure(s) with two or more different land uses such as, but not limited to, a combination of: residential, office, manufacturing, retail, public, or entertainment in a single or physically integrated group of structures. The SBMC permits, with an approved Administrative or Development Permit, horizontal and/or vertical mixed-use projects containing residential, commercial, and/or office uses. Eight commercial zones (CO, CG-1, CG-2, CG-3, CR-1, CR-2, CR-3, and CCS-1) allow for mixed-use developments. Similar to multi-family projects, the exact permit required depends on the number of units proposed in the mixed-use development—2 to 4 units, 5 to 11 units, and 12-plus units. The Glen at University Park at the corner of University Parkway and West Northpark Boulevard—across from the main entrance of university—features horizontal mixed-use development. Other than that, mixed-use developments have not yet taken hold in the City of San Bernardino.

Senior Citizen/Congregate Care Housing
Senior housing is defined as a structure(s) providing residence for a group of senior citizens (60 years of age or more) with central or private kitchen, dining, recreational, etc. facilities with separate bedrooms and/or living quarters. This type of facility is distinctly different than residential care facilities for the elderly in that no State-licensed services are provided on-site. Senior housing is allowed by right in any zone where multi-family dwellings are found (RU, RM, RMH, and RH).

The City permits senior citizen/congregate care housing in four commercial zones with a CUP. As discussed later, senior housing is permitted in the same manner as multi-family housing, is subject to more lenient development standards (parking, unit sizes, etc.), and is eligible for regulatory incentives, including density bonus. The City has a variety and number of senior projects, including 4 market rate projects, 15 affordable senior projects, and 5 age-restricted mobile home parks.

Farmworker and Employee Housing
The State Legislature recognizes the shortage of housing for farmworkers statewide and thus requires cities to permit and encourage the development of employee housing as is commensurate with local need. The Health and Safety Code § 17021.5 requires employee housing for six or fewer persons to be treated as a single-family residential use in residential zones. Section 17021.6 requires that employee housing consisting of no more than 36 beds in group quarters (or 12 units or less) designed for use by a household be treated as an agricultural use. No conditional use permit, zoning variance, or other zoning clearance, business tax, or other fees shall be required for employee housing that is not required of any other family dwelling or agricultural activity in the same zone. These provisions apply even if no agricultural zones apply in the City.

The Housing Plan proposes a program to define employee and agricultural housing, indicate where such uses are allowed, and specify the permitting process consistent with state law.

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3-10 July 2023
Student Housing Complex
San Bernardino is home to the California State University, San Bernardino; San Bernardino Valley College; and other professional and trade schools. As such, the City is home to a large population of students, faculty, and educational personnel who live in the City or commute in from surrounding communities. The SBMC makes provision for housing options for students— including on-campus dormitories, fraternities and sororities, and off-campus student housing.

CSU San Bernardino is one of the largest public
universities in the state, with an enrollment
exceeding 25,000 students. CSUSB provides
housing in four villages—Coyote Village (first-year
students), Arrowhead Village, Serrano Village, and
University Village—in accordance with the
university master plan, which anticipates upwards
of 3,000 new units at buildout. SBMC Chapter 19.04
conditionally permits student housing in RSH
zones within 500 feet of the campus. The code sets
minimum unit sizes, amenities, parking, and
recreation facilities to ensure students have a
quality residential environment.

Other housing options are available for students
seeking student housing in San Bernadino. For
instance, the SBMC allows dormitories, fraternities,
and sororities as conditionally permitted
residential uses in multi-family residential zones
(RM, RMH, RH) and in the CG-3 zone. There are no
known fraternities or sororities offering housing at
this time. So, while most students commute into
San Bernardino, many other students live nearby in
apartments near campus or in the surrounding
neighborhoods. These private apartments are not
affiliated with schools.

San Bernardino Valley College was awarded a grant
to explore the market and feasibility of building
new housing for students. The Housing Plan provides policy and program guidance to continue working with the public and private sectors (e.g., local colleges and other appropriate institutions) to address the ongoing need for housing students attending college.

The Glen Apartments, CSU San Bernardino
On-Campus CSUSB Accommodations
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City of San Bernardino General Plan – Housing Element 3-11 Accessory Dwelling Units
The City updated its regulations for accessory dwelling units (ADU) with the adoption of Ordinance MC 1559 in May 2021 to comply with Cal. Govt. Code §§ 65852.2 and 65852.22. An ADU is defined by SBMC Chapter 19.04(P) as an attached or a detached dwelling that provides complete independent living facilities on a lot with a proposed or existing primary residence. It may also include an efficiency unit or manufactured homes, as defined by §§ 17958.1 and 18007 of the Health and Safety Code. “Junior accessory dwelling unit” or JADU means a unit that i) is no more than 500 square feet in size, ii) is contained entirely within a single-family structure, iii) includes its own separate sanitation facilities or shares sanitation facilities with the existing single-family structure, and iv) includes an efficiency kitchen.

The City permits both ADUs and JADUs with only a building permit in all residential zones as a by-right residential use if they comply with City development standards consistent with state statute. JADUs are allowed as: 1) converted on single-family lots; 2) limited detached on singlefamily lot; 3) converted on multi-family lot; and 4) limited detached on multi-family lot. If the JADU does not comply with SBMC, Chapter 19.04-26, the City may approve the project if it complies with local provisions for zoning, access, fire sprinklers, rental terms, no separate conveyance, owner occupancy provisions, deed restrictions, and other requirements. The City does not charge development impact fees for any ADU/JADU smaller than 750 square feet but assesses capacity fees for water and wastewater.

Examples of Accessory Dwelling Units in San Bernardino
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3-12 July 2023

HOUSING FOR PEOPLE WHO LACK SHELTER
The City of San Bernardino has a growing, robust homelessness program that offers a variety of housing options that may house individuals and families lacking permanent housing. Among others, the primary facilities for unhoused population are emergency shelters, transitional housing, permanent supportive housing, and social service residential facilities. Many of the facilities include a social services component on-site to serve residences of the housing.

Emergency Shelters
The City of San Bernardino permits emergency shelters in the community as required by law. The SBMC defines an emergency shelter as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household can be denied emergency shelter because of an inability to pay. Emergency shelters shall be occupied only by homeless persons unable to pay for housing. The SBMC definition of a shelter will require expansion with the passage of AB 2339, effective in 2023.

Emergency shelters are a distinct category that is different than a social service facility-residential or a residential care facility for alcohol and drug recovery, single-room occupancy hotel, or other facility where residents may temporarily stay. These facilities are discussed later in this chapter.

In accordance with the SBMC, homeless facilities are permitted in the City as follows:
• Within three residential zones (RM, RMH, and RH) with a conditional use permit pursuant to compliance with development standards in the zone and approved management plan (see SBMC, Chapter 19.04 Residential Zones, Table 04.01).
• As a by-right use in Emergency Shelter Overlay Zone areas—CH (Commercial Heavy), IL (Industrial Light), and OIP (Office Industrial Park)—pursuant to an Administrative Permit and compliance with development standards and approved management plan. • For areas outside the Emergency Shelter Overlay Zone, shelters are a conditionally permitted use in the CR-2 (Commercial Regional Downtown) and CH (Commercial Heavy) zones pursuant to compliance with development standards and management plan.

Effective January 1, 2023, State law was expanded to further facilitate the development of emergency shelters in cities. Specifically, AB 2339 expands the definition of shelters to include other housing, including but not limited to a navigation center, bridge housing, or recuperative housing. AB 2339 also revises development standard requirements for shelters; requires that shelters be subject only to written, objective standards; and makes other statutory revisions. The Housing Plan includes a program to amend the ES Overlay in accordance with AB 2339.

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City of San Bernardino General Plan – Housing Element 3-13 Social Service Residential Facilities
The SBMC does not use the terms “transitional” or “supportive” housing and instead refers to these residential uses as “social services residential facilities” (SSRF). An SSRF is a facility operated by a nonprofit group or agency that is open to the public and provides any service or combination of services defined in this code as "social service" to people in need, in which the party being served remains on-site on an overnight basis. The City permits these facilities with a Conditional Use Permit in four residential zones (RM, RMH, RH, and RSH zones) and in six commercial zones (CO, CG-1, CG-2, CG-3, CR-2, and CR-4 zones). State law requires that transitional and permanent supportive housing be permitted as a by-right use in all residential zones.

SSRFs in residential zones are required to meet
permit requirements, such as indoor waiting
areas; screening between outdoor areas and
surrounding uses; outdoor trash receptables;
and face their front façade along an arterial.

SSRFs must also maintain a distance of 500
feet from: 1) a public or private state-licensed
or -accredited school; 2) a public park,
playground, recreational area, youth facility,
nursery school, preschool, or day-care; 3) a
place of public assembly; 4) a hospital or
another social service facility. The Housing
Plan proposes a program to amend provisions
for transitional and supportive housing to
ensure the City’s codes comply with state law.

Low Barrier Navigation Center
A “Low Barrier Navigation Center” (LBNC) is a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing by providing temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Enacted in 2018, AB 101 requires that an LBNC be permitted by right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses if it meets specified requirements. A city may not impose certain requirements, such as a conditional use permit or other discretionary review or approval on this facility. Though the City’s emergency shelters may provide services akin to those provided by a LBNC, the SBMC currently does not define or allow these facilities in any zone. Therefore, the Housing Plan contains a program to amend the SBMC to allow for a low barrier navigation center as a by-right use on parcels with appropriate land use designations consistent with Gov’t Code § 65662.

Transitional Housing in San Bernardino
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HOUSING FOR PEOPLE WITH A DISABILITY
The City is committed to affirmatively furthering fair housing for residents of all abilities. The City provides a range of housing types suitable for people living with a disability. These facilities are described below along with recommended program changes.

Residential Care Facilities
State law defines community care facilities as “any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children.” Under the SBMC, residential care is defined as “a family home, group care facility, or similar facility for 24 hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. Community care facility is defined as consistent with Health and Safety Code (§ 1267.8) the intermediate care facility shall include provisions for developmentally disabled habilitative – nursing or congregate living. Residential care facilities are also conditionally permitted in the CO, CG-1, CR-2, and CG-2 zones. The SBMC does not mention larger care facilities serving seven or more clients, though the City has eight such licensed facilities operating in the community.

Alcohol and Drug Treatment Facilities
The SBMC permits alcohol and drug treatment facilities under its SSRF classification. A facility operated by a nonprofit group or agency (public and/or private) that is open to the public that provides any service, or combination of services, defined in this code as “social service” to people in need, in which the party being served remains on-site on an overnight basis. This classification is distinguished from emergency shelters providing 24-hour or overnight care and places of public assembly where any social service or activity is deemed ancillary (e.g., does not occupy more than 25 percent of the gross floor area) to the primary use or function; and, any other similar use. Social services include a number of uses, including drug and alcohol recovery facilities (outpatient or residential). Social service facilities are required to provide a management plan of operation.

It is unclear whether the definition of alcohol and drug treatment facilities falls under the residential care or community care facility definition in the municipal code. Licensed alcohol and drug treatment facilities serving six or fewer individuals are required to be allowed as a by-right use and treated like any other residential use in the same zone. However, state law is silent on larger facilities serving seven or more residents. Furthermore, for small facilities, no specific distance standard between facilities can be required. As part of the update of the Development Code, the Housing Plan includes a program to review the City’s current regulatory framework governing drug and alcohol recovery facilities and, if necessary, make modifications and amendments to ensure compliance with State and federal fair housing law.

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City of San Bernardino General Plan – Housing Element 3-15 Convalescent Homes/Adult Residential Facilities
The SBMC defines convalescent homes as “a place
of residence for people who require constant
nursing care and have significant deficiencies with
activities of daily living.” Residents may include
the elderly and younger adults with physical or
mental disabilities. Residents may also receive
physical, occupational, and other rehabilitative
therapies following an accident or illness. This
residential land use is allowed conditionally in the
RU zone and by right with a Development Permit
in three residential (RM, RMH, and RH) zones.

The City has nine assisted living facilities, with the
two largest being the 240-bed Abria Del Cielo and
97-bed Villas. The City actively permits adult
residential facilities for adults ages 18 through 59
with mental health care needs or who have physical or developmental disabilities and require or prefer assistance with care and supervision. However, the SBMC does not use the term adult residential care facility. Facilities are approved under different residential classifications.

Nonetheless, the City has permitted more than 40 such homes in multiple zones through the City.

Most adult residential care facilities have six or fewer beds; eight facilities have seven or more.

The Housing Plan proposes a program to review the above definitions and permitting processes and make amendments for consistency with the Community Care Facilities Act.

Single-Room Occupancy
The SBMC allows Single Room Occupancy (SRO) Facilities as an allowable use in the community.

An SRO is defined as a cluster of 7 or more units within a newly constructed residential hotel of weekly or longer tenancy providing sleeping or living facilities for 1 or 2 persons per unit, in which sanitary facilities may be provided within the units, and cooking facilities may be shared within the hotel. Such uses are allowed with an approved conditional use permit in the CG-2 and CR-2 zones. Such uses are subject to special development standards. SROs shall comply with the following parking requirements. SROs shall not be located within 250 feet of a parcel which has a school for children, adult bookstore or theater, or liquor store. SROs shall be located within ¼ mile of a bus stop. Parking requirements are one space per full-time SRO employee at maximum shift and 1 per 10 occupants. Standard interior amenities for individual units (size, beds, sanitation, kitchen, HVAC, etc.) are also required to ensure a safe and livable environment.

Assisted Living Facility in San Bernardino
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3.1.3 Residential Development Standards
The Development Code provides specific direction for the development of land identified in the Land Use Element and on the Zoning Map. The Development Code regulates development by establishing standards for each zone, including permitted uses, height, density, lot area, yard setbacks, and lot coverage among other items. It is an important component of ensuring that housing development occurs where and how the City intends in its long-range vision, and that it does not adversely impact public health, safety, and welfare.

Table 3-5 includes the City’s residential development standards from Title 19 of the San Bernardino Municipal Code. The City is organized into 11 zones, listed below. Additional specific plans have been adopted under a zoning category of “SP,” each with tailored variations in residential development standards that are designed to achieve the vision, goals, and objectives of each specific plan. Overlays are also applied (e.g., emergency shelter overlay) where appropriate to provide additional guidance on the types of allowed land uses. • RE Residential Estate
• RL Residential Low
• RS Residential Suburban
• RU Residential Urban
• RM Residential Medium
• RMH Residential Medium High
• RH Residential High
• RSH Residential Student Housing
• CO Commercial Office
• CG-2 Commercial General 2
• CR-2 Commercial Regional, Downtown
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City of San Bernardino General Plan –Housing Element 3-17 Table 3-5 Residential Development Standards
Standard
Zoning District
RE RL RS RU RM RMH RH RSH CO CG-2 CR-2
Lot Area Max.

Units/Net Acre 1 3.5 4.5 812 Sr.
12 18 Sr.
24 36 Sr.
31 47 Sr. 20 47 Sr. 12W/21E18W/31E Sr.
47 130 Sr.

Min. Lot Area (sf.)
for new projects) 1 ac. 9,720 7,200 7,2002 14,4003 20,0004 20,0004 5 ac. 1 ac. 1 ac. 1 ac Lot Width (feet)
Corner Lot Width
150
150
80 88
60 66
60 66
60 66
60 66
60 66
150
150
60 66
60 66
60 66
Lot Depth (feet) 100 100 100 100 100 100 100 150 100 100 100 Front Setback (feet) 35 259
20 259
20 259
20 259
20 209
15 209
15 40 15 10 0
Rear Setback (feet)5 20
20 av.
15 i
20 av.
15 min 10 10 10 10 20 10 10 0
Side Setback
Min feet 5 5 5 5 1-story: 5' plus 1' for each 15' of wall length2-story: 10' plus 1' for each 15 feet of wall length 0 DU Separation
(minimum feet)5 15 15 15 15
Side Setback
streetside (feet) 15 15 15 15 15 15 15 30 10 10 0
Building Lot
Coverage (Max %) 35 35 35 40 50 50 50 50 50 50 100
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Table 3-5 Residential Development Standards
Standard
Zoning District
RE RL RS RU RM RMH RH RSH CO CG-2 CR-2
Distance Bet.

Buildings (feet) 10 10 10 20 20 20 20 25 20 20 20
Private Outdoor
Living Space (sf) NA NA NA 300 sq. ft. or 25% of dwelling unit floor area, whichever is less 300 sq. ft. or 25% of unit size
whichever is less
Common Usable
Outdoor Living
Space (sq. ft.)
NA NA NA 30% of net site area
35%
living
area
30% of net site area
Max Bldg Height
Stories & feet
3 (45)

2.5 (35)

2.5 (35)
36 (42)
36 (42)
46 (56)
4 (56)
4 (56)
2 (30) (100)7
Maximum Average
Number of Units 68 68 68 8 12 12 12 30 12 12 NA
Source: City of San Bernardino Development Code (Title 19 of Municipal Code) – May 2021. "Av" = average' "Sr." = Senior; "W" = West of I-215; "E" = East of I-215; "min." = minimum; "MU" = Mixed Use; "R" = residential; "Sq. Ft." = square feet.

Notes:

1. Per Ord. MC-1132, 12/20/02

2. For lots of record prior to June 2, 1989, the minimum lot area is 6,200 s.f. and existing lot widths and depths are permitted.

3. The min. lot size may be less than 14,400 s.f. for parcels existing prior to November 1, 2012. Ord. MC-1381, 12-19-12

4. The min. lot size may be less than 20,000 s.f. for parcels existing prior to November 1, 2012. Ord. MC-1381, 12-19-12

5. See Section 19.04.030(2)(A) for accessory structure setback requirements.

6. Except within 75 feet of the Residential Suburban (RS) zone where the height shall be limited to 2.5 stores or 35 feet.

7. See Section 19.06.030(2)(E) for allowable 50 foot additional bonus height.

8. Attached dwelling units are only permitted in the Hillside Management Overlay District. 9A. 5-foot reduction in the minimum front yard setback is allowable for lots when yard averaging is used in conjunction with new subdivisions. 10A. Minimum of 5% of the outdoor living space must be private (balcony or patio), and a minimum of 25% must be common usable space (not including parking lot landscaping, or landscaped setback areas). The balance (5%) may be either common or private usable open space. Chapter 19.04, §19.04.030 (2)(U)(3).

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City of San Bernardino General Plan – Housing Element 3-19 Analysis of Standards
The SBMC sets minimum standards to ensure the development of quality housing that adds value to the community and provides quality places to live. The most pertinent development standards that affect the construction, maintenance, and improvement of housing relate to density, parking, lot coverage, and related standards that affect the number of units or affordability of housing products. The following is a general assessment of the individual and cumulative impact of residential development standards.
• Density Standards. The SBMC establishes graduated density standards for seven zoning districts to allow for the development of single-family, multi-family, and mixed use housing.

As shown later, the City has successfully, on multiple occasions in the past five years, achieved affordable housing production at a density of 17 to 38 units per acre—below the default density (30 du/ac) cited by the California Department of Housing and Community Development as sufficient to facilitate development of affordable housing to low income households. Density levels, however, are also dependent on the lot size, with lots smaller than 14,400 or 20,000 square feet, depending on zone, resulting in a reduction of either 4 or 8 units per acre. This provision can limit the achieveable density for small infill development projects. • Building Height and Stories. The SBMC allows progessively higher stories, including 2.5 or

3.0 stories with a maximum height of 35 to 45 feet in the single-family residential zones, 3.0 stories in the RM and RMH zones with a maximum height of 42 feet, and 4.0 stories with a maximum height of 56 feet in the higher density RH and CO zones. In assessing these standards as a potential constraint, HCD has indicated that 12 to 15 feet is normally required to accommodate each “story” in single or multi-family residential development. Compared to this standard, each zoning districts allows maximum building heights that would accommodate the requisite 12 to 15 feet per story within the maximum height limit allowed for the structure. The only exception is that within 75 feet (one parcel) of the RS zone, the height limit is restricted to 35 feet to allow for a gradual transition in height between zones. • Housing Unit Sizes. The SBMC requires minimum sizes for housing units to improve the livability of the housing unit, reduce the need for on- and off-site storage, and provide homes suitable for individuals, families, and children. The SBMC requires minimum sizes for multifamily /apartments as follows. Studios must have 500 sq. ft. and one bathroom. One bedroom units must have 600 sq. ft. of livable area and at least one bathroom. Two-bedroom units must have 800 sq. ft. of livable area and 1.5 bathrooms. Three bedroom units must have 1,000 sq. ft. of livable area and 2 bathrooms. Larger units must have 1,200 square feet of livable area and 2 bathrooms. Minimum sizes for single-family homes include 1,700 sq. ft. in the RE zone, 1,200 sq. ft. in the RL and RS zones, and 1,000 sq. ft. in the RU zone.

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• Lot Size/Building Coverage. Minimum lot areas are graduated, with standard 7,200-squarefoot lots for single-family residential zones progressing to 20,000 square feet for multi-family residential zones. The building lot coverage standard is graduated based on the density of the proposed residential development. Maximum building lot coverage is at three levels: 35 percent in the single-family residential zones, 40 to 50 percent in medium density residential zones, and 50 percent in high density residential zones. The setback requirement varies from 10 to 25 feet for the side, front yard, and rear depending on the zoning district and housing product envisioned. These requirements can limit the achieveable density for multi-family residential zones when combined with the useable open space standards. • Usable Open Space. While the City does not regulate the amount of usable open space for single-family lots (it is determined by the yard size) the SBMC requires that all multi-family developments with 12 or more dwelling units provide 30 percent useable open space for passive and active recreational uses. Furthermore, the SBMC states that useable open space areas shall not include: rights-of-way, vehicle parking areas, areas adjacent to or between any structures less than 15 feet apart, setbacks, patio or private yards, or slopes above 8 percent.

These requirements can limit the achieveable density for multi-family residential zones, in particular given the cumultive impact on density when combined with the building coverage, building spacing, and setback requirements for multi-family residential development. • Multi-family Residential Amenities. All multi-family residential developments are required to provide a standard set of amenities that offer opportunities for resident to enjoy a quality living environment regardless of the affordability of the property. Specifically, projects shall provide recreational amenities within the site that may include: a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter / barbecue area; court game facilities such as tennis, basketball, or racquetball; improved softball or baseball fields; or day care facilities. The type of amenities shall be approved by the Director and provided according to the following schedule: 0 to 11 units require no amenities; 12 to 50 units require 1 amenity; 51 to 100 units require 2 amenities, and each 100 units requires another amenity.

In assessing residential development standards and their appropriateness and impact on housing development, many of the standards are common for the apartment and condominium industry.

However, the combination of open space, lot coverage, building spacing, and minimum lot size thresholds can cumulatively limit the achievable density of a residential project, particularly apartments, condominiums, and small infill projects. Therefore, as part of the Development Code update, the Housing Plan includes a program to review and make needed amendments to individual standards so they do not individually or cumulatively preclude the achievement of maximum densities of residential development otherwise allowed for by the underlying zones.

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City of San Bernardino General Plan – Housing Element 3-21 Parking Standards
Providing adequate parking for residences ensure the livability, quality, and safety of housing.

SBMC 19.24.010 was enacted with the express purposes to: 1) provide accessible, attractive, safe, and screened parking facilities; 2) reduce traffic congestion; 3) protect neighborhoods from traffic noise and nonresidential land use districts; 4) ensure maneuverability of emergency vehicles; and 5) provide appropriate and proportional parking for each land use. Table 3-6 displays the City’s off-street parking requirements for residential land uses in San Bernardino.

Table 3-6 Parking Standards for Residential Uses
Housing Type Parking Standard Guest Parking
Conventional Housing
Single-Family 2 covered garage spaces per unit None
Planned Residential 2 covered garage spaces per unit 1 space/ 5 du Mobile Home Parks 2 covered garage spaces per unit 1 space/unit Multi-family -Studio 1 space per unit; no guest parking None required Multi-family – 1 bdrm 1.5 covered space per unit One covered space for each
five units
Multi-family – 2 bdrm 2.0 covered space per unit
Multi-family – 3 bdrm 2.5 covered space per unit
Senior Apartments 1 covered space per unit Same as above Special Needs Housing
Senior Congregate 0.75 space per unit None
Emergency Shelters 1 space/1,000 sf of GFA or FTE on largest shift None Transitional Housing Unspecified Unspecified
Supportive Housing Unspecified Unspecified
Residential Care Unspecified Unspecified
Navigation Center Unspecified Unspecified
Accessory Dwellings Unspecified Unspecified
Source: City of San Bernardino Municipal Code Section 19.24.040 Asterisk denotes guest parking of 1 uncovered space for each 5 units Generally speaking, the City’s parking standards are below the threshold of two spaces per unit, are graduated based on the number of bedrooms, and often do not require covered spaces for all units and types of housing. Therefore, in aggregate, the parking standards do not appear to exceed the threshold where parking is seen as a constraint to the production of housing. To ensure that parking is not a constraint, reductions are also allowed in three general situations.

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Parking Reductions for Special Use and Affordable Housing The SBMC offers parking reductions for senior apartments (1.0 space per unit) and senior congregate care (0.75 space per unit), based on the rationale that senior residents have a lower vehicle ownership rate than non-seniors. The City also implements density bonus law that allows qualifying developers, as a matter of right, to obtain lower parking space requirements for affordable housing or senior housing than what would otherwise be required by local government standards. AB 2345 lowers the standard for parking reductions to 1.5 spaces for two- and threebedroom homes for projects providing a certain percentage of affordable housing units. It should be noted, however, that the Housing Plan includes a program to specify parking requirements for special needs housing (e.g., emergency shelter, transitional and supportive housing, navigation centers, and residential care facilities) in accordance with State law.

Parking Reductions for Transit Oriented District
Currently the SBMC requires only one parking space for residential units in the RL, RU, RM, RMH, and RH zones within the TOD—regardless of the number of bedrooms. This is approximately onehalf the standard required of standard projects in single- and multi-family residential zones. AB 2345 further reduces the parking requirements for projects near accessible major transit stops.

Local governments may no longer impose any parking requirements for (1) 100 percent affordable housing projects located within ½ mile from an accessible major transit stop and (2) 100 percent affordable senior housing projects that either offer paratransit service or are located within ½ mile from an accessible major transit stop. Parking requirements for projects with at least 11 percent very low income or at least 20 percent lower income units that are located within ½ mile from an accessible major transit stop, are reduced from ½ space per bedroom to ½ space per unit. The City will need to review its TOD Overlay to note exceptions per state law.

Parking Reductions for Minor Exceptions
In some cases, parking space reductions may be warranted for residential development even though it does not meet the definition or qualifications of a special need project, density bonus project, or transit oriented development. The City may administratively grant a minor exception of up to 10 percent reduction of on-site parking. Any minor exception request that exceeds the prescribed limitations would be required to file for a variance application. Minor exceptions may be approved by the Director only if no other entitlements are required. If other approvals are necessary, the minor exception shall be filed concurrently. The Director may also grant a minor adjustment to an approved permit up to a maximum of 10 percent governing on-site parking.

In summary, parking space requirements are not believed to constrain the development of housing due to the many reductions allowed. However, the Housing Plan does include actions to review its existing parking standards and make changes needed for consistency with State law.

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City of San Bernardino General Plan – Housing Element 3-23 Realistic Development Capacity
The City analyzed a series of built and approved projects to determine whether maximum density was achieved. In addition, the analysis was used to determine the density needed to facilitate the production of housing affordable to lower income households in accordance with default densities used in Housing Element law. Table 3-7 lists recent residential projects in San Bernardino chosen from the four major zoning districts in the City (e.g., RL, RM, RMH, and RH zones). Also included are affordable housing projects built and/or approved for construction in the City.

Table 3-7 Suitability of Residential Zones to Accommodate the RHNA Housing
Project
Housing
Type
Year
Built
Zoning
Density
Project
Units Acres Project Density
Pct Max
Density
Affordable
Level
Magnolia at
Highland
Affordable
Family Apts 2011 CO (RH)31 du/ac 80 2.32 34 111% Lower
Income
USA Vets Spec NeedAll Age Apt 2021a
CG-1 (RH)
31 du/ac 30 0.80 38 121% Lower
Income
Crestview
Terrace
Affordable
Senior Apts 2021 RMH
24 du/ac 184 7.90 23 97% Lower
Income
Ferndale &
39th Ave
Market
Rate Apt 2021a
RMH
24 du/ac 20 1.02 20 82% Moderate
Income
Amber
Cove
Market
Rate- Apt 2018 RMH
24 du/ac 70 2.83 25 103% Moderate
Income
Valencia
Vista
Affordable
Family Apts 2016 RM12 du/ac 76 4.65 16 136% Lower
Income
Davidson Market
Rate-Quad 2020a
RM
12 du/ac 4 0.24 17 139% TBD
Verdemont
Drive
Market
Rate SFR 2019a
RL

3.1 du/ac 168 67 2.4 78% Above
Moderate
TTM 16794 Market
Rate SFRs 2019a
RL

3.1 du/ac 44 18.35 2.4 77% Above
Moderate
Belmont/
Mirna
Market
Rate – SFRs 2020a
RL

3.1 du/ac 16 5.07 3.1 100% Above
Moderate
DP-D20-08 Condos 2020a RM
12 du/ac 8 0.76 10 87% Moderate
Income
DP-P14-08 Condos 2020a RM
12 du/ac 40 5.14 8 65% Moderate
Income
DP-P18-03 Condos 2020a RM
12 du/ac 12 1.10 11 91% Moderate
Income
Source: City of San Bernardino, 2022
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Default Density
Pursuant to Government Code § 65583.2(c)(3), the Housing Element must demonstrate the adequacy of various density standards to accommodate a city’s regional need for all income levels.

To meet this statutory requirement, the Housing Element should provide an analysis demonstrating how adopted densities accommodate the RHNA for all income levels. Section 65583.2(c)(3)(B) allows cities in San Bernardino County to assume a “default” density of 30 du/ac is needed to accommodate housing for lower income households or provide substantial evidence that another density threshold is appropriate. For projects developed at this default density, the zoning and development standards are assumed to not be a constraint to the development of housing affordable to lower income households.

According to the data, affordable apartment projects are developed at a range of 23 to 38 du/ac and an estimated average of 27 du/ac. Additionally, the projects are generally developed at or above the maximum density permitted within the respective zones. As is the case with affordable projects, these projects received a density bonus and were supported by a variety of funds, such as HOME Partnership funds, low income housing tax credits, or other local support. While 30 du/ac is the default density in San Bernardino, it is important to note that achieving that density is not a prerequisite for affordable housing. The same observation can be seen in surrounding cities where land costs are generally lower than more urban portions of the metropolitan region.

Realistic Development Capacity
To assess the impact of residential development standards on capacity, market rate projects (e.g., single family and smaller multi-family projects) were sampled from the RL, RM, and RMH zones.

According to the data, market rate projects are developed at a range of 3.1 to 25 dwelling units per acre. Of note, the average density of projects is about 85 percent in the RL zone and hovers around 90 percent in the RM, RMH, and RH zones. While there are exceptions in certain areas, such as the hillsides or unincorporated islands where infrastructure is lacking and requires land dedications for expansion of streets, these data demonstrate that residential projects are often developed near the higher range of the maximum density allowed on the zone.

Chapter 4, Housing Resources, will provide estimates of development capacity on vacant and underutilized land that will be used for credits toward meeting the 2021-2029 RHNA for the City of San Bernardino. As required by HCD’s land inventory guidebook, the realistic density will be used to calculate development capacity. Where applicable, sites where infrastructure is lacking (e.g., undersized roads or lack of sidewalks) and that will require land dedications to remedy deficiencies (e.g., adding lanes, sidewalks, or utilities) will be noted to the extent applicable in that analysis. Otherwise, the land inventory and site capacity analysis will rely on the findings above to demonstrate the amount of development that can be reasonably expected on sites.

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City of San Bernardino General Plan – Housing Element 3-25 Regulatory Incentives
Regulatory incentives and concessions can serve as important tools that materially improve the feasibility of building housing in San Bernardino. To facilitate the development of housing, the City offers several forms of regulatory incentives—including but not limited to: density bonuses, minor exceptions, and modifications. Many of these incentives are routinely employed by the City.

Density Bonus
Density bonuses are a common way of incentivizing development by allowing projects to include more units than would otherwise be allowed under the General Plan or zoning if the project meets specific local or statewide goals. The Development Code, Section 19.04.030, allows the City to grant a density bonus under three provisions:
• Affordability Bonus. Developments that provide affordable housing may receive a density bonus per Cal. Govt. Code § 65915 when a developer provides at least 20 percent of the project’s units for lower-income households; 10 percent of the units for very-low income households; or 50 percent of the units for qualifying senior households (Cal. Civil Code § 51.2).

If granted, the developer must sign an affordable housing agreement. The City must also provide and grant at least one regulatory concession or incentive set forth in the code. • Amenity Bonus: Developments that provide amenities deemed beyond the minimum required by the City may receive a density bonus of no more than 15 percent. This bonus applies to developments in the RU, RM, RMH, RH, CO-1, CO-2, CG-2, and CR-2 zones.

Qualifying amenities include architectural features promoting luxury multi-family projects, additional landscaping, additional open space, attached garages, additional recreational facilities, and/or day care facilities. These incentives are intended to improve the quality of life for San Bernardino residents.
• Senior Citizen Bonus. The City has a significant senior population and therefore allows senior citizen housing and senior congregate care housing that are built in multi-family zoning districts to receive a density bonus of up to 50 percent greater than that allowed in the zone, with a market feasibility study and a conversion plan. Such residential uses can also receive a density bonus of 50 percent if located in selected commercial zones pursuant to an approved conditional use permit.

State density bonus law continues to be expanded to include other qualifying conditions, including units for income-qualified college students, transitional foster youth, disabled veterans, homeless persons, or even moderate income condominiums or age restricted mobile home parks.

In light of these amendments to state law, the Housing Plan proposes a program to amend the municipal code to ensure consistency with Cal. Gov’t Code §§ 65915 to 65918.

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Exceptions and Modifications
The Development Code provides several means for seeking relief from development regulations and standards that may, in certain cases and applications, serve as constraints to the development of housing. These code provisions include the Minor Modification (SBMC Chapter 19.60) and Minor Exception (SBMC Chapter 19.58) processes. As described below, these tools allow for considerable flexibility in the majority of development standards. • Minor Modification. The procedure provides a method whereby minor changes of 10 percent or less may be made to existing, previously approved land use entitlements without any additional impact. The Director may grant a minor adjustment to an approved permit up to a maximum of 10 percent governing only the following measurable design/site considerations, which in no case would result in a reduction from any minimum standard outlined in the SBMC. » On-site circulation and parking, loading, and landscaping. » Placement and/or height of walls, fences, and structures. » Reconfiguration of architectural features—colors and/or modification of finished materials that do not alter or compromise previously approved themes. » Modification of not more than 10 percent in density or intensity of a project. • Minor Exception. Minor exceptions are granted when, because of special circumstances applicable to the property, the strict application of the SBMC deprives such property of privileges enjoyed by other properties in the vicinity and under identical zones. Unlike a modification, the approval of the exception requires a public hearing and findings. The Development Director may grant up to a maximum of 10 percent modification governing the following measurable design/site considerations:
» Distance between structures
» Lot dimensions sand setbacks
» On-site parking, loading, and landscaping
» Structure heights
Overall, the process for seeking a minor modification or exception is straightforward, and the base fees are low ($105 for a minor exception; $380 for a minor modification plus the cost of noticing and publishing). The minor modification process is more administrative in nature, and the minor exception requires a public hearing and findings. Nonetheless, these tools are cost-effective and frequently used methods for builders to seek appropriate regulatory relief and flexibility needed to address development standards that could constrain development of housing.

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City of San Bernardino General Plan – Housing Element 3-27

3.1.4 Building Codes and Enforcement
Building codes and enforcement activities protect the public's health, safety, and property.

Although building codes require a higher level of construction and maintenance quality that can increase the development costs, their benefits to the public outweigh any cost savings that could occur through unsound engineering, construction, or inadequate maintenance. The following describe the key building codes followed by programs to enforce existing codes.

Building Codes
The “California Building Standards Code” establishes minimum “building standards” that control all aspects of the erection of buildings throughout California. These “Title 24 codes” are reissued triennially by the California Building Standards Commission upon input of guidance received from volunteer Advisory Committees and multiple other state agencies, including the Division of the State Architect, the Department of Housing and Community Development, and the Office of the State Fire Marshal as well as professional organizations. Local governments are required to either adopt these codes or adopt them with local amendments authorized by state law. The City of San Bernardino last adopted codes pursuant to MC-1525 in December 2019.

The Building and Safety Division reviews construction plans for compliance with the applicable codes, oversees construction work as it progresses, and performs final inspections for approval and issuance of a Certification of Occupancy. It should be noted that the City now enforces fire hazard regulations required by the County Fire Department as opposed to the City in prior years.

Table 3-8 lists all the primary codes enforced by the City of San Bernardino.

Table 3-8 Adopted Building and Property Maintenance Codes California Building Codes Other Building Codes
2019 California Green Building Code 2019 California Administrative Code 2019 California Building Code 2018 International Residential Code 2019 California Electrical Code 2018 Property Maintenance Code 2019 California Mechanical Code 1997 Abatement of Dangerous Buildings Code 2019 California Plumbing Code California Mobile Home Park Act 2019 California Energy Code 2019 California Fire Code
2019 California Historical Building Code 2018 International Property Maintenance Code 2018 International Existing Building Code 2019 California Fire Code Title 24 Part 9* Source: City of San Bernardino Municipal Code Section 19.24.040. *Specific amendments to the California Fire Code are to be adopted by district for the greater San Bernardino County Fire District and will include Office of the State Fire Marshall requested amendments.

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State law allows cities to make local amendments to the building codes when findings can be made that the proposed code changes are necessary to address locally unique topographical and climatic conditions, so long as the local amendments are no less restrictive than the State code and are reasonably necessary because of the climatic, geologic, and topographical conditions. The SBMC outlines the amendments made, which are primarily related to the following:
• Liquefaction reports for various occupancies
• Building framing and roofing requirements in very high fire severity zones • Floodplain requirements pursuant to the City’s floodplain overlay • Seismic requirements for properties in the Alquist-Priolo Zone • New fire hazard measures required by the County Fire Department • Administrative procedures
The above codes are directly related to safety hazards in the City of San Bernardino. It should be noted that the same code requirements and, in some cases, additional measures have been adopted by other cities bordering the San Bernardino National Forest or that have similar hazards of flooding, wildfire, geologic, or topographical concerns. The City of San Bernardino’s Building and Safety Division believes these codes are prudent and justified given the hazards in the community and their mission to safeguard public health. Lessons from across the State of California attest to the long-term value of local code amendments.

Nonetheless, excessive building codes have often been cited for unnecessarily increasing the cost of development and impacting affordability. However, the ICC has long held that stricter resiliency requirements do not automatically mean homes will become less affordable. Indeed, a growing body of independent research has reached the same conclusion. While code amendments did increase construction costs, it did not adversely affect the real estate market. Studies also found that “modern building codes that include provisions for protection against earthquakes, flooding, wildfires and other natural disasters have no appreciable implications for housing affordability.”1 With respect to optimizing predictability for developers, the City has been adding significant new staff (e.g., including plans examiners, building inspectors, and technicians) over the past several years as the City’s financial status has gradually improved. These staff are intended to expedite the review and processing of requests for building permits and inspections. As discussed later, the City is designing a one-stop permit shop to further improve service delivery and predictability. 1 Paul Lagasse, Building Safety Journal, March 14, 2022. Accessed online at https://www.iccsafe.org/building-safety-journal/bsj-technical/thefinancial-value-of-building-more-resiliency-into-residential-building-codes/ Packet Pg. 708
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-29 Energy Conservation Requirements
The San Bernardino Council of Governments’ San Bernardino County Regional Greenhouse Gas Reduction Plan, adopted in March 2021, contains implementation measures to reduce the greenhouse gas (GHG) emissions produced in San Bernardino by 2030, including sources from buildings. The plan pairs reduction targets with existing policies in the currently adopted General Plan that will help the City achieve the targets reductions. Among the local measures, the plan identifies six measures that pertain to housing.

Table 3-9 displays the plan’s implementation measures that pertain to housing development and associated reduction targets by 2030 in metric tons of carbon-dioxide equivalent (MTCO2e). • Measure Energy-1 includes provisions to enroll developers in the Community Energy Efficiency Program and provides incentives for maintaining energy savings above 30 percent of the EnergyStar or California Energy Efficiency and Demand Reduction Programs. Measure Energy-1 includes provisions to retrofit buildings with energy efficient fixtures and provides technical assistance and loans to incentivize energy-efficient projects. • Measure Energy-2 supports the installation of energy-efficient lighting appliances for all buildings, including housing. Measure Energy-3 supports energy retrofits of existing buildings, including housing.
• Measures Energy-7, -9, and -10 support passive and active cooling, heating, and lighting for residential buildings, including the orientation of buildings to increase passive wind cooling, day-lighting design, natural ventilation, space planning, thermal massing, and locating landscaping to shade buildings.

Table 3-9 GHG Emissions Reduction Measures and Targets for 2030 Local Measures Measure Description Reductions in MTCO2e Building Energy
Energy-1 Building Energy Efficiency 6,853
Energy-2 Lighting Efficiency 121
Energy-3 All Electric Buildings 78,875
Energy-7 Solar Installation for Existing Housing 3,722
Energy-9 Rooftop Gardens 1
Energy-10 Urban Tree Planting for Energy Savings 147
Source: San Bernardino County Regional Greenhouse Gas Reduction Plan, March 2021.

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The Plan’s measures are referential rather than mandatory and should not be seen as a constraint on the development of new housing in the City.

San Bernardino’s electricity is provided by Southern California Edison (SoCal Edison) and gas is supplied by Southern California Gas (SoCalGas). SoCal Edison provides opportunities for customers to enroll in energy efficiency programs including:
• Energy Savings Assistance. Qualifying households may receive energy-efficient appliances at little to no cost if they meet the eligibility criteria, which include being either a recipient of certain public benefits or if they fall into certain income categories. (SoCalGas also administers this program for its natural gas customers.)
• Smart Energy Program. During an energy shortage, SoCal Edison interfaces with the SMART thermostats of participating households to adjust the temperature by a maximum of four degrees to reduce energy usage of forced air cooling systems. Participating households may be eligible to receive up to a $115 credit.
• GoGreen Home. Homeowners or property managers of single-family homes, townhomes, condos, manufactured homes, multi-family units of up to four units, and certain rental households, may qualify to receive financial assistance to renovate their properties to incorporate energy efficient appliances, design elements, and systems.

The City also partners with a community-based organization, Neighborhood Partnership Housing Services, Inc., to connect homeowners with the Owner Occupied Housing Rehabilitation Program.

This program provides access to deferred loans with 0 percent simple interest per annum to qualifying homeowners so that they can undertake home improvement projects, including home weatherization, hardening, and energy efficiency upgrades.

The City enforces the State Energy Conservation Standards (Title 24, California Administrative Code). These standards are incorporated into the City's Building Code. These energy saving requirements apply to all new residential and commercial construction as well as remodeling and rehabilitation construction where square footage is added. Compliance with Title 24 of the California Administrative Code on the use of energy-efficient appliances and insulation has reduced energy demand stemming from new residential development.

While the construction of energy-efficient buildings does not lower the purchase price of housing, energy conservation features should result in reduced monthly occupancy costs as consumption of fuel and energy declines over time. Similarly, retrofitting structures with energy-conserving features can lower utility costs. Examples of energy conservation opportunities include weatherization programs, installation of more efficient appliances, solar energy systems, and building design and orientation for passive solar heating and cooling.

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City of San Bernardino General Plan – Housing Element 3-31 Code Enforcement
The City's Code Enforcement program is designed to enhance public safety and the quality of life in alliance with communities through objective enforcement of laws and codes. Code enforcement staff inspect existing structures and properties and respond to public complaints regarding housing, property, infrastructure, and other conditions. The City's program is citywide and primarily complaint driven. It is supplemented by three focused programs.

Mobile Home Inspection
The City of San Bernardino has one of the more extensive stocks of mobilehomes in California. A total of 46 mobilehome parks providing more than 4,000 units of housing, most of which is rent stabilized as affordable or market rate affordable to lower income households. Currently, the State of California, Department of Housing and Community Development, is responsible for conducting inspections of mobilehome parks to ensure they are in safe and sanitary condition. HCD inspects the units once every seven years. Visual inspection of the parks shows significant deferred maintenance and rehabilitation needs. However, the City has been unable to take over inspections of the parks due to the very low reimbursement fee allowed in state law.

Single-Family Inspection Program
The Single-Family Rental Inspection Program was established to ensure that property owners and managers of single-family rental units maintain the City’s adopted codes and applicable laws. The program applies to all rental units consisting of one to three units (i.e., single-family homes, duplexes, and triplexes). The City conducts property inspections of all rental units of this size every two years and charges the property owners an inspection fee of $180 on an annual basis. The City reports that the majority of code violations originate from single-family (e.g., one to three units on-site) rental units, which inordinately consume City staff time. Code enforcement is responsible to provide this service and have increased staffing fourfold in the past year to address the backlog of inspections needed in accordance with this program.

Multi-family Rental Housing Fire Inspection Program
County FIRE conducts annual inspections of businesses, factories, restaurants, churches, schools, senior citizen housing, and other buildings that could pose significant risks to their occupants or the public. The Multi-family Rental Housing Fire Inspection Program is a part of the City’s overall effort to encourage upkeep of multi-family rental housing units (Chapter 15.25 of the SBMC).

Owners of these types of structures will be required to maintain these units in accordance with applicable housing, building, and property maintenance standards. The annual inspection program is required of all owners or property managers of multi-family properties containing four or more units. The San Bernardino County Fire Protection District implements the program on behalf of the City. Annual fire inspection fees range from $150 to $1,000 per property.

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Crime-Free Multi-Housing Ordinance
The City’s Crime Free Multi-Housing Program is a key crime prevention program. The City's program is focused on larger multi-family residential developments with 5 or more units, except for mobile home parks, which are subject to state Mobile Home Residency Law. Thus, the program does not apply to smaller multi-family projects, single-family projects, or accessory dwelling units.

Projects are enrolled as a condition of obtaining and maintaining a valid business license.

In short, the program is designed to reduce crime, drugs, and gang activities at rental properties.

The program consists of two components: property owner training and rental agreement. • Training Seminar. The seminar has three phases, and property managers and owners can become certified after completing each of the three phases of the seminar. The seminar is focused on crime prevention through environmental design to minimize opportunities for crime at larger multi-family properties due to poor lighting or areas in which someone intending to perpetrate a crime could hide.
• Crime Free Lease. The rental agreement addendum establishes that residents, any member of the resident’s household, or a guest or other person under the resident’s control cannot engage in illegal activity. Violation of the addendum is considered a material and irreparable noncompliance and good cause for immediate termination of tenancy should a landlord exercise that right. Proof of violation is based on preponderance of evidence.

In implementing the crime-free lease agreement, neither the City nor the Sheriff’s Department is involved in any way in a landlord's decision on whether or not to exercise the rights under the addendum. Nothing in the City's program sanctions or in any way condones any actions by a landlord that would violate any law related to fair housing or anti-discrimination, and the requirement applies equally to all tenants regardless of income or other household status.

Moreover, it is also important to note that neither the City's ordinance, nor the training program nor the City or Sheriff’s Department encourages or discourages property owners to conduct criminal background checks of tenants, although the potential benefits of doing so are discussed in the training. If, however, a property owner opts to obtain background checks, it is recommended that the checks be completed by a qualified third-party.

The California Department of Housing and Community and federal agencies have raised concern that the crime free lease agreement may violate CCR § 12264 and have a disparate impact on Latinos, African Americans, and other minorities. Therefore, HCD has recommended that the lease addendum be modified to avoid conflict with state law (FEHA) and federal guidance (HUD’s 2016 guidance). The Housing Plan thus includes an implementation program with an objective to review and revise the lease addendum to comply with state and federal fair housing laws.

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City of San Bernardino General Plan – Housing Element 3-33

3.1.5 Site Improvements
Site improvements are necessary to prepare land for development, ensure adequate access, and connect or construct critical utility infrastructure that serve proposed residential projects. As a result, the City may require a variety of on-site improvements, such as grading, street lighting, connections to existing infrastructure, and curb cuts. Common off-site improvements include curb, gutter, and sidewalk installation. Infill projects require fewer on- and off-site improvements due to the proximity of existing infrastructure and utilities.

SBMC Title 19, Chapter 19.30 contains City regulations for mandatory improvements on the development site (“on-site improvement”) or adjacent to or near the site (“off-site improvement”).

If not in place, installation will be required as conditions of approval of the subdivision, parcel map, or development permit. As summarized below and in Table 3-10, these include:
• Street development or improvements—including streetlights, street trees, traffic signals, sidewalks, and other improvements in the road right of way. • Utilities, including water, sewer, storm drains, and dry utilities underground to support residential development.
• Land for park and recreational purposes, or easements for other public improvements needed to address the impact of the proposed residential development.

Table 3-10 Street Infrastructure Standards
Street
Types1 Major Arterials
Secondary
Arterials
Collector
Streets
Local
Streets
Lanes 6 to 8 lanes Typically 4 lanes Two lanes only Two lanes only Road Width 36–40’ lane width
100’ right-of-way
32–33’ lane width
88’ right-of-way
20’ lane width
60’ right-of-way
20’ lane width
60’ right-of-way
Sidewalks Both Sides
Depends on street
Both Sides
Depends on street
Both Sides
Depends on street
Both Sides
Depends on street
Utilities2 Underground with
exceptions
Underground with
exceptions
Underground with
exceptions
Underground with
exceptions
Curbs, Gutters Required for both
sides of roadways
Required for both
sides of roadways
Required for both
sides of roadways
Required for both
sides of roadways
Source: City of San Bernardino General Plan, City Engineering Specifications, Standard Plan 100.

1. Roadways specifications in the very high fire hazard severity zone must comply with CAL FIRE regulations and regulations of the San Bernardino County Fire Department (CONFIRE)

2. Undergrounding applies to all utilities except transmission lines exceeding 33 KV. The Council may waive any requirement if physical conditions make installation unreasonable or impractical. Single lot projects in the RE, RL, RS, RU districts are exempt.

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As part of the development process for new affordable housing, several concerns were raised.

Specifically, smaller infill projects in the downtown typically are served by aging sewer and water lines, many of which are cracking, undersized, or with deferred maintenance. Furthermore, many of the streets are undersized and require dedications of right-of-way. When projects are built, they will often require street improvements, which typically include landscaped medians. Another impediment cited was undergrounding utilities, which can cost millions of dollars.

To address these constraints, the City has undertaken the following steps:
• Defer Site Improvements. The City reserves the right to defer site improvements for subdivisions of four parcels or less if the City Engineer determines that the construction of the site improvements at the same time as the rest of the project’s buildout is impractical due to physical site constraints. In these cases, the developer signs an agreement to build out the site improvements at a future date.
• Waive Utility Undergrounding. The City has, on a project-by-project basis, waived the requirement to underground utilities. In the Arrowhead Grove project, the undergrounding of uitilities would have made the project likely infeasible. Therefore, the developer was allowed to install utilities and drainage ponds aboveground. SBMC Article III, Section 28C also allows the waiver of undergrounding for any single lot development in the RE, RL, RS, and RU districts. • Public Street Improvements. Whenever street improvements are required along a parcel as a condition of approval, and off-site drainage pattern requires it, the entire street section may be required to be improved in accordance with City public works policies, procedures, and standards. In the recent Arrowhead Grove public housing project, the City waived the requirement to build a landscaped median for the one block fronting the project. The City also assisted Habitat for Humanity by waiving some off-site improvements for single infill housing. • Infrastructure Financing District. The Housing Plan contains a program to explore the feasibility of establishing an Enhanced Infrastructure Financing District (EIFD) to assist in identifying ways to finance the cost of improving, rehabilitating, and installing infrastructure to incentivize the redevelopment of properties. The concept of the EIFD has been implemented in the Inland Empire, most recently in neighboring Yucaipa.

While the mentioned site improvement tools can be used to waive or modify site requirements, the SBMC does not have formal procedures for modifying these and other site requirements.

There may be opportunities to modify site improvement requirements to facilitate development of focused areas in the City. As such, the Housing Plan proposes a program to review its infrastructure site requirements and consider opportunities for adding flexibility where appropriate as well as consider opportunities for an EIFD pursuant to a feasibility study.

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City of San Bernardino General Plan – Housing Element 3-35

3.1.6 Permit Processing
San Bernardino's development review process is designed to accommodate growth without compromising quality. The City’s development review process is organized around a tiered set of permits, with different decision-making bodies responsible for reviewing, conditioning, and approving applications. The following outlines the general process, approving body, conditions, and timelines associated with the applications for residential development in the community.

Administrative Permit
An Administrative Permit is a by-right use process required for projects of two to four units. The Administrative Permit process is also used for tenant improvements and occupancy permits that result in an intensification in land use. An Administrative Permit is not required for alterations to a single-family home nor for the construction of one single-family home. Through the Administrative Permit process, projects are evaluated for consistency with the General Plan, Development Code, and Building Code standards. These projects may be reviewed over-thecounter or concurrent with the building plan check process. Typically, the review is approved within two to three weeks of being deemed complete.

Development Permit
A Development Permit is required for projects of 5 or more units. A Development Permit can be reviewed by the Development Environmental Review Committee (DERC) or, if forwarded, by the Planning Commission. The DERC is an interdepartmental group consisting of representatives from the following divisions—Building and Safety, Traffic, Engineering, Water, Public Works, County Fire, and Planning. The DERC provides project review by an interdepartmental staff, which allows the applicant to receive input on the project. The DERC meets twice a month, allowing projects to be reviewed in a timely and streamlined manner without requiring a time-consuming public hearing. The DERC offers the opportunity to work out project details and conditions so that the DERC can recommend approval of the project. Once a project application is deemed complete, the DERC typically approves a permit in 2 to 4 weeks.

A Development Permit, which is acted upon by the Planning Commission, is required for all proposed residential development projects that have more than 11 dwelling units. The project application is reviewed by the Planning Commission and generally takes approximately four to eight weeks for approval from when the application is deemed complete, depending on whether it is found to be categorically exempt pursuant to the California Environmental Quality Act or if it requires completion of an Initial Study and Negative Declaration/Mitigated Negative Declaration.

Projects requiring completion of an Environmental Impact Report take significantly longer to reach project approval due to the time needed to complete technical studies and analysis.

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3-36 July 2023
Prior to approval of the Development Permit, however, the Planning Commission must find (based on the project itself and DERC recommendations) that the project complies with eight principles:
• The proposed development is one permitted within the subject zoning district and complies with all of the applicable provisions of this Development Code. • The proposed development is consistent with the General Plan. • The proposed development would be harmonious and compatible with existing and future developments within the zone and general area, as well as with the land uses presently on the subject property.
• The approval of the Administrative or Development Permit for the proposed development is in compliance with the requirements of CEQA and SBMC § 19.20.030(6). • There will be no potential significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored. • The subject site is physically suitable for the type and density/intensity of use being proposed. • Adequate provisions for public access, water, sanitation, and public utilities and services are made to ensure the proposed use will not be detrimental to public health and safety. • The location, size, design, and operating characteristics of the proposed project would not be detrimental to the public interest, health, safety, convenience, or welfare.

The Development Permit has not served to constrain housing production. City staff have indicated that most residential projects are issued a Development Permit and they could not recall specific projects that were denied permits due to less objective findings cited in SBMC § 19.44. The lack of housing production cited in prior periods was not due to the permit process itself nor the housing market, but conditions emanating from factors outside the City’s control, such as the City’s bankruptcies and terrorist attack, that depressed demand for housing. These two conditions, as well as the region’s economy, are credited with the lack of housing projects.

While many aspects of the local and regional development environment are outside the control of the City, the Housing Plan contains a program to ensure that projects are reviewed in a timely manner and the process offers a greater level of developer certainty. The Housing Plan includes a program to review and revise discretionary findings and replace findings with more objective and/or measurable findings to improve developer certainty on what is required. In addition, the Housing Plan also contains a program to implement a one-stop development counter that will physically locate services together and functionally work across disciplines to improve the timeliness of the review, modification, and approval of applications for new residential projects.

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City of San Bernardino General Plan – Housing Element 3-37 Conditional Use Permit
A Conditional Use Permit is a discretionary entitlement which may be granted under the provisions of the Development Code and which, when granted, authorizes a specific use to be made of a specific property, subject to compliance with all terms and conditions imposed on the entitlement.

A CUP is required for projects that require a higher level of design and compliance review. For example, adding residential uses in a commercial zone warrants a CUP in order to analyze potential impacts to existing nonresidential development and potential impacts to the new residential use in a commercial setting.

The CUP process allows the Planning Commission to ensure that the project is designed to mitigate any adverse impacts to existing uses and public health and safety. Typical conditions are similar to those of a Development Permit–Planning Commission project—property development standards to ensure public safety (grading, construction dust, lighting, etc.). Either the DERC or Planning Commission will make written findings for the granting of CUPs and may require them to be modified or follow certain approving conditions. A CUP for a residential project generally takes 12 to 16 weeks for approval.

Prior to approving a conditional use permit, the approving authority must find that:
• The proposed use is conditionally permitted within, and would not impair the integrity and character of the subject zone and complies with applicable provisions of the Code. • The proposed use is consistent with the General Plan. • The approval of the Conditional Use Permit for the proposed use is in compliance with the requirements of CEQA and § 19.20.030(6) of the Development Code. • There will be no potentially significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored. • The location, size, design, and operating characteristics of the proposed use are compatible with the land uses in the general area in which the proposed use is to be located and will not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other permitted uses in the vicinity or adverse to the public interest, health, safety, convenience, or welfare of the City.
• The subject site is physically suitable for the type and density/intensity of use being proposed. • There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

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Minor Use Permits
The City offers a Minor Use Permit, which is special streamlined type of CUP. The MUP is reviewed by the DERC rather than the Planning Commission. This permit review process requires less staff time (and a shorter process for developers), lower fees, and can be used in lieu of a CUP when the following criteria are met: 1) the use will be entirely located within a structure that has previously been approved with a Development Permit or Conditional Use Permit; 2) the use will be less than 10,000 square feet in gross floor area; and 3) the use will be exempt from the provisions of CEQA.

For all applications considered projects under CEQA, an assigned planner will assess the adequate level of environmental review. Under CEQA, many infill or smaller projects are exempt. For larger, more complex developments, a consultant may be retained to perform environmental studies.

Upon completion of the necessary environmental documentation, the project is presented to the applicable approving body. If a project is approved, planning entitlements are issued subject to compliance with conditions of approval that may be required prior to issuance of permits.

The City reduces the length of the review process and development cost for affordable housing projects by streamlining the permitting process in accordance with density bonus law.

Furthermore, City development standards are posted on the City's website to inform developers of project and permitting requirements prior to plan creation. The transparency of the process provides a greater level of certainty to developers (see Table 3-11).

Table 3-11 Development Permit Process Timelines
Permit Single-family Multi-family
Minor Use Permit 8-10 weeks 8-10 weeks
Conditional Use Permit 12-16 weeks 12-16 weeks
Administrative Permit 2-3 weeks 2-3 weeks
Development Permit 4-8 weeks 4-8 weeks
Design Review Concurrent with DP Concurrent with DP
Total Timeframe to Process
Development Permit 8 weeks 8 weeks
Source: City of San Bernardino, 2022.

Note: Timeframes do not reflect CEQA clearance as it is not possible to anticipate in advance the form of clearance.

The City has not received many requests for expedited review of proposed projects as the City’s development review and approval process is capable of effectively approving or conditioning projects without the need for expedited review. Nonetheless, as required by state law, the Housing Plan includes an action item to develop an expedited permit process that mirrors the model provided by the California Department of Housing and Community Development.

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City of San Bernardino General Plan – Housing Element 3-39 Design Review Standards and Process
SBMC Chapter 19.38 establishes the City’s design review authority for residential development.

The express purpose of the chapter is to facilitate the creation of development that exists in visual harmony and order with surrounding land uses and the preservation of public health and safety.

The City’s Development and Environmental Review Committee (DERC) is the authorized body that reviews development, including residential developments, that: (1) are new and subject to review by other than the Director, (2) are a remodel or redevelopment requiring a Development Permit, or (3) a change or intensification of land use.

The DERC is responsible for evaluating all project materials subject to its review before the development project can receive final approval. The DERC must submit the findings of its design review to the final approving authority for the project, be it the Planning Commission or City Council. The findings must show that the project fulfills the City’s design guidelines.

These three key findings must be made:

1. The design of the project would provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, textures, and colors that will remain appealing and will retain a reasonably adequate level of maintenance.

2. The design and layout of the proposed project will not unreasonably interfere with the use and enjoyment of neighboring existing or future development, and will not result in vehicular and/or pedestrian hazards.

3. The architectural design of the proposed project is compatible with the character of the surrounding neighborhood and will maintain the harmonious, orderly, and attractive development contemplated by this Development Code and the General Plan.

Overall, the City’s development and design standards have not constrained the project approval process. Residential projects are still approved in a timely manner. However, it is also recognized that new state laws have been passed in recent years with the express intent of facilitating the production of housing. An important step to facilitate timely project reviews, conditions, and approvals is the use of objective residential development and design standards for multi-family and mixed-use residential projects.

To comply with state law, however, the Housing Plan contains a program to draft and adopt objective residential development and design standards for multi-family and mixed-use projects in accordance with Government Code § 65913.4. This effort will be completed following adoption of the Housing Element and General Plan and as part of the development code update.

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3-40 July 2023

CONSTRAINTS ON HOUSING FOR DISABLED PEOPLE
Ordinances, policies, or practices enacted to protect the health and safety and further the general welfare must be periodically examined to determine whether they are accomplishing their intended purpose or, in practice, serving as a barrier to the maintenance, improvement, or development of housing for disabled people. The analysis of potential and actual constraints upon the development, maintenance, and improvement of housing for persons with disabilities must include, but need not be limited to: 1) municipal code definitions; 2) zoning and land use policies and practices; 3) building code requirements; and 4) permit and processing procedures.

Municipal Code General Definitions
Certain definitions in the San Bernardino Municipal Code were carefully reviewed to determine whether they could be construed as a potential constraint for housing people with disabilities. In identifying a potential fair housing concern, three municipal code definitions—family, dwelling unit, and disability—were particularly germane.
• “Family” is defined as “one or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen and eating areas within the dwelling unit.” This language complies with fair housing law as it does nor reference birth, marriage, adoption, family status, or number of occupants.
• "Dwelling unit” means “a building or portion thereof designed exclusively for residential occupancy by one family for living and sleeping purposes, including single-family dwellings, multie-family dwellings, and manufactured housing.” This definition should be revised to remove the clause denoting “exclusively by one family” occupancy. • “Dwelling, single,” is defined as “a structure or portion thereof designed for residential occupancy, not including hotels or motels.” Dwelling, multiple, is defined as “a structure containing 2 or more dwelling units or a combination of 2 or more separate single family dwelling units.” These definitions comply with state fair housing law. • “Disability,” is defined as “a person who has a physical or mental impairment that limits one or more major life activities, anyone who is regarded as having that type of impairment, or anyone who has a record of that type of impairment.” State law defines disability as an impairment that makes performance of a major life activity “difficult.” The SBMC may require updating to include this more expansive definition of a disability.

While static definitions in a municipal code are rarely used for discrimination purposes, as part of the Development Code update, the above definition of a dwelling unit should be revised along with the definition of a disability to be consistent with state fair housing law.

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City of San Bernardino General Plan – Housing Element 3-41 Zoning and Land Use Policies and Practices
Zoning, land use policies, and practices can unintentionally discriminate against group homes if the codes are not carefully constructed. The SBMC must distinguish: 1) whether the group home provides or does not provide state licensed services; 2) whether it allows for six or fewer or seven or more residents; 3) whether the care facilities regulations are preempted by state law; 4) whether a conditional use permit is used appropriately; and 5) whether provisions exist to address potential relief from local government zoning, land use practices, processes, and regulations.

Community and Residential Care Facilities
The SBMC define both residential care versus community care facility. Residential care facility is defined as “a family home, group care facility, or similar facility for 24 hour non-medical care of persons in need of personal services, supervision or assistance essential for sustaining the activities of daily living or for the protection of the individual.” The SBMC defines community care facilities as ”consistent with Health and Safety Code (Section 1267.8), the intermediate care facility shall include provisions for developmentally disabled habilitative - nursing or congregate living.” The SBMC’s definition of residential care facility is consistent with state law but community care facility is not. A community care facility has a broader classification that includes 20 types of facilities, including residential care (H&S Code § 1502). The SBMC should be amended to define “community care facility” as any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult day care, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children The SBMC allows residential care facilities serving six or fewer residents by right in all residential zones (RE, RL, RS, RU, RM, RMH, RH). Such facilities are also conditionally permitted in four commercial zones (CO, CG-1, CR-2, and CG-2). The City does not impose “local” requirements for separation or overconcentration requirements that could impact the development or cost for these facilities. State licensed residential care facilities are treated in the same manner as any other residential use in the same zoning district subject to the same permitting, development, and design standards as any other similar residential land use in the same zone.

The SBMC does not mention larger residential care facilities serving seven or more clients, although such facilities are in the community. To address the lack of guidance, the Housing Plan includes a program to define and permit larger residential care facilities serving seven or more clients. If a conditional use permit is required, the conditions and process imposed must be consistent with licensing authorities and not arbitrary or discriminatory, and not conflict with fair housing law. In addition, the SBMC should allow the reasonable accommodation process to be extended to allow consideration of siting such facilities subject to findings in the ordinance.

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3-42 July 2023
General Regulations for Residential Care Facilities
Existing codes and other local regulations were reviewed to determine whether any could be construed as actual or potential constraint upon the maintenance, development, or improvement of housing for persons with disabilities. The following is a summary of findings. • Building Accessibility Codes. The City enforces the California Building Codes, (e.g., Chapter 11A and 11B), which contain disability accessibility standards. The City has not adopted any amendments beyond those allowed for local climatic, geological, topographic, or environmental conditions unique to San Bernardino, and none of these codes affect the accessibility of a unit. The City also does not mandate universal design standards for housing. • Residential Development Standards. The SBMC does not require additional development standards that would unduly impact the provision of housing, such as residential care facilities, for disabled residents. Care facilities are treated like any other dwelling and, as such, must comply with the same development standards as any other residential use. However, the Housing Plan proposes to modify the SBMC to clarify parking requirements. • Siting / Spacing Requirements. The City does not require special siting or separation requirements for residential care facilities. Such uses are permitted like other land uses in the same zone, and the City’s municipal code does not specify concentration limits. The only spacing and concentration requirements that may apply are those specified and authorized in the California Health and Safety Code and other related codes. • Occupancy Limits and Building, Fire, or Health and Safety Codes. The City applies the same, generally applicable, nondiscriminatory occupancy limits and other building, fire, health, and safety requirements to group homes that apply to other housing, subject to reasonable accommodation requirements or the Legislature’s requirements for specific types of licensed facilities, such as those serving persons with limited mobility. • Other Requirements. The City does not impose other special requirements for operators and residents that can overly constrain group homes, conflict with the duty to affirmatively support this housing, and discriminate on the basis of disability and other protected characteristics.

Examples include parking requirements, restrictions on residents occupying the facility, staff, neighborhood notice requirements, and law enforcement registration requirements. • Public Nuisance and Other Code Enforcement Actions. Should code violations occur, the City only uses generally applicable, nondiscriminatory laws and code enforcement procedures to investigate and, if appropriate, initiate legal actions against group home operators that are a) creating public nuisances; b) violating building, housing, fire, or other public health and safety codes; c) committing fraud; or d) engaging in other unlawful activities.

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City of San Bernardino General Plan – Housing Element 3-43 Permitting Process
The permitting of residential or community care facilities has raised some level of uncertainty due to the many types of facilities (from group homes to care facilities) and services covered (state licensed versus not), the multiplicity of state codes regulating such uses, and the preemption of state law for certain uses and/or regulatory processes. In some cases, facilities may provide multiple services, making it difficult to determine their primary use and overarching regulatory framework. Moreover, fair housing law has gradually expanded as well.

Based on the Group Home Technical Advisory, the Housing Plan includes an implementation program to revise its municipal code permitting process that will clarify the definition and permitting process for group homes and residential care facilities as follows:
• Group homes that operate as a single housekeeping unit and that do not provide licensable services will be allowed in all zones allowing single or multi-unit residences, subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all single or multiunit residences.
• Residential care facilities that operate as a single housekeeping unit and that provide licensable services to six or fewer residents will be allowed in zones allowing single or multiunit residences, subject only to the generally applicable, nondiscriminatory health, safety, and zoning laws that apply to all single or multiunit residences. • Residential care facilities operating as a single housekeeping unit that provide licensable services to more than six residents will be subject to a conditional use permit based on generally applicable, nondiscriminatory findings. Reasonable accommodation procedures may be used to comply with fair housing laws.

In implementing the aforementioned changes to SBMC definitions and permissible land uses, the term “single housekeeping units” will not contain overly scrutinized living arrangements, common deed or lease agreements, or other definitions or qualifications that could otherwise restrict the siting of these facilities. “Licensable services” shall only refer to those services licensed by the state of California. Codes will not conflict with provisions in the California Health and Safety Code, Welfare and Institutions Code, Government Code, and other applicable regulations, The City’s CUP findings, described earlier in this chapter, comply with state law and address the following: CEQA requirements, General Plan consistency, general welfare standard, nuisance standard, provision of infrastructure and needed services, and zoning consistency. However, there may be situations where a large residential care facility or one that provides multiple services may still be permitted without a conditional use permit. The SBMC will allow such appropriate exceptions to be considered through its reasonable accommodation process.

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Senior Citizen/Congregate Care Housing
While senior citizen housing is not the same as a community or residential care facility, it can contain a high number of persons with disabilities given the age of the residents. Senior housing is defined as a structure(s) providing residence for a group of senior citizens (60 years of age or more) with central or private kitchen, dining, recreational, etc. facilities with separate bedrooms and/or living quarters. Senior housing is allowed by right in any zone where multi-family residential uses are found as well as conditionally in certain commercial zones.

Senior housing is allowed to have more permissive development standards than conventional nonage-restricted apartment in San Bernardino. These standards also cater to the needs of the higher prevalence of residents with a disability, as follows:
• Minimum Unit Sizes. Unit sizes are less than multi-family residential and include 410 sqft. for a studio, 510 sqft. for a one-bedroom unit, and 610 sq.ft. for a two-bedroom unit. An additional 60 sqft. is allowed if the the kitchen-dining-living areas are separate This is approximately 100 square feet less than nonsenior apartments. • Accessible Transit. Given that seniors are more transit dependent than other nonseniors, a bus turnout and shelter on the on-site arterial frontage shall be dedicated if the project is located on a bus route as determined by the Director. Dial-a-ride transportation shuttles shall be provided; number to be determined during project review. • Greater Accessibility. The main pedestrian entrance to the project, common areas, and parking shall be provided with handicapped access. Indoor common areas and living units shall be handicap adaptable and be provided with all necessary safety equipment (e.g., safety bars, etc.) and emergency signal/intercom systems as determined by the Director. • Lower Parking. Off-street parking shall be provided in the following manner: a) one covered parking space for each dwelling unit for the exclusive use of the senior citizen residents plus one space for every 5 units for guest parking. Senior citizen/congregate care parking requirements may be adjusted on a project basis, subject to parking study. • Density Bonus. The SBMC allows senior housing to receive a density bonus of up to 50 percent greater than that allowed in the zone with a market feasibility study and a conversion plan. Such residential uses can also receive a density bonus of 50 percent if located in selected commercial zones pursuant to an approved conditional use permit.

Taken together, residential development standards have not deterred or constrained the production of senior/congregate care housing in the community. The City has several dozen projects, both affordable and market rate, that cater exclusively to senior citizens.

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City of San Bernardino General Plan – Housing Element 3-45 Building Code Requirements
The City of San Bernardino has adopted the 2019
California Building Codes, including Chapter 11A
and 11B, which contain disability accessibility
standards for covered dwellings and public
facilities. The City has not adopted amendments
beyond those allowed for local climatic,
geological, topographic, or environmental
conditions unique to San Bernardino, and none of
these requirements affect the accessibility of a
unit to an individual with a disability. The City also
does not mandate universal design standards for
new residential construction, though developers
may decide to include such features on a
voluntary basis. The City publishes accessibility
requirements online (for example see sidebar).

This includes 2010 ADA Standards for Accessible
Design, CBC Accessibility standards in Sections
11A and 11B, and Frequently Asked Questions.

Several terms have emerged in recent years that describe similar though somewhat distinct design concepts with respect to accessibility to housing. Accessible design is a design process in which the needs of people with disabilities are specifically considered. Universal design is a broader concept that is defined as "the design of housing and environments to be usable by all people, to the greatest extent possible, without the need for adaptation or specialized design." The City does not require accessible or universal design standards for new housing construction due to the cost of such improvements, and some of the improvements may actually restrict mobility.

A common impediment to housing accessibility is the need for ramps to access a housing unit. In reviewing the City’s current development standards, the SBMC Development Code limits projections permitted within required setbacks. The permitted list includes chimneys, fireplaces, roof overhangs, awnings/canopies, pools, patios, and other similar features. However, a common need for people with limited mobility is the use of ramps or elevation devices to reach a porch.

As the code is written, these projections would require a reasonable accommodation. As such, the SBMC should be amended to allow projections needed for disability access.

The City also has a Building Code Appeals Board where developers or residents can appeal applications of the building code or other requirements to their particular dwelling. The Board may also address accessibility issues to accommodate people with a disability.

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Permit and Processing Procedures-Reasonable Accommodation The City Development Code (Chapter 19.63) has established procedures to assist in meeting the housing needs of people with a disability through its reasonable accommodation process. The intent is to set forth the process whereby individuals can seek means that allow them equal access to housing as provided by the Federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act. A reasonable accommodation is the act of providing flexibility in the application of land use and zoning regulations, including modification or waiver of certain requirements to accommodate individuals with a disability.

A request for reasonable accommodation shall be made in writing. The request shall identify the project, the standard that presents a barrier, and the disability that requires reasonable accommodation. The Director may request additional information for making a determination, consistent with state and federal fair housing acts and considering privacy rights of the individual.

Prior to issuance of permits issued for construction including a reasonable accommodation, the Director may require recordation of a disclosure to inform future property owners of the granting of the reasonable accommodation, and whether or not the approval will run with the land.

The Director has the authority to review and approve or deny requests. The Director may refer the matter to the Planning Commission or the Historic Preservation Commission if the project requires another discretionary action, or as appropriate. The decision of the Director may be appealed to the Planning Commission, and a Planning Commission decision may be appealed to the Mayor and Common Council, pursuant to Chapter 19.52, Hearings and Appeals.

Prior to approval, the Director shall grant a request for reasonable accommodation only if all of the following findings are made:
• The subject home will be used by an individual with a disability. • The requested accommodation is necessary to make specific housing available to an individual with a disability.
• The requested accommodation would not impose an undue financial or administrative burden on the City.
• The requested accommodation would not require a fundamental alteration in the nature of a City program or law, including land use and zoning.

Altogether, the City’s reasonable accommodation process is straightforward, a fee is not assessed for submitting a request, and the findings are consistent with state and federal fair housing law.

However, the City will be amending the reasonable accommodation provisions to allow for the consideration and permitting of land use permitting for facilities, where appropriate, that accommodate people with disability instead of requiring a conditional use permit for all cases.

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City of San Bernardino General Plan – Housing Element 3-47 Emergency Shelter Regulations
The SBMC sets forth regulations for the administrative approval and the development of emergency shelters in the Emergency Shelter Overlay. The permit processing, development, and management standards applied are not discretionary acts within the meaning of CEQA. In order to receive administrative approval in the ES Overlay Zone, the following standards shall be required for emergency shelters:
• Maximum density is one resident per 150 sq. ft., up to a maximum of 60 residents. • The maximum length of stay shall be six months.
• The site shall be located no more than 1/2 mile from a public transit line. • Any new or existing structure proposed for use as an emergency shelter shall meet State Building Codes and development and design standards for the CH, IL, OIP zones. • Off-street parking shall be provided at a ratio of one space per 1, 000 square feet of gross floor area, or one space for each employee on the largest shift plus one space for each agency vehicle plus three visitor spaces, whichever is greater. • Fencing and exterior lighting conforming to the development standards of Chapter 19.20 shall be required to ensure the security of site residents.
• A security and management plan shall be required to demonstrate adequate plans and capability to operate the emergency shelter in a safe and effective manner.

Recent state laws affect the provision of emergency shelters. Specifically, AB 2339 requires that the site capacity for housing homeless people must assume a minimum of 200 square feet per person—slightly above the 150 square feet allowed by City codes. AB 139 allows the City to set sufficient parking to accommodate all staff working in the emergency shelter, provided the standards do not require more parking for shelters than other residential or commercial uses in the same zone. Third, state law is silent on the maximum number of residents allowed per facility; however, the current limit of 60 residents per facility should be revised in line with typical shelters.

The Housing Plan includes a program to revisit development standards for emergency shelters in light of new state laws to ensure consistency wherever required. Moreover, on February 1, 2023, the City Council declared a Homelessness State of Emergency that would extend one year, until February 1, 2024. This declaration allows and authorizes the City to take a number of legislative, procedural, and funding steps to facilitate the development of shelters. In 2023, the City adopted Appendix P of the California Building Code, which applies to emergency housing and emergency housing facilities. Streamlined permit processing is also being considered. .

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Anti-camping Ordinance
The SBMC, Chapter 12.98, was adopted with the express intent to maintain public streets and areas in a clean and accessible condition.” The SBMC state that “public streets and areas should be readily accessible and available to residents and the public at large. The use of these areas for camping purposes or storage of personal property interferes with the rights of others to use the areas for the purposes for which they were intended. As such, it is unlawful to camp, occupy camp facilities or use camp paraphernalia in the following areas, except as otherwise provided: (a) any street; (b) any public parking lot or public area, improved or unimproved; or (c) any park.” San Bernardino’s anti-camping ordinance has been implemented since its original enactment, consistent with the California Supreme Court ruling on a similar ordinance in Santa Ana.2 However, the enforcement of anti-camping ordinances has raised legal scrutiny in recent years as cities have been unable to accommodate the increasing number of homeless people and the associated supportive service needs. The current court precedent in California, which is fashioned after the Boise decision (Martin v. City of Boise, 2018), prohibits enforcement of an anti-camping ordinance if there is insufficient available shelter beds. The City is researching options to comply with applicable laws and guidance from court decisions.

Providing for the unmet need for emergency shelter, transitional housing, permanent supportive, and other housing arrangements represents a major challenge in San Bernardino. In December 2022, the City approved a Homelessness Solutions Action Plan and allocated $24.5 million in ARPA funds to address the unmet need for shelter. In February 2023, the City Council approved a local Homelessness State of Emergency Declaration and shelter crisis pursuant to GC § 8698. In response, the City Council adopted a homeless state of emergency plan in May 2023 for the delivery of additional housing options and supportive services. These plans will add up to 535 new beds (or 65 percent of the total need) to the City’s inventory of housing for homeless residents.

With the homeless action plan in place, the City will be working to bring individuals and families into the shelter system. The City has budgeted for an additional seven positions to be added to Public Works, the Deputy Director of Operations, and a new maintenance team working with the Housing Division on encampment clean-ups throughout the community. As part of the homeless strategy, the City is funding a new eight-person Homeless Outreach Team to work with the County’s Coordinated Entry System and prioritize individuals for emergency shelter, housing options, motel vouchers, mental health services, and other essential services. Anticipated costs for the outreach will be $1.5 million annually. This will help to build trust among homeless residents and expedite the transition of unhoused people to living in shelters as projects come online. 2 Tobe v. City of Santa Ana, 9 Cal.4th 1069 (1995)
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City of San Bernardino General Plan – Housing Element 3-49

3.2 NONGOVERNMENTAL CONSTRAINTS
Government Code § 65583(a)(6) requires the City to analyze nongovernmental constraints on the maintenance, improvement, or development of housing for all income levels, including the availability of financing, price of land, construction costs, the requests to develop housing at densities below those anticipated, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need.

3.2.1 Land Costs
Land prices are typically one of the higher fixed costs associated with the development of new housing. When vacant land is too expensive, it can discourage developers from pursuing the project due to the need to obtain financing or achieve high enough rents/sales prices to compensate for the land costs. The price of land in the Inland Empire has increased in recent years with competition from industrial users. Since the prices of vacant lands are controlled by the market, there is little the City can do apart from offering density incentives. In other cases, the City can sell, transfer, or lease land to a developer in return for an agreement to abide by an affordable housing covenant that restricts occupancy of the units to lower-income households.

Land costs are driven by market demand for different types of products and can rapidly change over time in response to both the market for residential and nonresidential development. City staff compiled sales data from 200 residential, commercial, and industrial sites vacant sites sold during 2020 and 2021, as reported from Redfin’s online real estate database. Seven zip code areas had approximately a dozen sample sites, except for 92408 (which is predominantly nonresidential) and 92401 (which is predominantly developed except for City-owned infill sites). Single-familyzoned land (RE, RS or RL zones) suitable for single-family homes sold for a median price of $5.55 per square foot (psf) (range of $0.31 to $17.47). High-density zoned residential land (RU, RM, and RMH zones) suitable for apartments sold for a median of $6.00 psf (range of $0.71 to $18.29).

Nonresidential land sold for a median of $10 psf for industrial and $6 psf for commercial sites.

Land prices are driven by market factors within San Bernardino and by demand countywide, and these factors are largely outside of the City’s control. Land prices are usually less expensive for proposed residential uses than for commercial or industrial, a pattern that reflects the high demand for industrial space locally and regionally. As noted above, some cities will become involved in selling or leasing sites to nonprofits to mitigate the impact of the cost of land on the affordability of new housing. To that end, the City owns many vacant residential sites in the general downtown area and recently declared these sites as surplus. The City will be working with nonprofit groups to sell sites in return for the production of deed-restricted affordable housing.

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3.2.2 Construction Costs
The cost of construction can be another impediment to the development of housing. If materials or labor markets are expensive during a particular period, it can discourage developers from building new projects and deter property managers with existing housing stock from undertaking necessary regular improvements to maintain a state of good repair.

Single-Family Development
Single-family construction cost data are not available for San Bernardino proper, but can be gathered from cost estimate companies serving the broader metropolitan area. According to Craftsman Book Company, the cost to build a wood-framed single-story home ranges from $300,000 to $350,000, which includes labor and material. This estimate is based on a 2,000-squarefoot house of good quality construction that includes a two-car garage and forced air heating.

Direct costs comprise 75 percent of total development costs, with indirect costs, soft costs, and contractor markup 25 percent. However, construction cost would be expected to vary based on whether the product is a planned development, standard subdivision, or custom home.

Multi-family Development
Market rate multi-family construction cost data are generally not available for San Bernardino because developers will not disclose privately held information to local governments. However, the California Tax Credit Allocation Committee provides more fine-grained assessments of apartment construction costs based on applications for state tax credits. Applications for affordable housing projects awarded tax credits over the past few years were surveyed in Bloomington, Colton, Rancho Cucamonga, Fontana, and San Bernardino. The construction cost cited on the TCAC application ranged from $232,000 to $380,000, with an average cost of $274,000 per unit. When all other soft and hard construction costs (except for land acquisition and local development fees) are included, the average per unit cost increased to $366,000/unit.

Manufactured Housing
Manufactured housing costs considerably less to build than traditional single-family homes.

According to the Census Bureau Manufactured Housing Survey, the cost of manufactured housing is approximately $62 per square foot—much lower than standard single-family homes. The survey is regional in scope and will not account for differences in labor costs or other local cost factors.

The survey also does not include the cost of land or placing the unit on a foundation. It should be noted, however, that manufactured housing generally declines faster than stick-built homes.

Therefore, a fuller cost analysis should consider the life cycle costs for different types of housing.

The City is working with local partners to explore opportunities for manufactured housing. Several manufactured housing projects are slated for development over the planning period.

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City of San Bernardino General Plan – Housing Element 3-51 Construction Cost Trends
Regardless of housing unit type, it is clear that residential construction prices have changed significantly over the past decade beyond annual inflation. The COVID pandemic of 2019-2022 is credited with causing significant supply chain interruptions that are still present today. For example, Figure 3-1 shows a ten-year trend of construction cost increases based on the DGS’s Construction Cost Index (for residential construction in the Los Angeles and Bay Area combined) and the Producer Price Index for materials used in residential construction.

DGS’s construction cost index generally follows changes in the Producers Price Index. Both indices generally varied between 0 to 5 percentage points for approximately a decade. Beginning in 2020, however, construction costs for housing rose dramatically—two and threefold—in just a few years.

This trend was driven by increases in the cost of producing construction materials (labor, steel, lumber, etc.) as represented by the Producer Price Index. According to CBRE, inflation should decline by mid-2023 and return to historical levels of 2 to 4 percent annually.

The City has been working with NPHS to design, build, and explore the feasibility of manufactured housing for its infill and homeownership program. The City has also been working with nonprofit organizations (e.g., National Core, Jamboree, and others) to leverage funding sources needed to subsidize the construction of affordable housing. Moreover, accessory dwelling units have also become a particularly popular option used by homeowners to expand their homes and offer units that are affordable for family members or other residents of San Bernardino.

Figure 3-1 Residential Construction Cost Trends, 2011-2022 -5%
0%
5%
10%
15%
20%
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 DGC Residential
Construction Cost Trend
PPI Residential Construction
Cost Trend
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3.2.3 Financing
Low-interest financing is essential for a person’s ability to purchase a home, especially for firsttime homebuyers. Lending standards have tightened in recent years from the COVID-19 pandemic-induced economic slowdown, which were a low of 2.7% average mortgage rate for a 30-year fixed-rate mortgage in 2020. However, interest rates doubled to 6.0% in 2022. Table 3-12 reports the mortgage rates for homebuyers in June 2022.

Table 3-12 Interest Rates, June 2022
Product Interest Rates
Annual Percentage
Rates
30-Year Fixed Conforming Rate 4.87% 5.06%
30-Year Fixed- Conforming Rate VA 4.50% 4.80%
15-Year Fixed Conforming Rate 4.25% 4.51%
30-Year Fixed-Rate Jumbo 4.50% 4.61%
15-Year Fixed-Rate Jumbo 4.28% 4.54%
Source: Wells Fargo, Current Mortgage and Refinance Rates (accessed: June 3, 2022):
https://www.wellsfargo.com/mortgage/rates/?linkLoc=fn
The City, other public agencies, and community-based organizations offer various programs and assistance to people seeking to purchase their home. These programs help to ease the constraint of limited finance accessibility for homebuyers. These programs include: CalVET Home Loans, MyHome Assistance Program, Mortgage Assistance Loan, School Teacher and Employee Assistance Program, and Homeownership Assistance Program. The City will also provide homeownership assistance where feasible and where funding permits.

Rising interest rates and inflation have also affected the financing for multi-family residential projects. Market-rate apartment construction loans range from 5 to 8 percent, and higher if the developer has poorer credit. The federal government offers lower interest loans for affordable housing development. For example, apartment construction loans for the Section 221d(4) program can range from 3 to 4 percent with longer payoff periods. The City may assist the development of affordable apartment if HOME, CDBG, or other funds are available.

It is assumed that residential developers will have sufficient financial resources available and can access additional gap financing, if needed, to finance the construction of their projects. Because financing terms are similar throughout the broader metropolitan region and because most developers have some level of capital resources, it would not be expected that financing would pose unique constraints to developers in the City of San Bernardino.

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City of San Bernardino General Plan – Housing Element 3-53

3.2.4 Development Fees and Exactions
The SBMC (Ch. 19.32.030) requires developers to pay fees and development exactions to recover the costs of providing services for their projects. Development impact fees are charged to help ensure that quality services and facilities in San Bernardino continue to be available to its current and new residents. The City of San Bernardino's fees reflect the fair share of the costs of providing permitting, infrastructure, and services for new residences. Other agencies, such as school districts, may also charge impact fees to cover the costs of expanding or providing new services.

To determine the total fee burden and its potential impact on residential development, the City compiled all fees paid by developers for residential projects in the City. A condominium prototype was also included because no recent projects had been developed. Table 3-13 provides a summary of all fees charged for the processing and approval of residential projects. This is followed by a detailed list of City's planning fees (Table 3-14) and by a list of development impact fees charged by the City and outside agencies (Table 3-15).

Table 3-13 Residential Development Fee Scenario
Development Scenarios
Project Fee
Components
Single-Family
Homes
Condominium
Homes
Apartment
Homes
Total Project Fees $43,729 $35,923 $24,490
Total Planning Fees $431 $851 $186
Total Building & Safety Fee Costs $2,174 $537 $617
Total Land Development Costs $3,086 $5,555 $1,003
City Impact Fees $18,792 $13,127 $8,441
Outside Agency Impact $19,245 $15,854 $14,244
Total Per Unit Costs $43,729 $35,923 $24,490
Percent of Sales Price 8% 8% N/A
Source: City of San Bernardino, 2021.

Residential development fees averaged 8 percent of the estimated sales price for single-family homes and condominiums. The City’s fees are relatively modest given that 45 to 58 percent of the residential developer fee burden is for outside agency fees such as water provision, sewer/sanitation, and the school district. This fee burden will not constrain housing development, particularly given these fees are lower than many other cities. However, in accordance with SBMC Chapter 3.27.170, the City may offer deferrals for any development fee with approval of the City Council if they find that such a deferral would help improve or make project financing fairer.

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Table 3-14 2021 Residential Planning Division Fees
Type of Application Base Fee1
Amendment to Conditions
-Director Review (Admin. Permit)
-D/ERC Review (Development Review)
-PC Review (CUP/DP/SUB)
- $575
-$2,890
-$4,070
Conditional Use Permit
-Minor Use Permit
-Residential (Condo, PRD)
-$4,625
-$5,555
Development Agreement/Amendment
"Fully Burdened" hourly rate of City staff plus
consultant costs including 10% contract
administrative overhead
Development Code/Zoning Map Amendment $9,925
Development Permit
-Administrative Permit (Director Review)
-Development Permit (D/ERC Review)
-Development Permit (PC Review)
-$1,965
-$6,810 (0 to 5 acres)/$11,905 (>5 acres)
-$8,040 (0 to 5 acres)/$15,455 (>5 acres)
Environmental Fees
"Fully Burdened" hourly rate of City staff plus
consultant costs including 10% contract
administrative overhead
General Plan Amendment $3,570
General Plan Maintenance 2% added to all Community Development fees Letter of Zoning/GP Consistency $245
Minor Exemption or Modification $105 | $380
Planning Lot Line Adjustment $1,255
Pre-Application Review - D/ERC Review $3,440
Specific Plan/Amendment "Fully Burdened" hourly rate of City staff plus consultant costs + 10% contract admin overhead
Tentative Map Revision - Tract/Parcel $4,125
Tentative Parcel Map $5,170
Tentative Tract Map (SFR/Condo/PRD) $6,850 plus $25 per lot -Variance Regular
-w/ another application
- w/ single-family residence
-$2,065
-$990
-$260
Vesting Tentative Map
"Fully Burdened" hourly rate of City staff plus
consultant costs including 10% contract
administrative overhead
Source: City of San Bernardino: Master Fee Schedule (May 20, 2020) 1 All base fees subject to a 2% Technology fee and an additional 2% upcharge for General Plan Maintenance fee.

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City of San Bernardino General Plan – Housing Element 3-55 Table 3-15 2021 Development Impact Fees
Fee Amount
Fee Type Single-Family/
Detached
Multi-family/
Attached
City Fees (per du)
Police Fees $639 $566
Library Fees $637 $505
Parks Fees $9,517 $7,533
Water and Sewer3 $10,0051 $9,1292
Regional Circulation $2,345 $1,626
Local Circulation $232 $155
Public Meeting Facilities Fee $1,098 $861
Aquatics Facilities Fee $326 $258
Storm Drain Fees $3,925 $1,620
Fire Fees4 $1,9685 $3,4456
School Fees (New housing > 500 sq. ft.7 $8,160 $4,080
Source: City of San Bernardino, Land Development Division, Fee Schedule (July 2018); San Bernardino Municipal Water Department, Rule No. 5 & 25 (July 2021) and Sewer Capacity Fee Schedule (March 2010); San Bernardino City USD School Fees (May 2020); San Bernardino CFPD Fiscal Year 2020/2021 Fee Schedule.

Notations:
1 Single-family impact fee assumes a 5/8-inch domestic hookup charged per unit by Equivalent Meter Unit (EMU) metric (equaling $5,730). Estimate also includes a $180 water hookup application fee, a $415 sewer later permit inspection fee, a $180 sewer service application fee, and a $3,500 sewer connection fee. 2 Multi-family impact fee assumes an effective 5/8-inch domestic hookup with ¾-inch landscape hookup charged per unit by 50 percent of EMU metric (50 percent of $5,730). Estimates also includes $180 water hookup application fee, $415 sewer lateral permit fee, $180 sewer service application fee, and $2,624 sewer connection fee (for four or more units). 3 Water and Sewer impact fee estimates come from the San Bernardino Municipal Water Department (SBMWD), which services most properties in the city. Some properties in eastern San Bernardino are served by the East Valley Water District, whose fees would apply instead of SBMWD's.
4 SBCFPD does not charge development impact fees, but the planning and inspection fees likely contribute to financing capacity increases. These estimates represent the planning and inspection fees for both single- and multi-family housing. 5 SBCFPD single-family estimate includes sprinkler plan review per system or plan type ($425), construction plan review per building or plan type ($186), tract home inspection fee per lot ($128), site plan review ($851), and subdivision/tract tentative parcel map (1 to 4 units) ($378).
6 SBCFPD multi-family estimate includes sprinkler plan review ($756), construction plan review per building or plan type ($567), construction site inspection per building ($657), site plan review ($851) and subdivision/tract parcel map (5 to 100 lots) ($614).

7. School fees assume a 2,000 single-family residential dwelling and 1,000 square foot multi-family dwelling at $4.08/psf The City of San Bernardino has, in the past, reduced impact fees to facilitate housing construction.

In 2010, during the last recession, fees were reduced for four years until the economy improved.

This included impact fees for law enforcement facilities, fire suppression facilities, libraries, aquatics, and parkland acquisition. Approximately a dozen planning fees were also reduced by 50 percent, and deferrals were available for other impact fees for a period of four years.

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Other Nongovernmental Constraints
In accordance with AB 879, the Housing Element must analyze additional potential and actual nongovernmental constraints, including requests to develop housing at densities below those anticipated in a specified analysis, and the length of time between receiving approval for a housing development and the submittal of an application for building permits for that development. The following is a high-level assessment of how density and timing affect housing development. • Density of Development. Residential developers build a variety of housing types with varying densities based on market niches and consumer demand. Based on a review of 12 projects (Table 3-7), the average density of projects is 85 percent in the RL zone and hovers around 90 percent in the RM, RMH, and RH zones. While few in number, condo projects are expected to achieve a lower average density due to larger units. Otherwise, expected densities are typical unless the site is irregularly shaped or very small in size. • Requests for Lower Densities. During the prior Housing Element cycle, the City had a 2014- 2021 RHNA of more than 4,000 units. While the City saw limited housing production, the actual densities as represented in Table 3-7 are near the maximum:
» Apartments. The three affordable projects (Magnolia at Highlands Valencia Vista, Crestivew) were built at 115 percent of maximum density in the last few years. Two market rate apartments (Ferndale and Amber Cove) achieved 92 percent of maximum density. » Condominiums. The three condominimum projects came in at realistic densities ranging from 65 to 91 percent of maximum density. All of the projects are anticipated at market rate levels. The average actual-maximum density was approximately 81 percent. » Single-Family Homes. Three single-family housing projects came in averaging 85 percent of maximum density, which is fairly high given that density bonuses were not granted. • Timing of Development. The length of time between receiving approval for a housing project and submittal of an application for a building permit will vary. If the subdivision requires infrastructure, the developer could delay project completion until all infrastructure is in place.

As shown in the APR Data Dashboard, the average time from permit issuance to completion is 150 days based on a sample of 18 residential projects. However, the average time frame is often dictated by interest rates and market demand. Recent increases in lending interest rates and inflation may affect the timing of development.

Taken together, the timing of development and achievable density do not appear to be constraints to the achievement of the 2021-2029 RHNA. Moreover, proposed code amendments in the Housing Plan will ensure that higher residential density levels will be achieved.

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City of San Bernardino General Plan – Housing Element 3-57

3.2.5 Transparency Requirements
In 2019, the California Legislature passed AB 1483, which increases transparency for residential development project applicants. Specifically, AB 1483 requires agencies to publish on their websites specific financial and zoning information. Starting January 1, 2021, any city with a website was required to make information available online, such as:
• Current schedule of fees, exactions, and affordability requirements imposed by the City, county, or special district applicable to a proposed housing development project. • All zoning ordinances and design and development standards for each parcel, including other regulatory requirements.
• The current and five previous annual fee or financial reports and archive of impact fee nexus studies, cost of service studies, or equivalent conducted by the City, county, or special district on or after January 1, 2018.

Moreover, agencies must update this information within 30 days of any changes. Table 3-16 outlines the documentation required to be made available online and the web path where it can be found. The City has also launched a financial analysis platform powered by OpenGov.com that gives residents, elected officials, and staff access to the City’s finances and shows how taxpayer money is collected and spent. The platform is accessed at www.SBCity.org/OpenSB.

Table 3-16 AB 1483 Required Documents and Website Access Required Documents Online Location
Schedule of Fees,
Exactions & Affordability
Requirements
Master fee schedule and Development Fees:
https://www.sbcity.org/city_hall/finance/fees_charges
Zoning Ordinance and
Development Standards
Development and Land Use Regulatory Framework
www.sbcity.org/cms/one.aspx?portalId=17442546&pageId=18189334 Current & Previous (5)
Annual Fee and Financial
Reports
All Previous Financial Reports:
https://www.sbcity.org/city_hall/finance/financial_reports Archive of Impact Fee
Nexus or Cost of Service
Studies/etc.

Homepage>City Hall>City Manager’s Office>Budget Books
Archive of Operating Budgets (through 2008):
sbcity.org/cityhall/city_managers_office/budget_books/default.asp Source: City of San Bernardino, 2022.

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3.3 ENVIRONMENTAL CONSTRAINTS
Environmental hazards such as flooding, fire hazards, geologic, and seismic conditions provide the greatest threat to the built environment in the Inland Empire. Water supply and infrastructure are critical to support residential growth, particularly in drought conditions such as those frequently experienced in San Bernardino and throughout Southern California.

3.3.1 Environmental Hazards
The primary environmental hazards in San Bernardino are flooding, fire, and seismic/geologic. The City is also subject to high winds, but these are insufficient to constrain development. The following analyze the three primary environmental hazards affecting residential development.

Flooding Hazards
Flooding hazards in San Bernardino include riverine flooding, urban flooding, and dam failure.

Recent flooding events happened in 2006, 2007, 2008, and 2010, mostly along the community’s southeastern and northern areas along the Santa Ana River, San Bernardino International Airport, and along the entrances of canyons near the San Bernardino Mountains. Urban flooding can happen anywhere water levels, from precipitation for example, rise faster than the site’s natural drainage can release water elsewhere. If drainage infrastructure (e.g., gutter or flood channel) becomes blocked or impeded, it could cause flooding on the street level and impact nearby land uses, including housing.

Dam failure could also cause flooding. Seven reservoirs in the area could potentially cause dam inundation in San Bernardino. The reservoir that has the greatest inundation potential is the Seven Oaks Dam east of the community in nearby Highland. If this dam failed, it would send floodwaters down the Santa Ana River that would reach San Bernardino in 30 minutes. Since the southern section of San Bernardino near the Santa Ana River supports mostly industrial and commercial uses, the risk to existing housing is low. Potential future redevelopments of parcels in this area for new residential uses, however, could increase their exposure to flooding hazards.

The SBMC Flood Plain Overlay Zone (SBMC Chapter 19.16) regulates all development in identified floodplains, areas of flood-related erosion hazards, and areas of mudslide (e.g., mud flow) hazards.

The City requires developers to obtain an approved Flood Control Development Permit if proposals are submitted for projects in these designated areas. Developers must also adhere to additional safety standards, such as anchoring structures, construction materials and methods, elevation and flood proofing, utility standards, and other requirements determined by the City.

These standards are required to ensure the public health, safety, and welfare of residents.

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City of San Bernardino General Plan – Housing Element 3-59 Fire Hazards
Urban-wildland interface fires pose a threat to residential development. The California Department of Forestry and Fire Protection (CAL FIRE) has identified Very High Fire Hazard Severity Zones (VHFHSZ) in northern San Bernardino. Affected neighborhoods include Shandin Hills, North Park, Cajon, Mountain Shadows MHP, Belvedere, Borea Canyon, Waterman Canyon, Devil Canyon, Verdemont, CSU San Bernardino, Bailey Canyon, Devore Heights, Cook Canyon area, and the surroundings for these areas.

California has three laws to reduce wildfire risks that influence the development of housing:
• Cal. Govt. Code § 65302(g)(3) requires local governments to adopt policies and programs to either steer development out of VHFHSZs or adopt stringent development and building design standards that effectively mitigate fire hazards. • SB 901 (2018). As of July 2021, lands identified as VHFHSZs, incorporated or unincorporated, must comply with California Fire Safe Regulations for roadway design for emergency access, signage of buildings, water supply for fire suppression, and vegetation management. • SB 99 (2019) and AB 747 require all new residential developments in fire hazard areas to have a minimum of two points of ingress or egress connecting them to a City-identified and - adopted effective emergency evacuation route. The City has adopted an evacuation route consistent with the Resilient IE project routes.

Additionally, the SBMC contains the Foothill Fire Zones Overlay zone (FF) and establishes its regulations in Chapter 19.15. It classifies the lands under its governance into several zones:
• Zone A, Extreme Hazard: areas with slopes of 30 percent of more. • Zone B, High Hazard: areas with slopes between 15 to 30 percent. • Zone C, Moderate Hazard: areas with slopes between 0 to 15 percent. • Zone C Abutting Wildlands: areas on the perimeter of Zone C adjacent to wildlands. • Fuel Modification: areas where native vegetation has been removed or modified. • Wildlands: areas that are unimproved.

Within these zones, the Overlay Zone ordinance applies special regulations pertaining to access and circulation, site and street identification, roadside vegetation removal, water supply, erosion, and construction design standards, including fuel modification plan.

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Geological Hazards
San Bernadino’s location near the San Andreas Fault to the north, its hillside topography, and high water table pose geological safety hazards to the community. Geological hazards include seismic shaking, landslides, liquefaction, and fault rupture.

The San Andreas Fault Zone runs through the north side of San Bernardino where it meets the foot of the San Bernardino Mountains, and the San Jacinto Fault Zone runs along the City’s western and southern borders. Both faults are the source of seismic activity. Alquist-Priolo Fault Zones extend one quarter-mile in width around these two fault lines. Alquist-Priolo Fault Zones are established by California Public Resources Code §§ 2621 to 2630, which mandates that local governments require developers to submit a geologic report that defines potential surface fault rupture hazards for any proposals within the identified Alquist-Priolo Fault Zone. Local governments may request permission from the State Geologist to waive this requirement if it determines that no fault rupture hazard exists in the fault zone.

The City’s 2016 Local Hazard Mitigation Plan identifies the Bunker Hill Groundwater Basin as a potential factor increasing the risk of future liquefaction in the City. Liquefaction events are possible when the water table sits within 50 feet of the ground surface. The water table beneath San Bernardino is less than 50 feet from the ground’s surface, with some sections as close as 10 feet, though this has historically varied due to drought conditions. Areas most susceptible to liquefaction include the northwestern section of the City near the I-15/I-215 junction, the Nena and Verdemont neighborhoods, and most of the City south of Highland Avenue.

Landslides occur in sloped and hilly areas where the stability of soil or rocks on the surface decreases, either as a result of a seismic event or erosion. The majority of the landslide risks exist along the northern area of San Bernardino where it meets the San Bernardino Mountains as well as in Shandin Hills. The SBMC Hillside Management Overlay Zone (Chapter 19.17) regulates the maximum allowed residential density in areas with a slope of 15 percent or more. Given that the development of residential uses and associated construction of new roads and utilities in hillier areas is likely more costly by default compared to the valley floor, the Overlay Zone requirements should not be seen as a constraint on the development of new housing.

San Bernardino is affected by geologic, seismic, and wildfire hazards due to its location and topography. Therefore, the City implements state-mandated measures supplemented by local regulations to preserve and protect San Bernardino’s housing stock. Although risk reduction measures increase overall construction costs for developers to some degree, the measures should not be viewed as constraint on the availability of housing because they are common measures implemented by other local governments in similar settings, and their beneficial impact in protecting the health and safety of residents outweighs their costs.

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City of San Bernardino General Plan – Housing Element 4-1

4.0 HOUSING RESOURCES
This chapter of the housing element addresses the City’s projected housing needs, the City’s strategy for providing housing commensurate with its needs, an inventory of housing sites that can accommodate new housing, and the financial and administrative resources at its disposal for addressing those needs.

4.1 FUTURE HOUSING NEEDS
State law requires the housing element to contain an analysis of population and employment trends, documentation of projections, and quantification of the locality’s existing and projected housing needs for all income levels.

REGIONAL HOUSING NEEDS
The Regional Housing Needs Assessment (RHNA) is a state-mandated process that determines the amount of housing that each local government must plan for in their housing elements. The RHNA process seeks to ensure that each city shares in the responsibility for addressing the housing needs of its resident population and its projected share of housing growth in the region.

The projected share refers to the minimum number of units that will accommodate the forecast growth in the city, replace units that may be demolished, and account for normal vacancy rates.

The 2021-2029 RHNA process began with the Department of Housing and Community Development’s (HCD) projection of regional estimates of housing need based on population projections from the California Department of Finance. HCD apportions the statewide housing need to regional councils of governments. For this housing element cycle, the southern California region has been allocated a total of 1.34 million new units for the 2021-2029 planning period. This RHNA allocation for 2021-2029 is nearly three times the allocation of prior housing element cycles (2013-2021) and earlier, largely due to the historic underproduction of housing units.

As southern California’s designated council of governments, the Southern California Association of Governments (SCAG) develops a methodology to allocate, by income level, the region’s share of statewide need to each city. This process is achieved as part of the regional Sustainable Communities Strategy (formerly Regional Comprehensive Plan). In allocating housing needs among local governments, SCAG considers the following factors, including market demand for housing, employment opportunities, availability of suitable sites and public facilities, commuting Packet Pg. 741
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patterns, type and tenure of housing, loss of units in assisted housing developments, and overconcentration of lower income households.

The City of San Bernardino was allocated a final housing planning goal of 8,123 housing units for the 6th cycle housing element, from 2021 to 2029. This is approximately twice the housing planning goal of 4,384 units for the 5th cycle housing element, for 2013 to 2021. For this present round, the City’s housing allocation is 31 percent lower income (which includes extremely low, very low, and low income), 18 percent moderate income, and 51 percent above moderate income.

Table 4-1 Regional Housing Needs Allocation, San Bernardino, 2021 to 2029

HOUSEHOLD INCOME

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ASSUMED

AFFORDABILITY
Extremely Low Income 15% 15% 15%
Very Low and Low Income 43% 42% 42%
Moderate Income 35% 42% 43%
Above Moderate Income 7% 0% 0%
TOTAL 100% 100% 100%
Sources: Southern California Association of Governments; Craigslist, Roomies, Zillow, and Padmapper.

HOUSING UNSHELTERED RESIDENTS
San Bernardino strategy to address homelessness is multilayered and includes one-on-one interaction and support, transitional shelters, and permanent supportive housing. The City’s “Housing First” approach offers housing for people experiencing homelessness along with supportive services so that they can keep their housing and avoid returning to homelessness.

Projects built during the 2021-2029 planning period are described below.

All Star Lodge
Developed by Step Up, the All Star Lodge is a
motel conversion that provides permanent
supportive housing to the City’s unhoused
residents. The All Star Lodge is at 450 N. G
Street in San Bernardino. Funded by the State
Roomkey program, County of San Bernardino,
and other local fundings, the project includes
75 efficiency-style units affordable at extremely
low rents. Eight units are for mobility-impaired
tenants, and three are for aural or visually
impaired occupants. The project and
documentary can be accessed online at:
www.youtube.com/watch?v=Y_bx_KwaLhI.

U.S.VETS Inland Empire
All Star Lodge Unit
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City of San Bernardino General Plan – Housing Element 4-15 U.S.VETS provides needed housing and services
to homeless and at-risk veterans. The U.S.VETS
project at 1351 North E Street includes
permanent supportive housing for veterans.

The project will include 30 one- and twobedroom units. To support independent living, the project offers residents wrap-around
services, including case management, and
supportive services such as food, hygiene
supplies, transit, and therapeutic activities. A
second permanent supportive housing facility
for veterans is planned for later. The project can
be accessed online at: https://usvets.org/sanbernardino-campaign/.

Mary’s Village
Mary’s Village is the City’s first transitional
complex for men. The project is a partnership of
Mary’s Mercy Center, Crestwood Communities,
the City, and San Manuel Band of Mission Indians.

This $12 million project is funded by a $7.4 million
grant from San Manuel Band with additional
support from other partners. Mary’s Village
provides 85 transitional housing beds, vocational
education, job training, case management, etc.

The project description and the services provided
can be found online at: www.sanmanuelcares.org/
marys-village-grand-opening/.

Lutheran Social Services (LSS) Wellness Campus
U.S.VETS Inland Empire
Mary’s Village
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The LSS is creating the first wellness campus for 170 unhoused San Bernardino residents that will offer a holistic paradigm to provide housing and sustainability services. The project will have five phases and eventually include a men’s emergency shelter, social services building, child and youth center, transitional housing, and permanent supportive housing. Upon completion, the campus will deliver housing and support services and integrate a myriad of needed services.

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City of San Bernardino General Plan – Housing Element 4-17 Pacific Village
San Bernardino County and its co-applicant, La
Barge Industries, created an interim housing
project and purchased 6.5 acres of land and
trailers for $4.4 million. This purchase included
six buildings, a dining hall with a commercial
kitchen, church facility, 20 trailers, and parking.

Pacific Village Phase I opened in March 2021.

Phase II will offer 106 permanent supportive
units and potentially a recuperative care center
that provides temporary housing, meals, onsite behavioral and medical services, and navigation support for up to 90 days. Pacific
Village guests will have access to activities
designed to promote community integration,
socialization, and self-esteem. Additional
supports will include occupational therapy, job
training and other assistance. The project will
be funded by ARPA funds in 2022.

HOPE Navigation Center Campus
The City of San Bernardino also envisions a noncongregate, “campus style” navigation center that provides 200 living units to be developed in phases. The first phase will include interim housing and core services as previously described and accommodate 100 individuals and families. The second phase will include a recuperative care facility and an additional 100 units mixed between interim and transitional housing. The City has identified a 2.5-acre former “School of Hope” site.

The navigation center campus would have a day center, low-barrier interim housing/emergency shelter with on-site wrap-around supportive services, behavioral health, workforce training, substance abuse disorder counseling, and benefits assistance and documentation.

The City intends to pursue other funding sources to develop Phase II so that the navigation center campus will have 200 interim and transitional units. Other potential funding sources include:

Permanent Local Housing Allocation, Emergency Solutions Grant, Community Development Block Grant, Project Homekey, and HOME American Rescue Plan Program. The City will also continue to seek support and funding to assist with operational expenses from community partners and government agencies such as the County, SAC Health System, Dignity Health, IEHP, Molina Health Care, San Manuel Band of Mission Indians, and local hospitals and HMOs.

Pacific Village
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4-18 July 2023
Emergency Shelter Overlay
AB 2339 requires an assessment of the suitability of sites for emergency shelters. An emergency shelter is generally defined as any facility, the primary purpose of which is to provide a temporary shelter for the homeless in general or for specific populations of the homeless and which does not require occupants to sign leases or occupancy agreements. Emergency shelters are needed to meet the immediate short-term needs of the unsheltered homeless.

Zoning for Emergency Shelters
The Emergency Shelter Overlay Zone (Chapter 19.10-E) permits emergency shelters serving up to 60 persons/shelter without discretionary review in accordance with an administrative permit. The overlay covers five designated areas in the City that may be located in one of three zoning districts described below.
• Industrial Light (IL). This zone is intended to retain, enhance, and intensify existing lighter industrial uses and provide for the new development of such uses along major vehicular, rail, and air transportation routes serving the City.
• Commercial Heavy (CH). This zone is intended to accommodate automobile and truck sales and repair facilities, lumberyards and related hardware sales, plant nurseries, light industrial manufacturing and storage facilities, and similar uses. • Office Industrial Park (OIP). This zone is intended to establish distinctive office industrial parks and corporate centers serving City and regional needs. Supporting retail/commercial services may be located in Corporate Office Industrial Park structures.

Of the 118 parcels in the ES Overlay, 54 (45 percent) are one-half-acre or larger. Another 34 parcels are 0.46 to 0.49 acre in size. Additionally, 37 parcels in the overlay zone are vacant or undeveloped, providing about 37 acres of vacant land that is readily available for development. Some of the developed parcels could be redeveloped for emergency shelter use with limited improvements, such as the addition of more windows for improved ventilation and lighting.

An additional 124 acres of land with varying existing uses are also available. The occupancy capacity for shelters is derived from City regulatory standards and state law. Based on City density allowances (one resident/150 sq. ft. and 60 residents per site), the vacant land alone in the ES Overlay can accommodate 2,041 beds, not including additional capacity on underused sites–well above the number of shelter beds needed citywide to address unmet need.

The City will making further revisions to the emergency shelter overlay as needed should a shortfall in capacity occur or if zones are unsuitable to emergency shelters.

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Housing Resources
City of San Bernardino General Plan – Housing Element 4-19 Emergency Shelter Area Analysis
The following provides a high level overview of each emergency shelter overlay. Table 4-5 provides more details for each site. Figure 4-3 maps the location of each site.

Area 1, Baseline and Lassen
Area 1 consists of 10 parcel and 41 acres along Baseline and Lassen Street in Ward 6. Parcels are zoned for industrial use and developed with parking lots for shipping. Two parcels on the easternmost portion of the overlay area are primarily undeveloped, and one parcel is vacant. The area is surrounded by single-family residences to the west and vacant land and the Cajon watershed to the east. The Union Pacific line runs north-south on the area’s eastern border. Area 1 is outside of fire hazard zones, but in a 100-year floodplain and an Alquist-Priolo fault zone. The site has a low hazardous waste score but high cleanup percentile (total cleanup up sites in the census tract). The area is within one mile from a grocery store, two health-care sites, and about three total blocks of open space. The area is not in a high-quality transit area, but there are two bus stops in the area, through which bus line 10 runs.

Area 2A, Rancho and Rialto Avenue
Area 2A has 43 parcels, totaling 68 acres, along W. Rancho and N. Rialto Avenue in Ward 3. The land is zoned for industrial use with some commercial. The majority of land is vacant and/or undeveloped in the southern portion, while there are paved lots used for shipping and industrial storage in the northern portion. The site is near the BNSF Rail yard to the north and east, and surrounded by three mobile-home parks and a residential subdivision west and south. With respect to hazards, Area 2A is outside hazard zones for fire, flooding, and earthquake faults. Within one mile of the site are grocery stores, health-care facilities, parks, and open space. The area is served by bus line 15 along W. Rialto and S. Rancho and is near high-frequency transit. The sites are also adjacent to industrial uses, which would offer entry-level job opportunities. It is in an industrial area with cleanup and hazardous waste sites, but none are adjacent to it.

Area 2B, Rancho and Foothill
Area 2B is north of Area 2A along Rancho Avenue and Foothill. The area consists of eight parcels totaling 14 acres in Ward 6. The parcels are zoned for commercial use and include one large, paved lot for storage. The parcels on the western- and easternmost borders are vacant, totaling about six acres of vacant land. Area 2B is outside all fire hazard zones, 100-year flood plains, and Alquist-Priolo fault zones. Within a mile of the overlay site are a grocery store, two health-care sites, and approximately 19 blocks of open space. The area is considered in a high quality transit zone, and bus line 14 runs along Foothill on the southside of Area 2B, providing direct access to the site. The area has a moderate cleanup percentile and has a low hazardous waste percentile; it is not adjacent to any hazardous waste dumpsites that would deter its development.

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4-20 July 2023
Area 3, Gardena and Caroline
Area 3 consists of 51 parcels totaling 29 acres along Caroline and Gardena Street in Ward 3. The parcels are zoned for Industrial Light uses with a mix of parking lots, auto shops and storage, and some single-family housing. There are eight vacant lots in Area 3 totaling 4.5 acres of vacant land.

These vacant lots are all about half of an acre or larger. The area is surrounded by single-family homes, storage yards, and the Rock Church and Outreach Center. Loma Linda Medical Center is near Area 3, about 0.75 mile to the west along Redlands Boulevard. The site is within a one-mile drive of a grocery store and 39 health-care facilities and has 16 blocks of open space. The site is part of a high-quality transit zone and is outside of all fire hazard zones, 100-year flood plain zones, and Alquist-Priolo zones. The site has a high hazardous waste percentile and a moderate cleanup percentile, but there are no hazardous waste cleanup sites in or adjacent to Area 3.

Area 4, Baseline and Knob Hill
Area 4 consists of five parcels totaling 7.5 acres in Ward 2 along Baseline and Knob Hill Road. The parcels are zoned for commercial/industrial use, with three western parcels developed with a parking lot for shipping and truck storage. The two parcels to the east are undeveloped vacant land totaling about 4.0 acres. The site is not within one-mile of any grocery stores or markets, health-care facilities, or open space. However, the site is outside of all fire hazard zones, 100-year flood plain zones, and Alquist-Priolo fault zones. The area is considered within a high quality transit zone, and bus lines 3 and 4 provide access to the site. The site has a low hazardous waste percentile and a low cleanup percentile. Area 4 is surrounded by a mix of commercial and singlefamily development that can provide various job opportunities and community resources.

Area 6, Waterman and Drake
Area 6 consists of the southwest quarter of one parcel totaling about one acre. The property is zoned for industrial uses and is developed with a lot for storage and one commercial/office facilities building. The area is industrial in nature and the site is surrounded by a mix of commercial, light industrial, storage, and warehouses. The site is not within a one-mile drive of any grocery stores or markets, health-care facilities, or open space. However, the site is outside of all fire hazard zones, 100-year flood plain zones, and Alquist-Priolo fault zones. The site has both a high hazardous waste percentile and a high cleanup percentile The area is considered within a high quality transit zone, and bus line 305 provides access to the site from Central Avenue. Overall, the site’s properties and location indicate that it is the least appropriate site of those designated and should be reconsidered as a part of the emergency shelters overlay.

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City of San Bernardino General Plan – Housing Element 4-21 Figure 4-3 Emergency Shelter Overlay Sites
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4-22 July 2023
Table 4-5 Emergency Shelter Overlay Sites
AREA
SIZE/

ACRES EXISTING USES

ACCESS TO

AMENITIES/SERVICES

HEALTH/ ENVIRONMENTAL

CONDITIONS
1 Total

40.5 Vacant

8.3 Industrial,
parking lots for
shipping.

Grocery stores w/in 1 mile: 1
Health-care sites w/in 1 mile: 2
Quantity of open space within
1 mile: 3 blocks
Transit: not w/in a 2045 HQTA
Outside fire hazard zones.

Within 100-yr flood plain.

Within Alquist-Priolo fault zone.

Haz. Waste Percentile:
1 11%
Cleanup Percentile:
2 77%
2A Total:

67.7 Vacant:

15.1 Vacant/or
undeveloped in
south portion,
paved lots for
shipping/storage
in north portion.

Grocery stores w/in 1 mile: 1
Health-care sites w/in 1 mile: 2
Quantity of open space within
1 mile: 19 blocks
Transit: within a 2045 HQTA
Outside fire hazard zones.

Outside 100-yr flood plain.

Outside Alquist-Priolo fault zone
Haz. Waste Percentile: 41%
Cleanup Percentile: 71%
2B Total

13.6 Vacant

5.6 Partially vacant
with paved lot
for storage.

Grocery stores w/in 1 mile: 3
Health-care sites w/in 1 mile: 4
Quantity of open space within
1 mile: 32 blocks
Transit: within a 2045 HQTA
Outside fire hazard zones.

Outside 100-yr flood plain.

Outside Alquist-Priolo fault zone.

Haz. Waste Percentile: 30%
Cleanup Percentile: 52%
3 Total

29. Vacant:

4.2 Industrial Light
uses with a mix
of parking lots,
auto shops and
storage, and
some residences
Grocery stores w/in 1 mile: 1
Health-care w/in 1 mile: 39
Quantity of open space within
1 mile: 16 blocks
Transit: within a 2045 HQTA
Outside fire hazard zones.

Outside 100-yr flood plain.

Outside Alquist-Priolo fault zone.

Haz. Waste Percentile: 76%
Cleanup Percentile: 50%
4 Total

7.5 Vacant

3.9 Partially vacant,
and partially
developed with
a parking lot for
shipping and
truck storage.

Grocery stores w/in 1 mile: 0
Health-care sites w/in 1 mile: 0
Quantity of open space within
1 mile: 0 blocks
Transit: within a 2045 HQTA
Outside fire hazard zones.

Outside 100-yr flood plain.

Outside Alquist-Priolo fault zone.

Haz. Waste Percentile: 4%
Cleanup Percentile: 0%
6 Total 1
Vacant
0 Developed with
storage and one
commercial/
office facilities
building.

Grocery stores w/in 1 mile: 0
Health-care sites w/in 1 mile: 0
Quantity of open space within
1 mile: 0 blocks
Transit: within a 2045 HQTA
Outside fire hazard zones.

Outside 100-yr flood plain.

Outside Alquist-Priolo fault zone.

Haz Waste Percentile: 95%
Cleanup Percentile: 83%
Notes:

1. Hazardous Waste Percentile: The hazardous waste percentile for a census tract means the number and type of hazardous waste generators and sites is higher than that percentage of the census tracts in California.

2. Cleanup Percentile: The cleanup percentile for a census tract means the number and type of cleanup sites is higher than that percentage of the census tracts in California.

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Housing Resources
City of San Bernardino General Plan – Housing Element 4-23

4.2 HOUSING SITES
California law requires that the housing element identify parcels that can accommodate residential development over the housing element planning period. Jurisdictions can count the development capacity on parcels that are suitable for residential development (e.g., have appropriate General Plan and density standards in place) toward the RHNA production goals. San Bernardino has significant residential development capacity presently in the community and is updating its General Plan to plan for the future buildout of the City through 2050.

Over the planning horizon of the General Plan (through 2050), San Bernardino has significant capacity for residential development that, when realized, will reestablish the City as the urban, housing, and transportation hub of the county. However, the City’s associated housing strategy can be divided into three shorter time frames, with implementation slated for the 6th, 7th, or later housing element cycles. The time frame for each strategy is related to market demand, infrastructure, and planning tools that need to be created to guide future residential development.

These three strategies are described below.
• Specific Plans Development. The City has several specific plans (University Hills, Spring Trails, etc.) in northwest San Bernardino that provide significant growth opportunities. Presently, the City is not crediting development capacity in this area because it is anticipated that these specific plans may be revised following update of the comprehensive General Plan. Therefore, this land use strategy is anticipated to be used for the 7th cycle RHNA. • Corridor/TOD Mixed Use Sites. The General Plan update will target mixed uses along the City’s major corridors and within the City’s 13 transit villages that are oriented around the SBx transit line. While mixed-use is envisioned and is anticipated to occur in select areas, it is not anticipated to materialize communitywide for some time. Therefore, since mixed use is an emerging concept in San Bernardino, this strategy is anticipated for the 7th cycle RHNA. • Infill Development Opportunities. The City’s housing element focuses on sites that are vacant, within existing urban areas (e.g., “infill”), and most feasible to develop during the 2021- 2029 planning period. The sites chosen are vacant, adequately served by infrastructure, and could immediately be developed. Infill potential also includes two specific plan areas—the Downtown (under development) and the Waterman+Baseline Specific Plan areas.

The remainder of this discussion on housing sites will focus on the infill housing potential through rezoning that can be feasibly realized during the eight-year timeframe of the housing element.

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4-24 July 2023

INFILL DEVELOPMENT OPPORTUNITIES
The City relies on vacant land to accommodate a significant portion of its 2021-2029 RHNA. The vacant land is located throughout the City on properties zoned for multi-family residential use and on properties that will be upzoned to increase the maximum allowable density. The site identification process and unit capacity calculation for each infill strategy is detailed in this section.

Site Selection and Criteria
San Bernardino is undergoing a General Plan Update. As a part of this the City has identified new areas for residential development opportunity and existing residential areas for increased density.

The City is also developing the Downtown Specific Plan to promote a mix of uses in the City’s core and to enrich the downtown area to create a more vibrant historic core of the community. When complete, the Specific Plan will bring vitality, a mix of uses, and growth to the downtown area.

Sites identified within the plan area under current zoning regulations residential development.

The Specific Plan will add additional residential development opportunity when density is increased, new uses are permitted, and development is encouraged through the plan.

Overall, the General Plan established the vision for San Bernardino and the land use designations necessary to accommodate a range of housing types and products. The City has sufficient land to readily address its overall 2021-2029 RHNA. However, it is recognized that new multi-family housing and mixed uses will be developed incrementally, starting with the most feasible sites, then proceeding to more difficult sites. While the City has significant residential development capacity remaining per its General Plan, for inclusion into the housing element, sites were chosen for the RHNA that meet the following criteria:
• The site(s) must be relatively free of natural hazards and have ready access to water, sewer, road, drainage, and dry utility infrastructure.
• The site(s) must have General Plan land use designations and zoning in place and residential or mixed use must be allowed by right.
• The site must be of adequate size and not need consolidation with adjacent parcels owned by different property owners; no sites are less than 0.5 acre or larger than 10 acres in size. • All housing sites were vacant; no underutilized sites were included in the land inventory. • Sites affirmatively further fair housing and are spread throughout the City without exacerbating existing concentrations of disproportionate need. • The site(s) meet the default density for lower income housing, or an appropriate density for moderate and above moderate-income housing (detailed further below).

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City of San Bernardino General Plan – Housing Element 4-25 Rezoned Sites
The City’s ability to meet its RHNA will require, in part, the rezoning of existing residential sites.

San Bernardino has one zone (RH) which permits residential development at 30 units per acre. To accommodate the low and very low income RHNA, the City will re-zone the existing RH and RMH zones to allow for higher residential density. The RMH zone will be upzoned to accommodate 32 du/ac and the RH zone will be upzoned to accommodate 80 du/ac. The rezones will occur at the same time that the housing element is adopted. The sites to be rezoned are denoted in the HCD sites inventory spreadsheet as an appendix and asterisked in the table later in this chapter.

Default Density
Default density is that at which an affordable project is deemed appropriate to accommodate lower income housing. Jurisdictions may identify zones that meet the default density as a part of the suitable sites analysis process. The default density option is not a mandated density, but provides a streamlined option for local governments to meet the density requirement. No analysis to establish the appropriateness of the default density is required, and the California Department of Housing and Community Development must accept that density as appropriate in its review.

The default density for lower-income housing in San Bernardino is at least 30 units per acre, “which means the density range allowed on the parcel by the zone must include the default density. While the City has a demonstrated history of building affordable housing at lower densities than the default density (see Chapter 3), 30 du/acre is the basis of assumptions for all lower income units.

Summary of Criteria and Assumptions
Below is a summary of all the criteria each selected site is subject to:
• Each site meets all size, infrastructure, and vacancy requirements. • All lower income sites meet the default density requirement of 30 dwelling units per acre. • Capacity is calculated using an assumed development capacity which is based on the city’s actual approved projects, including single-family, townhomes, and apartments. • Any sites proposed for rezoning meet the default density.

Tables are included at the conclusion of this chapter that identify each candidate housing site in San Bernardino’s sites inventory. The sites are identified by assessor parcel number (APN).

Additionally, the following information is provided for each parcel: size, General Plan and zoning designation, existing use, maximum and realistic densities, and total development capacity. All required site identification information is included the complete HCD Site Inventory Spreadsheet.

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4-26 July 2023

SUMMARY OF INFILL SITES
Low and Very Low Income Capacity
The City of San Bernardino has identified five zoning districts that meet the default density of 30 dwelling units per acre and are appropriate for the development of multi-family, affordable housing. These sites are in existing residential and commercial districts that allow housing by right.

The five zones are as follows:
• RMH: Residential Medium High, maximum 32 du/ac based on proposed rezoning • RH: Residential High, maximum 80 du/ac based on proposed rezoning • CO: Commercial Office, maximum 47 du/ac based on existing zoning • CG-1: Commercial General, maximum 47 du/acre based on existing zoning • CR-2: Commercial Regional Downtown, maximum 47 du/ac based on existing zoning Within these zones there are 22 parcels identified in the sites inventory which meet all the specified criteria above to accommodate the development of lower income housing. The parcels include the following characteristics:
• 9 parcels within the RMH zone, totaling 16.5 acres, can accommodate 464 potential units.

Each site is vacant and no smaller than one half of an acre and no larger than 10 acres in size.

The sites have been evaluated for infrastructure based on the city’s Urban Water Management and Sewer Plans and are within the growth projections established for the City. Additionally, the infill nature of the sites means that they can be readily provided water and sewer services. • 10 parcels are commercial sites that allow housing by right. These include 1 CO-zoned site (1.7 acres), 2 CG-1 zoned sites (1.7 acres), and 7 CR-2 zoned sites (4.7 acres). Each site is vacant and no smaller than one half of an acre and no larger than 10 acres in size. At 43 units per acre, these 10 sites could accommodate 341 units. The sites have been evaluated for infrastructure based on the City’s UWMP and Sewer Plan, are within growth projections established for the City, and can readily be provided water and sewer services.

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Housing Resources
City of San Bernardino General Plan – Housing Element 4-27

CALCULATION OF UNIT CAPACITY
Total realistic capacity for the sites identified was calculated on a per-parcel basis. Gross unit capacity per parcel can be calculated by multiplying buildable acreage g by the maximum density per zone. However, net capacity is calculated for the purpose of the inventory and the City has used a development factor to identify net capacity for a more conservative approach.

Net capacity is the site’s realistic capacity based on existing infrastructure, environmental conditions, and is based on the average built density of projects in the pipeline. Net unit capacity was calculated by multiplying net acreage by an assumed buildout density. • Net Acreage (#) x Assumed Density (#) = Total Net Units (#)

ASSUMED DENSITY
The assumed density was calculated using the City’s current projects in the pipeline. Assumed density was calculated by multiplying the average percent of total density built by the maximum density permitted in each zone.
• Pipeline Project Average Percent of Density Built (%) x Maximum Density Permitted (#) = Assumed Density (#)
The process for identifying the assumed density uses the average density build of projects in the pipeline. The projects in the pipeline were separated by unit type: multi-family/apartment, and single-family/condo/townhome. Then based on respective zoning, the percentage of maximum allowed density was calculated for each project. Then, the average percent for all projects by type was calculated. The average for Multifamily projects was taken as the development factor for low and very low-income unit capacity assumptions. For multi-family housing, the average density of projects in the pipeline is 91 percent.

An example capacity calculation for a lower income site (APN: 015044104) follows:
• Acres: 1.08: Buildable Acreage: 1.08
• Existing Use: Vacant, undeveloped
• Zoning: RH – Residential High
• Maximum Density: 80 du/acre
• Assumed Density (91%): 73 du/acre
• Total Net Units: 78 units
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Moderate and Above Moderate-Income Capacity
Above moderate housing is usually lower density or single-family residential. Therefore, as a part of this analysis, the City has identified five zones for moderate and above moderate housing:
• RE: Residential Estate, maximum 1 du/ac
• RL: Residential Low, maximum 3.1 du/ac
• RS: Residential Suburban, maximum 4.5 du/ac
• RU: Residential Urban, maximum 8 du/ac
• RM: Residential Medium, maximum 12 du/ac
Moderate
• 54 parcels in the RM zone, totaling 93 acres and can accommodate 941 units. The sites have been evaluated for infrastructure based on the city’s Urban Water Management and Sewer Plans and are within the growth projections established for the City. Additionally, the infill nature of the sites means that the sites can be readily provided with water and sewer services.

The RM zone is considered most appropriate for attached condos or townhome style multi-family housing affordable to moderate income households. To establish the RM zone for moderate income sites (e.g., missing middle housing), a real estate analysis was conducted of condos and townhomes recently sold in San Bernardino. Based on 35 recent sales, a condo/townhome with 3 or 4 bedrooms sold for an average of $365,000. Assuming a 30-year fixed mortgage and a $25,000 downpayment, 5 percent interest rate, and 2 percent in combined property tax and insurance, the maximum unit price affordable to a moderate-income household is $404,000. Therefore, the RM density is appropriate to accommodate homes selling at prices for moderate income households.

Above Moderate
• 36 parcels in the RE zone, totaling 436 acres and can accommodate 359 units. • 105 parcels in the RL zone, totaling 558 acres and can accommodate 1,158 units. • 148 parcels in the RS zone, totaling 154 acres and can accommodate 532 units. • 62 parcels in the RU zone, totaling 63 acres and can accommodate 407 units. The sites have been evaluated for infrastructure based on the city’s Urban Water Management and Sewer Plans and are within the growth projections established for the City.

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Housing Resources
City of San Bernardino General Plan – Housing Element 4-29

CALCULATION OF UNIT CAPACITY
Total unit capacity for the sites identified was calculated on a per-parcel basis. Gross unit capacity per parcel can be calculated by evaluating for buildable acreage and multiplying by the maximum density per zone. However, net capacity is calculated for the purpose of the inventory and the City has used a development factor to identify net capacity for a more conservative approach.

ASSUMED DENSITY
The assumed density was calculated using the City’s current projects in the pipeline. Assumed density was calculated by multiplying the average percent of total density built by the maximum density permitted in each zone.
• Pipeline Project Average Percent of Density Built (%) x Maximum Density Permitted (#) = Assumed Density (#)
The assumed density uses the average density projects in the pipeline–multi-family/apartment and single-family/condo/townhome and respective zoning. The percentage of maximum allowed density was calculated for each project. Then, the average percentage for all projects by type was calculated. The average for single-family/condo/townhome projects was taken as the development factor for moderate and above-moderate-income unit capacity assumptions. For multi-family housing, the average density of projects in the pipeline is 86 percent.

An example calculation for a moderate/above mod income site (APN: 015510203) follows:
• Acres: 1.6 | Buildable Acreage: 1.6
• Existing Use: Vacant, Undeveloped
• Zoning: RM – Residential Medium
• Maximum Density: 12 du/acre
• Assumed Density (86%): 10 du/acre
• Total Net Units: 16 units
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4-30 July 2023

SITES ON SURPLUS LAND
The city owns 39 parcels which are subject to the Surplus Land Act (SLA). When a jurisdiction looks to sell publicly owned land, the SLA requires jurisdictions to prioritize the first sale opportunity for affordable housing. The City has diligently followed the steps required by SLA and is transmitting the data to HCD in compliance with state law. To date in June 2023, Site 12 is in the design phase and all other sites are approved for award to affordable housing developers. Table 4-6 below summarizes each site, including its development capacity based on zoning.

Table 4-6 Housing Projects on Surplus Land - Affordable

PROJECT

SITE/NAME APN
TOTAL
ACRES
TOTAL EST.

UNITS DEVELOPER STATUS
Site 1 (Church & D
Street)
013407119, 24,
26, 58

0.60 23 AD
Investments
Approved to
developer.

Site 2 (6th & G
Street)
013401424
through 27

0.68 28 NHSIE Approved to
developer.

Site 3 (6th & G
Street)
013402126,
through 29

0.68 27 NHSIE Approved to
developer.

Site 4 (5th & F
Street)
013410109, 10 0.53 22 AD
Investments
Approved to
developer.

Site 6 (Arrowhead
& 17th)
014607202 0.15 6 Montebello
Housing Corp.

Approved to
developer.

Site 8 (Waterman
& Sierra)
015412507 0.16 4 NHSIE Approved to
developer.

Site 9 (Leroy &
49th)
015412601, 02 0.31 8 NHSIE Approved to
developer.

Site 10 (Waterman
& 49th)
015412630 0.27 7 NHSIE Approved to
developer.

Site 11 (Highland &
Medical)
014319174, 75 1.02 43 Montebello
Housing Corp.

Approved to
developer.

Site 12 (5th &
Meridian)
014252208, 09,
11-17, 25, 35-38,
41, 42

3.59 146 Jamboree Design.

Site 13 (Medical
Center & 21st)
014301244 0.86 36 Mission
Communities
Approved to
developer.

Site 14 (Mountain
& Lynwood)
015545110 1.41 102 Mission
Communities
Approved to
developer.

Total Units: 452
Source: City of San Bernardino, 2023
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Housing Resources
City of San Bernardino General Plan – Housing Element 4-31

SUMMARY OF STATUS AND INVENTORY
San Bernardino’s RHNA allocation and housing goal for 2021-2029 is 8,123 housing units. To accommodate the units, the City has identified sites on appropriately zoned land, projects in the entitlement and development process since July 2021, and future development of accessory dwellings. Through the combined approaches, the City can accommodate the RHNA allocation in full, with an 21 percent buffer for lower-income units, a 21 percent buffer for moderate-income units, and a 3 percent buffer for above moderate-income units. Table 4-7 summarizes the City’s approach for meeting the 2021-2029 RHNA allocation for the housing element.

Table 4-7 San Bernardino RHNA Status Summary

INCOME LEVELS

LOWER MODERATE
ABOVE

MODERATE TOTAL
RHNA Allocation 2,512 1,448 4,163 8,123
Pipeline Projects towards RHNA 767 510 1,604 2,881
Remaining RHNA Need 1,745 938 2,559 5,242

REMAINING RHNA ACCOMMODATION
Accessory Dwellings 696 504 0 1,200
Existing Vacant Land 0 731 2,666 3,397
Vacant Land for Rezoning 785 0 0 785
Surplus Land Act sites 452 0 0 452
Vacant Land in the Downtown 341 0 0 341
Total Units towards RHNA 3,041 1,745 4,270 9,056
Count Over/Under RHNA 529 297 107 --
Percent above RHNA 21% 21% 3% --
Source: City of San Bernardino, January 2023
Some multi-family residential sites identified in the current land inventory were previously identified in the 4th and 5th housing element cycle. Through the General Plan update, all residential zones where multi-family residential uses are allowed will be upzoned to increase density and housing opportunity. Therefore, the sites will serve as new sites for the 6th housing element cycle.

The City has a program to allow for by-right development on the identified sites, when projects propose 20 percent of all units at an affordable rate. Figure 4-5 displays all residential units and vacant sites that are credited toward the 6th cycle RHNA for the Housing Element.

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4-32 July 2023

4.3 SITE INFRASTRUCTURE
Infrastructure capacity refers to the supply of water, treatment of wastewater, and availability of other services and adequate infrastructure to support the development of housing commensurate with the City’s share of the regional housing needs assessment. The following provides a general assessment, and the General Plan EIR provides a more detailed assessment.

Within the site inventory, all vacant sites for moderate and lower income are infill sites, meaning they are within the grid for water, sewer, and dry infrastructure. Additionally, they City will provide priority for infrastructure connection for affordable housing. Sites identified for above moderate income are dispersed throughout the southern, central, and northern areas of the district. Above moderate sites are either infill, with existing connections to the infrastructure grid or are identified for planned communities, where infrastructure connection would be provided upon entitlement.

All projects identified in the pipeline and surplus site tables have planned infrastructure.

INFRASTRUCTURE MASTER PLAN
As of 2023, the City is undergoing an update to the infrastructure master plan. The plan includes the following:
• Updates to City’s traffic control system – The City has been awarded a $10 million grant to update the traffic signal system throughout the City as well as the pedestrian signal. • Roadway safety improvements –The City has received grants to implement roadway safety projects. Additionally, the City will spend $500,000 on a Caltrans program to prepare a bridge inventory to develop a program for repair, rehabilitation, and replacement. • Updates to streetlights – Through the Capital Improvements Plan (CIP) the City will replace the incandescent fixtures with LED fixtures.
• ADA improvements – The City will spend $2 million to update ADA accessibility in facilities, public right of way, parks and city programs.
• Storm drainage updates – The City will spend $1 million to prepare regional drainage studies by watershed and develop hydraulic modeling of the city’s storm drain systems.

These citywide infrastructure improvements will support new and existing residents as new housing is built over the 6th cycle (2021-2029).

Packet Pg. 772
Housing Resources
City of San Bernardino General Plan – Housing Element 4-33 WATER
The San Bernardino Municipal Water Department (SBMWD) is a retail public water supplier that serves more than 45,400 municipal water service connections to the City. The SBMWD service area is bounded on the north by the National Forest, on the east by the East Valley Water District and Redlands Municipal Utilities Department, on the south by the cities of Loma Linda and Colton, and on the west by the West Valley Water District, Rialto, and Muscoy Mutual Water Company.

Water service demand and supply estimates for the City of San Bernardino and its housing element are assessed by the 2020 Integrated Regional Urban Water Management Plan (IRUWMP).

SBMWD’s water supply consists entirely of groundwater from the Bunker Hill Basin. SBMWD participates in ongoing water conservation measures and contributes to regional recharge projects to optimize and enhance the use and reliability of groundwater resources. The IRUWMP utilizes the SCAG Regional Transportation Forecast to calculate population growth rates for years 2020 through 2045. SBMWD’s demands in single dry years are assumed to increase by 10% above normal year demands. The local groundwater basins SBMWD produces water from have storage for use in dry years so SBMWD can produce the volume of water needed to meet 100% of demands in single dry years. SBMWD’s supplies are 100% reliable during single dry years.

The Drought Risk Assessment (DRA) is a new analysis required for the 2020 UWMP, with a focus on the five-year consecutive drought scenario beginning in 2021. Because SBMWD relies on groundwater basins with significant storage, available water supplies generally do not vary on a monthly or seasonal basis. As shown in Table 4-8, the City will be able to ensure that water supplies can meet expected demand during the 2021-2029 timeframe.

Table 4-8 San Bernardino Water Demand and Supply

SUPPLY AND DEMAND

PLANNING HORIZON (YEARS)
2025 2030 2035 2040 2045
Single Family Water Demand 18,710 19,260 19,811 20,253 20,695 Multi-family Water Demand 5,832 6,004 6,175 6,313 6,451 Total All Land Uses 42,248 43,458 44,667 45.639 46,661
Projected Water Supply 48,585 49,976 51,368 52,485 53,603 Surplus Water Availability +6,337 +6,519 +6,700 +6,846 +6,992 Source: Integrated Regional Urban Water Management Plan, 2020 Accessed at https://www.sbmwd.org/DocumentCenter/View/7859/Part-2-Chapter-8_SBMWD_2020-UWMP-Chapter_Final?bidId= Packet Pg. 773
Housing Resources
4-34 July 2023
SEWER
According to the City’s 2019 Sewer Master Plan, the SBMWD operates and maintains the City’s sewer collection system and Water Reclamation Plant (WRP). Built in 1958, the WRP is a 33 million gallons per day (mgd) Regional Secondary Treatment facility that provides wastewater treatment services for San Bernardino, Loma Linda, East Valley Water District, San Bernardino International Airport, Patton State Hospital, and areas of unincorporated San Bernardino County.1 The collection system consists of 493 miles of pipe, primarily (96 percent) of vitrified clay pipe (VCP) with the remainder of pipelines built of a variety of materials from concrete to steel among others.

The EVWD service area also includes 1,500 customers in the City of San Bernardino who are on septic systems. Approximately 90 percent of the parcels’ current land use is single-family residential. Using the sewer generation factors, the estimated total amount of flow that would be added to the EVWD system if all these parcels converted to sewer is approximately 0.75 mgd. In 2023, EVWD opened a new wastewater facility, the Sterling Natural Resource Center (SNRC), which has a treatment capacity of 10 mgd. The Center allows EVWD to cease sending its wastewater to San Bernardino for treatment and allows it to treat its own wastewater instead. Projected wastewater generation from the EVWD ranges from 8.0 to 9.4 mgd by 2030.

Table 4-9 summarizes the City’s wastewater
collection system demand and capacity. Prior
to completion of the SNRC, the City could treat
33 mgd of wastewater annually. However, the
buildout demand at 2060 was 33.8 mgd. With
the completion of the Sterling Center, up to 9.4
mgd can be diverted from San Bernardino’s
wastewater treatment demand, freeing up to

9.4 mgd of capacity. Therefore, the City can
continue to meet the demand for wastewater
treatment within its jurisdiction through
buildout of the general plan. Over the next
several years, the City will be updating its
sewer system master plan and will recalibrate
demand estimates based on anticipated
growth and development in the city.
1 Sewer Master Plan Update, 2019. Prepared by Stantec. Accessed online August 2022. https://www.sbmwd.org/DocumentCenter/View/7624/2019-Sewer-Master-Plan---Main-Report?bidId= Table 4-9 San Bernardino Existing
Wastewater Collection System

EXISTING INFRASTRUCTURE
Active Lift Stations 15
Siphons 12
Sewer Connections 38,300
Water Reclamation Plant 1

DEMAND AND CAPACITY

AFY MGD
Total Demand 37,876 33.8
Total Capacity – 44.0
Surplus/(Deficit) Capacity – 10.2
Source: Sewer System Master Plan, 2019
Packet Pg. 774
Housing Resources
City of San Bernardino General Plan – Housing Element 4-35 Figure 4-4 Broadband Coverage in San Bernardino and Vicinity

BROADBAND UTILITIES
San Bernardino’s broadband network covers many areas at an average connection speed.

However, gaps remain. A large part of the City, including downtown and northwest, lack consistent broadband download and upload speeds. The City has been awarded a $425,000 grant by the California Public Utilities Commission (CPUC) to plan for a 21st century broadband network citywide. “Smart San Bernardino” will allow the City to develop a broadband needs assessment, community engagement, and a strategic plan to provide high speed broadband to the entire city.

Packet Pg. 775
Housing Resources
4-36 July 2023
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Packet Pg. 776
Housing Resource
City of San Bernardino General Plan – Housing Element 4-37 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
Lower Income Units (** designated sites used in 4th and 5th cycle housing element) 013630207** MFR RMH 0.68 Vacant 32 29 21 19
013631118** MFR RMH 1.59 Vacant 32 29 50 46
013631126** MFR RMH 0.91 Vacant 32 29 29 26
013631109** MFR RMH 0.92 Vacant 32 29 29 26
014135216** MFR RMH 0.62 Vacant 32 29 19 18
015044104** MFR RH 1.08 Vacant 80 73 86 78
015044130** MFR RH 2.21 Vacant 80 73 176 160
015515124** MFR RMH 6.48 Vacant 32 29 207 187
015515120** MFR RH 1.14 Vacant 80 73 91 83
015515125** MFR RMH 2.87 Vacant 32 29 91 83
028115164** MFR RMH 1.55 Vacant 32 29 49 44
028115178** MFR RMH 0.53 Vacant 32 29 16 15
013516140 C CR-2 0.62 Vacant 47 43 29 26
013402357 C CR-2 0.57 Vacant 47 43 26 24
013417127 C CG-1 0.55 Vacant 47 43 25 23
013405426 C CR-2 0.56 Vacant 47 43 26 23
013402350 C CR-2 0.71 Vacant 47 43 33 30
013405424 C CR-2 0.77 Vacant 47 43 36 32
013409305 C CR-2 0.67 Vacant 47 43 31 28
013409226 C CR-2 0.79 Vacant 47 43 36 33
014021151 C CO 1.71 Vacant 47 43 80 73
014021147 C CG-1 1.14 Vacant 47 43 53 49
Moderate Income Units
014003144 MFR RM 0.34 Vacant 12 10 4 3
014020119 MFR RM 0.36 Vacant 12 10 4 3
014722417 MFR RM 0.44 Vacant 12 10 5 4
014725105 MFR RM 0.39 Vacant 12 10 4 4
119231106 MFR RM 0.34 Vacant 12 10 4 3
119230105 MFR RM 0.37 Vacant 12 10 4 3
119230112 MFR RM 0.42 Vacant 12 10 5 4
Packet Pg. 777
Housing Resources
4-38 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
119232102 MFR RM 0.37 Vacant 12 10 4 3
119231107 MFR RM 0.40 Vacant 12 10 4 4
014013401 MFR RM 0.93 Vacant 12 10 11 9
014003149 MFR RM 0.87 Vacant 12 10 10 8
014020138 MFR RM 0.51 Vacant 12 10 6 5
014020133 MFR RM 2.04 Vacant 12 10 24 21
014020118 MFR RM 0.47 Vacant 12 10 5 4
014016238 MFR RM 0.51 Vacant 12 10 6 5
014013240 MFR RM 0.88 Vacant 12 10 10 9
014204145 MFR RM 0.63 Vacant 12 10 7 6
014319166 MFR RM 2.68 Vacant 12 10 32 27
014204152 MFR RM 3.99 Vacant 12 10 47 41
014520153 MFR RM 0.90 Vacant 12 10 10 9
014516106 MFR RM 0.86 Vacant 12 10 10 8
014515206 MFR RM 0.62 Vacant 12 10 7 6
014515205 MFR RM 0.62 Vacant 12 10 7 6
014722406 MFR RM 0.67 Vacant 12 10 8 6
015510203 MFR RM 1.61 Vacant 12 10 19 16
015510204 MFR RM 1.70 Vacant 12 10 20 17
015558163 MFR RM 1.46 Vacant 12 10 17 15
027219222 MFR RM 1.15 Vacant 12 10 13 11
027819121 MFR RM 0.57 Vacant 12 10 6 5
027806323 MFR RM 7.58 Vacant 12 10 90 78
119231109 MFR RM 0.50 Vacant 12 10 6 5
119231112 MFR RM 1.49 Vacant 12 10 17 15
119231110 MFR RM 0.90 Vacant 12 10 10 9
119231108 MFR RM 0.50 Vacant 12 10 6 5
119231105 MFR RM 0.90 Vacant 12 10 10 9
120002102 MFR RM 3.46 Vacant 12 10 41 35
120002101 MFR RM 0.94 Vacant 12 10 11 9
120018103 MFR RM 2.37 Vacant 12 10 28 24
Packet Pg. 778
Housing Resources
City of San Bernardino General Plan – Housing Element 4-39 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
119232105 MFR RM 2.76 Vacant 12 10 33 28
119230111 MFR RM 0.80 Vacant 12 10 9 8
119230110 MFR RM 1.35 Vacant 12 10 16 14
119232104 MFR RM 1.14 Vacant 12 10 13 11
119230102 MFR RM 3.79 Vacant 12 10 45 39
119230101 MFR RM 4.99 Vacant 12 10 59 51
119229124 MFR RM 0.73 Vacant 12 10 8 7
119230104 MFR RM 4.58 Vacant 12 10 54 47
119230107 MFR RM 0.69 Vacant 12 10 8 7
119230106 MFR RM 1.25 Vacant 12 10 14 12
119232103 MFR RM 0.47 Vacant 12 10 5 4
119232101 MFR RM 4.21 Vacant 12 10 50 43
119231111 MFR RM 0.60 Vacant 12 10 7 6
Above Moderate-Income Units
026136136 MFR RU 0.38 Vacant 8 7 3 2
028118105 MFR RU 0.45 Vacant 8 7 3 3
014117127 MFR RU 0.64 Vacant 8 7 5 4
014207121 MFR RU 10.07 Vacant 8 7 80 69
014206206 MFR RU 2.71 Vacant 8 7 21 18
014205109 MFR RU 7.40 Vacant 8 7 59 51
014213226 MFR RU 2.48 Vacant 8 7 19 17
014213223 MFR RU 0.52 Vacant 8 7 4 3
014213216 MFR RU 0.47 Vacant 8 7 3 3
016433112 MFR RU 1.84 Vacant 8 7 14 12
016433107 MFR RU 0.66 Vacant 8 7 5 4
026119119 MFR RU 2.54 Vacant 8 7 20 17
026122108 MFR RU 1.55 Vacant 8 7 12 10
026122109 MFR RU 1.56 Vacant 8 7 12 10
026122117 MFR RU 1.39 Vacant 8 7 11 9
026136135 MFR RU 1.77 Vacant 8 7 14 12
027009323 MFR RE 3.36 Vacant 1 1 3 2
Packet Pg. 779
Housing Resources
4-40 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
028117205 MFR RU 0.62 Vacant 8 7 4 4
028119203 MFR RU 0.62 Vacant 8 7 4 4
028117204 MFR RU 0.61 Vacant 8 7 4 4
028118219 MFR RU 0.59 Vacant 8 7 4 4
028117218 MFR RU 0.58 Vacant 8 7 4 4
027927126 MFR RU 9.60 Vacant 8 7 76 66
027927109 MFR RU 0.65 Vacant 8 7 5 4
027927115 MFR RU 0.46 Vacant 8 7 3 3
028031209 MFR RU 0.93 Vacant 8 7 7 6
028031210 MFR RU 1.85 Vacant 8 7 14 12
027927127 MFR RU 1.77 Vacant 8 7 14 12
027319241 MFR RU 0.84 Vacant 8 7 6 5
013710114 MFR RU 0.21 Vacant 8 7 1 1
013710107 MFR RU 0.24 Vacant 8 7 1 1
013812326 MFR RU 0.22 Vacant 8 7 1 1
013716106 MFR RU 0.27 Vacant 8 7 2 1
013921201 MFR RU 0.25 Vacant 8 7 1 1
013916148 MFR RU 0.18 Vacant 8 7 1 1
013916150 MFR RU 0.18 Vacant 8 7 1 1
013916149 MFR RU 0.18 Vacant 8 7 1 1
013916144 MFR RU 0.23 Vacant 8 7 1 1
014002311 MFR RU 0.17 Vacant 8 7 1 1
014010217 MFR RU 0.30 Vacant 8 7 2 2
014007205 MFR RU 0.17 Vacant 8 7 1 1
014007119 MFR RU 0.17 Vacant 8 7 1 1
014007120 MFR RU 0.17 Vacant 8 7 1 1
013926208 MFR RU 0.21 Vacant 8 7 1 1
014207102 MFR RU 0.21 Vacant 8 7 1 1
014207109 MFR RU 0.25 Vacant 8 7 2 1
014206231 MFR RU 0.20 Vacant 8 7 1 1
014318163 MFR RU 0.18 Vacant 8 7 1 1
Packet Pg. 780
Housing Resources
City of San Bernardino General Plan – Housing Element 4-41 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
014505121 MFR RU 0.21 Vacant 8 7 1 1
014506124 MFR RU 0.22 Vacant 8 7 1 1
014503108 MFR RU 0.17 Vacant 8 7 1 1
014609101 MFR RU 0.18 Vacant 8 7 1 1
014608510 MFR RU 0.17 Vacant 8 7 1 1
014608608 MFR RU 0.18 Vacant 8 7 1 1
014502133 MFR RU 0.23 Vacant 8 7 1 1
014502132 MFR RU 0.23 Vacant 8 7 1 1
028123113 MFR RU 0.22 Vacant 8 7 1 1
028118227 MFR RU 0.18 Vacant 8 7 1 1
028029317 MFR RU 0.25 Vacant 8 7 2 1
028031234 MFR RU 0.17 Vacant 8 7 1 1
027318128 MFR RU 0.20 Vacant 8 7 1 1
119128258 MFR RU 0.20 Vacant 8 7 1 1
119128230 MFR RU 0.17 Vacant 8 7 1 1
013702110 SFR RS 0.41 Vacant 4.5 4 1 1
013709131 SFR RS 0.35 Vacant 4.5 4 1 1
013807238 SFR RS 0.34 Vacant 4.5 4 1 1
014273145 SFR RS 0.35 Vacant 4.5 4 1 1
014265168 SFR RS 0.40 Vacant 4.5 4 1 1
014327132 SFR RS 0.38 Vacant 4.5 4 1 1
014316121 SFR RS 0.41 Vacant 4.5 4 1 1
014408133 SFR RS 0.38 Vacant 4.5 4 1 1
014409102 SFR RS 0.46 Vacant 4.5 4 2 1
014405112 SFR RS 0.35 Vacant 4.5 4 1 1
014413150 SFR RS 0.36 Vacant 4.5 4 1 1
014727124 SFR RL 0.40 Vacant 3.5 3 1 1
014808210 SFR RS 0.42 Vacant 4.5 4 1 1
014903269 SFR RS 0.41 Vacant 4.5 4 1 1
015103127 SFR RS 0.44 Vacant 4.5 4 1 1
015204154 SFR RS 0.37 Vacant 4.5 4 1 1
Packet Pg. 781
Housing Resources
4-42 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
015337203 SFR RS 0.37 Vacant 4.5 4 1 1
015405112 SFR RL 0.40 Vacant 3.5 3 1 1
015407305 SFR RS 0.36 Vacant 4.5 4 1 1
015403114 SFR RS 0.38 Vacant 4.5 4 1 1
015531106 SFR RS 0.36 Vacant 4.5 4 1 1
015501336 SFR RL 0.43 Vacant 3.5 3 1 1
015527127 SFR RL 0.45 Vacant 3.5 3 1 1
015527130 SFR RL 0.40 Vacant 3.5 3 1 1
015551108 SFR RS 0.36 Vacant 4.5 4 1 1
015455216 SFR RS 0.36 Vacant 4.5 4 1 1
015516146 SFR RS 0.34 Vacant 4.5 4 1 1
015524103 SFR RS 0.38 Vacant 4.5 4 1 1
015511104 SFR RS 0.35 Vacant 4.5 4 1 1
015525126 SFR RL 0.46 Vacant 3.5 3 1 1
015506303 SFR RS 0.45 Vacant 4.5 4 2 1
015525123 SFR RL 0.45 Vacant 3.5 3 1 1
026115228 SFR RL 0.45 Vacant 3.5 3 1 1
026115241 SFR RL 0.45 Vacant 3.5 3 1 1
026161155 SFR RL 0.40 Vacant 3.5 3 1 1
026161156 SFR RL 0.42 Vacant 3.5 3 1 1
027005139 SFR RL 0.40 Vacant 3.5 3 1 1
026903108 SFR RS 0.38 Vacant 4.5 4 1 1
026903106 SFR RS 0.38 Vacant 4.5 4 1 1
026903105 SFR RS 0.38 Vacant 4.5 4 1 1
026903104 SFR RS 0.38 Vacant 4.5 4 1 1
026903114 SFR RS 0.34 Vacant 4.5 4 1 1
026905135 SFR RS 0.34 Vacant 4.5 4 1 1
026905121 SFR RS 0.42 Vacant 4.5 4 1 1
028560123 SFR RS 0.33 Vacant 4.5 4 1 1
028560124 SFR RS 0.39 Vacant 4.5 4 1 1
028521112 SFR RS 0.38 Vacant 4.5 4 1 1
Packet Pg. 782
Housing Resources
City of San Bernardino General Plan – Housing Element 4-43 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
028523507 SFR RS 0.40 Vacant 4.5 4 1 1
028523505 SFR RS 0.35 Vacant 4.5 4 1 1
119121103 SFR RS 0.42 Vacant 4.5 4 1 1
013623101 SFR RS 0.56 Vacant 4.5 4 2 2
013623120 SFR RS 0.48 Vacant 4.5 4 2 1
013623125 SFR RS 0.48 Vacant 4.5 4 2 1
013652111 SFR RS 6.34 Vacant 4.5 4 28 24
013808120 SFR RS 0.92 Vacant 4.5 4 4 3
013804125 SFR RS 0.69 Vacant 4.5 4 3 2
013813237 SFR RS 0.86 Vacant 4.5 4 3 3
013934109 SFR RS 0.81 Vacant 4.5 4 3 3
013934119 SFR RS 3.84 Vacant 4.5 4 17 14
013934101 SFR RS 0.90 Vacant 4.5 4 4 3
013911347 SFR RS 1.06 Vacant 4.5 4 4 4
013828208 SFR RS 0.91 Vacant 4.5 4 4 3
013933104 SFR RS 0.58 Vacant 4.5 4 2 2
013932401 SFR RS 0.70 Vacant 4.5 4 3 2
013934113 SFR RS 0.76 Vacant 4.5 4 3 2
014123103 SFR RS 1.97 Vacant 4.5 4 8 7
014207142 SFR RS 11.26 Vacant 4.5 4 50 43
014219113 SFR RS 1.83 Vacant 4.5 4 8 7
014220102 SFR RS 1.93 Vacant 4.5 4 8 7
014218124 SFR RS 2.36 Vacant 4.5 4 10 9
014218112 SFR RS 2.46 Vacant 4.5 4 11 9
014251123 SFR RS 1.10 Vacant 4.5 4 4 4
014251122 SFR RS 1.69 Vacant 4.5 4 7 6
014302230 SFR RS 0.50 Vacant 4.5 4 2 1
014265162 SFR RS 1.67 Vacant 4.5 4 7 6
014265170 SFR RS 0.48 Vacant 4.5 4 2 1
014406114 SFR RS 0.69 Vacant 4.5 4 3 2
014406107 SFR RS 1.17 Vacant 4.5 4 5 4
Packet Pg. 783
Housing Resources
4-44 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
014406113 SFR RS 0.50 Vacant 4.5 4 2 1
014521234 SFR RS 0.50 Vacant 4.5 4 2 1
014727123 SFR RL 2.58 Vacant 3.5 3 9 7
014727122 SFR RL 1.86 Vacant 3.5 3 6 5
014727103 SFR RL 1.72 Vacant 3.5 3 6 5
014727125 SFR RL 2.81 Vacant 3.5 3 9 8
014912416 SFR RS 1.42 Vacant 4.5 4 6 5
015022173 SFR RS 0.58 Vacant 4.5 4 2 2
015104172 SFR RS 0.73 Vacant 4.5 4 3 2
015102112 SFR RS 0.98 Vacant 4.5 4 4 3
015101101 SFR RS 0.74 Vacant 4.5 4 3 2
015116133 SFR RS 0.57 Vacant 4.5 4 2 2
015104110 SFR RS 0.51 Vacant 4.5 4 2 1
015116132 SFR RS 0.97 Vacant 4.5 4 4 3
015103119 SFR RL 1.51 Vacant 3.5 3 5 4
015104133 SFR RS 0.46 Vacant 4.5 4 2 1
015108101 SFR RS 1.03 Vacant 4.5 4 4 3
015204175 SFR RS 0.49 Vacant 4.5 4 2 1
015204174 SFR RS 1.02 Vacant 4.5 4 4 3
015339112 SFR RE 1.23 Vacant 1 1 1 1
015338103 SFR RE 3.30 Vacant 1 1 3 2
015315145 SFR RS 0.66 Vacant 4.5 4 2 2
015337208 SFR RS 0.89 Vacant 4.5 4 4 3
015404102 SFR RL 4.83 Vacant 3.5 3 16 14
015404103 SFR RL 3.51 Vacant 3.5 3 12 10
015401176 SFR RL 38.94 Vacant 3.5 3 136 117
015410330 SFR RS 1.71 Vacant 4.5 4 7 6
015501356 SFR RL 0.52 Vacant 3.5 3 1 1
015501357 SFR RL 1.11 Vacant 3.5 3 3 3
015501301 SFR RL 1.20 Vacant 3.5 3 4 3
015501302 SFR RL 0.51 Vacant 3.5 3 1 1
Packet Pg. 784
Housing Resources
City of San Bernardino General Plan – Housing Element 4-45 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
015501341 SFR RL 0.97 Vacant 3.5 3 3 2
015501348 SFR RL 1.25 Vacant 3.5 3 4 3
015501313 SFR RL 1.13 Vacant 3.5 3 3 3
015501361 SFR RL 0.96 Vacant 3.5 3 3 2
015501316 SFR RL 0.98 Vacant 3.5 3 3 2
015501328 SFR RL 1.92 Vacant 3.5 3 6 5
015501323 SFR RL 0.74 Vacant 3.5 3 2 2
015502113 SFR RL 1.24 Vacant 3.5 3 4 3
015537258 SFR RL 47.17 Vacant 3.5 3 165 142
015527121 SFR RL 0.55 Vacant 3.5 3 1 1
015527105 SFR RL 0.62 Vacant 3.5 3 2 1
015527122 SFR RL 0.93 Vacant 3.5 3 3 2
015527143 SFR RL 0.73 Vacant 3.5 3 2 2
015502112 SFR RL 1.65 Vacant 3.5 3 5 4
015549101 SFR RL 7.82 Vacant 3.5 3 27 23
015532124 SFR RL 3.39 Vacant 3.5 3 11 10
015548223 SFR RL 2.14 Vacant 3.5 3 7 6
015550102 SFR RL 9.40 Vacant 3.5 3 32 28
015547118 SFR RL 1.05 Vacant 3.5 3 3 3
015532145 SFR RL 5.10 Vacant 3.5 3 17 15
015551118 SFR RL 0.50 Vacant 3.5 3 1 1
015501113 SFR RL 6.15 Vacant 3.5 3 21 18
015501114 SFR RL 0.95 Vacant 3.5 3 3 2
015525127 SFR RL 0.73 Vacant 3.5 3 2 2
015513124 SFR RL 0.95 Vacant 3.5 3 3 2
015554309 SFR RL 0.59 Vacant 3.5 3 2 1
015553108 SFR RL 0.74 Vacant 3.5 3 2 2
015540109 SFR RL 1.11 Vacant 3.5 3 3 3
015540108 SFR RL 1.67 Vacant 3.5 3 5 5
015553125 SFR RL 8.36 Vacant 3.5 3 29 25
015525122 SFR RL 0.78 Vacant 3.5 3 2 2
Packet Pg. 785
Housing Resources
4-46 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
015506308 SFR RS 0.64 Vacant 4.5 4 2 2
015505101 SFR RS 0.54 Vacant 4.5 4 2 2
015525119 SFR RL 0.80 Vacant 3.5 3 2 2
015512131 SFR RL 0.62 Vacant 3.5 3 2 1
015512140 SFR RL 0.51 Vacant 3.5 3 1 1
015512135 SFR RL 0.53 Vacant 3.5 3 1 1
015525124 SFR RL 1.44 Vacant 3.5 3 5 4
015512139 SFR RL 0.68 Vacant 3.5 3 2 2
015512143 SFR RL 0.90 Vacant 3.5 3 3 2
015512109 SFR RL 0.91 Vacant 3.5 3 3 2
015525121 SFR RL 0.59 Vacant 3.5 3 2 1
026115239 SFR RL 1.05 Vacant 3.5 3 3 3
026115246 SFR RL 0.52 Vacant 3.5 3 1 1
026115236 SFR RL 1.00 Vacant 3.5 3 3 3
026119132 SFR RE 2.41 Vacant 1 1 2 2
026115238 SFR RL 1.05 Vacant 3.5 3 3 3
026104118 SFR RL 3.33 Vacant 3.5 3 11 10
026101109 SFR RL 4.21 Vacant 3.5 3 14 12
026106212 SFR RL 2.57 Vacant 3.5 3 8 7
026104121 SFR RL 1.40 Vacant 3.5 3 4 4
026106216 SFR RL 5.00 Vacant 3.5 3 17 15
026104102 SFR RL 5.02 Vacant 3.5 3 17 15
026161154 SFR RL 0.47 Vacant 3.5 3 1 1
026106211 SFR RL 2.50 Vacant 3.5 3 8 7
026106215 SFR RL 4.68 Vacant 3.5 3 16 14
026112110 SFR RE 11.11 Vacant 1 1 11 9
026102134 SFR RL 0.92 Vacant 3.5 3 3 2
026101113 SFR RL 7.55 Vacant 3.5 3 26 22
026104122 SFR RL 1.40 Vacant 3.5 3 4 4
026101103 SFR RL 7.65 Vacant 3.5 3 26 23
026103204 SFR RL 5.95 Vacant 3.5 3 20 17
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Housing Resources
City of San Bernardino General Plan – Housing Element 4-47 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
026106213 SFR RL 2.58 Vacant 3.5 3 9 7
026101114 SFR RL 0.93 Vacant 3.5 3 3 2
026106214 SFR RL 2.51 Vacant 3.5 3 8 7
026113101 SFR RE 2.27 Vacant 1 1 2 1
026104124 SFR RL 1.00 Vacant 3.5 3 3 3
027005135 SFR RL 4.80 Vacant 3.5 3 16 14
027005124 SFR RL 2.30 Vacant 3.5 3 8 6
027005128 SFR RL 0.75 Vacant 3.5 3 2 2
027005140 SFR RL 10.15 Vacant 3.5 3 35 30
027005126 SFR RL 3.94 Vacant 3.5 3 13 11
027005137 SFR RL 17.38 Vacant 3.5 3 60 52
027005127 SFR RL 10.55 Vacant 3.5 3 36 31
027213112 SFR RS 0.74 Vacant 4.5 4 3 2
027010101 SFR RL 3.87 Vacant 3.5 3 13 11
027009101 SFR RL 10.96 Vacant 3.5 3 38 33
027009107 SFR RL 4.51 Vacant 3.5 3 15 13
027009105 SFR RL 2.35 Vacant 3.5 3 8 7
027010110 SFR RE 4.59 Vacant 1 1 4 3
026911102 SFR RS 1.14 Vacant 4.5 4 5 4
026911101 SFR RS 1.14 Vacant 4.5 4 5 4
026848118 SFR RS 1.72 Vacant 4.5 4 7 6
026848117 SFR RS 2.82 Vacant 4.5 4 12 10
026912104 SFR RS 1.14 Vacant 4.5 4 5 4
026912103 SFR RS 1.14 Vacant 4.5 4 5 4
026912102 SFR RS 1.14 Vacant 4.5 4 5 4
026912101 SFR RS 1.08 Vacant 4.5 4 4 4
026903103 SFR RS 0.88 Vacant 4.5 4 3 3
026905144 SFR RS 0.57 Vacant 4.5 4 2 2
026905125 SFR RS 1.14 Vacant 4.5 4 5 4
026905126 SFR RS 1.14 Vacant 4.5 4 5 4
026911109 SFR RS 1.59 Vacant 4.5 4 7 6
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Housing Resources
4-48 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
026822119 SFR RS 0.72 Vacant 4.5 4 3 2
026822120 SFR RS 0.62 Vacant 4.5 4 2 2
026903135 SFR RS 0.50 Vacant 4.5 4 2 1
026911128 SFR RS 0.83 Vacant 4.5 4 3 3
026911114 SFR RS 1.14 Vacant 4.5 4 5 4
026911115 SFR RS 1.14 Vacant 4.5 4 5 4
028510342 SFR RS 1.30 Vacant 4.5 4 5 5
028520146 SFR RS 1.36 Vacant 4.5 4 6 5
028516112 SFR RS 1.34 Vacant 4.5 4 6 5
028560125 SFR RS 0.61 Vacant 4.5 4 2 2
028560126 SFR RS 0.47 Vacant 4.5 4 2 1
034810174 SFR RE 12.00 Vacant 1 1 12 10
034811122 SFR RE 1.49 Vacant 1 1 1 1
034811119 SFR RE 1.36 Vacant 1 1 1 1
034810171 SFR RE 5.02 Vacant 1 1 5 4
034810168 SFR RE 5.01 Vacant 1 1 5 4
034810175 SFR RE 10.00 Vacant 1 1 10 8
034810110 SFR RE 12.68 Vacant 1 1 12 10
034810169 SFR RE 7.71 Vacant 1 1 7 6
034810160 SFR RE 2.96 Vacant 1 1 2 2
034811134 SFR RE 12.06 Vacant 1 1 12 10
034811145 SFR RE 2.46 Vacant 1 1 2 2
034811111 SFR RL 3.52 Vacant 3.5 3 12 10
034811120 SFR RL 12.01 Vacant 3.5 3 42 36
034808120 SFR RE 32.27 Vacant 1 1 32 27
034808130 SFR RE 97.84 Vacant 1 1 97 84
034811139 SFR RE 2.41 Vacant 1 1 2 2
034811151 SFR RE 24.83 Vacant 1 1 24 21
034811116 SFR RE 12.38 Vacant 1 1 12 10
034808121 SFR RE 1.43 Vacant 1 1 1 1
034808105 SFR RE 24.54 Vacant 1 1 24 21
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Housing Resources
City of San Bernardino General Plan – Housing Element 4-49 Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
034814212 SFR RL 2.20 Vacant 3.5 3 7 6
034811152 SFR RE 3.85 Vacant 1 1 3 3
034810122 SFR RE 37.43 Vacant 1 1 37 32
034810119 SFR RE 25.98 Vacant 1 1 25 22
034810176 SFR RE 4.96 Vacant 1 1 4 4
034808122 SFR RL 2.07 Vacant 3.5 3 7 6
034808123 SFR RL 11.96 Vacant 3.5 3 41 36
034810163 SFR RE 5.00 Vacant 1 1 5 4
034810177 SFR RE 15.55 Vacant 1 1 15 13
034810166 SFR RE 3.28 Vacant 1 1 3 2
034810164 SFR RE 10.08 Vacant 1 1 10 8
034810165 SFR RE 4.31 Vacant 1 1 4 3
034810112 SFR RE 26.17 Vacant 1 1 26 22
034810142 SFR RE 2.68 Vacant 1 1 2 2
119114138 SFR RS 0.92 Vacant 4.5 4 4 3
119114140 SFR RS 1.57 Vacant 4.5 4 7 6
119123147 SFR RS 2.28 Vacant 4.5 4 10 8
119120105 SFR RS 2.08 Vacant 4.5 4 9 8
119967112 SFR RS 1.28 Vacant 4.5 4 5 4
119934131 SFR RL 0.68 Vacant 3.5 3 2 2
120020102 SFR RS 1.24 Vacant 4.5 4 5 4
120022103 SFR RS 3.44 Vacant 4.5 4 15 13
119905166 SFR RS 0.66 Vacant 4.5 4 2 2
119901101 SFR RL 43.29 Vacant 3.5 3 151 130
119905165 SFR RS 0.63 Vacant 4.5 4 2 2
119933105 SFR RL 4.17 Vacant 3.5 3 14 12
119903133 SFR RS 0.77 Vacant 4.5 4 3 3
119934101 SFR RS 11.78 Vacant 4.5 4 53 45
119919121 SFR RS 0.52 Vacant 4.5 4 2 2
119929106 SFR RS 3.15 Vacant 4.5 4 14 12
013919152 SFR RS 0.26 Vacant 4.5 4 1 1
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Housing Resources
4-50 July 2023
Table 4-10 Vacant Sites Allowing Residential Uses

APN GPLU ZONE ACRE

EXISTING
USE
MAX

DENSITY
EST.

DENSITY

MAX UNITS

PERMITTED
TOTAL
UNITS
014220101 SFR RS 0.28 Vacant 4.5 4 1 1
014273142 SFR RS 0.32 Vacant 4.5 4 1 1
014273141 SFR RS 0.28 Vacant 4.5 4 1 1
014331321 SFR RS 0.29 Vacant 4.5 4 1 1
014406135 SFR RS 0.29 Vacant 4.5 4 1 1
014419105 SFR RS 0.31 Vacant 4.5 4 1 1
014903224 SFR RS 0.29 Vacant 4.5 4 1 1
015104169 SFR RS 0.27 Vacant 4.5 4 1 1
015204134 SFR RS 0.26 Vacant 4.5 4 1 1
015503115 SFR RS 0.29 Vacant 4.5 4 1 1
015514140 SFR RS 0.29 Vacant 4.5 4 1 1
015533103 SFR RS 0.29 Vacant 4.5 4 1 1
027014215 SFR RS 0.27 Vacant 4.5 4 1 1
026903127 SFR RS 0.26 Vacant 4.5 4 1 1
026911126 SFR RS 0.28 Vacant 4.5 4 1 1
026905130 SFR RS 0.28 Vacant 4.5 4 1 1
026937101 SFR RS 0.26 Vacant 4.5 4 1 1
028523509 SFR RS 0.30 Vacant 4.5 4 1 1
028523511 SFR RS 0.28 Vacant 4.5 4 1 1
028523506 SFR RS 0.27 Vacant 4.5 4 1 1
027804166 SP RM 14.53 Vacant 24 21 348 301
027804141 SP RM 1.41 Vacant 24 21 33 29
027805117 SP RS 4.64 Vacant 4.5 4 20 18
027805108 SP RM 4.44 Vacant 24 21 106 92
027805124 SP RS 6.78 Vacant 4.5 4 30 26
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Housing Resources
City of San Bernardino General Plan – Housing Element 4-51

4.4 IMPLEMENTATION RESOURCES
Managing and providing affordable housing and support services requires financial and administrative services beyond the capacity of City staff. The following section provides a snapshot of organizations and funding resources that can be leveraged to implement these activities.

ADMINISTRATIVE RESOURCES
San Bernardino relies on the active involvement of public and nonprofit agencies to meet local housing and supportive service needs. Some of the active organizations in the City are listed here. • Neighborhood Partnership Housing Services. Neighborhood Partnership Housing Services (NPHS) is a nonprofit community development organization dedicated to building equitable communities in the Inland Empire since 1991. NPHS has grown from a small grassroots organization into a multifaceted organization focused primarily on the Southern California region. NPHS administers homeownership and housing rehabilitation programs for the City. • Habitat for Humanity. Habitat for Humanity is a nonprofit organization dedicated to building affordable housing and rehabilitating homes nationwide, with a strong presence in California.

Habitat homes are sold to very low-income families at no profit with affordable, no-interest loans. Volunteers, churches, and businesses provide most of the labor; public agencies or individuals donate land. In recent years, Habitat also provides housing rehabilitation assistance. • Inland Fair Housing and Mediation Board (IFHMB). IFHMB is the designated fair housing services provider in the City. IFHMB provides free services to low and moderate income individuals throughout the Inland Empire region. This program includes fair housing services, landlord/tenant mediation services, housing counseling, and alternative dispute resolution.

IFHMB also provides education on housing rights and responsibilities. • At-Risk Affordable Housing Developers. Several additional developers may be able to assist in preserving affordability covenants attached to at-risk affordable housing projects: National Community Renaissance, Jamboree Housing Corporation, Abode Housing Corporation, TELACU, Neighborhood Housing Services, Habitat for Humanity San Bernardino, a Community of Friends, and numerous other partners.
• Local Community Organizations. The City has an extensive network of local community organizations who are active in providing a wide range of housing and community services.

Chapter 2 listed the many organizations providing services to special needs households in the City. Faith-based organizations include groups such as Inland Congregations United for Change, Lutheran Social Services, and local health care organizations.

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Housing Resources
4-52 July 2023

FINANCIAL RESOURCES
The City relies on 10 primary sources of funding to implement and support housing activities.

These revenue sources and funding allocated annually are summarized in Table 4-11.

Table 4-11 Primary Financial Resources

FUNDING

PROGRAM DESCRIPTION OF FUNDING PROGRAM ELIGIBLE ACTIVITIES Community
Development
Block Grant
The federal government awards CDBG funds annually on
a formula basis to entitled cities to carry out a range of community development activities directed toward
revitalizing neighborhoods, economic development, and
improving community facilities and services, principally targeted for low and moderate-income persons. The City
receives an annual allocation of $3.5 million.
• Property acquisition
• Housing rehabilitation
• Homebuyer assistance
• Economic dev’t
• Homeless assistance
• Public services
• Infrastructure improv’t
HOME
Investment
Partnerships
Program
The federal government awards HOME funds annually on
a formula basis to entitled cities to fund a range of
activities including building, buying, and rehabilitating affordable housing or providing direct rental assistance to low-income people. Cities must comply with specific
matching funds from nonfederal sources. The City
receives an annual allocation of $4 million.
• Site acquisition
• Site improvement
• Rehabilitation
• Homebuyer assistance
• Rental assistance
Emergency
Solutions
Grant (ESG)
The federal government awards ESG funds annually to
cities to address local homelessness. This includes funds to outreach to homeless people; improve, provide and
operate shelters; provide essential services to shelter residents; rapidly re-house homeless people; and prevent people from becoming homeless. The City receives an
annual allocation of $250,000.
• Street outreach
• Emergency shelter
• Prevention activities
• Rapid rehousing
• Data Collection (HMIS)
Neighborhood
Stabilization
Funds (NSP)
The federal government established his program to
provide emergency assistance to stabilize communities
with high rates of abandoned and foreclosed homes, and
to assist households whose annual incomes are up to 120 percent of the area median income (AMI). The U.S.

Congress approved three rounds of NSP funding. The
City has $2 million in NSP funds for this period.
• Purchase/rehab of
abandoned or
foreclosed
• Establish land banks for
foreclosed homes
• Demolish + redevelop
blighted properties and
vacant sites
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Housing Resources
City of San Bernardino General Plan – Housing Element 4-53 Table 4-11 Primary Financial Resources

FUNDING

PROGRAM DESCRIPTION OF FUNDING PROGRAM ELIGIBLE ACTIVITIES Low Income
Housing Tax
Credits (LIHTC)
This federal program subsidizes the acquisition,
construction, and rehabilitation of affordable rental
housing. States award the credits on a competitive basis to developers of affordable rental housing. Developers
often sell the credits to investors to obtain funding who claim LIHTC credit over a 10-year period.
• Housing development
• Housing acquisition
• Housing rehabilitation
Housing
Choice
Vouchers
The County of San Bernardino Housing Authority
administers the Housing Choice Voucher (HCV) program
for the City of San Bernardino. Funds are used to
maintain the affordability of subsidized affordable
housing project, support public housing, and provide
2,600 rental housing vouchers for residents.
• Rental assistance
• Scattered sites
• Family self sufficiency
• Moving to Work
• Public housing
The Building
Homes and
Jobs Act
(aka SB 2)
The California HCD provides grants to cities for plans and process improvements that accelerate housing
production. HCD awarded the City funds for its Housing
Element, fair housing, DTSP, Carousel Mall, and outreach efforts. The City received $1.1 million for the 6th cycle Housing Element planning period.
• General Plan
• Housing Element
• Development codes
• Fair Housing
• Design guidelines
Redevelopment FundsWhile redevelopment agencies were dissolved with state legislation in 2012/2013, the City of San Bernardino
maintains former RDA funds that can be used to
stimulate the development of affordable housing. Use of the funds is subject to strict guidelines. The City has about $6 million of RDA funds remaining.
• Site acquisition
• Affordable housing
development
HOME ARP San Bernardino is eligible to receive up to $5 million in HOME American Rescue Plan (ARP) grants. Funds must be
used to address homelessness, persons at risk of
homelessness, those fleeing violence situations, and
those needing supportive services. HCD will also receive $131 million to implement the program.
• Affordable Housing
• Tenant-Based Rental
Assistance (TBRA)
• Supportive, Prevention,
Housing Counsel Svcs
• Noncongregate Shelter
American
Rescue Plan
The City will receive $85 million in pandemic relief under the American Rescue Plan (ARPA). Jurisdictions must
provide annual expenditure reports to the Treasury
documenting state and local expenditures.
• Infrastructure
• Violence Prevention
• Parks, Rec, Open Space
• Other expenses
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City of San Bernardino General Plan – Housing Element 5-1

5.0 FAIR HOUSING
Chapter 5, fair housing, is intended to address the new fair housing requirements for housing elements consistent with Gov’t Code §§ 8899.50, 65583(c)(5), 65583(c)(10), 65583.2(a).

In recent years, one of the most significant new housing laws enacted by the State Legislature is Assembly Bill 686 (AB 686), Affirmatively Furthering Fair Housing. In short, this bill requires all housing elements to contain an Assessment of Fair Housing (AFH). This requirement is intended to ensure that all people have the opportunity for housing and other community benefits regardless of their status. Affirmatively further fair housing means “taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity and, among other items, fostering and maintaining compliance with civil rights and fair housing laws” (Gov’t Code 8899.50(a)).

The AFH in the housing element must be consistent with the core elements of the federal AFFH Final Rule of 2015 and applicable statutes in California housing element law. The California Department of Housing and Community Development have issued a comprehensive guidebook for complying with this law.1 In short, the AFH must address the following requirements:

1. Community outreach, which includes a summary of fair housing outreach and capacity and the receipt and consideration of public input and local knowledge on fair housing

2. Assessment of Fair Housing on a variety of mandated topics, including segregation and integration, disparities in access to opportunity, disproportionate needs, etc.

3. Inventory of sites to meet the jurisdiction’s RHNA along with an analysis that demonstrates how the site selection and housing will further fair housing statutes

4. Identification and prioritization of factors that have contributed to any observed fair housing issues within the jurisdiction

5. Goals, actions, and programs that are meaningful and affirmatively further fair housing for all residents in San Bernardino
1 California Department of Housing and Community Development, Affirmatively Furthering Fair Housing, Guidance for All Public Entities and for Housing Elements (April 2021); Accessed at: https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf.

Fair housing choice means that
individuals and families have the
information, opportunity, and
options to live where they choose
without unlawful discrimination and
other barriers related to race, color,
religion, sex, familial status, national
origin, disability, or other protected
characteristics.

AFFH Guidance Memorandum, State of
California HCD (2021)
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Fair Housing Assessment
5-2 July 2023

5.1 INTEGRATION AND SEGREGATION
The AFH requires that cities address patterns of segregation that may disproportionately affect persons of protected classes. To inform this assessment, data were collected on demographic, socioeconomic, household, and housing characteristics to assess the presence of patterns that suggest concerns with respect to fair housing opportunity.

HOUSEHOLD INCOME
Household income is a key factor affecting the opportunity for households of all types, whether starting out, raising a family, or retiring. Fair housing concerns arise when significant income differences occur as a result of race and ethnicity, neighborhoods, or other characteristics.

In San Bernardino, the median household income is
$45,834–approximately 25 percent below the
County median household income. Comparatively,
cities shown in Table 5-1 have a median household
income from $53,000 to $74,000. The City’s median
income is within the lowest quartile countywide.

According to the CHAS, the prevalence of lower
income households is 47 percent Countywide,
ranging from 23 percent in Chino Hills to 71 percent
in Needles. For comparison, 61 percent of
households in San Bernardino (the fourth highest
Countywide) earn low income.

Over the past decade, the City’s household income
has increased by only 1 percent annually. As shown
in Table 5-2, the City’s share of households earning
very low income actually increased, from 37 to 40
percent of total households. The share of low- and
moderate-income households remained the same.

However, the share of above moderate-income
households declined from 24 to 21 percent of total
households. As of 2019, the majority of
neighborhoods in the City has a concentration of
lower-income residents, where more than 50
percent of households in a tract earn below 50
percent of the County median income.

Table 5-1 Household Income, San
Bernardino and the Region
City Hhld Med.

Income
% Low
Income
San Bernardino $45,834 61%
Colton $53,838 53%
Loma Linda $55,607 46%
Redlands $74,839 37%
Rialto $61,518 49%
Yucaipa $69,104 40%
County Avg. $61,291 47%
Source: 2015-2019 ACS.

Table 5-2 Household Income, by
RHNA Category, San Bernardino
Income
Categories
Percent of Hhlds
2010 2019
% Very Low 37% 40%
% Low 20% 21%
% Moderate 19% 18%
% Above-Mod 24% 21%
Total 100% 100%
Source: ACS, 2006-2010 and 2015-2029.

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Fair Housing Assessment
City of San Bernardino General Plan – Housing Element 5-3 Household Income
The dissimilarity index measures the level of
segregation in a jurisdiction by income. The index
ranges from a score of 0 (total integration) to a
score of 100 (total segregation). Values of 60 or
above are high, values of 40 or 50 are moderate,
and values in the 30s and less are considered low
levels of segregation. San Bernardino County has
areas where there are significant differences in
household income. However, a comparison of the
median income levels for census tracts in the City
(Table 5-3) shows a low level of segregation for
most income pairings, except very low versus above
moderate income, which is expected if comparing
areas with apartments and single-family homes.

Race and Ethnicity
San Bernardino’s generally higher level of
integration is supported by a comparison of
income levels of residents by race and ethnicity.

The median incomes of San Bernardino City
households by race/ethnicity are remarkably
similar, except for Black Americans, who earn the
lowest median household income. However, there
is a significant disparity in income levels of
residents of the same race and ethnicity in the City
versus the County. Shown in Table 5-4, all
race/ethnic groups in the City, particularly Blacks
and Asians, have a smaller median income than
their counterparts in the county as a whole. This
finding speaks to the disparity of income of San
Bernardino residents compared to the county.

Figure 5-1 displays the median income of census tracts, and Figure 5-2 shows the low to moderate income concentrations (0 to 50 percent of County median income) in San Bernardino.

It shows that the majority of the City is a lower income concentration, surrounded by higher income areas to the east, west, and south, adjacent to the City borders.

Table 5-3 Dissimilarity Index for
Household Income, San Bernardino
Income by
RHNA Category
Segregation, 2020
Score Level
Very Low & Low 17 Low
Very Low & Mod 24 Low
Very Low & Above 37 Mod
Low & Moderate 19 Low
Mod. & Above 23 Low
Low & Above 31 Low
Source: CHAS, 2015-2019 by census tract.

Table 5-4 Household Income by
Race and Ethnicity, San Bernardino
Race and
Ethnicity
Med. Hhld Income
City % of Cnty
Median Inc.

City Median $45,834 75%
Hispanic $47,482 79%
NH White $49,713 73%
NW Black $32,248 63%
NH Asian $47,393 58%
Other N/A N/A
Source: 2015-2019 ACS.

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Fair Housing Assessment
5-4 July 2023
Figure 5-1 Median Household
Income by Census
Tract
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Fair Housing Assessment
City of San Bernardino General Plan – Housing Element 5-5 Figure 5-2 Prevalance of LowIncome Population
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Fair Housing Assessment
5-6 July 2023

RACE AND ETHNICITY
San Bernardino has a complex race and ethnic profile, influenced by its history, world events, changes to its economy, and trends in immigration. Like many cities in the prewar period, San Bernardino’s neighborhoods were segregated. Blacks and Hispanics were concentrated on the west and south sides of San Bernardino and were excluded from housing north of Baseline and east of I-215. Despite this segregation, thriving communities developed—Valley Truck Farms, Vernon Corridor, and a mixed Hispanic-Black community in Muscoy.

In 1980, San Bernardino’s predominant
race/ethnic group was White, comprising 57
percent, followed by Hispanic (25 percent),
Black (15 percent), and all others combined (3
percent). Forty years later, Hispanics are the
predominant group in all census tracts except
Verdemont (Table 5-5). By 2020, residents
identifying as White fell to 14 percent, Blacks
remained at 13 percent, and Asians rose to 4
percent. While the City has historically had
segregative practices, they have long ended
and remnant patterns gradually diminished.

The dissimilarity index is used to measure the
level of segregation within in a city. The index
ranges from 0 (total integration) to 100 (total
segregation). Values of 60 or above are
considered high, and means that 60 percent (or
more) of one group would need to move to a
different tract for both groups to be equally
distributed. Values of 40 or 50 are moderate,
and values in the 30s and below are designated
as low segregation. In Table 5-6, five of six
race-ethnic pairings significantly improved in
integration from 1980 through 2020. This
analysis shows that the level of integration for
race and ethnic groups continues to improve.

Figure 5-3 shows the multi-racial and ethnic
composition of census tracts that typify much
of the City of San Bernardino.

Table 5-5 Race and Ethnicity, San
Bernardino and the Region
Race and
Ethnicity
Percent of Residents
City County
Hispanic (any race) 66.2% 54.8%
White 14.4% 25.2%
Black 12.1% 8.4%
Asian/Pacific Is. 4.1% 8.2%
All Others 3.2% 3.1%
Source: ACS 2015-2019.

Note: Race and ethnic groups are combined for groups
representing 3 percent or less of the population
Table 5-6 Dissimilarity Index for Race
and Ethnicity, San Bernardino
Race and
Ethnicity
Dissimilarity Score
1980 2000 2020
White & Black 65 37 27
White & Hispanic 53 43 35
White & Asian 27 38 35
Black & Hispanic 42 25 25
Black & Asian 60 35 34
Hispanic & Asian 50 38 40
Source: Brown University, online at:
https://s4.ad.brown.edu/projects/diversity/index.htm.

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Fair Housing Assessment
City of San Bernardino General Plan – Housing Element 5-7 Figure 5-3 Neighborhood
Race/Ethnicity by
Census Tract
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Fair Housing Assessment
5-8 July 2023

CONCENTRATED AREAS OF POVERTY AND AFFLUENCE
Where one lives can affect mental and physical health, education and economic opportunities. It is well established that segregated areas also have lower levels of upward economic mobility than other, more-integrated areas.
2 However, racial and ethnic enclaves may also provide beneficial opportunities, such as proximity to centers of cultural significance, business or social networks, and supportive communities that can help immigrants or minorities become more established or preserve important cultural traditions. Overall, it is important to study and identify these areas in order to understand patterns of segregation and poverty in a city.

Racially and Ethnically Concentrated Areas of Poverty
‘Fair housing concerns arise when poverty is concentrated. HUD has identified racial/ethnic concentrations of poverty where: 1) there is a non-White population of 50 percent or more; and 2) more than 40 percent of residents in that neighborhood live at or below the poverty line.3 To account for differences in incomes across the country, HUD supplements the income test with an alternate criterion. Thus, a neighborhood can be a Racially/Ethnically Concentrated Area of Poverty (R/ECAP) if it has a poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for that metropolitan/micropolitan area, whichever threshold is lower.

The federal government provides information
on the trends and patterns in the number and
location of R/ECAPs nationwide. In 1990, San
Bernardino County had six census tracts
designated R/ECAPs, all of which were in the
City of San Bernardino. Over the next several
decades, the number of R/ECAPs countywide
increased each decade to 23 currently. In the
City, the number of R/ECAPs has increased to
14, which comprises 60 percent of all the
R/ECAPs in the County. The increase in R/ECAPs
countywide is due to additional areas in the
High Desert and central San Bernardino County
(Ontario, Fontana, Grand Terrace, etc.). The
increase in San Bernardino R/ECAPs is around
the central core, south of the SR-210.
2 Schulz, A. J., et al. (2002). Racial and spatial relations as fundamental determinants of health in Detroit. Milbank quarterly, 80(4), 677–iv. https://doi.org/10.1111/1468-0009.00028.
3 Wilson, William J. (1980). The Declining Significance of Race: Blacks and Changing American Institutions. Chicago: University of Chicago Press. 0 5
10 15
20 25
1990 2000 2010 2020
City R/ECAPs
County R/ECAPs
Figure 5-4 R/ECAPs, City and County
of San Bernardino
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City of San Bernardino General Plan – Housing Element 5-9 The reason for San Bernardino’s increase in R/ECAPs is unclear. Since the 1980s, the City has experienced extensive economic changes that affected the community. The most frequently cited reason is closure of the “big three”—the BNSF Railroad Maintenance Yard, Norton AFB, and Kaiser Steel—which resulted in a loss of 30,000 direct jobs and another 60,000 to 90,000 jobs when economic multipliers are factored in. Another factor was the mortgage meltdown of the mid2000s, which resulted in thousands of foreclosures and eroded the City’s property tax base. These misfortunes culminated with the City’s bankruptcy in 2012, a terrorist attack in 2015, and the pandemic and economic disruptions that shuttered downtown business in 2019 and 2020.

The City has been successful in facilitating, encouraging, and funding numerous affordable housing developments in downtown. Areas to the west also contain approximately 60 rentstabilized mobile home parks and affordable apartment properties, many of which are occupied by very low income and/or special needs individuals and families. Because this is the central core of the City, many County services are also in the area. In recognition of the need to broaden the economic base of the downtown, San Bernardino is working to draft a downtown specific plan, intensify housing opportunities, and redevelop the Carousel Mall in a manner that will help to bring higher paying jobs, new quality housing, and economic development into the downtown.

Racially Concentrated Areas of Affluence
Racially concentrated areas of affluence (RCAA) are essentially the converse of R/ECAPs. The definition for an RCAA is a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000. Overall, RCAAs often represent a public policy issue to the extent that an RCAA has been created and maintained through exclusionary and discriminatory land use patterns, development practices, and reinvestment strategies. RCAAs are often considered to have more exclusive access to educational opportunities, jobs, healthier environmental conditions, and public goods and services.

Typically, RCAAs are found in wealthy enclaves and neighborhoods such as beachfront communities, wealthy hillside view developments, and high rent commercial/residential districts.

Although San Bernardino has several hillside areas with larger single-family residential neighborhoods, none of the areas are designated RCAAs. In the Inland Empire, the RCAAs are in eastern Yucaipa, portions of Redlands, east Highland, Rancho Cucamonga, portions of Upland and La Verne north of the SR-210, Riverside, and others.

Figures 5-5 and 5-6 show that the area south of SR-210 and north of I-10 is characterized by high poverty and includes all of the City’s R/ECAP tracts. However, though the segregation index is high, it is not because of current segregation in the City—the City’s dissimilarity scores show greater integration—but because the “segregation index” reflects the City’s higher prevalence of non-White minorities than the rest of the County.

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Figure 5-5 Prevalence of Poverty
Among Residents
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City of San Bernardino General Plan – Housing Element 5-11 Figure 5-6 Areas of Segregation
and Poverty
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PEOPLE WITH A DISABILITY
Persons with a disability face greater difficulty finding, securing, affording, and maintaining suitable housing. Persons with disabilities may need additional accessibility features in housing.

Additionally, persons with disabilities may be subject to discriminatory practices and may have difficulties securing safe and affordable housing. For these reasons, State and federal fair housing law require cities to accommodate the needs of people with disabilities through building codes, land use practices, reasonable accommodation procedures, and proactive programs.

The prevalence of residents with a disability in San
Bernardino County varies: between 9 and 21
percent for cities, with a Countywide average of

12.4 percent. Of the jurisdictions in the immediate
area, shown in Table 5-7, Loma Linda has the
largest proportion of residents with a disability at

13.8 percent, following by San Bernardino at about

12.3 percent. The City has approximately the same
proportion of residents with a disability as the
County and ranks 15th among 24 cities, which
although is slightly higher than nearby cities in the
valley, is not evidence of segregation.

In San Bernardino City, the majority of disabled
people are adults 18 to 64 years old, who comprise 54 percent of all persons with a disability. In contrast, minors under the age of 18 comprise only 10 percent of the disabled population and, according to data from the State of California, predominantly reside with a legal guardian at home.

Approximately 34 percent of the disabled population is over 65 years of age. Data were not available for people who are disabled and living in each type of group quarters, though many who reside in adult or elderly residential care facilities would be expected to have a disability. No independent sources document the number of accessible homes available to disabled people.

Figure 5-7 displays where disabled people living in a noninstitutional setting live in the City. Most tracts have 10 to 20 percent of residents living with a disability—consistent with the County average. Closer review shows that only five census tracts exceed a disability prevalence of 15 percent (compared to a countywide average of 12.5 percent). The highest concentration of disabled people (28 percent) is in Tract 57.01 due to the Meadowbrook Tower project. One census tract is home to Patton State Hospital and has a 40-plus percent disability rate because the hospital covers the entire tract and houses residents with severe psychiatric conditions. In neither case do the City’s rate or distribution of disabled people suggest segregative practices.

Table 5-7 Disability Status, San
Bernardino and the Region
Jurisdiction % of Residents
with a disability
San Bernardino 12.3%
Colton 11.2%
Loma Linda 13.8%
Redlands 11.7%
Rialto 9.5%
Yucaipa 11.8%
Source: 2015-2019 ACS
Note: Countywide average = 12.4 percent
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City of San Bernardino General Plan – Housing Element 5-13 more than 40 percent. ilities nor concentrations noted above indicate segregation.

Figure 5-7 Prevalence of People
with a Disability
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FAMILIAL STATUS
Familial status affects one’s income
(whether there is more than one working),
size of housing needed (children,
multigenerational living), and type of
home that can be afforded. Certain
household types have been discriminated
against. For example, single-parent
households may experience
discrimination due to source of income.

Large families searching for affordable
housing may experience discrimination
against children. And seniors can face
discrimination based on disability.

Table 5-8 display familial status for single-parent, female-headed households, households with one or more seniors present, and large families (with five or more members) for San Bernardino and surrounding jurisdictions. The City and surrounding cities show the following patterns:
• Single-Parent Households. San Bernardino had one of the higher percentages of singleparent households (12.5 percent), above the County’s 9 percent and fifth highest in the County as a whole. Total percentages for female-headed households with no partner was 31 percent in San Bernardino, in the middle range of surrounding cities. While San Bernardino cannot control the actions of other cities that might lead to its higher prevalence of single-parent households, they are distributed citywide (Figure 5-8). • Seniors. Additionally, 24 percent of all households in San Bernardino had at least one senior as part of the household (neighboring cities ranged from 24 percent in Colton to 33 percent in Loma Linda). Countywide, about 26 percent of households had a senior member. As shown on Figure 5-9, only one tract has a significantly higher concentration of seniors; that tract is in downtown and is the same tract with a high prevalence of disabilities. • Large Families. The City has one of the highest prevalence of large families, similar to cities to the west but unlike wealthy cities to the east and south. Among both renter and homeowner households, one in four (25 percent) are large households. The highest concentrations are in west San Bernardino, Muscoy, and central downtown (Figure 5-10). The high prevalence of large families, coupled with high poverty rates, are key precursors of overcrowding.

Table 5-8 Familial Type
Jurisdiction
Family Type
Large
Families
Single
Parents
Hhlds
w/Senior
San Bernardino 24% 13% 24%
Colton 18% 11% 25%
Loma Linda 10% 5% 33%
Redlands 11% 6% 31%
Rialto 32% 9% 27%
Yucaipa 15% 6% 30%
Source: 2015-2019 ACS.

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City of San Bernardino General Plan – Housing Element 5-15 Figure 5-8 Percentage of Children in
Female-Headed, SingleParent Families
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Figure 5-9 Percentage of Households
with a Senior Citizen
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City of San Bernardino General Plan – Housing Element 5-17 Figure 5-10 Percentage of Households
with Five or More Members
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5.2 DISPROPORTIONATE NEED
This AFH assesses disproportionate housing needs to identify groups of residents that experience more severe (disproportionate) housing needs compared to residents in other areas of the City and the region. The key issues assessed include housing overcrowding and overpayment, housing conditions, and the potential displacement associated with these conditions.

HOUSING OVERPAYMENT
Housing overpayment is defined as a household who pays more than 30 percent of total income for housing, which can directly cause housing insecurity. Housing cost burden has several consequences for a household, mainly potential displacement from their existing living situation, limited access to essential goods, and often employment by potentially increasing commute times. The data show that households in the City experience some of the highest rates of overpayment compared to nearby jurisdictions.

In San Bernardino city, 39 percent of
homeowners with a mortgage and 60 percent
of renter households overpay for housing
(Table 5-9). Overpayment for homeowners in
nearby cities is comparable, averaging 36
percent, and ranging from 29 to 41 percent.

Overpayment for renters in San Bernardino is
consistently higher. Housing overpayment for
renters in surrounding cities ranges from 42
percent in Yucaipa to about 59 percent in
Rialto. In the County, the City’s prevalence of
housing overpayment is the highest of the
cities for renters but average for owners.

Figure 5-11 shows the distribution of renter overpayment in San Bernardino. The map shows high percentages of renter overpayment throughout the City, with the highest rates in the northern and central portions of the City. The high proportion of lower income households in the City, a shortage of apartments, and higher rents contribute to a higher prevalence of renter overpayment.

As shown on Figure 5-12, the distribution of overpayment for homeowners ranges from 20 to 60 percent. The highest rate of homeowner overpayment is in the central core—this area has households with the lowest income. Conversely, the lowest prevalence of overpayment is in the northern (where incomes are highest) and the southern and eastern portions of the City, where home prices are significantly lower than average relative to household income.

Table 5-9 Prevalence of Overpayment
Jurisdiction Owner HH Renter HH
San Bernardino 39% 60%
Colton 37% 56%
Loma Linda 33% 53%
Redlands 33% 52%
Rialto 41% 59%
Yucaipa 29% 42%
County 36% 54%
Source: 2015-2019 ACS
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City of San Bernardino General Plan – Housing Element 5-19 Figure 5-11 Percentage of Renter
Households Overpaying for
Housing
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Figure 5-12 Percentage of
Homeowners Overpaying
for Housing
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City of San Bernardino General Plan – Housing Element 5-21

HOUSING CONDITIONS
Housing conditions are an important factor in
understanding the availability of safe and
affordable housing. When unregulated,
housing may become more affordable at the
expense of living condition and safety. Older
housing requires more upkeep, and regular
maintenance can cause a cost burden on both
renters and homeowners.

Figure 5-13 displays San Bernardino’s
housing stock by the year built. According to
the data, over half of the City’s current stock
was built prior to 1970, making most of the
housing stock over 50 years old. About 40
percent was built between 1970 and 2000, and
just under 10 percent has been built since 2000. Housing stock that was built over 30 years ago is considered to have outdated layouts and antiquated features and usually requires repairs to keep features and materials up to date. Overall, increased numbers of older housing can lead to displacement, cost burden, and substandard living conditions; it can also create additional costs for homeowners and unidentified or overlooked repairs for renters.

Table 5-10 displays housing stock by the year built for San Bernardino and surrounding jurisdictions. Similar to the City, the majority of housing in the immediate market was built prior to 1970. Yucaipa and Loma Linda have the highest percentages of housing built since 2000.

Table 5-10 Housing Built by Decade
City Pre1940
1940 to
1949
1950 to
1959
1960 to
1969
1970 to
1979
1980 to
1989
1990 to
1999
2000 to
2009
San Bern. 7.7% 9.1% 19.2% 14.6% 14.9% 17.5% 8.7% 6.5%
Colton 7.1% 6.0% 14.9% 11.3% 15.5% 26.6% 10.6% 5.7%
Loma Linda 3.2% 0.5% 5.0% 13.9% 27.9% 23.1% 11.3% 12.8% Redlands 8.8% 3.6% 14.3% 13.7% 21.6% 22.0% 5.4% 8.9%
Rialto 1.4% 1.8% 14.8% 13.6% 15.8% 31.3% 14.2% 5.0%
Yucaipa 4.0% 6.1% 11.2% 18.8% 17.6% 8.5% 11.9% 18.3%
Source: American Community Survey, 2015-2019
0% 5% 10% 15% 20%
1939 or earlier
1940 to 1949
1950 to 1959
1960 to 1969
1970 to 1979
1980 to 1989
1990 to 1999
2000 to 2009
2010 or later
Figure 5-13 Percentage of Housing Stock
by Decade Built
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HOUSING OVERCROWDING
Housing is overcrowded when there is more than one resident per habitable room in a home.

Overcrowding often occurs when nonfamily members have insufficient income and therefore Moderate overcrowding refers to 1 to 1.5 persons per room and severe overcrowding is more than 1.5 persons per room. Overcrowding can lead to accelerated wear and tear on housing units, parking shortages, and higher levels of stress for residents who have inadequate living space.

Table 5-11 displays data for households that
experience overcrowding. Countywide, the
overcrowding rate was 4.8 among homeowners
and 11.8 among renters. In nearby cities,
overcrowding for homeowners ranged from
approximately 2 to 10 percent; San Bernardino
had one of the highest rates of owner
overcrowding at 10 percent. Renter overcrowding
ranged from about 4 percent in Loma Linda to
about 23 percent in Rialto. Similarly, San
Bernardino renters also had one of the highest
rates of overcrowding at 20 percent – more than
double the statewide average of 8 percent.

Housing overcrowding in the City is likely due
to various factors, including the following.
• Inappropriate housing supply. In total, 24 percent of the City’s households are large families, and over half are low income. Housing that is size-appropriate for large families is often difficult to find and likely unaffordable. The lack of large enough housing is typically most acute in apartments, which often are predominantly 1 or 2 bedroom units. • High housing costs. With recent escalation in housing prices and rents, many lower income households simply do not have enough income to afford housing. As a result, families will rent rooms or live in smaller sized housing in an effort to afford a dwelling. In either case, this often results in overcrowding and a diminished quality of life. • Student population. The City is home to CSUSB and has a significant student population.

Many students cannot work full-time due to class schedules or live on fixed incomes from parents or scholarships. Therefore, to reduce housing costs, it is very common for students to live two or more to a room, which often results in overcrowding.

Figure 5-14 geographically displays overcrowding data for San Bernardino city. The lowest concentration of overcrowding is in the northernmost part of the City, and the highest rates are in the central and southern portions of the City.

Table 5-11 Prevalence of
Overcrowding
Jurisdiction Owner
HH
Renter
HH
San Bernardino 10.0% 20.6%
Colton 7.5% 16.9%
Loma Linda 3.7% 3.8%
Redlands 2.3% 6.0%
Rialto 10.4% 23.3%
Yucaipa 2.5% 4.7%
County 4.8% 11.8%
Source: 2015-2019 ACS.

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City of San Bernardino General Plan – Housing Element 5-23 Figure 5-14 Prevalence of Housing
Overcrowding
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DISPLACEMENT RISK
Displacement refers to a situation where households can involuntary lose their housing. This can result from a variety of factors, including large-scale development activity, significant reinvestment or disinvestment in neighborhoods, and changes in local and regional job opportunities.

Displacement can also occur when households are priced out the market, when buildings and apartments change ownership, or if there are insufficient housing options. In some cases, displacement can also lead to gentrification, where the newer residents that move into an area have higher income levels or a different racial makeup than the residents who were displaced.

Assessing displacement risk is complex, with no agreement on how it should be measured.

Moreover, some of the factors that can drive displacement (such as greater neighborhood investments) are needed to improve quality of life. The Urban Displacement Project has developed an Estimated Displacement Risk (EDR) model that calculates displacement risk for low-income renter households in all census tracts statewide. Displacement risk means that in 2019 a census tract had characteristics that are strongly correlated with more low-income renter population loss than gain; in other words, more low-income households left these neighborhoods than moved in.

The EDR provides three layers of displacement information. The “Overall Displacement” map layer shows the number of income groups experiencing any displacement risk. For example, in Figure 5-14 in the dark red tracts (“2 income groups”), the model estimates displacement (Elevated, High, or Extreme) for two income groups. In the light orange tracts categorized as “Probable,” one or all three income groups have been categorized “Probable Displacement.” Displacement risk is calculated for two household income groups: low income (“50–80% AMI”) and very low income (“0–50% AMI”) households. For these two layers, tracts are assigned to either a darker red color representing higher displacement risk, or lighter orange colors representing less risk. Census tracts with low quality data, defined as less than 500 households or where the margin of error for data exceeds 15 percent, is shown as gray on the map. The three levels of risk are as follows:
• Probable: Potential displacement of the given population in these tracts. • Elevated: Moderate amount of displacement (e.g., 10 percent) of the given population. • High: Relatively high amount of displacement (e.g., 20 percent) of the given population.

Figure 5-15 displays the displacement risk data for San Bernardino. Primary displacement risk for lower income households exists in the downtown and central areas. The 11 census tracts and the centermost area of the City are at extreme risk of displacement, meaning that over 20 percent of the lower income population in each census tract is at risk of displacement or is leaving the area.

There is low displacement risk in the northern and southern areas of the City. Displacement risk can be combated through the development of new and affordable housing options.

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City of San Bernardino General Plan – Housing Element 5-25 Figure 5-15 Prevalence of Housing
Displacement Risk
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UNHOUSED POPULATION
Homelessness continues to be a significant issue
in San Bernardino County. Factors contributing
to increases in homelessness may include lack of
available resources, spikes in rent, loss of
employment, housing evictions, lack of
affordable housing, and reductions in public
assistance to lower income households. The
2022 San Bernardino County Homeless Count
recorded 3,333 unhoused people Countywide—
a 75 percent increase since 2016 (see Figure 5-
16). In San Bernardino, however, the number of
homeless people increased 140 percent. Though
the number of shelter beds have increased in the
City, that increase has been far outpaced by the
increase in the number of homeless people.

San Bernardino has the highest number of
homeless people in the County (Table 5-12). In
2022, 1,350 people were unhoused, but that
number increased in 2023. Of that total, 992
persons were unsheltered, 238 were sheltered,
and 120 were in transitional housing. About 70
percent of unhoused residents were male and 30
percent were female. In terms of demographics,
38 percent of homeless people were ages 25 to
30, 40 percent were Hispanic, and 27 percent
became homeless in the past year. Chapter 2 of
the housing element provides additional data.

It should be noted that other homeless counts,
using more expansive definitions, are higher
than the County’s official Homeless Count, which conforms to HUD’s Continuum of Care program.

The California Department of Education counts homeless public school students whose nighttime residence is (i) shared housing with others due to loss of housing, economic hardship, or similar reason, (ii) a hotel or motel, (iii) a temporary shelter, or (iv) unsheltered. The first two categories of temporary residences are not included in the federal definition of homelessness. According to this more expansive definition used by the Department of Education, up to 3,620 students/youth in the San Bernardino City Unified School District are precariously housed.

Table 5-12 Unhoused Population,
San Bernardino Region 2022
Jurisdiction Persons
Unhoused
San Bernardino 1,350
Colton 199
Loma Linda 9
Redlands 184
Rialto 7
Yucaipa 11
County 3,333
Source: County Homeless Count 2022.
0 200
400
600
800
1,000
1,200
1,400
1,600
2016 2018 2020 2022
Unsheltered
Sheltered
Unhoused Total
Figure 5-16 Homeless People in San
Bernardino City
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City of San Bernardino General Plan – Housing Element 5-27 Providing the unmet need for emergency shelter, transitional housing, permanent supportive housing, and other housing arrangements represents a major challenge in San Bernardino. In December 2022, the City approved a Homelessness Solutions Action Plan and allocated $24.5 million in ARPA funds to address the unmet need for shelter. In February 2023, the City Council approved a local Homelessness State of Emergency Declaration and shelter crisis pursuant to Government Code (GC) § 8698. In response, the City Council adopted a homeless state of emergency plan in May 2023 for the delivery of additional housing options and supportive services. These plans will add up to 535 new beds (or 65 percent of the total need) to the City’s inventory of housing for homeless residents.

A summary of projects and ongoing efforts include:
• Complete the 30-unit U.S.VETS permanent supportive housing project, which will be a project reserved for homeless veterans.
• Complete the 85-bed Mary’s Village transitional housing project, the first for men, as part of its 10-acre, multiservice complex that is approved for development. • Complete the proposed 170-bed Lutheran Social Services Center, a multiservice homelessness campus in central San Bernardino.
• Develop the Pacific Village complex, which will add 100 shelter beds and 32 recuperative care, transitional beds. Phase 1 has been completed.
• Develop the SBHOPE campus, a 225-bed navigation center campus at 796 E. 6th Street. The City owns a 5.5-acre site that is slated for interim units and supportive services. • Contract with local motels to provide interim housing for up to 200 people while the navigation center is being completed.
• Staff the eight-member Homeless Prevention Outreach Team to support substance use disorder services, mental health services, and engage with clients on a peer level. • Work with the Salvation Army to facilitate the reuse of an additional site that could accommodate an additional 200 homeless people during the Emergency period. • Provide a flexible mix of services for homeless people in different situations, including mobile showers, recovery services, workforce development, etc. • Continue advocacy for additional state and federal funding, including possible shelter opportunities in other areas of San Bernardino, as feasible.

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5.3 ACCESS TO OPPORTUNITY
AB 686 requires the AFH to evaluate access to employment, schools, transit, housing mobility, and a healthy living environment throughout the City. The analysis must also assess any disparities in access to opportunity, such as further distance to jobs, proximity to hazardous environmental conditions, or limitations in the ability to move between neighborhoods.

RESOURCE OPPORTUNITY
California Government Code § 65583 (c)(10)(A)(ii) requires the AFH to include a map of access to resources such as living-wage jobs, good schools, quality neighborhoods, and environment. The California Tax Credit Allocation Committee (TCAC) issues opportunity maps each year that provide insight into the local issues to address in the AFH. Overall, opportunity maps are intended to display which areas, according to research, offer low‐income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. These two categories are intended to help State decision‐makers identify tracts where research suggests low‐income families are most likely to thrive, and where they typically do not have the option to live, but might if given the choice. As illustrated on Figure 5-17 and described below, key are findings are as follows. • High Resource Areas. The areas generally have high levels of employment and proximity to jobs, access to high educational resources, low poverty rate, and low environmental pollutants.

There are high resources tracts in the northernmost part of the City. These areas contain primarily newer single-family residential developments farther from industrial developments. • Moderate Resource Areas. These tracts generally have access to some of the same resources as the high resource areas, but have longer distances to travel to jobs, lower median home values, fewer educational opportunities, and a greater level of environmental concerns. There are a few moderate resource areas in the City, including some census tracts to the northeast. • Low Resource Areas. Low resources areas refer to areas where the majority of residents have limited access to quality education, economic opportunities, transit, and a healthy environment. The central core is designated as low resource and high segregation and poverty, meaning that this area is composed primarily of minority residents who are low income and are disconnected from the City’s health, housing, and economic resources.

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City of San Bernardino General Plan – Housing Element 5-29 Figure 5-17 TCAC Composite
Resource Score
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ECONOMIC DEVELOPMENT
The City of San Bernardino has a diverse economy consisting of a variety of industries. As of 2020, the ACS reported 86,836 currently employed residents. The highest number of residents (18 percent) work in educational services, and health care and social assistance industries. An estimated 14 percent work in retail, and about 13 percent work in transportation and warehousing and utilities. About 9 percent work in construction, and a small percentage work in arts and entertainment. Major employers in the City include San Manuel Band of Mission Indians, Amazon, Cal State San Bernardino, Dignity Health Community Hospital, St. Bernardine Medical Center, San Bernardino County, and the Burlington Distribution Center among others.

The TCAC provides detailed maps that can be used to assess the condition of the local economy versus other areas of the region and across California. These maps rely on an index that combines five variables—poverty, adult educational level, unemployment rate, proximity to jobs, and median home value. The index does not examine the strength of the industries in a community.

The TCAC maps show that San Bernardino’s economic scores are less positive in the downtown core, and improve in concentric rings emanating from the downtown (Figure 5-18). The key drivers of low economic scores are threefold: college education, poverty, and unemployment.

San Bernardino’s present economic conditions date back 50 years. The 1982/1983 closure of the Kaiser Steel plant in Fontana—a major source of employment for San Bernardino residents— eliminated 8,000 jobs. In 1992, the Santa Fe Railway moved its maintenance shop to Topeka, Kansas, taking with it another 7,000 jobs. The federal base realignment and closure of Norton Air Force Base in 1994 caused the loss of 20,000 jobs and of $1 billion to the local economy. The meltdown of the real estate industry in the mid-2000s, city bankruptcy in the mid-2010s, and the pandemic of the 2020s took further tolls on the local economy.

The City of San Bernardino as a governmental institution is attempting an economic rebirth and has formally exited bankruptcy proceedings as of 2022. The former Norton Air Force Base has transitioned to the San Bernardino International Airport operated by the Authority (SBIAA). The Inland Valley Development Agency (IVDA) and SBIAA estimate that they have had an economic impact of 14,500 jobs. Large educational institutions (State and Community College District) have spurred growth in the educational sector. Meanwhile, the City’s health sector continues to grow with the addition of a new medical school and health care institutions around the downtown core.

The challenge moving forward is to continue the momentum garnered over the past several years, work with local schools and industry partners to improve educational attainment, capitalize on the strengths of the logistics industry, continue to direct efforts at revitalizing the downtown core of the City and other economic districts (e.g., Vernon Corridor), and seek measures (including job training and educational advancement) that can enable individuals to earn living wages.

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City of San Bernardino General Plan – Housing Element 5-31 Figure 5-18 TCAC Economic
Opportunity Score
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The City of San Bernardino has a variety of tools in place to stimulate economic development. In 2017, the Tax Cuts and Jobs Act created the Opportunity Zones tax incentive, an economic development tool that allows people to invest in distressed areas. Its purpose is to spur economic development and job creation in distressed communities by providing tax benefits to investors.

In 2018, 27 census tracts in San Bernardino were designated Opportunity Zones (OZ)— encompassing the areas that score the lowest in economic opportunity.

In the past few years, the City has begun to see investment:
• Creation of new office space for the San Bernardino County Department of Behavioral Health Juvenile Justice Program. RevOZ and its affiliates made a 10-year investment in OZ equity to support construction of the $6 million center.
• Construction of a $30 million, 180,000-square-foot speculative distribution facility on a 10-acre site near the San Bernardino International Airport. The new development is part of the OZ investment fund Starpoint Properties launched last year. • OZ financing is also being explored for the demolition of the Carousel Mall, a 43-acre site, and its future redevelopment as a planned mixed-use community, the centerpiece and catalyst project intended to spur the revitalization of downtown San Bernardino.

Recent programs to improve workforce training include:
• San Bernardino Valley College. In 2023, San Bernardino Community College District was awarded $20 million from the California Workforce Development Board to expand career training programs in the areas of water, health, logistics, trucking, and energy-utility line clearance. SBVC also received $1.5 million for the Clean Energy Hybrid and Electric Vehicle Technician Program that will train a workforce to work on these types of vehicles. • Nonprofit Workforce Training. Nonprofits have also received funding for workforce training.

In 2019, Citadel Community Development Corporation, a San Bernardino–based nonprofit, received a grant of $1.5 million from the U.S. Department of Labor. The funding will allow Citadel to carry out its mission of helping formerly incarcerated Inland Empire residents re-enter the workforce by funding on-the-job training and support for new hires. • Employment and Training. Local nonprofits have been active in providing direct assistance to train San Bernardino residents. In 2017, the San Manuel Band of Mission Indians (SBBMI) donated $3.4 million to Goodwill to train and place up to 1,580 residents through Goodwill's Career Pathways Program. This was followed in 2021, by another $4.0 million from SBBMI.

Goodwill also operates a Career Resource Center along Waterman in Central San Bernardino.

These are just a few of the many private sector and non-city efforts underway to stimulate economic development in the community.

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City of San Bernardino General Plan – Housing Element 5-33

EDUCATIONAL OPPORTUNITY
Like many cities throughout southern California, San Bernardino’s educational system was segregated. Though the Brown v. Board of Education (1954) decision at the US Supreme Court found segregation in public schools unconstitutional, it was not until several decades later that schools in San Bernardino were formally required to desegregate. Segregation in San Bernardino was largely the result of restrictive covenants, evidenced by Blacks and Mexican Americans living on the City’s west side. Since school attendance boundaries were drawn in neighborhoods, the segregated neighborhoods created segregated schools.

Following the Supreme Court’s decision, local advocacy groups attempted to force the school district to implement a desegregation plan. After decades of slow progress, in 1972, the National Association for the Advancement of Colored People filed a lawsuit, calling for an immediate end to racial segregation against Mexican Americans and Blacks. On June 27, 1972, Superior Court Judge Egly ordered desegregation and integration of city schools by 1974. Following years of appeals, in September 1976, the California Supreme Court upheld Judge Egly's decision, and the district was forced to integrate schools by the 1979-80 school year.4 Fifty years later, the San Bernardino City Unified School District encompasses approximately 100 schools serving 47,000 students in San Bernardino, Highland, and a few unincorporated areas. The SBCUSD’s total budget is $825 million annually. Within the SBCUSD are 67 elementary schools, 11 middle schools, 8 high schools, and 3 K-12 schools. In addition, the district has 4 continuation schools, 4 alternative schools, and 2 special education schools. Student demographics are primarily Hispanic (81 percent), followed by Black (10 percent), White (5 percent), and all others (5 percent). On average, 63 percent of the students are economically disadvantaged.

Title I is a federally funded program authorized under the Elementary and Secondary Education Act (ESEA) of 1965, as reauthorized by the Every Student Succeeds Act (ESSA). The program is intended to give all children a significant opportunity to receive a fair, equitable, and high-quality education and to close educational achievement gaps. In Title 1 schools, children from low-income families make up at least 40 percent of enrollment, and the schools are eligible to use Title I funds to operate programs to raise the achievement of the lowest-achieving students. Funds are used to support evidence-based educational strategies that close the achievement gap. All schools in San Bernardino are Title 1 schools regardless of population makeup of the surrounding neighborhood, although two tracts in the north show higher educational achievement. 4 Fighting School Segregation in San Bernardino: How activists challenged a geography of segregation in the 1960s. Maile Costello and Daniela Gomez, ed. by J. Tilton, a U of R REST Public History Project March 4, 2022. Accessed at:
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Figure 5-19 shows differences in educational
achievement in San Bernardino cities based on
TCAC models. Most of the City falls within the
lowest two tiers of educational achievement.

CDE provides a more fine-grained assessment
of academic attainment. As shown in Table 5-
13 for ELA proficiency, 8 percent of city schools
score in the blue and green tiers compared to
25 percent Countywide. SBCUSD and County
schools mostly score in the yellow-orange tiers.

The primary difference between the City and
County is that a significantly lower proportion
of SBCUSD scores are in the top tiers. However,
SBCUSD has almost the same proportion of
schools scoring in the red tier as the County. As
shown on the California School Dashboard
2022 platform, school ranking is generally low
regardless of location or demographics.5
The issue of workforce readiness is related to adult educational attainment. According to the American Community Survey, 31 percent of adults 25 years and older, nearly one in three, do not have a high school diploma. This is the second highest rate in San Bernardino County and is nearly double the County median of 18 percent. A high school diploma or college degree opens many career opportunities that are typically closed to those without these achievements. The education level of residents is evidence of the quality and diversity of the labor pool—an important factor for businesses looking to locate or expand in the region. Moreover, a less educated workforce has a higher rate of unemployment or underemployment.

Recently, public advocates and the ACLU filed a lawsuit against the San Bernardino County Office of Education (SBCOE). The lawsuit was filed on behalf of the Inland Congregations United for Change (ICUC), a nonprofit comprising 63 interfaith congregations in San Bernardino and the Congregations Organized for Prophetic Engagement (COPE). The complaint alleges that SBCOE provided insufficient oversight in ensuring that the Local Control and Accountability Plan prepared by several districts, including SBCUSD, showed funding was adequately targeted for low-income students and students of color, English language learners, and foster youth. On June 14, 2021, the California Department of Education issued an order for corrective actions.6 5 California School Dashboard Navigator 2, online at: https://www.arcgis.com/apps/dashboards/62027fd0854044b7a28a4d9a89358ae6 6 The California Department of Education decision regarding the lawsuit filed by the Public Advocates and ACLU can be accessed online at:
https://www.publicadvocates.org/wp-content/uploads/2021/06/06_14_2021-final_cde-decision-sbcss-003.pdf.

Table 5-13 Academic Performance
Jurisdiction City County
English Language Arts (ELA)
Blue (Highest) 3% 5%
Green 5% 20%
Yellow 39% 38%
Orange 51% 32%
Red (Lowest) 1% 4%
Math Proficiency
Blue (Highest) 1% 4%
Green 7% 18%
Yellow 42% 41%
Orange 45% 29%
Red (Lowest) 5% 7%
Source: California School Dashboard, CDE, 2018/2019.

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City of San Bernardino General Plan – Housing Element 5-35 Figure 5-19 TCAC Educational
Opportunity Score
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HOUSING OPPORTUNITY
San Bernardino continues to facilitate the development, maintenance, and rehabilitation of housing opportunities affordable to renters and homeowners, suitable to individuals and families of different needs, and that provide opportunities for housing security and mobility. This includes both the production and protection of affordable housing Affordable Housing Inventory
As summarized in Table 5-14, San Bernardino has
an extensive inventory of affordable housing units.

For instance, 46 mobile home parks provide roughly
4,100 rent-stabilized units for families and seniors.

Also, 38 affordable housing projects provide about
3,800 affordable units for veterans, seniors, and
families. Except for 6 projects, all affordable
apartment projects have long-term covenants. The
Housing Authority distributes approximately 3,600
rental vouchers to City residents—including
30 percent for female-headed families with children,
31 percent for seniors, and 43 percent for
households with a disability. And an unknown
number of market-rate affordable housing units are
also available in the community.

San Bernardino is also increasing the production of
affordable and market rate housing projects, as
described in Chapter 4 of the housing element. As
shown on Figure 5-20 these include housing
projects for seniors, special needs, families, and
other age groups that will provide more than 2,500
new homes when complete. Affordable housing
projects include, but are not limited to:
• Seccombe Lake
• Arrowhead Grove, Phases IV to VI
• Former Meridian Apartment site
• Accessory Dwellings
• Housing for homeless people
Table 5-14 Affordable Housing
Inventory in San Bernardino
Discrimination Bias San Bern.

City
Rent Stabilized Mobile
Home Parks
46 MHPs
~ 4,100 units
Affordable Apartments
Receiving Subsidies
38 projects
~3,800 units
Rental Housing Choice
Vouchers from the PHA
N/A projects
~ 3,600 units
Market Rate Affordable
Housing Units
N/A
Source: City of San Bernardino, 2023.

Senior
54%
Large
Family
20%
All Ages
17% Special
Need
Transition
al
PSH
3%
Figure 5-20 Percentage of Existing
Affordable Housing Units by Group
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City of San Bernardino General Plan – Housing Element 5-37 Figure 5-21 Housing Choice Vouchers
by Census Tract
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Accessory Dwelling Units
The City is a predominantly lower income
community, with the vast majority of census
tracts being low income concentrations. Indeed,
only a few census tracts in San Bernardino are not
low income or low resource. Furthermore, the
census tracts that are outside these classifications
and are generally moderate or high resource are
mostly in the foothills, which are subject to very
high fire hazards and nearby major fault systems.

This makes those areas generally unsuitable for
development of higher density, multistory
apartment buildings.

However, the City has a successful record of
facilitating the development of accessory dwelling units (ADU). The current distribution is 43 percent moderate income, 42 percent low income, and 15 percent extremely low income. Based on conversations with developers, ADUs affordable to lower income households are being built in northern San Bernardino, such as in Verdemont Ranch. Citywide, in 2022, 148 building permits were issued for ADUs, and approximately 84 each year are affordable to lower income households.

New Housing Production
To increase the supply of affordable housing and increase housing opportunities for residents of all income levels, the Housing Element identifies new projects that will yield affordable housing.

Several projects are in areas designated as High Segregation and Poverty or as R/ECAPs. Other, market-rate projects are also underwa, and are included in Chapter 4, Table 4-2. Key affordable housing opportunities include:
• Completion of the Arrowhead Grove project, Phase IV
• Completion of the Seccombe Lake Project
• Completion of the Ecclesia Fellowship project
• Completion of the mobile home park expansion
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City of San Bernardino General Plan – Housing Element 5-39

TRANSPORTATION
San Bernardino has some of the most extensive infrastructure of freeways, transit lines, and arterials. Transit service is related to environmental justice in that adequate and affordable transit should be available to residents of all incomes, and particularly to those who are “transit dependent.” Transit should be designed to connect residents with job centers, governmental offices, medical centers, parks and recreation, and educational opportunities to the extent feasible.

Metrolink Rail
San Bernardino operates two Metrolink
stations, located on either side of the I-215.

Metrolink trains depart weekdays every 10 to
20 minutes during peak frequency. Service
typically operates during the week from 3:30
am to 10:00 pm, depending on the station.

Weekend service typically operates between
6:30 am and 7:30 pm. The Downtown Station is
the easternmost terminus for the San
Bernardino Line, which originates 53 miles to
the west at Los Angeles Union Station. The San
Bernardino Metrolink serves approximately
3,500 riders during the weekdays.

Bus Service
Omnitrans operates 14 bus routes in San Bernardino that connect to a variety of points, and most routes connect to the Downtown Transit Center. Routes in San Bernardino typically operate every 20 to 30 minutes during peak hours. The sbX Green Line travels a 16-mile route along the E Street Corridor, from Cal State San Bernardino at the north to Loma Linda University and Medical Center at the south. This express route features dedicated bus-only lanes, traffic signal prioritization, onboard wi-fi, and bike racks. The sBx Green runs every 20 to 30 minutes on weekdays and every 30 minutes on weekends. The sSBx Green Line operates between CSUSB and Loma Linda University every 20 to 30 minutes on weekdays and every 30 minutes on weekends.

The City of San Bernardino has the most extensive coverage, infrastructure, and ridership levels for public transit in the county. Average weekday boarding total more than 6,000 per day and 1.8 million boardings annually. In addition, OmniAccess averages more than 56,000 boardings annually. In short, San Bernardino’s transit ridership exceeds more than the combined totals for the three largest cities in the county–Fontana, Ontario, and Rancho Cucamonga–and is expected to increaser further with revitalization efforts ongoing in the city.

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Transit Evaluation
San Bernardino provides some of the most
complete transit coverage in the County.

As shown in Table 5-15, the City’s transit
system has an extensive reach; 89 percent
of households and 91 percent of all jobs
are within ½ mile of a transit route. The
City’s Transit Performance Score averages

6.7 out of 10, the highest in the County
(Figure 5-22). The City’s interior has the
highest rating of 9, and the lowest scores
are in sparsely populated Verdemont,
where transit demand is low. San
Bernardino also has five high quality transit
areas with multiple transit stops.

Special services are provided to transitdependent users, as described below. • Students. Omnitrans’ Free Fares for School program offers students free rides to school.

Students with a valid K-12 student ID can board any of Omnitrans’ fixed route services for free. The program was designed to allow students to get to school and extracurricular and recreational activities, encourage school attendance, and promote equity. • Disabled People. OmniAccess Service is a shared-ride service for people whose disabilities prevent them from using regular fixed-route service. OmniAccess provides curb-to-curb service and is available during the same periods that fixed-route service operates.

OmniAccess serves up to 0.75 mile on either side of a bus route. Personal care attendants and young children ride free. More than 56,000 boardings are recorded each year. • Low Income Riders. San Bernardino largely consists of lower income census tracts. An estimated 80 percent of the households who live within 1/2 mile from transit are lower income, earning less than $75,000 annually. The primary gap is in the Verdemont area, although this area is only sparsely developed, located near the base of the mountains, and has a relatively low demand for transit.
• Title VI Equity Analysis. In 2023, OmniTrans adopted its Short-Range Transit Plan and has certified that the impacts of service and fare changes are not discriminatory and are distributed equitably in compliance with federal Title VI protections.

Table 5-15 Transit Metrics, San Bernardino
Transit Indicators No. County
Ranking
Transit Routes within ½ mile
of the average block group 6 1st
Transit Trips Available per
week to average block group 2,483 2nd
Jobs w/in ½ mile of transit 91% N/A
Hhlds w/in ½ mile of transit 89% N/A
Transit Connectivity and
AllTransit Performance Score

6.0 6.7
2nd
1st
Est. percent of households
living within ½ mile of transit
earning less than $75,000
80% N/A
Sources: AllTransit, 2023.

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City of San Bernardino General Plan – Housing Element 5-41 Figure 5-22 Transit Score in San
Bernardino
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ENVIRONMENTAL CONDITIONS
San Bernardino has long served as an industrial and transportation hub of the Inland Empire and a gateway to the southwest region of the nation. The San Bernardino International Airport, four major interstate freeways, the BNSF railroad, and a robust trucking and warehousing sector have made San Bernardino the epicenter of industry. The demand for logistics continues to outpace other land uses. In combination with existing heavy industry, mining, and manufacturing and former military uses, San Bernardino has a complex legacy of environmental pollution.

The California Environmental Health Screening Tool
(CES) is a tool developed by CalEPA for analyzing
environmental justice (EJ) issues. Specifically, CES
can identify places that are disproportionately
burdened by pollution or that have a more
vulnerable population. In accordance with SB 1000,
cities are required to use this tool to identify areas
where EJ concerns may exist and where appropriate
goals, policies, and programs are warranted. The
CES calculates a score for each census tract; scores
that fall within the highest 25 percent of all tracts
statewide (the fourth quartile) are designated as
disadvantaged by the State of California.

As shown in the graphic to the right, the
score for a census tract is calculated by
averaging pollution burden and population
characteristics. Pollution burden is
determined by the type and level of pollution
that people may, but not necessarily will,
come into contact with. Environmental
effects are based on the location of sites
where hazards exist. Population factors are
determined by social, health, and economic factors.

The CES model contains various assumptions that affect the results. For instance, a census tract may be considered disadvantaged if it has a high enough (very poor) population characteristics score, even though its pollution score may be reasonably low. In some cases, the model estimates environmental risks, such as exposure to lead-based paint hazards, not based on actual testing but on the prevalence of poverty and older housing. The point is that the reader must be judicious in drawing conclusions based on the model itself. Figure 5-23 displays CES 4.0 results for the City.

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City of San Bernardino General Plan – Housing Element 5-43 Figure 5-23 CalEnviroScreen
Composite Scores
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Of the City’s approximately 43 census tracts,
30 tracts (71 percent) score as disadvantaged
with respect to the composite EJ score
(Figure 5-24). Only 13 tracts (33 percent)
exceed the disadvantaged threshold for
pollution, but 35 census tracts (82 percent)
exceed the threshold for population
characteristics. The central and downtown
areas have the poorest CES scores, and the
northern section of the City, including
Verdemont, is the least disadvantaged area
due to lack of industry and less transportation
infrastructure (Figure 5-25). These scores
show that the disadvantaged status of tracts
seems to result more from population
characteristics than pollution burden.

CES data provide a more nuanced assessment
of the City’s disadvantaged communities. In
the census tracts considered disadvantaged, all are lower income census tracts. Second, the race and ethnic composition of residents in census tracts that are disadvantaged due to environmental pollution is 75 percent Hispanic, 10 percent White, 11 percent Black, and 4 percent Asian. In comparison, the City’s demographics are 68 percent Hispanic, 13 percent White, 12 percent Black, and 4 percent Asian. Hispanics are overrepresented in disadvantaged areas, and other groups are slightly underrepresented.

Cleaning the environment is costly and often takes many years to complete. Some of the current cleanup activities going on include, among others:
• In 2020, CARB approved a community emissions reduction program to focus on a warehouse Indirect Source Rule, air monitoring at concrete batch and asphalt plants, air filtration devices at schools, and idling sweeps for truck traffic in Muscoy and west San Bernardino. • As of 2022, the Norton Air Force Superfund site (now the San Bernardino International Airport) has cost an estimated $140 million to address groundwater contamination due to dioxin; PCBs; and heavy metals including chromium, arsenic, and copper. • As of 2022, the Newmark Superfund site and its 23-square-mile plume of contaminated groundwater has cost approximately $80 million to clean up chlorinated solvents, tetrachloroethylene (PCE), and TCE in the Shandon Hills and neighboring Muscoy. 0 5
10 15
20 25
30 35
40 CES Composite
Score
Pollution
Burden
Population
Characteristics
# Census Tracts
1st Quartile 2nd Quartile 3rd Quartile 4th Quartile
Figure 5-24 CES Scores by Quartile, City
of San Bernardino
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City of San Bernardino General Plan – Housing Element 5-45 Figure 5-25 CalEnviroScreen
Pollution Burden Scores
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5.4 FAIR HOUSING ENFORCEMENT
This section describes fair housing enforcement and compliance profile within San Bernardino. It consists of a description of services provided, sample of caseload, and summary of how the City complies with various state and federal fair housing laws in this housing element.

FAIR HOUSING SERVICES
San Bernardino contracts with the Inland Fair Housing and Mediation Board (IFHMB) to provide fair housing services. IFHMB provides a range of services to resolve issues related to housing discrimination, homeownership sustainability, rental complaints, and disputes in court through the provision of resource recommendations, education, and mediation. The IFHMB provides resources in both Spanish and English and provides a hotline for other ESL residents in need.

Key services provided are highlighted below:
• Fair Housing Services. IFHMB provides information, investigation, education, conciliation, and/or referral of discrimination complaints free of charge to individuals and entities in its service area. Fair housing workshops are offered year-round to educate housing providers, tenants, homeowners, financial and lending institutions on fair housing laws. • Landlord-Tenant Mediation. IFHMB provides information about landlord/tenant rights and responsibilities. In addition, trained mediators provide mediation services to resolve conflicts between tenants and landlords. This includes both apartment properties, mobile home properties, and other homes offered for rent.
• Housing Counseling. IFHMB provides confidential, one-on-one counseling for individuals facing foreclosure, requesting rental information, and experiencing homelessness.

Additionally, IFHMB’s Legal Department conducts investigations of unfair and predatory lending practices for prospective or current homeowners. • Fair Housing workshops. IFHMB conducts workshops throughout the region, although COVID-19 protocols have limited efforts in recent years. Organizations can also request presentations. A calendar of events is posted online at IFHMB’s website where residents, stakeholders, and property owners can learn more. See https://www.ifhmb.com/events. • Fair Housing toolkit. IFHMB created a fair housing toolkit available through social media and online. The toolkit provides information about fair housing rights and responsibilities. The toolkit was developed to promote fair housing throughout San Bernardino County, Imperial County, and Riverside County, and all materials are available in English, Spanish, and Chinese.

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City of San Bernardino General Plan – Housing Element 5-47

LANDLORD-TENANT AND FAIR HOUSING CASES
The IFHMB provides various resources to the San Bernardino community and the greater Inland region. Resources include landlord-tenant mediation, housing counseling and fair housing workshops, and senior services for those 55 years and older.

Fair Housing Services
Over FYs 2020/21 to 2022/23, the IFHMB provided a total of 734 residents with fair housing services. The primary receivers of fair housing services were Hispanic and Black residents—52 percent Hispanic and 40 percent Black. About 14 percent were female-headed households, 17 percent were seniors, and nearly 38 percent had a disability. Of all the households that received fair housing services, about 3 percent were above moderate income, 13 percent were low income, 27 percent were very low income and 57 percent were extremely low income.

Residents filed 262 specific complaints with the IFHMB. The majority of complaints were filed in FY 2020/21, but declined 58 percent over the following years. The most commonly cited fair housing complaint—for disability—comprised more than half of all cases and is similar to regional and statewide statistics. Race and source of income were tied for the second- and third-most complaints, followed by sex. Familial discrimination comprises only 4 percent of cases, much lower than typical. Table 5-16 details the fair housing complaints received from FY 2020 thru FY 2022.

Table 5-16 Fair Housing Complaints, FYs 2020–2022
Fiscal Year Summary
Basis 2020/21 2021/22 2022/23 Total Percent
Disability 85 29 23 137 52%
Race 16 9 5 30 11%
Source of Income 10 5 15 30 11%
Sex 9 10 4 23 9%
Arbitrary 4 4 5 13 5%
Familial Status 5 2 3 10 4%
Age 2 4 2 8 3%
National Origin 4 2 0 6 2%
Total 138 66 58 262 100%
Source: Inland Fair Housing Mediation Board, 2020-2023.

Notes: Religion and color recorded 0 cases, sexual orientation 2 cases, marital status 3 cases.

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Landlord-Tenant Services
The IFHMB also provided 3,856 with tenant-landlord dispute services. Of the community members served, about 66 percent were Hispanic and about 27 percent were Black. Also, 10 percent of were female-headed households, about 11 percent were seniors, and 18 percent had at least one disability. Overall, the total number of persons who received support from landlord-tenant services decreased from 1,531 in FY 2020/2021 to 1,057 in FY 2022/2023 (about 31 percent), although to a lesser degree (decline) than fair housing complaints.

Table 5-17 displays the landlord tenant disputes data. Over the three-fiscal year period, 1,212 disputes were filed with IFHMB. The highest year was FY 2020/21, but the number of disputes fell 25 percent by FY 2022/2023. Eviction was the most commonly reported landlord-tenant dispute, totaling 516 cases. In FY 2022-23, the number of evictions increased to 50 percent of all disputes.

The high number of evictions could be due to the closure of two affordable housing projects and an illegally converted dorm that housed homeless people. Rights and responsibility, repairs, and rent increases followed eviction as the primary causes of disputes filed by renters.

Table 5-17 Landlord-Tenant Disputes, FY2020-2022
Fiscal Year Summary
Basis 2020/21 2021/22 2022/23 Total Percent
Eviction 193 154 169 516 43%
Rights & Responsibility 139 76 56 271 22%
Repairs 92 83 72 247 20%
Rent Increase 28 56 43 127 10%
Security Deposit 13 8 8 29 2%
Neighbor Dispute 6 4 4 14 1%
Shared Utilities 1 3 2 6 0%
Foreclosure 0 1 0 1 0%
Illegal Entry 0 1 0 1 0%
Total 472 386 354 1,212 100%
Source: Inland Fair Housing Mediation Board, 2020-2023.

Generally, the above results conform to what was learned during the housing element update.

The City has responded in the past year by holding quarterly workshops with the Legal Aid Society, where residents, landlords, and tenants can obtain more information on these issues.

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City of San Bernardino General Plan – Housing Element 5-49

STATE AND FEDERAL FAIR HOUSING COMPLAINTS
The City enforces fair housing and complies with fair housing laws and regulation through a twofold process: review of local policies and code for compliance with state law and the referral of fair housing complaints for investigation and resolution by the regional fair housing provider.

The U.S. Department of Housing and Urban
Development and California Department of
Fair Employment and Housing maintain
records of fair housing complaints. From
2013 to 2021, 315 fair housing complaints
were processed Countywide. Of that total,
49 cases (15 percent) were reported in San
Bernardino. As shown in Table 5-18, the
distribution of fair housing complaints in
the City and County were very similar:
disability bias was the most prevalent, at 46
to 47 percent, followed by race at 34 and 35
percent, and familial status at 10 percent.

Those who reported disability bias identified failure to make reasonable accommodation and refusal to rent as the primary offenses. Those who reported discrimination based on familial status identified refusal to rent or discriminatory terms as the primary offense. Those who reported national origin/race and color bias identified discriminatory refusal to rent or sell, discriminatory financing, and discriminatory advertising. Those who reported fair housing issues based on sex reported coercion and advertising or statements and those who reported based on religion identified discriminatory refusal to rent and discriminatory terms and conditions.

Table 5-19 provides the outcomes of all 49
complaints filed in the City. Over half of the
complaints were settled as no cause
determination, 30 percent were successfully
settled, and 16 percent were withdrawn or
dismissed. The high proportion of no-cause
determinations is notable. IFHMB provides
programs and services focused on
eliminating housing discrimination,
providing general housing assistance, and
counseling, education, and outreach
activities to residents in the Inland Empire.

Table 5-18 Fair Housing Complaints
Discrimination Bias San Bern.

City
San Bern.

County
Disability 47% 46%
Race/ National Origin 35% 34%
Familial Status 10% 10%
Religion 4% 2%
Retaliation 0% 2%
Sex 4% 6%
Total 49 315
Source: HUD/FHAP Cases, San Bernardino County, 2013-2021.

Table 5-19 Housing Case Closure Reasons
Closure Reason Total
Count
No cause determination 25
Conciliation/settlement successful 14
Complaint withdrawn after resolution 4
DOJ settlement 2
Other final outcomes 4
Total 49
Source: HUD/FHAP Cases, San Bernardino City, 2013-2021
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FAIR HOUSING COMPLIANCE
The City of San Bernardino reviewed its general plan, zoning, land use, building, and administrative regulations as part of the 6th cycle housing element update to ensure compliance with applicable fair housing law. As the community grows and changes over the planning period, it is necessary to ensure and enforce that all persons have access to sound and affordable housing and that programs are administered in a manner that affirmatively further fair housing opportunity.

The 2021-2029 Housing Element will ensure compliance with fair housing law through a variety of programs and actions that include, but not limited to, the following:
• Density Bonus (GC § 65915 et seq.). Although the City has a density bonus ordinance, it has not been updated since 2013. The City will amend its density bonus program in accordance with ABs 2753, 2372, 1763, 1227, and 2345 and other laws. The Housing Element includes a program that will incorporate these revisions into the code. • No-Net-Loss (GC § 65863). The City, through its General Plan update, will designate sufficient land at all times during the planning period commensurate with its assigned RHNA and will periodically review its land inventory to ensure site availability. The Housing Element includes a program of actions to be undertaken.
• Housing Accountability Act (GC § 65589.5). The HAA significantly limits the ability of a local government to deny an affordable or market-rate housing project that is consistent with planning and zoning requirements. The City will follow the regulations set forth by HCD in their September 15, 2020 technical memorandum for adhering to the HAA. • Application Processing. The City relies on state law for processing application for housing projects, conducting no more than five hearings for projects that comply with objective development standards, and making a decision on a project within 90 days after EIR certification or 60 days after adoption of an MND or EIR for affordable housing. • Objective Development and Design Standards (GC § 65913.4). The City will draft and adopt objective development and design standards that can improve certainty for the development community regarding the design of residential and mixed-use projects. The Housing Element includes a program incorporate standards into the development code. • Homeless Accommodations. The City will revise codes for emergency shelters, transitional housing, supportive housing, and allow for low-barrier navigation centers as a by-right land use in accordance with GC §§ 65582, 65583, and 65660. Also included is recently approved AB 2339 regarding sites for emergency shelters. The Housing Element includes a program that incorporates these revisions into the development code.

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City of San Bernardino General Plan – Housing Element 5-51 • Farmworker and Employee Housing (HSC §§ 17021.5 and 17021.6). The City will revise its zoning codes to allow for farmworker housing, agricultural housing, and employee housing as a by-right residential use or agricultural use in accordance with state law. The Housing Element includes a program incorporating revisions into the development code. • Residential Care Facility (HSC § 1502 et seq.) The City will revise its zoning code to allow for residential care facilities, alcohol and drug rehabilitation facilities, and other group housing consistent with the Community Care Facilities Act, other state law, and federal fair housing law. The Housing Element includes a program outlining actions to be undertaken. • Housing Crisis Act (GC § 66300). The 2021-2029 housing element update will not propose changes that downzone certain parcels, impose a moratorium on development, or impose design review standards that are not objective in nature. The City shall comply with requirements for replacement units at appropriate affordability levels to the extent required by California law.
• Surplus Land Act (GC § 54420). The City has designated staff in the Community and Economic Development Department responsible for the disposition of surplus lands. City staff reviews sites and ensures that notification, advertising, evaluation, and selection processes comply with state law. All Surplus Land Act sites are GIS mapped on the City’s website. The City has hired a consultant to provide real estate services to assist in that effort.

The City’s intent is to dispose former RDA sites in compliance with the requirements of the Community Redevelopment Law (HSC § 33000 et seq.), California Relocation Assistance Act (GC § 7260 et seq. and 25 CCR § 6000 et seq.) and Housing Crisis Act (GC § 66300); advertise surplus land for sale on the City’s website for residential development; and consider bids in compliance with Surplus Land Act requirements.
• Housing Discrimination (GC § 12955 et seq.). This prohibits various unlawful acts of discrimination in housing accommodations, real estate and financial institutions, multiple listing services, etc. The City hires a fair housing entity, IFHMB, to investigate all landlordtenant and fair housing concerns. The City also refers cases to a local, state, or federal fair housing agency. The City will also periodically hold, in conjunction with fair housing providers, workshops on discrimination, landlord-tenant issues, and other related matters.

GC § 12955 et seq. also prohibits housing discrimination through public or private land use practices, decisions, and authorizations because of protected class. Discrimination includes but is not limited to restrictive covenants, zoning laws, denials of use permits, and other actions authorized under the Planning and Zoning Law (Title 7 § 65000 et. seq.) that make housing unavailable. The Housing Element and programs propose amendments to the municipal code to address fair housing requirements.

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Fair Housing Assessment
5-52 July 2023
Findings, Lawsuits, Enforcement Actions, Settlements, or Judgments As required by Gov’t Code § 8899.50, San Bernadino administers programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with its obligation to affirmatively further fair housing. The City complies with Gov’t Code § 11135 et seq., which requires full and equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class.

Compliance with Fair Housing Statutes
In developing this Assessment of Fair Housing, the City of San Bernardino has not received any of the following notifications related to fair housing concerns or civil rights violations:
• A charge or letter of finding from the federal Department of Housing and Urban Development concerning a violation of a civil rights-related law.
• A cause determination from the California Department of Fair Employment and Housing or local fair housing agency concerning a violation of a state or local fair housing law. • A letter of findings issued by or lawsuit filed or joined by the U.S. Department of Justice or the California Department of Justice, Office of the Attorney General, alleging a pattern or practice or systemic violation of a state and/or federal fair housing or civil rights law. • A claim under the False Claims Act related to fair housing, nondiscrimination, or civil rights generally, including an alleged failure to affirmatively further fair housing.

Compliance with Housing Element Statutes
On September 29, 2022, the City of San Bernardino received a notice of violation from the California Department of Housing and Community Development pursuant to State Housing Element Law (Gov’t Code, § 65585) due to its late submittal of the housing element. (www.hcd.ca.gov/sites/default/files/docs/planning-and-community/HAU/san-bernardino-NOV092922.pdf. The City is committed to adopting a housing element that meets all requirements of state law, including affirmatively further fair housing. The Element will be submitted in 2023.

Additionally, the City has received notification of Gracia, et al. v. City of San Bernardino, CIV SB 2301818 (filed February 10, 2023), a lawsuit brought on behalf of a group of low-income residents regarding statutory violations of the housing element, laws requiring zoning and siting for emergency shelters, density bonus law, and statutory and fair housing violations regarding its maintenance of the crime-free ordinance and multihousing program. The City will submit a revised housing element to HCD in 2023 following City Council authorization.

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Fair Housing Assessment
City of San Bernardino General Plan – Housing Element 5-53

5.5 Local Context

SAN BERNARDINO HISTORY
As one of the oldest incorporated communities in the Inland Empire, the City of San Bernardino has a rich and complex history dating back to the mid-1800s. The City’s history, from just before its incorporation to present day, provides the context for this fair housing assessment. Additional reference materials are available that provide a full discussion of the City’s history.

Incorporation Years
San Bernardino’s formation as a city can be traced to 1851, when a company of 500 Mormons departed Salt Lake City for Southern California, where LDS leader Brigham Young envisioned a Mormon colony to facilitate overland travel between Salt Lake City and the Pacific Coast. The company arrived at Cajon Pass in June 1851 and began negotiating for the purchase of Rancho San Bernardino, a 35,000-acre Mexican land grant. In 1853, the Mormons commissioned a survey of the townsite for the San Bernardino fort. Sherwood’s “Plan of the City of San Bernardino” was modeled on the layout of Salt Lake City and consisted of a rectangular grid of 72 blocks with wide streets and one-acre lots. Near the center of town, Sherwood set aside a public square suitable for a temple; this later became a public park (today’s Pioneer Park).

In 1853, the County of San Bernardino was also created and divided into three townships. San Bernardino was designated the County seat, with the Mormon Council House serving as the first courthouse. In 1854, the California legislature incorporated the City, which by then had 1,200 residents, three-quarters of them Mormon. The City was officially incorporated in 1857. Later that year, most of the colonists were recalled by Brigham Young due to the Utah War. A Los Angeles syndicate acquired much of the colony and resold it to non-Mormon settlers, who continued the agricultural and ranching work begun by their predecessors. Wheat remained the staple crop.

Some settlers maintained irrigated alfalfa fields started in 1852-53 by Mormons from Australia.

Some of San Bernardino’s new settlers set out vineyards, and others experimented with oranges.

Mayor and City CouncilAugust 2, 2023

Mayor and City Council
August 2, 2023