January 2024 | General Plan EIR Addendum
ADDENDUM TO THE GENERAL PLAN EIR
SCH No. 2004111132
FOR THE
2021–2029 HOUSING ELEMENT UPDATE AND
ZONE CHANGE AMENDMENT
City of San Bernardino
Prepared for:
City of San Bernardino
Contact: Travis Martin
201 North E Street, 3rd Floor
San Bernardino, CA 92401
909.384.5313
Prepared by:
PlaceWorks
Contact: Mark Teague, AICP, Principal, AICP
3 MacArthur Place #1100
Santa Ana, CA 92707
[email protected]
www.placeworks.com
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
Table of Contents
January 2024 Page i
Section Page
1. ADDENDUM TO THE CERTIFIED GENERAL PLAN EIR ............................................................................... 1
1.1 BACKGROUND ................................................................................................................................................ 1
1.2 GENERAL PLAN EIR ..................................................................................................................................... 2
1.3 PROJECT SUMMARY ...................................................................................................................................... 3
2. CEQA ANALYSIS ............................................................................................................................................................ 37
2.1 ENVIRONMENTAL ANALYSIS ................................................................................................................ 38
2.2 IMPACT ANALYSIS ........................................................................................................................................ 39
2.3 FINDINGS ........................................................................................................................................................ 42
2.4 REFERENCES ................................................................................................................................................. 43 Table Page
TABLE 1-1 PRIVATE-OWNED LAND IDENTIFIED IN THE HOUSING ELEMENT INVENTORY FOR REZONE ....................................................................................................................................................... 4 TABLE 1-2 CITY-OWNED LAND IDENTIFIED IN THE HOUSING ELEMENT INVENTORY FOR
REZONED INFILL PARCELS FOR REZONE TO ACCOMMODATE LOWER INCOME RHNA ....................................................................................................................................................................... 5 TABLE 1-3 SUMMARY OF PROGRAM CHANGES BETWEEN EXISTING HOUSING ELEMENT AND 2021-2029 HOUSING ELEMENT ................................................................................................................... 15 Figure Page
FIGURE 1 CITY OF SAN BERNARDINO REZONED SITES CITYWIDE MAP ............................................... 6 FIGURE 2 CITY OF SAN BERNARDINO REZONED SITES 1/7 MAP .............................................................. 7 FIGURE 3 CITY OF SAN BERNARDINO REZONED SITES 2/7 MAP .............................................................. 8 FIGURE 4 CITY OF SAN BERNARDINO REZONED SITES 3/7 MAP .............................................................. 9 FIGURE 5 CITY OF SAN BERNARDINO REZONED SITES 4/7 MAP ............................................................ 10 FIGURE 6 CITY OF SAN BERNARDINO REZONED SITES 5/7 MAP ............................................................ 11 FIGURE 7 CITY OF SAN BERNARDINO REZONED SITES 6/7 MAP ............................................................ 12 FIGURE 8 CITY OF SAN BERNARDINO REZONED SITES 7/7 MAP ............................................................ 13
ADDENDUM TO TH E GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
Table of Contents
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January 2024 Page 1
1. Addendum to the Certified General Plan EIR
1.1 BACKGROUND
The proposed 2021–2029 Housing Element will replace the existing 2013– 2021 Housing Element, which was adopted by City Council on February 10 th, 2014 (City of San Bernardino, 2014) and serve as the City of San Bernadino’s (City’s) guiding housing policy document to help meet the City’s future housing needs for all economic levels as expressed by the state assigned regional housing needs assessment (RHNA). The Housing Element is one of 13 elements of the City’s General Plan which was adopted by City Council on November 1st, 2005 (City of San Bernardino, 2005a).
The General Plan is the foundational development policy document for the City of San Bernardino. It defines the framework by which the physical, economic, and human resources of the City are to be managed and used over time. The General Plan acts to clarify and articulate the intentions of the City with respect to the rights and expectations of the public, property owners, and prospective investors and business interests. The General Plan informs these citizens of the goals, objectives, policies, and standards for development of the City and the responsibilities of all sectors in meeting these. The General Plan Environmental Impact Report (EIR) evaluates the potential environmental impacts resulting from future development anticipated by the City of San Bernardino General Plan Update and Associated Specific Plans (General Plan).
Ordinarily, as a policy document, the Housing Element seeks to account for changes in redevelopment law, and clarify language with the goals, policies, and programs generally remaining intact from the previous Housing Elements. Furthermore, it would not result in physical changes to the environment but rather encourage the provision of affordable housing within the housing development project within the existing land use designations in the Land Use Element of the General Plan. However, in this instance, the City’s ability to meet its 2021-2029 RHNA will require, in part, the rezoning of existing residential and commercial sites. The City’s proposed Housing Element programs along with the zoning change amendment (proposed project) would result in the following:
A. Revision of the Municipal Code to adopt the revised Chapter 19.04, Residential Zones, the residential districts from Residential Medium High (RMH-) 24 to RMH-32 and Residential High (RH-) 31 to RH-50.
The change in number represents the new maximum number of units per acre.
B. Revise the zoning map to change zone districts for parcels shown in Table 1-1, Private-owned Land Identified in the Housing Element Inventory for Rezone and Table 1-2, City-owned Land Identified in the Housing Element Inventory for Rezone.
C. Adopt the City of San Bernardino 2021-2029 Housing Element.
This addendum to the City of San Bernardino’s General Plan EIR, certified on November 1 st, 2005, (State
Clearinghouse Number 2004111132), demonstrates that the analysis in that EIR adequately addresses the potential physical impacts associated with implementation of the proposed project, and the proposed project
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
would not trigger any of the conditions described in Public Resources Code Section 21166 or the California Environmental Quality Act (CEQA) Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration. . This Addendum to the General Plan EIR serves as the environmental documentation for the City’s proposed 2021–2029 Housing Element and Zone Change Amendment.
1.2 GENERAL PLAN EIR
The General Plan EIR addresses both the General Plan Update and the Associated Specific Plans. For the purposes of this Addendum, the impacts relating to the General Plan Update only are identified and discussed.
With regard to the General Plan Update, the General Plan EIR addresses potentially significant impacts related to air quality , cultural resources, noise, traffic and circulation, and utility and service systems (City of San Bernardino, 2005b). The General Plan EIR determined that the following environmental topics were less than significant before mitigation: biological resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, population and housing, public services, and recreation (City of San Bernardino, 2005b).
The General Plan EIR determined that implementation of the General Plan would result in significant and unavoidable impacts related to the following environmental topics (City of San Bernardino, 2005b):
• Air Quality
o GP Impact 5.2-2: Construction activities associated with the proposed project would generate short-term emissions while long -term operation of the project would generate additional vehicle trips and associated emissions in exceedance of the SCAQMD’s threshold criteria. o GP Impact 5.2-3: Implementation of the San Bernardino General Plan update would result in a cumulatively considerable net increase of criteria pollutants for which the project region is in a state of non-attainment.
• Noise
o GP Impact 5.10-4: The San Bernardino International Airport is located within the City of San Bernardino, resulting in exposure of future residents to airport-related noise. • Traffic and Circulation
o GP Impact 5.-14-2: General plan related trip generation in combination with existing and proposed cumulative development would result in designated intersections, roads, and/or highways exceeding county congestion management agency service standards.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 3
1.3 PROJECT SUMMARY
1.3.1 Revision of the Municipal Code to Residential Zones The proposed project would result in the following r evision to Chapter 19.04, Residential Zones. Underlined text is used to depict additions to Municipal Code Chapter 19.04, Residential Zones and unit changes. The zone district additions will only apply to the parcels shown in Figures 2 through 8 of this Addendum, and not to the City as a whole.
• RMH-32 (Residential Medium High -32) Zone. This zone requires a minimum lot size of 20,000 square feet with a maximum density of 24 32 units per net acre. Lots 14,400- 20,000 square feet shall be development at RM density.
• RH-50 (Residential High-50) Zone. This zone requires a minimum lot size of 20,000 square feet with a maximum density of 31 50 units per net acre. Lots 14,400 -20,000 square feet shall be developed at RM density.
• The proposed project mentions the constraints to allowing max density amongst parcels due to tiering which has limited the number of units a property can have. The tiered density provisions are scheduled to be removed in the comprehensive revision to the Development Code as part of the General Plan Update.
However, the above Development Code amendments will remove the tiered density for only the parcels affected by the above zone district changes (Figures 2 through 8 of this Addendum) to allow these properties to achieve maximum density.
1.3.2 Rezoning Housing Sites
California Government Code Section 65584 requires that each city and county plan to accommodate a fair share of the region’s housing construction needs. The Southern California Association of Governments (SCAG) prepares the RHNA for the region based on existing and projected regional trends in population growth, household sizes, job accessibility, and transportation access. SCAG determines that the City must plan for and help facilitate the development of 8,123 new housing for the 6 th cycle Housing Element, from 2021 to
2029. The City’s housing allocation is 31 percent lower income (which includes 708 extremely low-, 707 very low-, and 1,097 low-income units), 18 percent moderate-income (1,448 units), and 51 percent above moderate- income (4,163 units). Cities are not required to build or financially subsidize housing development, but they must ensure sufficient sites are available to accommodate housing at designated affordability levels.
In order to meet the City’s RHNA, the City will rezone 39 parcels which in total would amount to 27.91 acres as noted in Table 1-1, Private-owned Land Identified in the Housing Element Inventory for Rezone , and Table 1-2, City- owned Land Identified in the Housing Element Inventory for Rezone. The zoning changes allow the City to be able to meet its lower-income RHNA. The zone changes will allow a density of 32 dwelling units per acre for RMH zoning and 50 dwelling units per acre for RH zoning for those parcels shown in Figures 2 through 8.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
The proposed project mentions the constraints to allowing max density amongst parcels due to tiering which has limited the number of units a property can have. However, the proposed Housing Element introduces Program 2.4 Development Code Update, which removes the tiered density for lots in multi -family residential zones for all parcels in the city, including those shown in Figures 2 through 8 of this Addendum, allowing multi- family properties to achieve maximum density.
The zoning change amendment would modify the City of San Bernardino’s Municipal Code Chapter 19.04 Residential Zones which designates the maximum density that can be built per residential land use. The zones that require change are RH and RMH zones to increase density among sites that are presently designated for multi-family residential use. Currently, the City of San Bernardino has the RH zone which permits residential development at 31 units maximum per net acre. The City also has the RMH zone which perm its residential development at 24 units maximum per net acre. To accommodate the low- and very low- income RHNA, the City will rezone the existing RH and RMH zones to allow for higher residential density that will only apply to the parcels shown in Figures 2 through 8 of this Addendum, and not to the City as a whole . The RMH zone will be upzoned to accommodate 32 dwelling units per acres and the RH zone will be upzoned to accommodate 50 dwelling units per acre for these parcels.
As shown in Table 1-1, Private-owned Land Identified in the Housing Element Inventory for Rezone, approximately 19.46 acres of private land would change zones from RMH 24 to RMH 32 and RH 31 to RH 50 in order to accommodate 819 housing units, Figure 1, City of San Bernardino Rezoned Sites Citywide Map shows the existing and proposed zone changes of these parcels and their location within the city. Table 1-2, City-owned Land Identified in the Housing Element Inventory for Rezone, shows that approximately 8.45 acres of city-owned surplus land would be rezoned from res idential or commercial zones to either RMH -32 or RH-50 in order to accommodate 335 housing units. Figure 1 , City of San Bernardino Rezoned Sites Citywide Map, and Figure s 2 through 8, City of San Bernardino Rezoned Sites ( 1/7 Map through 7/7 map ) show the existing and proposed zone changes of these parcels and their location within the city.
Table 1-1 Private-owned Land Identified in the Housing Element Inventory for Rezone APN Acres Existing Zone Proposed Zone Max Density Estimated Units** 013630207 0.68 RMH RMH-32 32 20
013631118 1.59 RMH RMH-32 32 48
013631126 0.91 RMH RMH-32 32 27
013631109 0.92 RMH RMH-32 32 27
028115164 1.55 RMH RMH-32 32 46
015515124 6.48 RMH RH-50 50 306
015515125 2.87 RMH RH-50 50 135
015044104 1.08 RH RH-50 50 51
015044130 2.21 RH RH-50 50 104
015515120 1.14 RH RH-50 50 54
015044114* 0.03 RH RH-50 50 1
Total 19.46 819
Source: San Bernardino 2023.
* This parcel is identified for rezone only for consistency, it is surrounded by parcel 015044130 and the two parcels have the same ownership. ** Estimated units are based on maximum allowed density times 95 percent for realistic capacity based on past projects approved and/or built in the city.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 5
Table 1-2 City-Owned Land Identified In The Housing Element Inventory For Rezoned Infill Parcels For Rezone To Accommodate Lower Income RHNA
APN Acres Existing Zone Proposed Zone Max Density Estimated Units 13407119 0.21 CR-2 RH-50 50
26 13407124 0.06 CR-2 RH-50 50
13407126 0.06 CR-2 RH-50 50
13407158 0.28 CR-2 RH-50 50
13410109 0.21 CR-2 RH-50 50
23 13410110 0.31 CR-2 RH-50 50
14252208 0.25 CG-1 RH-50 50
147
14252209 0.24 CG-1 RH-50 50
14252211 0.24 CG-1 RH-50 50
14252212 0.24 CG-1 RH-50 50
14252213 0.24 CG-1 RH-50 50
14252214 0.24 CG-1 RH-50 50
14252215 0.24 CG-1 RH-50 50
14252216 0.24 CG-1 RH-50 50
14252217 0.25 CG-1 RH-50 50
14252225 0.21 CG-1 RH-50 50
14252235 0.2 CG-1 RH-50 50
14252236 0.2 CG-1 RH-50 50
14252237 0.2 CG-1 RH-50 50
14252238 0.2 CG-1 RH-50 50
14252241 0.2 CG-1 RH-50 50
14252242 0.21 CG-1 RH-50 50
14252210 0.24 CG-1 RH-50 50
14252226 0.19 CG-1 RH-50 50
14319174 0.75 CO RMH-32 32
96 14319175 0.27 CO RMH-32 32
14301244 0.86 CO RMH-32 32
15545110 1.41 RH RMH-32 32
Total 8.45 335
Source: San Bernardino 2023.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
Figure 1 City of San Bernardino Rezoned Sites Citywide Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 7
Figure 2 City of San Bernardino Rezoned Sites 1/7 Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
Figure 3 City of San Bernardino Rezoned Sites 2/7 Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
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Figure 4 City of San Bernardino Rezoned Sites 3/7 Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
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Figure 5 City of San Bernardino Rezoned Sites 4/7 Map
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FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
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Figure 6 City of San Bernardino Rezoned Sites 5/7 Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
Figure 7 City of San Bernardino Rezoned Sites 6/7 Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
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January 2024 Page 13
Figure 8 City of San Bernardino Rezoned Sites 7/7 Map
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
1.3.3 Proposed Housing Element Update Program Changes
CEQA requires the City to evaluate the environmental impacts associated with direct and reasonably foreseeable indirect physical changes to the environment. Table 1-3 Summary of Program Changes Between Existing Housing Element and 2021–2029 Housing Element, includes the changes in programs between the existing Housing Element and the 2021–2029 Housing Element. As shown in Table 1-3 many of the programs from the previous Housing Element are continued through to the proposed 2021–2029 Housing Element.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 15
Table 1-3 Summary of Program Changes Between Existing Housing Element and 2021-2029 Housing Element Program Name Program Objective from the 2014-2021 Housing Element Progress in Meeting the 2014-2021 Objectives Continue/ Modify/Delete
Program 3.1.1 Downtown Housing Encourage and facilitate the development of new housing in Downtown San Bernardino and along transit lines through the implementation of the Downtown Core Vision.
The City adopted a new vision to lay the groundwork for a future downtown specific plan. The City also executed a contract with National Core to redevelop Waterman Gardens into the Arrowhead Grove affordable housing project.
This program will be continued in the Housing Element. The City will complete the Downtown Specific Plan and the Arrowhead Grove project.
Program 3.1.2 Transit District Overlay Publicize incentives offered by the Transit District Overlay beginning in 2014. Provide technical assistance to interested developers and property owners.
The City adopted a transit district overlay around 13 transit stations along the SBX Route with the goal of revitalizing station areas. Although the City was available for technical assistance, development did not occur due to the City’s economic status.
This program will be continued in the Housing Element as the City envisions the role of transit districts increasing with the General Plan update.
Program 3.1.3 Residential Standards for
Commercial Zones
Update the Development Code to identify clear and objective development standards for housing and mixed-use development in the CG-3 and CG-4 zones.
The City did not update the Development Code; work was postponed due to the impending update of the General Plan and Development Code.
The program will be continued in the element. To comply with Govt Code § 65913.4, the ODDS will be drafted as part of the Development Code update after adoption of the updated General Plan.
Program 3.1.4 Corridor Improvement Program Facilitate investment and intensification along underutilized corridors through codifying the development and lot consolidation incentives proposed in the General Plan Land Use Element.
The City is implementing the Corridor Improvement Program, which provides policy, regulations, and incentives intended to stimulate investment and development in the Corridor Strategic Areas.
However, limited progress has been made to date.
This program can be an effective tool to encourage needed reinvestment if incentives are appropriate. The program will be continued and revised as part of the Development Code update.
Program 3.1.5 General Lot Consolidation
Incentive
Amend the Development Code to incentivize lot consolidation for projects committing to management plans and providing on-site management.
The City is in the process of amending the Development Code to simplify development regulations and processes. However, additional lot consolidation incentives may be needed to stimulate housing along corridors or focused areas of the City.
This program will be continued. The City will update the Development Code to implement the General Plan and remove identified potential constraints to facilitate new development.
Program 3.1.6 Density Bonus Provisions Facilitate higher density and affordable housing development by amending the Development Code to reflect the latest amendments to State density bonus law.
The City has received limited density bonus requests, except for several affordable housing projects. The density bonus ordinance was not revised due to staff shortfall.
This program will be continued in the Housing Element and, specifically, the density bonus ordinance will be updated as part of the update of the Development Code.
Program 3.2.1 Single-Family Housing
Acquisition and Rehabilitation Program
Acquire and rehabilitate at least 50 abandoned and foreclosed homes for income- restricted resale to lower-income households.
This program was used in prior cycles with NSP funds, but no longer operational. Efforts are directed at the development of single-family homes on infill lots formerly owned by the City RDA. During the 5th cycle, the City accomplished the following:
• MECH completed 3 infill properties for sale to eligible low income homebuyers—2060 E. 18th Street, 938 N “G” Street, and 140 W 13th Street.
• Additionally, NPHS seeks to complete two more phases (3 properties in Phase III and 4 properties in Phase IV) pending completion of City transfer of sites to NPHS.
This program is an important approach to maintaining and improving housing stock and quality as well as expanding single-family housing opportunities within San Bernardino. The City will continue to operate and augment the program as financial resources become available.
Program 3.2.2 Single-Family Rental Property
Inspection
Continue to identify code violations and educate owners and tenants about their responsibilities through single-family rental inspections. Refer owners to appropriate City programs to provide technical and financial assistance to address code violations.
The City spearheaded proactive code compliance efforts and provided financial assistance to property owners who cannot afford to maintain or rehab their dwellings. The program was suspended in 2020 due to funding but has now been reinstated with the hiring of additional code enforcement staff.
The program has been refunded and will be implemented for the 6th cycle Housing Element.
Program 3.2.3 Crime-Free Multi-Family
Housing (CFMH)
Improve multi-family housing conditions; refer code violators to rehabilitation assistance programs on an as-needed basis.
To date, 65 properties are certified compliant. Recent progress in the program has been affected by budget constraints and staff turnover.
The crime-free multi-housing program was deleted during the housing element update process and replaced by a property maintenance program.
Program 3.2.4 Single-Family Rehabilitation
Program
Provide assistance to 20 lower- and moderate-income households annually. This program was consolidated and operated under Program 3.2.1. The consolidated program will continue.
Program 3.2.5 Elderly/Special Needs Minor
Repair Grants Program
On an annual basis, provide home repair grants for approximately 85 units occupied by senior and disabled households.
The Old Timers Foundation, a local nonprofit organization, used CDBG funds to perform minor and emergency repairs to 109 homes owned by seniors and disabled persons.
This program was discontinued during the 5th cycle. The program will not be reactivated; other rehab programs will cover the scope of this program.
Program 3.2.6 Critical Repair Program Annually, provide assistance to 10 lower-income households to make critical exterior repairs.
Due to funding shortages, this program is inactive and is duplicated by existing home repair programs. The program is discontinued for the 6th cycle. Other rehabilitation programs will cover this program.
Program 3.2.7 Preservation of Assisted Multi-
family Rental Housing
Work with property owners and qualifying agencies to preserve 1,627 assisted multi- family rental units at risk of converting to market rents. Provide technical assistance to assist property owners to secure funds that preserve affordability of their housing units.
Ten projects totaling 1,257 units were at risk of conversion to market rents. The City assisted in conducting TEFRA hearings, issuing mortgage revenue bonds, and allocating City funds to preserve units, including City funds for fully replacing the Waterman Gardens Public Housing project.
The program is an important way to maintain/increase affordable housing in the City of San Bernardino and will be continued for the present Housing Element.
Program 3.2.8 Multi-family Rental Housing
Acquisition/ Rehabilitation
Acquire and rehabilitate 50 multi-family rental units to benefit lower-income households. The City contracted with MECH to rehabilitate the 52-unit Eastpointe Village. Working with county partners, the Golden Apartments was also acquired and rehabilitated for permanent supportive housing.
The program is an effective way to maintain safe, livable affordable housing in San Bernardino. While funding is no longer available, the City will continue to seek funds for projects that meet City objectives.
Program 3.2.9 Mobile Home Grant Repair
Program
On an annual basis, provide home improvement grants to 20 lower-income mobile homeowners.
Program was previously done with Neighborhood Housing Services of the Inland Empire (NHSIE) and Inland Housing Development Corporation (IHDC), but there is no current progress.
The program will not be continued into the 6th cycle given its current status.
However, should staffing or funding increase, the program may be reimplemented.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
Program Name Program Objective from the 2014-2021 Housing Element Progress in Meeting the 2014-2021 Objectives Continue/ Modify/Delete
Program 3.3.1 Homebuyer Assistance
Program (HAP)
On an annual basis, provide down payment assistance to 50 low-income first-time homebuyers and homebuyer/ homeowner education to 300 households.
The HAP program is implemented by NHPS. NPHS assisted one household in 2021 with HAP funds.
Additionally, NPHS received $350,000 for acquiring properties to develop affordable homeownership opportunities. In 2020 NPHS developed 2 infill homes, with plans to develop 2 more.
The program is an effective and important way to maintain safe, livable affordable housing in San Bernardino and will continue for the 6th cycle.
Program 3.3.2 Emergency Shelter Assistance Continue to support emergency shelter operations. The City continues to support the provision of emergency shelters. Several projects (including motel conversions) have been developed, expanded, or approved for development. The following projects will be completed in 2023:
• U.S.VETS Housing: 30 units of permanent supportive housing and supportive services to veterans and their families.
While the City has made great strides in housing its homeless residents, it remains a critical issue and the program will be continued in the Housing Element.
Program 3.3.3 Transitional Housing Continue to support transitional housing programs and identify opportunities for expanding the transitional housing inventory to benefit lower- and extremely low-income households.
The City continues to provide funding to address the transitional housing needs in the City. Approved during the prior planning period, the following residential projects will be completed in 2023:
• Mary’s Village: Opened the City’s first “men’s” transitional project that provides housing, behavioral health, medical services, supportive services, job training, GED attainment, and wrap-around services.
• LSS Wellness Center: LSS will also provide emergency shelter, transitional housing, supportive housing, and wrap-around services.
The program continues to be an effective way to address the City’s transitional housing needs; and therefore, the program will continue in the 6th cycle.
Program 3.4.1 Reasonable Accommodation
Ordinance
Reduce governmental constraints to housing for disabled persons through adopting a Reasonable Accommodation Ordinance.
The City completed a Development Code update in May 2021, which included a Reasonable Accommodation Ordinance (Chapter 19.63).
This program was completed during the 5th cycle. The City will maintain a Reasonable Accommodation Ordinance in compliance with state law and continue to implement it in order to support accessible housing development as needed to be updated with the development code update.
Program 3.4.2 Universal Design Features Explore amending the Development Code or program parameters to incentivize or require universal design features in housing projects that are assisted by City funds.
The City is currently working on a comprehensive update to the Development Code and has begun work on a new General Plan, which is anticipated to be completed by 2024.
This program is targeted to be implemented during the 6th cycle Housing Element.
Program 3.4.3 Fair Housing Mediation Contract for fair housing mediation services and refer those in need.
Distribute fair housing materials at City buildings and on the City website.
The City contracts with Inland Fair Housing Mediation Board to provide education, dispute resolution, and landlord/tenant mediation services to property owners, landlords, and tenants.
The program will be continued during the 6th cycle.
Program 3.4.4 Transitional and Permanent
Supportive Housing
Update the Development Code to adequately define transitional and permanent supportive housing, and permit these uses based on unit type, in accordance with SB 2.
While the City has permitted a considerable number of facilities, it will amend the zoning code for consistency with state law
This program is targeted to be complete in the 6th cycle as part of the Development Code update.
Program 3.4.5 Special Needs and Extremely
Low-Income Housing
Provide expedited project review and funding priority for projects available for special needs or ELI/VLI households. Continue to refer those in need to available services.
The City continues to fund many projects for these income groups and several are currently approved and in the development pipeline.
This program will continue for the 6th cycle element.
Program 3.5.1 Priority Water and Sewer
Service
Facilitate priority water and sewer service to affordable housing proposals. The City prioritizes water and sewer services to proposed affordable housing projects. Since there was not a shortage of water and sewer, the City did not have to activate its priority approval process.
The program will be continued during the 6th cycle Housing Element because it is both important and effective in supporting the development of affordable housing.
Program 3.5.2 Application Streamlining
Opportunities
Continue to explore ways of streamlining residential and mixed-use project permits. The City continues to strive to streamline the entitlement process, plan check review, and building permit issuance for all development projects, including residential and mixed-use projects. As of 2020, no applications have been submitted for streamlined residential or mixed-use projects.
As a part of the Development Code update, the City will update and include streamlining procedures consistent with state law. Additional measures for creating a one-stop shop will be included.
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1.3.4 Modifications to Existing Programs
As shown in Table 1 -1, the proposed 2021–2029 Housing Element consolidates some programs from the existing Housing Element to aid in implementation and eliminate redundancy. The programs focus on protecting existing housing stock and ensuring access to housing at all income levels. The City’s proposed Housing Element programs along with the zoning change amendment (proposed project) would introduce new housing units and people to vacant parcels and would affect land use patterns in the city; however, the resulting impacts would be identical to the previously certified General Plan EIR.
1.3.5 New Programs
The 2021–2029 Housing Element proposes the following new programs. • Program 1.1 RHNA Housing Site Inventory: This Housing Element provides an inventory of residential projects in the development pipeline and vacant sites that, taken together, will accommodate the City’s 2021-2029 RHNA. The City will maintain an inventory and map of available sites for residential development and will, in accordance with state law, ensure that requirements for no-net loss and allowance by right for sites used from the prior two planning periods will be adhered to throughout the planning period and that appropriate rezonings will occurs within the specified timeframes.
Objective(s)
o 1.1a. Maintain inventory of residential sites to address the 2021-2029 RHNA; periodically review sites for compliance with no-net-loss law.
o 1.1.b. Upzone 5.65 acres of RMH-designated sites to RM-32, 9.35 acres of RMH designated sites to RH-50, and 4.46 acres of RH-zoned sites to RH-50 (See Table 4-5) o 1.1c. On rezoned sites to meet the lower income RHNA, permit multifamily uses without discretionary action and address reads in Gov't Code 65583, (c)(1) and 65583.2, (h) (i). o 1.1d. Multifamily projects with 20% or more units affordable to lower income will be allowed by right on sites identified in prior planning periods
• Program 1.2 Downtown Specific Plan: Downtown San Bernardino is central to the City’s future as an urban center. The Downtown Specific Plan will transform the area into a mixed-use and multipurpose node that is connected to City services, employment, housing, and educational facilities, within walking distance and connected to transit. The Specific Plan aims to: restore historic and cultural prevalence to the downtown and its structures; leverage existing transit; restore and enhance civic life in the urban core; and serve as an economic and cultural catalyst to increase jobs, retail, housing, and places of gathering. The Specific Plan is not intended to assist in addressing the 6th cycle RHNA.
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Objective(s)
o 1.2a. Adopt the Downtown Specific Plan; make associated amendments to the Development Code as needed, and monitor plan effectiveness
o 1.2b. Issue RFP , comply with the Surplus Land Act, and select a developer(s) for the Carousel Mall catalytic housing sites and others identified in the Specific Plan. o 1.2c. Continue to work with residential developers until the catalytic projects are built on residential sites in downtown.
• Program 1.4 City -Owned and Surplus Site Development : The City will continue releasing land designated as surplus for development of affordable housing. The City will release surplus sites annually, noticing them via a Notice of Availability consistent with the SLA. All surplus sites are tracked on the City’s website. All surplus sites disposed pursuant to the SLA will include a minimum of 15-25 percent affordable units depending on SLA regulations. In addition to completing rezoning by April 17, 2024, the C ity will facilitate resolution with selected developers of any impediments to receiving entitlements and building permits to ensure that the project can commence construction prior to January 2028.
Objective(s)
o 1.4a. Dispose RDA sites (Table 4-6) in compliance with SLA; advertise surplus land for sale on the City's website; and consider and award bids to affordable housing developers. o 1.4b. Rezone 4.0 acres of CG-1 zoned land to RH-50, 1.9 acres of CO-zoned land and 1.4 acres of RH-zoned land to RMH-32 zoning, and 1.3 acres of CR-2 land to RH-50 zoning. o 1.4c. Proactively work with nonprofits or for -profit entities to develop residential uses on the surplus sites with units that are affordable to lower income households. o 1.4d. Require any Bice property development on surplus land to reserve at least 15 percent of its units for lower-income households, per state law under the Surplus Lands Act. • Program 1.5 Accessory Dwelling Units: Accessory dwelling units (ADU) are an effective strategy for providing affordable housing and reducing overcrowding and overpayment. In May 2021, the City Council adopted MC-1559 to allow ADUs and JADUs in all residential zones, subject to development revi ew and compatibility with materials and architecture of the primary unit. The ADU Ordinance was subsequently amended again in 2022, resulting in a significant construction boom for ADUs and JADUs. Based on a three-year trend, the City is projecting 1,704 A DUs over the 2021-2029 planning period. To continue this progress, the following actions/objectives are proposed.
Objective(s)
o 1.5a. Periodically review and revise ADU regulations for consistency with state law. Address changes to the ADU Ordinance noted by HCD’s review letter dated October 2023.
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o 15b. Monitor and record progress in ADU production and affordability in the APR to ensure ADU targets are met.
o 1.5c. Adopt development incentives, including online marketing, expedited process, pre- stamped plans, and one-stop permit.
o 1.5d. If ADU production or affordability falls 25 percent below target for two calendar years, rezone sites to address shortfall within 6 months.
• Program 1.7 Land Use Element /Code Update: As part of the General Plan update, the Land Use Element will be amended to increase the allowable density range for all medium - and higher -density residential land use designations to leverage the demand for apartments and condominiums, both affordable and market rate. Moreover, new mixed -use designations will be created along major east -west and north-south corridors to facilitate the conversion of underutilized sites to residential and/or mixed uses, create a more intense urban downtown, and support existing commercial uses (see Program 1.6). The General Plan update will provide a policy framework for updating specific plans and mixed -use corridors.
To achieve these goals will require amendments of the land use designations and SBMC.
Objective(s)
o 1.7a. Complete comprehensive updates to the General Plan Land Use Element to further increase opportunities for new housing.
o 1.7b. Revise land use designations of medium- to high-density residential zones; create mixed-use zones to implement the General Plan.
o 1.7c. Increase density ranges for medium-and-higher density zones, and draft density/intensity and development standards for residential and mixed-use projects. • Program 1.8 Design Standards: Design standards are implemented to ensure that residential projects built are of lasting value, provide communitywide benefits, and reduce visual blight. Objective development and design standards (ODDS) are a key part of this process because they provide property owners and builders with the community’s expectations for project design, and they improve predictability of the development review and approval process by offering quantifiable standards and regulations that need to be followed. The Development Review Committee, an interdepartmental committee of City staff, reviews all project applications and makes consistency recommendations to the approving body. However, SB 330 requires revisions to the design regulations in the municipal code to provide more specific design guidance for residential/mixed-use projects.
Objective(s)
o 1.8a. Revise, adopt, and implement ODDS (objective development and design standards) for residential and mixed-use projects to comply with State law.
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o 1.8b. Review and revise the design findings required for the review and approval of projects to allow for greater objectivity, clarity, and certainty in approval. o 1.8c. Publicize and market the new objective development and design standards on the City’s economic and community development website.
• Program 2.1 Regulatory Incentives: San Bernardino has many underutilized sites and opportunities for residential development. However, small, individual lots offer limited development potential and generally cannot support on -site management when the lot is developed with residential uses. Residential development opportunities, particularly along corridors and infill on vacant and underused sites in existing neighborhoods, could be increased through a broader incentive program. While the City routinely grants minor modifications and exceptions to facilitate development, the program could be expanded to include lot consolidation incentives, such as density incentives. In tandem with other regulatory incentives, these tools will encourage a more efficient use of the land, offer flexibility for developers, and facilitate quality development. Moreover, such a program will further assist developers in revitalizing corridors given new state laws allowing for residential uses.
Objective(s)
o 2.1a. Amend Development Code to incentivize lot consolidation, merger, or lot line adjustments to encourage assemblage of lots into larger parcels to facilitate quality housing. o 2.1b. Allow for minor modifications and exceptions to facilitate and encourage the development of quality residential development.
• Program 2.3 Development Fee Study: Development fees support community services and benefits, such as public safety infrastructure, transportation infrastructure, affordable housing, environmental mitigation, libraries, parks, flood control, and other projects. However, if not carefully drafted, impact fees can make it infeasible for developers to build housing or can significantly increase home prices. Development fees can amount to anywhere from 6 to 18 percent of the median price of a home depending on location, according to the AB 602 Senate Floor Analysis. The City has hired a consultant to assess fees. The City will utilize the fee study to determine revisions to balance full -cost recovery, ensure proposed projects are adequately planned for, and consider the cumulative effect on housing development.
Objective(s)
o 2.3a. Study and implement development and impact fees in accordance with SB 319 and AB 602, as codified in Gov’t Code § 66000 et. seq.
o 2.3b. Complete development fee study to assess appropriateness and consistency with state law; revise fees based on the findings.
o 2.3c. Study the feasibility of offering selected fee reductions, where appropriate, to facilitate the development of housing that fills unmet housing need.
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• Program 2.4 Development Code Update: As part of the General Plan update, the City has committed to updating the Development Code. Among other items, key provisions include: 1) updating regulatory measures that allow housing types, including special needs housing (Program 2.7); 2) updating the density bonus ordinance (Program 2.2); 3) updating development and design standards to facilitate development along corridors and in downtown (Programs 1.6 and 1.8); and 4) make amendments to facilitate consistency with the General Plan (Program 1.7). However, additional revisions to the Development Code are needed to address potential constraints to development.
Objective(s)
o 2.4a. Revise residential open space and lot coverage standards to allow more flexibility in satisfying requirements (e.g., use of shared space or transfer of open space requirements) o 2.4b. Remove the tiered density reduction standards for lots in multiple -family residential zones, thus facilitating achievement of maximum density in each respective zone. o 2.4c. Revise land use tables for all zones to clarify requirements for land use allowance and creating distinct requirements for physical improvements to property. o 2.4d. Review and, if needed, revise other code requirements and administrative processes that could impede achievement of maximum density.
• Program 2.5 Permit Facilitation: The City’s development review process has three tiers of permits (administrative, development, and conditional permits), each with different decision- making bodies that review, condition, and approve applications. While the City meets its statutory requirements for processing development applications, conversations with developers indicated that further actions, beyond augmenting staffing, can streamline, coordinate, and facilitate the processing of permits. To that end, the City is developing a “one- stop shop” counter that will physically and virtually connect all phases of review for development applications. Additional processes are being implemented, including the objective design standards and permit-expediting process during the planning period.
Objective(s)
o 2.5a. Establish a written policy or procedure to allow a streamlined approval process and standards for eligible projects, as set forth under Gov’t Code § 65913.4. o 2.5b. Create a one-stop-shop counter for residential projects to streamline the application submittal and review process, improve consistency, and improve development certainty. o 2.5c. Monitor status of projects quarterly; for ones not moving forward, contact developers to ascertain issues, facilitate remaining entitlements, and assist in extensions as needed. o 2.5d. Track project processing to ensure an environmental determination is made pursuant to PRC§21080.1, within the timeframes of the PRC §21080.2 and Gov’t Code 65950(a)(5).
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• Program 2.6 Site Improvements Assistance: Site improvements are necessary to prepare land for development and address potential impacts of development on- or off -site. Common improvements include grading, street lighting, and drainage; curb, gutter, and sidewalks; utility poles and connections; roadway improvements; etc. Financing site improvements can be a challenge for developers who propose affordable housing or small projects where infrastructure is lacking. To reduce the constraints and costs associated with site improvements, the City may, on a project-by-project basis, 1) allow developers to defer site improvements to a later date, 2) waive the requirement to underground utilities, or 3) waive or modify requirements for public street improvements if the improvements are cost prohibitive.
Objective(s)
o 2.6a. Require adequate site improvements for residential and mixed -use projects to ensure that impacts of development are addressed and mitigated.
o 2.6b. Consider deferral, modification, or waiver of street improvements, undergrounding of utilities, and other features on a project-by-project basis. • Program 2.7 Constraints to a Variety of Housing: Housing Elements must provide for a variety of housing types to accommodate people of all incomes, household types, and disabilities. This includes housing such as single -family homes, multi -family rental housing, factory -built housing, ADUs, mobile homes, housing for agricultural employees, SRO units, emergency shelters, transitional housing, permanent supportive housing, and low barrier navigation centers. The SBMC update will include the following revisions.
Objective(s)
o 2.7a. Amend the SBMC to define and permit employee housing as a by-right use in zones allowing single-family housing, in accordance with Health and Safety Code § 17021.5. o 2.7b. Define/permit ADUs as a by -right use consistent with Gov’t Code §65852.2; incorporate changes to the ADU ordinance required by HCD’s October 2, 2023 memo to the City. o 2.7c. Amend SBMC's permitting, definitions, and associated regulations to facilitate development of emergency shelters, transitional and supportive housing, and low barrier navigation centers per state law (See Program 5.5).
o 2.7 d. Interview SRO/micro-unit developers and propose ordinance revisions for consideration to the City Council to incentivize both housing types.
• Program 2.8 Constraints to Housing for People with Disabilities: In December 2022, HCD issued a technical memorandum that provides guidance on how cities should address group homes and housing for people with disabilities. This guidance addresses how such land uses are defined, permitted in zoning districts, subjected t o local regulations, and allowed reasonable accommodation. In addition, AB 2339
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requires additional changes to emergency shelters and other potential constraints to the development of suitable housing. These facilities may also house disabled individuals needing special accommodations.
Objective(s)
o 2.8a. Amend SBMC to redefine the terms “family,” “dwelling unit, ”dwelling single,” and “disability” and residential/ community care facilities to comply with fair housing law. o 2.8b. Amend the SBMC to allow group homes or small residential care facilities (RCF) serving six or fewer persons that operate as a single housekeeping unit and that do not provide licensable services in all zones allowing single or multiunit residences. o 2.8c. Amend the SBMC to allow RCFs operating as a single housekeeping unit that provide licensable services to more than six residents subject to a conditional use permit based on generally applicable, nondiscriminatory findings in all zones allowing residential/mixed uses. • Program 3.1 Housing Rehabilitation: The Owner-Occupied Rehabilitation Program is designed to assist income-eligible San Bernardino homeowners improve the living conditions of their homes. Only owner - occupied single-family detached dwellings, townhomes, and condominiums within the San Bernardino city limits qualify for this program. Health and safety, building code, accessibility, and some general property- related repairs are eligible for reimbursement. Loans are all deferred loans at three percent interest per annum, with no payments due on the loan unless qualifying actions occur. Beyond single- family homes, however, the City also has a need for rehabilitation of mobile homes and apartments. Though there are fewer funding sources available, HCD will release a Multi-family Housing Program (MHP) Super NOFA in late 2023 to provide funding for rehabilitation activities.
Objective(s)
o 3.1a. Contract with NPHS to implement the owner-occupied housing rehabilitation loan program and report on results annually.
o 3.1b. Consider opportunities to seek and secure funding to expand the housing rehabilitation program to mobile home parks and apartments.
o 3.1c. If program expansion is feasible and approved by council, authorize staffing and financial resources to expand program to cover mobile homes and apartments. o 3.1d. Conduct a survey to clarify the need for demolition, moderate repairs, and major repairs needed to the housing stock within the city.
• Program 3.2 Rental Housing Program Maintenance Standards: On October 4, 2023, the City Council adopted MCC-1619 replacing Chapter 15.27 of the SBMC “Crime Free Rental Housing Program” in its entirety with Rental Housing Program Maintenance Standards. It also amends the chapter to retain the exterior inspections o f multi-family rental housing and the eight- hour training class. As part of the stipulated judgment with Promise Gracia et al., the provision for charging for inspections has been
ADDENDUM TO THE GENERAL PLAN EIR
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removed. The ordinance applies to all multi-family rental housing complexes containing four or more units on a single parcel. City code enforcement may be involved in conducting the rental housing course and annual exterior (re)inspections as a lawful exercise of their duties, including but not limited to enforcement responsibilities under Civil Code 1941 et seq. and HS Code 17920.3 and 17975 et seq.
Objective(s)
o 3.2a. Implement program changes immediately following adoption of the ordinance in 2023 and return to the City Council for action by mid-2024.
o 3.2b. Review ordinance on an annual basis to ensure that it is effective and complies with all state and federal fair housing laws.
• Program 3.3 Code Enforcement: The City’s Code Enforcement program enforces regulations codified in more than 20 municipal codes that are intended to protect the health, safety, and welfare of the public; maintain quality neighborhoods; maintain quality housing; reduce crime; and ensure a high quality of life.
Following the City’s exit from bankruptcy and COVID health restrictions, the City has been increasing code enforcement staff to create greater capacity for responding to code violations and inspections . The City will continue to implement its code enforcement program to further the health, safety, and welfare of the community and its residents and business, while also pursuing additional action items as appropriate to address emerging concerns.
Objective(s)
o 3.3a. Enforce code compliance; increase the number of code enforcement staff to improve capacity to respond to municipal code violations in a timely manner. o 3.3b. Adopt 2022 California Building Code; Require adherence to local housing, property, vehicle, and other local regulations to ensure the safety and health of residents. o 3.3c. In conjunction with County Fire, Housing Division, or business licensing program, explore interventions to expand the inspection of multi-family housing. o 3.3d. Analyze the City’s code enforcement programs with respect to Federal and State Fair Housing Law and include or modify programs to ensure compliance. • Program 3.4 Affordable Housing Inspection Program: San Bernardino’s Housing Compliance Specialist performs housing and compliance checks on homes and apartments developed using HOME, RDA, or NSP assistance. The scope includes more than 24 projects with more than 2,500 affordable housing units. As part of this effort, the housing compliance specialist will: 1) conduct on-site inspections of affordable units, with assistance from City building inspectors; 2) ensure monitoring and inspection deficiencies are a ddressed in a timely manner; and 3) review and approval of affirmative marketing and tenant services plans. This requirement only applies to projects required to be inspected under 24 CFR
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CITY OF SAN BERNANDINO
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92.504(d) and is separate from the City’s property maintenance program for single and multiple- family units.
Objective(s)
o 3.4a. Inspect multi-family housing developed using federal HOME or NSP assistance; inspect 20% of projects each year, require compliance with federal housing quality standards. o 3.4b. Implement a general multi-family housing inspection program that is separate and covers all multiple-family residential properties in the city.
o 3.4c. Transition to NSPIRE for consistency with local, state, federal housing inspection criteria • Program 3.5 Violence Prevention/Intervention: The City implements comprehensive violence and crime prevention efforts. The City’s Violence Intervention and Prevention (Program addresses root conditions that have driven violence and crime in San Bernardino. Partners include the City, its police department, Loma Linda University, H.O.P .E Culture, Young Visionaries, Urban Peace Institute, Urban Conservation Corps, and others. Violence intervention involves outreaching to gangs/individuals based on crime report s, holding education events, identifying high risk residents to help develop life plans, and personal follow up. In 2019, under its community- oriented policing initiative, the City reorganized its officers into neighborhoods by staffing four substations that will allow officers to work closer with community groups and residents, build greater trust among residents, and reduce crime and violence rates.
Objective(s)
o 3.5a. Implement violence intervention services to reduce crime and gang -related violence, including $3.8 million in violence intervention grant funds. o 3.5b. Implement community- oriented policing to reduce crime and violence, including the $5.0 million in grants to hire community policing officers
o 3.5c. Explore the feasibility of implementing a citywide Neighborhood Watch Program to prevent and reduce crime and violence. If such a program is adopted, ensure that it complies with all Federal and State Fair Housing Law as well as the City’s duty to AFFH. • Program 3.6 Park and Recreational Planning: San Bernardino’s 36 parks provide opportunities for residents to recreate, socialize, and exercise. During the bankruptcy and following decade, many of these resources fell into disrepair due to the inability to fund maintenance and repair. These resources eventually became unsafe to occupy. Since emerging from bankruptcy, the City has been repairing park and recreational facilities throughout the community. The City has worked to secure grants and/or collaborate with partners from the State of California, San Manuel Reservation, Kaboom, and other for -profit and non-profit agencies to fund the revitalization of park and recreational facilities.
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Objective(s)
o 3.6a. Complete comprehensive update of the General Plan Parks and Recreation Element; Complete Parks/Rec Master Plan; program recommended improvements into the CIP . o 3.6b. Continue to secure funding, schedule and improve projects, including: Guadalupe, Speicher, Delmann Heights, Seccombe, Nicholson, Encanto Center, and Blair Park o 3.6c. Complete improvements to two libraries: Paul Villasenor Library and Feldhym Library. • Program 3.7 Business and Employment Assistance: The City will establish an Entrepreneurial Resource Center downtown, supported by IECE at CSUSB, that will provide resources and support for entrepreneurs and small business owners in the City. In 2022, the City was awarded a $4.2 million grant to hire 70 young and early -career staff members as part of the California Youth Jobs Program. In collaboration with the Inland Empire Small Business Development Center, the City will dedicate $3.0 million in ARPA funds to assist businesses and organizations impacted by COVID -19 or qualifying as an “underserved small business.”
Objective(s)
o 3.7a. Expend $3.0 million in ARA funds to assist small businesses and organizations that were adversely impacted by the COVD pandemic.
o 3.7b. Establish an Entrepreneurial Resource Center (ERC) to provide a central point for resources and support for entrepreneurs and small business owners in the City. o 3.7c. Implement Youth Workforce grant and employ and train San Bernardino youth for jobs with the City and CBOs to restore services curtailed during the COVID pandemic. o 3.7d. Prepare a citywide Broadband Master Plan that will position the City for implementation grants from the state and federal government.
• Program 3.8 Capital Improvements: Each year the City adopts a Five- Year Capital Improvement Program (CIP) aligning with the 2020 2025 Key Strategic Targets and Goals established by the mayor and city council. The CIP provides a roadmap for developing and maintaining the City’s capital faci lities and infrastructure to provide high quality services to residents and the community. Due to the cost and importance of capital projects, significant consideration goes into allocation of resources to these projects.
Projects in the CIP are evaluated against a four-point scale of priority and selected based on an assessment of community needs, mayor and city council priorities, and available funding.
Objective(s)
o 3.8a. Continue annual update of the CIP and implementation of scheduled projects, including accessibility improvements per the City’s Transition Plan.
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o 3.8b. Prioritize capital improvements where disinvestment or disadvantaged areas exist; pursue collaborate efforts where feasible. Complete Vernon Bridge, Muscoy Improvements, State Street Extension, Cross St. Bridge, Mt Vernon Storm Drain., and Del Rosa Fire Station. o 3.8c. Request estimated $5 million in grant funding and, if approved, prepare an ADA Plan, Bridge Management Plan, Storm Drain Master Plan, and Facility Management Plan. • Program 3.9 Water and Sewer Planning: San Bernardino’s age and geographic diversity underscores the importance of water and sewer planning to address the needs of existing and future residential development. Gov’t Code 65589.7 requires that jurisdictions have a policy for prioritizing water and sewer services (will serve letters) for residential projects that provide affordable housing to lower income residents. While the City can provide adequate service, a priority policy needs to be adopted to comply with state law. Furthermore, in compliance with state and county codes, infrastructure improvements are needed to: 1) protect the groundwater due to leaking from septic use in more rural areas; and 2) upgrade water lines to remove the potential for lead leaching in compliance with USEPA direction.
Objective(s)
o 3.9a. Implement septic conversion projects - convert 250 septic tanks in Arrowhead Farms upon receipt of $24.3 million SWCRB grant.
o 3.9b. Complete $3.5 million project to replace 300+ lead water service connectors in the Cimmaron and San Anselmo neighborhoods
o 3.9c. Adopt a policy that grants priority for issuing will serve water and sewer service to proposed housing affordable to lower-income households.
• Program 3.10 Community Health: For a large, industrialized community, improving and maintaining environmental quality is a high priority for the City. Of the City’s 43 tracts, 13 tracts (33 percent) are considered disadvantaged for pollution burden. Environmental health concerns are bro ad in type and include environmental justice, air quality, land use adjacency issues, heavy industrial uses, and legacy superfund sites. Improving environmental conditions is complex and costly, oftentimes requiring multiagency cooperation. The Housing Element commits the City to do the following:
Objective(s)
o 3.10a. Complete a Health/Environmental Justice Element for the 2050 General Plan based on the findings of a technical report and community input.
o 3.10b. Support implementation of the Community Emissions Reduction Plan in Muscoy/West San Bernardino to reduce exposure to pollution.
o 3.10c. Encourage and facilitate the cleanup of active contaminated sites and, for inactive projects, seek funding and partnerships to facilitate cleanup.
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o 3.10d. Complete installation of traffic signal improvement grant (Caltrans’ Local Highway Safety Improvement Program (HSIP))
o 3.10e. Implement Selective Traffic Enforcement Program (STEP) grant to improve road safety. • Program 4.2 Rent Control/Stabilization: In 1984, San Bernardino adopted a rent stabilization program that covered all of its 48 mobile home parks where units are not already covered by a lease. The goal of the program is to maintain the affordability of existing mobile home parks as a viable option for affordable living, particularly for lower income seniors and families with children. City provisions regulate rents, and HCD inspects the properties to ensure that State codes are met. Annual rent increases are capped at 80 percent of the change in the consumer price index. Passed in 2023, SB 940 allows locally passed rent protections to apply towards newly constructed mobile home spaces, and creates a 10 -year exemption for spaces in those parks. AB1482 also t ook effect on January 1, 2020, and imposes rent caps, just cause eviction, and other procedures on apartments built more than 15 years ago.
Objective(s)
o 4.2a. Continue the Mobile Home Rent Stabilization program and ensure that all increase requests go through the proper administrative and hearing process. o 4.2b. Contract with fair housing providers to educate tenants on their rights and responsibilities with respect to rent stabilization and just cause eviction. • Program 4.3 Housing Choice Voucher: The Housing Authority implements a federally funded rental housing choice voucher (HCV) program. The HCV program provides rental assistance to qualified extremely low - and very low -income households residing in San Bernardino or to properties offering affordable units to these income groups. The program offers a rent “voucher” that is equal to the difference between the current fair market rent for an apartment and what a tenant can afford to pay (based on 30 percent of their household income). A tenant may choose to live in housing that costs more than the normal payment standard if they pay the extra rent. Housing vouchers can be allocated to projects (“project-based”) or to renters (“tenant-based”). Presently, approximately 2,600 income-eligible households benefit from the tenant-based housing choice voucher program in San Bernardino.
Objective(s)
o 4.3a. Maintain use of at least 2,600 tenant-based rental vouchers for San Bernardino residents and support continued distribution of project-based vouchers. o 4.3b. Work with HACSB to improve use of tenant-based vouchers 10% by marketing educational and promotional materials to residents, tenants, and property managers. o 4.3c. Publicize the Housing Authority’s HCV program by posting fliers and distributing other educational materials at appropriate venues.
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• Program 4.4 Emergency Rental Assistance: San Bernardino and its residents were severely impacted by COVID, which resulted in loss of employment, evictions, and other economic hardships. In 2021, the City secured $11 million in Emergency Rental Assistance funding from the State of California to pay rent or utilities for tenants and landlords who did not receive revenues due to the impact of COVID -19.
Through Resolution No. 2021-224, the program allowed past and current rent and utility bills to be paid.
The program partners with Inland SoCal 211+ to provide information regarding program resources. As of January 2023, the program had 6,950 applicants and disbursed $16.9 million in assistance. The program is currently only serving existing clients because available funds are exhausted. More than 90 percent of households are Hispanic or African Americans with one to five members.
Objective(s)
o 4.4a. Provide emergency rental assistance to existing San Bernardino residents impacted by job or other financial losses due to COVID.
o 4.4b. Seek additional funding that may become available and, if funding becomes available, allocate rental assistance to residents most in need of housing support. o 4.4c. Review and consider non -profit applications for funding for rental assistance programs, during its annual CDBG/ESG/HOME funding cycle.
• Program 4.5 Homeownership Initiative: Creating generational wealth has been a reoccurring theme expressed by residents. As is the case statewide, African American, Hispanic, and Filipino residents have the lowest homeowner rates. New homeownership programs have, until recently, declined due to the rapid escalation in prices and high subsidy required to make the cost of a home affordable to low- and moderate- income households. However, expanding homeownership is a key initiative in San Bernardino and is currently implemented through the infill housing development program on formerly surplus sites. The City will initiate a homeownership effort that includes strategies to augment funding and increase partnerships to close the race and ethnic gap in homeownership.
Objective(s)
o 4.5a. Present homeownership gap closure program to City Council for consideration to improve homeownership for San Bernardino residents.
o 4.5b. If approved, apply for homeownership funding opportunities and grants as NOFAs are released. If approved, develop program, and hire staff. • Program 4.6 Assist in the Development of Extremely Low-Income Housing: San Bernardino’s effort to assist in the development of extremely low-, very low-, and low-income housing leverages a variety of affordability tools, incentives, partners, and financing. The first component includes making sites available for affordable housing, including surplus sites. The second component includes regulatory and financial incentives (e.g., density bonus, administrative exceptions, and other regulatory relief) to improve project feasibility. The third component includes permit streamlining to expedite the review and conditioning of
ADDENDUM TO THE GENERAL PLAN EIR
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CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
the project to reduce constraints to project approval. These components make it possible for the City to assist in the development of affordable housing for extremely low-, very low-, and low-income households.
Objective(s)
o 4.6a. Post and circulate surplus sites available for affordable housing per the Surplus Land Act; consider proposals from affordable housing developers per the SLA. o 4.6b. Reach out to and collaborate with local nonprofits to provide housing assistance, education and information, and other support and resources.
o 4.6c. Complete processing, facilitation, funding and/or technical assistance of affordable housing in the pipeline and pursue other opportunities that arise. • Program 4.7 Inclusionary Housing Ordinance: With inflationary housing prices and rents in recent years, it has grown more challenging to finance and develop affordable housing. At the same time, new State law, referred to as “no net loss,” requires cities to find replacement sites or redesignate sites for affordable housing if the original affordable housing sites in the Housing Element are built with market- rate housing. As a result, cities are increasingly reexamining the feasibility of inclusionary housi ng ordinances (IHO), which mandate that new residential projects set aside a percentage of units as affordable to low- and/or moderate-income families. An IHO can help achieve multiple housing goals —achieving the RHNA mandate, preventing unnecessary rezoni ng, reducing housing insecurity, and integrating affordable housing options alongside market rate housing.
Objective(s)
o 4.7a. Contract with an affordable housing specialist to study, identify, and evaluate feasibility of inclusionary housing policies.
o 4.7b. Host study session(s) with the City Council and the development community to discuss opportunities for inclusionary housing.
o 4.8c. If approved by the City Council, conduct a nexus study, prepare inclusionary requirements and in-lieu fee options, and create an expenditure policy for funds. • Program 4.8 Housing or Land Trust: Community land trusts (CLT) are mechanisms for creating affordable housing units and maintaining the units as affordable over the long term. Traditionally, land trusts maintain housing affordability by retaining ownership of the land, allowing the owner to place permanent covenants on the prices or rents for homes on the land. There are various public and private land trust models and funding options that can help to provide resources beyond affordable housing, such as community revitalization, home preservation, and ownership opportunities. SBCTA has developed an initial CLT program that might offer the opportunity to join at a low initial cost. However, the City can also work with nonprofit organizations to develop a local CLT as well.
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FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 31
Objective(s)
o 4.8a. Explore the feasibility of a housing trust, either regional (e.g., SBCTA) or local, as a means of providing affordable housing in the City.
o 4.8b. Host a study session with the City Council to discuss housing land trust opportunities and their feasibility in the City of San Bernardino.
o 4.8c. If approved, develop a list of City land assets, funding sources, and interested parties and prepare a program for council consideration.
• Program 5.2 Senior Housing and Services: San Bernardino’s seniors have specific needs related to housing affordability, accessibility, and supportive services. As the senior population grows, so will the need for housing that is affordable for those on fixed incomes or with mobility needs. To add ress the housing needs of senior households, the City permits and facilitates the development of senior apartments, senior (“age-restricted”) mobile home parks, assisted living, residential care, and other housing options. The City provides two senior centers provide social events and programs (nutrition; senior companion; AmeriCorps; health, fitness, and exercise; etc.). The City provides a senior companion program and nutrition program (SCP/SNP) with $700,000 in grants from the CNCS from 2022-2025.
Objective(s)
o 5.2a. Continue to seek and attract residential developers to provide, build, and expand the City’s inventory of affordable and market rate housing for seniors. o 5.2b. Sponsor and provide physical, social, health, and other support services for senior residents at San Bernardino’s senior centers and other locations. o 5.2c. Maintain the housing security of seniors through voucher advocacy, preservation of affordable housing, mobile home rent stabilization, housing assistance, and other programs. • Program 5.3 Housing for Persons with Disabilities : San Bernadino’s disabled population is diverse, representing different ages, abilities, medical conditions, and other life situations. The City’s approach to serving its disabled residents is multifaceted and designed to facilitate independent living so re sidents can live their fullest. For new housing, the City requires that housing is accessible per ADA disability standards.
For housed residents, the City provides procedures for residents to seek reasonable accommodation (SBMC Chapter 19.63) to modify their homes to improve accessibility. The City improves the accessibility of infrastructure and public facilities in accordance with its Transition Plan. The City also approves residential care facilities and other group housing for residents with a wide range of disabilities.
Objective(s)
o 5.3a. Continue to ensure compliance with all building accessibility codes. Review and revise the Reasonable Accommodation Ordinance to ensure it is consistent with State law; prepare interdepartmental letter directing compliance with state law until ordinance is updated.
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FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
o 5.3b. Update and implement the City’s Self -Evaluation and Transition Plan and continue to schedule improvements to ensure accessibility to City streets, facilities, and public services. o 5.3c. Update the SBMC regarding residential care facilities, consistent with State requirements (Health and Safety Code § 1502 et seq).
o 5.3d. Support efforts to provide community, recreational, and social services to people with physical, mental, and developmental disabilities.
• Program 5.4 Housing for Students: Cal State San Bernardino and San Bernardino Valley Community College are valued community assets, providing education, jobs, and enrichment opportunities. Though Cal State has some on- campus housing, both schools are predominantly commuter schools. As is the case statewide, college students often face precarious and uncertain housing situations; it is not uncommon for college students to double up to afford housing and tuition. Even for students who are adequately housed, the combined cost of college tuition and housing may result in housing insecurity. In 2022, the San Bernardino CCD was awarded a $1 million grant for a feasibility study. Should the feasibility study demonstrate the demand for housing, the district can subm it an application for an allocation from California’s pool of $1.5 billion to finance the development of student housing.
Objective(s)
o 5.4a. Support local college and university efforts to explore the development of on- and off-site housing opportunities for their students and faculty.
o 5.4b. Work with SBVC to facilitate student housing through the entitlement process --expediting rezoning, development entitlements, or supporting funding applications • Program 5.5 Housing for Families with Children: The Housing Element analysis found that families with children are the majority household type in the City. Additionally, most of the households in San Bernardino are considered lower income and live in low opportunity districts or neighborhoods. According to the Census Bureau, the needs of San Bernardino’s families with children are many, including housing problems (overpayment, overcrowding, substandard housing), the need for financial assistance for lower income families, the need for continued education and employment for youth and adults, the need for park and recreational programs, and other needs. Though the City is not positioned to address the full range of needs of families with children, it can provide housing and services when feasible and contract with other appropriate entities to address service gaps.
Objective(s)
o 5.6a. Seek and attract residential developers to provide, build, and expand the City's inventory of affordable and market rate housing for families with children. o 5.6b. Sponsor and provide at community centers physical, social, health, and other support services for families and children.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 33
o 5.6c. Maintain the housing security of families with children through preservation of affordable housing, rent stabilization, housing assistance, etc.
• Program 5.6 Homeless Services: San Bernardino is home to 40 percent of the county’s homeless population, and the City’s homeless population has increased 175 percent since 2017. Shelters are at or near full capacity. Moreover, homelessness is expected to increase. On February 1, 2023, the City Council issued an Emergency Homelessness Declaration. San Bernardino is committed to implementing a “housing first” strategy and provision of a full continuum of housing and services to address homelessness. The City‘ s strategy to address homelessness and the multiplicity of unmet needs is multilayered. It begins with individual outreach and interaction, leading ultimately to comprehensive housing opportunities (e.g., shelters, navigation centers, transitional shelters, interim housing, permanent supportive housing) and the full range of health, social, and employment services needed to facilitate independence. The City is dedicating more than $20 million, not including additional noncity funds, to augment shelter capacity, outreach and engagement, and supportive services.
Objective(s)
o 5.5a. Convene a Homeless Task Force to review implementation of the City’s Homeless Action Plan and the expenditure of $20 million in American Rescue Plan Act funds to finance the plan. o 5.5b. Partner with County, for -profit, and nonprofit agencies to provide a comprehensive continuum of services to people who are homeless or residing temporarily in shelters. o 5.5c. Provide a street outreach team to assist individuals experiencing homelessness, direct them to services, and address issues with encampments.
o 5.5d. Complete the following projects:
170-bed Lutheran Social Services multiservice campus
30-unit U.S. VETS permanent supportive housing on E Street 60-unit interim SBVC project on G Street for college students 200-bed Salvation Army expansion
200-prefab-unit HOPE Navigation Center Campus on 6th Street o 5.5e. Work with the County to provide accurate counts of homeless people to document the need for services and success of City programs.
o 5.5f. Amend SBMC's definition for transitional and supportive housing and permit by right in all zones allowing residential uses, and allow low barrier navigation centers as a by -right use in all zones allowing residential and mixed uses, per Gov't Code § 65583(c)(3) and § 65660.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
1. Addendum to the Certified General Plan EIR
o 5.5g. Revise municipal code provisions for a security and management plan for emergency shelters in compliance with the Stipulated Final Judgement and Order submitted in the case of Gracia et. al v. City of San Bernardino.
o 5.5h. Make code revisions needed to address AB 2339 and revise the emergency shelter overlay site to remove infeasible sites and include additional sites as warranted. • Program 5.7 Housing Mobility : Racially concentrated areas of affluence (RCAA) are a fair housing concern in that certain areas may disproportionately benefit higher resources to the exclusion of lower income residents. The City of San Bernardino does not have an RCAA; in fact, most of the City is lower income tracts. A of 2023, only four tracts in Northwest San Bernardino are moderate/higher resource. To ensure equal access to resources in these areas, the City will implement a fourfold strategy: 1) approve ADU applications submitted; 2) surplus up to 113 parcels in single-family residential developments for affordable housing; 3) market housing choice vouchers to apartment properties in the area; and 4) work with HASC to preserve any at risk housing units in the neighborhood.
Objective(s)
o 5.7a. Facilitate and approve ADU applications in Northwest San Bernardino o 5.7b. Surplus up to 113 lots for affordable single-family housing in Northwest San Bernardino o 5.7c. Affirmatively market use of rental vouchers to apartments in Northwest San Bernardino o 5.7d. Work with HASC to preserve affordable housing in Northwest San Bernardino • Program 5.8 Place-Based Program: As discussed in Chapter 5, San Bernardino has several disadvantaged incorporated areas—the Westside and Central/Downtown—which are some of the oldest areas of the community. Both comprise the majority of the areas designated as R/ECAPs and/or high segregation and poverty in the community. As explained earlier, these conditions are due in par t to the many economic, housing, and social changes since 1980 that resulted in significant economic disruption, poverty, foreclosures, deteriorating infrastructure, and declining neighborhoods. Reversing and ameliorating these conditions will take considerable time and continued investments. To improve these areas, the City is directing significant public and private investment into both areas. Chapter 5 (Tables 5-23 and 5-24) along with action items in other housing element programs list dozens of initiatives and multi -million-dollar investments being dedicated to these two areas. The timeframes for each action item were initiated by the City, County or other partners can be found by referencing the program number for each line item in the housing plan.
Objective(s)
o 5.8a. Complete comprehensive community building investments in the Central/Downtown and Westside (see Tables 5-23 and 5-24).
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
1. Addendum to the Certified General Plan EIR
January 2024 Page 35
o 5.8b. Continue to seek grants and engage with nonprofit and for -profit organizations to assist in implementing community building initiatives.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
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2. CEQA Analysis
As stated in CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations):
When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or negative declaration was adopted, shows any of the following:
(a) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(b) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure o r alternative.
Pursuant to Public Resources Code Section 21166 and Section 15162 of the CEQA Guidelines, the lead agency shall not require a subsequent or supplemental EIR unless the agency determines that the proposed project would result in new significant impacts or a substantial increase in the severity of previously identified significant impacts. This analysis has been prepared pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
2. CEQA Analysis
2.1 ENVIRONMENTAL ANALYSIS
Under CEQA Guideline Section 15164, an addendum may be prepared if only minor technical changes are required or if none of the conditions identified in Guideline Section 15162 are present. In the absence of substantial evidence to support a fair argument that the project changes may result in significant environmental impacts not previously studied, an addendum to the EIR is appropriate. The following review proceeds with the requirements of CEQA Guidelines Section 15162. The following discussion concludes that the conditions set forth in Section 15162 are not present, and that an addendum is appropriate for the proposed project.
Table 1-3, Summary of Program Changes Between Existing Housing Element and 2021-2029 Housing Element shows that many of the existing Housing Element programs will remain unchanged with the proposed project. The 2021- 2029 Housing Element provides a total of 2 5 programs; most of these programs are either informative or would result in no physical change to the environment. Overall, the programs were modified to comply with state law, respond to directives from the Department of Housing and Community Development ( HCD), and eliminate programs where the City has already completed the identified task. Program 1.1: RHNA Housing Site Inventory, requires the rezoning of 19.5 acres of RH and RMH designated land to higher densities, which would help the City meet its low -income RHNA target. Program 1.4 City -Owned and Surplus Site Development, would rezone 4.0 acres of (Commercial General) CG-1 zoned land, 5.6 acres of RH-zoned land, and 9.3 acres of RMH- zoned land to RH-50 zoning; and rezone 1.9 acres of (Commercial Office) CO-zoned land, 1.4 acres of RH -zoned land, and 5.6 acres of RMH -zoned land to RMH -32 zoning. These parcels are shown in Table 1-1, Private-owned Land Identified in the Housing Element Inventory for Rezone , and Table 1-2, City- owned Land Identified in the Housing Element Inventory for Rezone, and the impacts associated with the zoning changes would increase density for residential uses or change non-residential zones to the new residential zones with increased density. The Housing Element identifies 11 parcels for rezone, as shown in Table 1-1, Private-owned Land Identified in the Housing Element Inventory for Rezone and an additional 28 parcels for rezone, as shown in Table 1-2, City-owned Land Identified in the Housing Element Inventory for Rezone.
Furthermore, the units identified in the 2021–2029 Housing Element would not exceed the listed housing unit buildout in Table 1, City of San Berardino General Plan Buildout Statistics of the 2005 General Plan EIR which shows the total development capacity at 88,282 residential units for developable/usable area during the time of the EIR. The proposed project identifies 8,123 new housing units to meet the City’s RHNA, which when added to the City’s current number of housing units is 75,716 units. Similarly, the estimated number of residents that would be added to the city under full buildout of the 202 1–2029 Housing Element is 7,270 residents, which when added to the City’s 202 3 population is 230,500. Thus, there would be 6 3,859 fewer residents than the 2005 buildout population described in the General Plan EIR which is 294,359 residents.
The public service impacts associated with the potential population increase that could be associated with new housing include police and fire services, and parks. Additional services for police and fire would only result in a physical impact if new facilities were required to meet the growth needs.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
2. CEQA Analysis
January 2024 Page 39
2.2 IMPACT ANALYSIS
The discussion in this addendum confirms that the proposed project has been evaluated for significant impacts pursuant to CEQA. The discussion is meaningfully different than a determination that a project is “exempt” from CEQA review, because the proposed 2021–2029 Housing Element update and Zone Change Amendment are not exempt. Rather, the determination here is that the General Plan EIR evaluated the physical impacts likely to result from future development.
There are no substantial changes in the circumstances or new information that was not known and could not have been known at the time of the adoption of the General Plan EIR. The proposed project represents no change from the physical impacts that were assumed and analyzed by the General Plan EIR.
As a result, and for the reasons explained in this addendum, the proposed project would not cause any new significant environmental impacts or substantially increase the severity of significant environmental impacts disclosed in the General Plan EIR. Thus, the proposed project does not trigger any of the conditions in CEQA Guidelines Section 15162 allowing the preparation of a subsequent EIR, and the appropriate environmental document as authorized by CEQA Guidelines Section 15164(b) is an addendum. Accordi ngly, this EIR addendum has been prepared.
The following identifies the standards set forth in Section 15162 as they relate to the proposed project. The text that follows the provisions of the law relates to the proposed project.
1. No substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identi fied significant effects; and 2.
No substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant e nvironmental effects or a substantial increase in the severity of previously identified significant effects.
The program changes included in the proposed Housing Element are limited to complying with state law, combining programs with similar intent to aid in implementation, or elimination of programs where the City has already completed the identified task . All development in the city must be consistent with the General Plan, and if a discretionary action, is subject to project-specific CEQA. It is important to note that the state legislature has passed several laws that would make certain housing projects ministerial thereby eliminating further CEQA analysis at the time of application. In these instances, local regulations such as engineering and design standards would continue to apply as they are requirements of the building permit and do not rely on CEQA. In addition, federal and state regulations concerning biological and cultural resources, wetlands, and construction air quality would also apply as they too are not reliant upon CEQA.
As a result, even if a housing project is exempt from CEQA, the physical impacts on the environm ent would still be addressed through the permitting process.
ADDENDUM TO THE GENERAL PLAN EIR
FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
2. CEQA Analysis
California Government Code Section 65584 requires that each city and county plan to accommodate a fair share of the region’s housing construction needs. The amendments to the Zoning Ordinance are limited to complying with state law and would ensure the City’s ability to meet its 2021-2029 RHNA. Subsequent development must be consistent with the General Plan, and if a discretionary action is determined, then must complete a project specific CEQA analysis. Though the application of the Housing Element and Zone Change amendment would change the existing development pattern for the city, the change occurs on properties already designated and zoned for development. The difference in unit yield per acre does not result in new significant environmental effects.
As all projects within the city must be consistent with the General Plan, state, and federal law, policies identified in the General Plan EIR to reduce physical environmental effects would continue to apply to all future development and would reduce impacts to the same significance level as identified in the General Plan EIR.
3. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified shows:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration.
The proposed project includes policy-level changes that are limited to complying with state law and would not result in physical changes to the environment that were not disclosed in the General Plan EIR . The state and local regulations identified in the General Plan EIR to reduce physical environmental effects would also apply to the proposed project. The proposed Housing Element programs are similar to the existing programs of the existing 2013-2021 Housing Element. The 2021-2029 Housing Element provides a total of 25 housing programs; these programs would not result in new significant environmental impacts.
The proposed Housing Element identifies targets for housing at different income levels but does not include development of an unusu al type, scale, or location that would not have been evaluated in the General Plan EIR. Because a development project must be consistent with the General Plan, zoning, and development standards of the City, the adopted measures to address physical impacts on the environment would be applied resulting in the same impacts as evaluated in the General Plan EIR . Therefore, there would be no new environmental impacts.
As shown in Table 1-1, Private-owned Land Identified in the Housing Element Inventory for Rezone , and Table 1-2, City-owned Land Identified in the Housing Element Inventory for Rezone , the amendment and additions to the Zoning Code are proposed to comply with existing state law. The Zoning Code update amends Chapter
19.04 of the City’s Municipal Code to upzone parcels shown in Figures 2 through 8 of this Addendum.
Additionally, the City’s zoning map is revised to change zone districts for residential parcels increasing their allowable density. According to the project description, t he City’s proposed Housing Element programs along with the zoning change amendment (proposed project) would result in the following:
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CITY OF SAN BERNANDINO
2. CEQA Analysis
January 2024 Page 41
A. Revision of the Municipal Code to adopt the revised Chapter 19.04, Residential Zones, the residential districts from Residential Medium High (RMH-) 24 to RMH-32 and Residential High (RH-) 31 to RH -50. The change in number represents the new maximum number of units per acre.
B. Revise the zoning map to change zone districts for parcels shown in Table 1 -1, Private-owned Land Identified in the Housing Element Inventory for Rezone and Table 1 -2, City-owned Land Identified in the Housing Element Inventory for Rezone.
C. Adopt the City of San Bernardino 2021-2029 Housing Element.
These revisions will allow the City to meet its RHNA obligations.
The physical environmental impacts have already been considered and would be exempt from CEQA (under § 15303), or would be subject to project specific CEQA analysis, as well as the policies from the General Plan. The City’s proposed Housing Element programs along with the zoning change amendment (proposed project) would introduce new housing units and people to vacant parcels and would affect land use patterns in the city; however, the resulting impacts would be identical to the previously certified General Plan EIR. There would be no new environmental impacts, or an increase in the severity of any previously identified environmental impacts.
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR.
The proposed project would have the same significant impacts as those disclosed in the certified General Plan EIR. The state and local regulations identified in the General Plan EIR to reduce physical environmental effects would apply to all new development, including parcels located in the RMH-32 and RH-50 residential districts . There is no new information that would demonstrate that significant effects examined would be substantially more severe than shown in the certified General Plan EIR. c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.
The proposed project includes policy-level changes that are limited to complying with state law and would not result in physical changes to the environment that were not disclosed in the General Plan EIR General Plan EIR. The proposed project does not create new impacts or the need for mitigation measures. The state and local regulations identified in the General Plan EIR would reduce physical environmental effects associated with future development. The City is required to adopt a Housing Element and the element must be reviewed and certified by HCD. There is no feasible alternative to adopting a Housing Element.
The update to the Housing Element would not result in significant environmental impacts or increase the severity of any environmental impacts previously evaluated in the General Plan EIR; therefore, there is no need for new mitigation measures or alternatives . The proposed project does not create new impacts or the need for additional mitigation measures.
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2. CEQA Analysis
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure o r alternative.
The proposed project would have the same significant impacts as the previously certified General Plan EIR, and all associated state and local regulations identified in the General Plan EIR to reduce physical environmental effects would apply to all future development. There would be no new significant impacts resulting from adoption of the zoning amendment therefore, there would be no new mitigation measures or alternatives required for the proposed project.
2.3 FINDINGS
The foregoing analysis confirms that the proposed project has been evaluated for new significant impacts or a substantial increase in previously identified significant impacts pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162. The determination here is that the 2021– 2029 Housing Element and Zoning Code Amendment does not require major revisions to the General Plan EIR due to the involvement of new significant environmental impacts or substantial increases in the severity of previously identified significant environmental impacts. The Housing Element Update is a policy document, and its adoption would not produce environmental impacts since no actual development is proposed. Therefore, the proposed project recommends changes to increase density, and the development impacts of the uses are addressed by existing policies in the General Plan EIR such as mitigation measures related to water supply demand and reducing air pollution. Future housing development projects would generally be subject to project -level environmental review.
The sites with designated zone changes are located on vacant parcels that are zoned for commercial and residential purposes; most of these sites are located next to non-vacant residential parcels. The proposed zone changes will allow for the site s to be developed with residential uses , enabling the City to meet its RHNA obligations. Given that the surrounding properties have residential uses, the conditions warrant a change in their zoning designation. The zone changes would be compatible with surrounding land uses and consistent with adjacent zoning designations.
There are no substantial changes in the circumstances or new information that was not known and could not have been known at the time of the adoption of the General Plan EIR. The proposed project represents no change from the physical impacts that were assumed and analyzed by the General Plan EIR. As a result, and for the reasons explained in this addendum, the proposed project would not cause any new significant environmental impacts or substantially increase the severity of significant environmental impacts disclosed in the General Plan EIR. Thus, the proposed project does not trigger any of the conditions in CEQA Guidelines Section 15162 mandating the preparation of a subsequent EIR, and the appropriate environmental document authorized by CEQA Guidelines Section 15164(b) is an addendum.
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FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNANDINO
2. CEQA Analysis
January 2024 Page 43
2.4 REFERENCES
San Bernardino, City of. 2014. City of San Bernardino 2013-2021 Housing Element. https://cdnsm5- hosted.civiclive.com/UserFiles/Servers/Server_17442462/File/Government/Department/Community %20&%20Economic%20Development/Planning/Housing%20Element%202013-2021.pdf ____. 2005a. City of San Bernardino General Plan. https://cdnsm5- hosted.civiclive.com/UserFiles/Servers/Server_17442462/File/Government/Department/Community %20&%20Economic%20Development/Planning/Complete%20General%20Plan%20Compressed.pdf ____. 2005b. General Plan Update and Associated Specific Plans EIR. https://www.sbcity.org/city_hall/community_economic_development/planning/environmental_docum ents
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FOR THE 2021– 2029 HOUSING ELEMENT UPDATE AND ZONE CHANGE AMENDMENT
CITY OF SAN BERNARDINO
2. CEQA Analysis
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Table LU-2
Land Use and Zoning Designations Consistency
Land Use
Designations Zoning Designations Max. Density (units per acre) and Intensity (floor area ratio) Intended Uses
Residential Designations – San Bernardino offers a wide range of housing densities and products to meet the demand of current and future residents with equally varying lifestyles. In addition to the uses described below, other uses such as schools, parks, childcare facilities, and other public/institutional uses that are determined to be compatible with and oriented towards the needs of residential neighborhoods may also be allowed.
Single-Family Residential Estate (RE) 1 dwelling unit per acre Single-family detached residences in an estate setting.
Residential Low (RL) 3.5 dwelling units per acre (9,720 minimum lot size)
Single-family detached residences in low-density setting.
Residential Suburban (RS) 4.5 dwelling units per acre (7,200 minimum lot size)
Single-family detached residences in a high quality suburban setting.
Residential Urban (RU) 8 dwelling units per acre (7,200 minimum lot size, 5,200 minimum lot
size in planned unit developments)
Single/multi-family attached and detached residences, including townhouses, stacked flats, courtyard homes, small lot
subdivisions, and mobile home parks.
Multi-Family Residential Medium (RM) 12 dwelling units per acre (14,400 minimum lot size
Multi-family dwellings including townhomes, stacked flats, courtyard homes, apartments and condominiums as well as small lot single-family developments
Residential Medium High (RMH) 24 dwelling units per acre (20,000 minimum lot size
Multi-family dwellings including apartments and condominiums.
Residential Medium High (RMH-
32)
32 dwelling units per acre (20,000
minimum lot size
Multi-family dwellings including apartments and condominiums.
Residential High (RH) 31 dwelling units per acre (20,000 minimum lot size)
Multi-family dwellings including apartments and condominiums.
Residential High (RH-50) 50 dwelling units per acre (20,000 minimum lot size)
Multi-family dwellings including apartments and condominiums.
Commercial Designations – San Bernardino accommodates a full spectrum of retain, service, professional, office, and entertainment uses at a range of intensities to meet the demand of current and future residents. In addition to the uses described below, other uses such as parks, childcare facilities, and other public/institutional uses that are determined to be compatible with and oriented towards the needs of commercial uses may also be allowed.
Commercial Commercial Office (CO) 1.0 floor area ratio Professional offices including financial, legal, insurance, medical, and other similar uses.
Commercial General (CG-1) 0.7 floor area ratio Local and regional serving retail, personal service, entertainment, office, related commercial uses and limited residential uses with a CUP.
Table LU-2
Land Use and Zoning Designations Consistency
Land Use
Designations Zoning Designations Max. Density (units per acre) and Intensity (floor area ratio) Intended Uses
Commercial General-2 (CG-2) 1.0 floor area ratio Local and regional serving retail, personal service, entertainment, office, related commercial uses and limited residential uses with a CUP.
Commercial General-3 (CG-3)
1.0 floor area ratio Local and regional serving retail, personal service, entertainment, office, related commercial uses.
Central City South-1 (CCS-1) 1.0 floor area ratio Local and regional serving retail and service uses.
Central City South-2 (CCS-2) .7 floor area ratio Local and regional serving retail and service uses.
University Business Park-2 (UBP-2) 1.0 floor area ratio Local and regional serving retail and service uses.
University Business Park-3 (UBP-3) 1.0 floor area ratio Local and regional serving retail and service uses.
Commercial Regional-1 (CR-1)
Commercial Regional Malls
1.5 floor area ratio Large scale, regional serving retail and service uses.
Commercial Regional-2 (CR-2)
Downtown
Non-Residential Intensity – 3.0 floor
area ratio (4.0 ratio if a vertical
mixed-use project)
Residential Density – 47 units per
gross acre. Senior citizen and senior
congregate care housing shall permit a
maximum density of 130 units per
gross acre, subject to the approval of a
Conditional Use Permit
A mixture of regional serving retail, service, office, outdoor dining, entertainment, cultural, and residential uses that enhance the downtown area as the functional and symbolic center of the City of San Bernardino.
Commercial Regional-3 (CR-3)
Tri-City Commercial
.7 floor area ratio commercial
3.0 floor area ratio hotels & offices
1.5 floor area ratio R&D
A mixture of regional serving retail, service, tourist, office, entertainment, financial establishments, restaurants and supporting outdoor dining, hotels/motels, research and development, high technology, business parks, ware-
house/promotional retail, and supporting services uses that capitalize on the location along the Interstate 10 corridor.
Commercial Regional-4 (CR-4)
Auto Plaza
.7 floor area ratio
1 acre minimum lot size
New car dealerships with supporting retail and service uses.
Commercial Heavy (CH) .7 floor area ratio
10,000 square feet minimum lot size
Large scale, regional serving retail and service uses and limited commercial and industrial uses that are characterized by an extensive use of outdoor or indoor space for their sales, service, and/or storage.
Table LU-2
Land Use and Zoning Designations Consistency
Land Use
Designations Zoning Designations Max. Density (units per acre) and Intensity (floor area ratio) Intended Uses
Industrial Designations – San Bernardino accommodates a full spectrum of industrial related employment uses, such as manufacturing, distribution, research and development, office, and mineral extraction, at a range of intensities to meet the demand of current and future residents. In addition to the uses described below, other uses, such as parks and other public/institutional uses that are determined to be compatible with and oriented towards the needs of industrial uses may also be allowed.
Industrial Office Industrial Park (OIP) 1.0 floor area ratio Employee-intensive employment uses in a park-like setting, including research & development, technology centers, research and development, corporate offices, “clean” industry and light manufacturing, and supporting retail.
Industrial Light (IL) .75 floor area ratio Variety of light industrial uses, including warehousing/distribution, assembly, light manufacturing, research and development, mini storage, and repair facilities conducted within enclosed structures as well as supporting retail and personal uses.
Industrial Heavy (IH) .75 floor area ratio Variety of intense industrial activities that could potentially generate significant impacts, such as excessive noise, dust, and other nuisances, such as rail yards and multi-modal transportation centers.
Industrial Extractive (IE) .05 floor area ratio Mineral, sand, and gravel extraction with an approved Mineral Reclamation Plan in accordance with the California Surface Mining and Reclamation Act.
University Business Park-1
(UBP-1)
.75 floor area ratio Employee-intensive employment uses in an industrial setting, including research & development, technology centers, corporate offices, and “clean” industry.
Public/Quasi-Public Designations – San Bernardino accommodates a full spectrum of public facilities and institutional uses to meet the demand of current and future residents.
Public/Quasi-
Public
Publicly owned Flood Control
(PFC)
NA Flood control facilities.
Public Facilities (PF) NA Public facilities, governmental institutions, transportation facilities, public schools (K-12), public or private colleges and universities, museums, and public libraries.
Central City South-3 (CCS-3) NA Flood control facilities.
Railroad (RR) NA Railroad facilities.
Table LU-2
Land Use and Zoning Designations Consistency
Land Use
Designations Zoning Designations Max. Density (units per acre) and Intensity (floor area ratio) Intended Uses
Open Space Designations – San Bernardino accommodates a full spectrum of active and passive recreational uses such as parks, trails, athletic fields, golf courses, fair grounds, and stadiums, as wells as those areas intended to remain in natural open space.
Open Space Public Parks (PP) 0 dwelling units per acre Public parks and recreational facilities.
Open Space (OS) 0 dwelling units per acre Permanent open space.
Public/Commercial Recreation
(PCR)
Case-by-case basis Intensive recreational uses, such as golf courses, sports complexes, and fair grounds as approved through the public review process.
Overlays – An overlay is intended to reflect a particular characteristic of an area and is applied “over” an underlying land use designation to provide guidance above and beyond the underlying land use designation.
Hillside Management Overlay Densities per an adopted specific plan or as determined by the
following formula:
Average Slope (%) Units per Acre
10 to <15 2.0 units per acre
15 to <20 1.5 units per acre
20 to <25 1.0 units per acre
25 to <30 0.5 units per acre
30+ 0.1 units per acre
Regulates growth in the City’s hillsides to ensure that development in this area occurs in a manner that protects the hillside’s natural and topographic character, environmental sensitivities, and aesthetic qualities. As detailed in the Hillside Management Overlay Zoning District:
• Parcels of 15% natural slope or less can be excluded, • The transfer of allowable units to lesser slopes is allowed, • Grading is minimized,
• The clustering of units is encouraged, and
• Buildings are designed to “fit” with their hillside setting.
Foothill Fire Zone Overlay (FF) Per the underlying land use designations and applicable overlays
Mitigate the spread of wildfires, help to minimize property damage, and reduce the risk to the public health and safety.
Residential Student Housing
Overlay (RSH)
20 units per acre (5 acre minimum) Multi-family dwellings including apartments and condominiums that house student populations. Student housing is required to provide amenities in relation to the number of units/bedrooms.
Transit District Overlay (TD) Per the underlying land use designations
To provide policies to promote transit-oriented development within San Bernardino.
Exhibit D
Privately-owned Land Identified for Rezoning/Upzoning
APN Acres
Existing Land
Use
Designation
Proposed Land
Use
Designation
Existing Zone Proposed Zone
013630207 0.68 MFR MFR RMH RMH-32
013631118 1.59 MFR MFR RMH RMH-32
013631126 0.91 MFR MFR RMH RMH-32
013631109 0.92 MFR MFR RMH RMH-32
028115164 1.55 MFR MFR RMH RMH-32
015515124 6.48 MFR MFR RH RH-50
015515125 2.87 MFR MFR RH RH-50
015044104 1.08 MFR MFR RH RH-50
015044130 2.21 MFR MFR RH RH-50
015515120 1.14 MFR MFR RH RH-50
015044114 0.03 MFR MFR RH RH-50
City-owned Surplus Land Identified for Rezoning/Upzoning APN Acres
Existing Land
Use
Designation
Proposed Land
Use
Designation
Existing Zone Proposed Zone
013407119 0.21 C MFR CR-2 RH-50
013407124 0.06 C MFR CR-2 RH-50
013407126 0.06 C MFR CR-2 RH-50
013407158 0.28 C MFR CR-2 RH-50
013410109 0.21 C MFR CR-2 RH-50
013410110 0.31 C MFR CR-2 RH-50
014252208 0.25 C MFR CG-1 RH-50
014252209 0.24 C MFR CG-1 RH-50
014252211 0.24 C MFR CG-1 RH-50
014252212 0.24 C MFR CG-1 RH-50
014252213 0.24 C MFR CG-1 RH-50
014252214 0.24 C MFR CG-1 RH-50
014252215 0.24 C MFR CG-1 RH-50
014252216 0.24 C MFR CG-1 RH-50
014252217 0.25 C MFR CG-1 RH-50
014252225 0.21 C MFR CG-1 RH-50
014252235 0.2 C MFR CG-1 RH-50
014252236 0.2 C MFR CG-1 RH-50
014252237 0.2 C MFR CG-1 RH-50
014252238 0.2 C MFR CG-1 RH-50
014252241 0.2 C MFR CG-1 RH-50
014252242 0.21 C MFR CG-1 RH-50
014252210 0.24 C MFR CG-1 RH-50
014252226 0.19 C MFR CG-1 RH-50
014319174 0.75 C MFR CO RMH-32
014319175 0.27 C MFR CO RMH-32
014301244 0.86 C MFR CO RMH-32
015545110 1.41 MFR MFR RH RMH-32
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 Montoya, City Manager
Mary E. Lanier, Interim Agency Community, Housing, and Economic Development Director Travis Martin, Senior 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 ............................................................................................................. 3-57
3.3 Environmental Constraints ..................................................................................................................... 3-66
4.0 HOUSING RESOURCES .......................................................................................................................... 4-1
4.1 Housing Production Need........................................................................................................................ 4-1
4.2 Housing Sites .............................................................................................................................................. 4-20
4.3 Environmental Conditions ...................................................................................................................... 4-42
4.4 Site Infrastructure ...................................................................................................................................... 4-44
4.5 Implementation Resources .................................................................................................................... 4-48
5.0 FAIR HOUSING ........................................................................................................................................ 5-1
5.2 Integration and Segregation ................................................................................................................... 5-2
5.3 Disproportionate Need ........................................................................................................................... 5-24
5.4 Access to Opportunity ............................................................................................................................. 5-38
5.5 Fair Housing Enforcement ...................................................................................................................... 5-56
5.6 Local Context ............................................................................................................................................... 5-64
5.7 Disadvantaged Areas ............................................................................................................................... 5-73
5.8 AB 686 Sites Analysis ................................................................................................................................ 5-87
5.9 Fair Housing Issues ................................................................................................................................ 5-105
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 ..................................................................................................................................... 6-24 Contents
ii January 2024
6.5 Public Participation ................................................................................................................................... 6-36
7.0 HOUSING PLAN ...................................................................................................................................... 7-1
7.1 Goals and Policies ........................................................................................................................................ 7-2
7.2 Housing Programs....................................................................................................................................... 7-7
7.3 Quantified Objectives............................................................................................................................... 7-41 APPENDIX A: HOUSING ELEMENT SITE INVENTORY
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 Homeless Trends in the City of San Bernardino, 2016-2022 .................................................... 2-40 Figure 2-15 Lower Income Households with Housing Problems in San Bernardino, 2000 ................... 2-50 Figure 2-16 Publicly Assisted Multi-family Housing in San Bernardino, 2020 ............................................ 2-54 Figure 3-1 Residential Construction Cost Trends, 2011-2022 ........................................................................ 3-59 Figure 4-1 Pipeline Housing Projects ......................................................................................................................... 4-3 Figure 4-2 ADU Projection Scenarios, Building Permits Issued, 2024-2029.............................................. 4-14 Figure 4-3 Inventory of Vacant Housing Sites ...................................................................................................... 4-36 Figure 4-4 Emergency Shelter Overlay, Potential Sites ..................................................................................... 4-40 Contents
City of San Bernardino Housing Element iii
Figure 4-5 Environmental Hazards and Housing Sites ...................................................................................... 4-43 Figure 4-6 Broadband Coverage in San Bernardino and Vicinity.................................................................. 4-47 Figure 5-1 Median Household Income by Census Tract .................................................................................... 5-4 Figure 5-2 Prevalance of Low-Income Population ................................................................................................ 5-5 Figure 5-3a Percent of Population that is Non-White, 2010-2014 ................................................................... 5-7 Figure 5-3b Percent of Population that is Non-White, 2015-2019 ................................................................... 5-8 Figure 5-4 Trends in R/ECAPs, 1990-2020 ............................................................................................................... 5-9 Figure 5-5 Prevalence of Poverty Among Residents .......................................................................................... 5-11 Figure 5-6 Areas of Segregation and Poverty, 2020 .......................................................................................... 5-12 Figure 5-7a Prevalence of People with a Disability, 2010-2014 ....................................................................... 5-14 Figure 5-7b Prevalence of People with a Disability, 2015-2019 ....................................................................... 5-15 Figure 5-8a Percent of Residents that are Seniors, 2010-2014 ........................................................................ 5-17 Figure 5-8b Percent of Residents that are Seniors, 2015-2019 ....................................................................... 5-18 Figure 5-9a Percent of Households with Five or More People, 2010-2014 ................................................. 5-20 Figure 5-9b Percent of Households with Five or More People, 2015-2019 ............................................... 5-21 Figure 5-10a Percent of Single Parent Households with Children, 2010-2014 .......................................... 5-22 Figure 5-10b Percent of Single Parent Households with Children, 2015-2019 .......................................... 5-23 Figure 5-11a Percentage of Renter House-holds Overpaying for Housing, 2010-2014 ......................... 5-26 Figure 5-11b Percentage of Renter House-holds Overpaying for Housing, 2015-2019 ......................... 5-27 Figure 5-11c Percentage of Owners Overpaying for Housing, 2010-2014 .................................................. 5-28 Figure 5-11d Percentage of Owners Overpaying for Housing, 2015-2019 .................................................. 5-29 Figure 5-12a Prevalence of Housing Overcrowding, 2010-2014 ..................................................................... 5-32 Figure 5-12b Prevalence of Housing Overcrowding, 2015-2019 ..................................................................... 5-33 Figure 5-13 Prevalence of Housing Displacement Risk ....................................................................................... 5-35 Figure 5-14 Homeless People in San Bernardino City ......................................................................................... 5-36 Figure 5-15 TCAC Composite Resource Score ........................................................................................................ 5-39 Figure 5-16 TCAC Economic Opportunity Score .................................................................................................... 5-41 Figure 5-17 TCAC Educational Opportunity Score ................................................................................................ 5-45 Figure 5-18 Percentage of Existing Affordable Housing Units by Group ..................................................... 5-46 Figure 5-19 Housing Choice Vouchers by Census Tract ..................................................................................... 5-47 Figure 5-20 Transit Score in San Bernardino ........................................................................................................... 5-51 Contents
iv January 2024
Figure 5-21 CalEnviroScreen Composite Scores .................................................................................................... 5-53 Figure 5-22 CES Scores by Quartile, City of San Bernardino ............................................................................. 5-54 Figure 5-23 CalEnviroScreen Pollution Burden Scores ........................................................................................ 5-55 Figure 5-24 Disadvantaged Unincorporated Communities ............................................................................... 5-75 Figure 5-25 Sample of Investments in Disadvantaged Incorporated Areas, 2021-2029 ........................ 5-86 Figure 5-26 RHNA Credits in San Bernardino Areas ............................................................................................. 5-88 Figure 5-27 RHNA Credits on TCAC Composite Map .......................................................................................... 5-89 Figure 5-28 Existing Income Distribution of San Bernardino by Planning Area ........................................ 5-90 Figure 5-29 Number of Tracts in Planning Areas by Resource Category ..................................................... 5-90 Figure 5-30 City’s RHNA Strategy: Current vs. Proposed Income Distribution on Vacant Sites .......... 5-93 Figure 5-31 Existing and Proposed Income Distribution by Area ................................................................... 5-93 Figure 5-32 Opportunity Scores by Area .................................................................................................................. 5-95 Figure 5-33 RHNA Credits by TCAC Economic Opportunity Map ................................................................... 5-96 Figure 5-34 RHNA Credits by TCAC Environmental Quality .............................................................................. 5-97 Figure 5-35 RHNA Credits by TCAC Educational Opportunity Map ............................................................... 5-98 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 Contents
City of San Bernardino Housing Element v
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 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......................................................................... 2-60 Table 2-34 Qualified Housing and Service Entities ............................................................................................. 2-62 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 ............................................................................................ 3-22 Table 3-7 Suitability of Residential Zones to Accommodate the RHNA .................................................. 3-24 Table 3-8 Density Bonus Ordinance Assessment .............................................................................................. 3-27 Table 3-9 Adopted Building and Property Maintenance Codes .................................................................. 3-29 Table 3-10 GHG Emissions Reduction Measures and Targets for 2030 ...................................................... 3-31 Contents
vi January 2024
Table 3-11 Street Infrastructure Standards ............................................................................................................ 3-35 Table 3-12 Reviewing Authorities for Residential Development ................................................................... 3-37 Table 3-13 Summary of Approval Process for Housing Projects ................................................................... 3-39 Table 3-14 Development Permit Process Timelines ............................................................................................ 3-43 Table 3-15 Interest Rates, June 2022 ........................................................................................................................ 3-60 Table 3-16 Residential Development Fee Scenario ............................................................................................. 3-61 Table 3-17 2021 Residential Planning Division Fees ........................................................................................... 3-62 Table 3-18 2021 Development Impact Fees .......................................................................................................... 3-63 Table 3-19 AB 1483 Required Documents and Website Access .................................................................... 3-65 Table 4-1 Regional Housing Needs Allocation, San Bernardino, 2021 to 2029 ....................................... 4-2 Table 4-2 Pipeline Housing Projects Credited to the RHNA ........................................................................... 4-5 Table 4-3 Accessory Dwelling Unit Survey ........................................................................................................... 4-15 Table 4-4 ADU Affordability Distribution for the 2021-2029 RHNA .......................................................... 4-16 Table 4-5 Infill Parcels for Rezone to Accommodate Lower Income RHNA ............................................ 4-24 Table 4-6 Housing Opportunity on Surplus Land ............................................................................................. 4-27 Table 4-7 San Bernardino RHNA Status Summary ............................................................................................ 4-35 Table 4-8 Emergency Shelter Overlay Sites ......................................................................................................... 4-41 Table 4-9 San Bernardino Water Demand and Supply ................................................................................... 4-45 Table 4-10 San Bernardino Existing Wastewater Collection System ............................................................ 4-46 Table 4-11 Primary Financial Resources .................................................................................................................. 4-49 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 ......................................................................... 5-13 Table 5-8 Seniors Citizens, San Bernardino and the Region ......................................................................... 5-16 Table 5-9 Familial Type, San Bernardino and the Region............................................................................... 5-19 Table 5-10 Regional Analysis of Overpayment and Overcrowding .............................................................. 5-24 Table 5-11 Prevalence of Overpayment .................................................................................................................. 5-25 Contents
City of San Bernardino Housing Element vii
Table 5-12 Prevalence of Overcrowding ................................................................................................................. 5-31 Table 5-13 Unhoused Population, San Bernardino Region 2022 .................................................................. 5-36 Table 5-14 Academic Performance ........................................................................................................................... 5-44 Table 5-15 Affordable Housing Inventory in San Bernardino ......................................................................... 5-46 Table 5-16 Transit Metrics, San Bernardino ........................................................................................................... 5-50 Table 5-17 Fair Housing Complaints, FYs 2020–2022 ........................................................................................ 5-57 Table 5-18 Landlord-Tenant Disputes, FY2020-2022 ......................................................................................... 5-58 Table 5-19 Fair Housing Complaints......................................................................................................................... 5-59 Table 5-20 Housing Case Closure Reasons ............................................................................................................ 5-59 Table 5-21 Disadvantaged Unincorporated Communities ............................................................................... 5-74 Table 5-22 Disadvantaged Incorporated Area Summary .................................................................................. 5-83 Table 5-23 Sample of Projects Benefitting the Central District, 2021-2029 .............................................. 5-84 Table 5-24 Sample of Projects Benefitting the Westside, 2021-2029 .......................................................... 5-85 Table 5-26 Overview of Opportunity Indicators ................................................................................................... 5-94 Table 5-27 Resource Opportunity Scores by Area .............................................................................................. 5-95 Table 5-28 Assessment of Fair Housing Implications of Sites ......................................................................... 5-99 Table 5-29 Fair Housing Issues, Metrics, and Actions ..................................................................................... 5-111 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 Vision and Land Use Workshops ......................................................................................................... 6-19 Table 6-4 GPAC Meetings Covering the Housing Element ............................................................................ 6-20 Table 6-5 Stakeholder Meeting Summary ........................................................................................................... 6-21 Table 6-6 Summary of Comments and Program Responses ........................................................................ 6-28 Table 7-1 Program Summary, 2021–2029 Planning Period ........................................................................... 7-29 Table 7-2 Housing Element Quantified Objectives ........................................................................................... 7-41
Contents
viii January 2024
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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.
Introduction
1-2 December 2023
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.
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 state - mandated 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 a n 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 b y 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 a ccordance 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.
Introduction
1-4 December 2023
1.3 PUBLIC OUTREACH
State law requires cities to make a "diligent effort" to achieve participation by all economic segments 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. Efforts culminated in a vision to guide the general plan update. • 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: Prior to the housing element update, the City’s 2020-2025 Consolidated Plan and Analysis of Impediments to Fair Housing conducted a robust public participation effort that also supported the housing element. The feedback provided through the process supported development of h ousing and community development needs, priorities, goals, and strategies.
• Stakeholder Consultations: The City contacted stakeholders to inform the overall housing element update and the fair housing analysis. Stakeholders were selected to include a broad array of interest groups, such as neighborhood groups, faith- based groups, fair housing agencies, community -based organizations, nonprofit organizations, health agencies, city - county agencies, developers, and financial institutions among others.
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.
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 specif y 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, u nderstanding 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 s pecial 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.
Housing Needs
2-2 January 2024
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 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. D uring 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
% of County City County City 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
Housing Needs
City of San Bernardino General Plan – Housing Element 2-3
AGE CHARACTERISTICS
San Bernardino’s housing needs are influenced by resident s’ 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 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.
Housing Needs
2-4 January 2024
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 Truck Farm 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 Mexican American 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 C ity 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
(2010–19) Number % Number % Number %
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
Housing Needs
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 Ci ty. 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).
Housing Needs
2-6 January 2024
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 Cit y 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.
Housing Needs
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 C ity. 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
Housing Needs
2-8 January 2024
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 c ounty
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 vari es 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
Housing Needs
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. S urveys are done in each county to determine the median family income (MFI). Households are then grouped into five income groups for the purpose 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 2 2 percent o f
homeowners earn moderate incomes.
• Above moderate (> 120% of MF I).
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
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
Housing Needs
2-10 January 2024
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 face d 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 constructi on, 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
Housing Needs
City of San Bernardino General Plan – Housing Element 2-11
HOUSING TYPE
A broad range of 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 6 3 percent of all housing units in the City. A small percentage of single-family homes are attached.
In Figure 2 -5, m ulti-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 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
Housing Needs
2-12 January 2024
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 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
Single
Family
Condo/
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.
Housing Needs
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 single -
family 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
Housing Needs
2-14 January 2024
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 in 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 Ci ty’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). 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
Housing Needs
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 single-
family home was $127,000, $50,000 for a
condominium, 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, housing price increases
over the decade outpaced increases in
household income. In 2020, t he median
sales prices for a single -family home
ranged from $212,500 to $408,000,
depending on the number of bedrooms
and unit size. Sales prices for
condominiums and townhomes ranged
from $133,000 to $389,000.
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 ff
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
Housing Needs
2-16 January 2024
APARTMENT RENTS
Thirty six apartment properties were
surveyed for asking rents. Most of these
properties are 30 to 40 years old.
Approximately 62 percent of them offer two-
bedroom 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
Housing Needs
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’ first - time homebuyers’ index. For renters, the appropriate cost burden varies from 30 to 40 percent, with the latter being used under the F ederal 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)
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.
Housing Needs
2-18 January 2024
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, which 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, which 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.
Housing Needs
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 a 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
Housing Needs
2-20 January 2024
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 moderate-
income 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. 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.
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
Housing Needs
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 and
Table 2 -18, m ore 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. H ousing overpayment
among homeowners is more pronounced
in the central city, but renter overpayment
is prevalent citywide. While the reasons for
the trend in housing over -payment are
many, th ese trends are likely to change
based on employment levels, the
recession, and housing prices.
Table 2-18 Housing Overpayment, San Bernardino, 2010 to 2019 Housing Tenure
2010 2019 Change (2010 to
2019) Number Percent Number Percent
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
Housing Needs
2-22 January 2024
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
(2010 to 2019) Number Percent Number Percent
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
Housing Needs
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 staffing 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, inoperable 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
Housing Needs
2-24 January 2024
Housing Conditions
San Bernardino’s housing stock is varied in age, style, location, and condition. No recent housing surveys exist due to lack of City resources, the recession, City bankruptcy, and COVID. This year, 2023, has been a turning point for the City to reestablish its Housing and Code Enforcement Divisions. Staff hiring has allowed the City to begin refocusing efforts on educating residents about city codes, enforcing regulations, and focusing on a broader housing strategy. The following are descriptions of housing conditions, based on field observations from Code Enforcement staff. • Demolition. These houses need to be torn down due to dilapidated conditions. These homes have serious structural defects including, but not limited to: roof rafters exposed and deteriorated, walls with extreme fire and flood damage, lack of windows with interior elements exposed, copper piping removed, old electrical wires , and aged plumbing that no longer functions properly. The City estimates that up to 2 percent of the housing stock (1,333 units) requires demolition and would be more economic to replace than rehabilitate. • M ajor Repair . These units have a sound underlying structure, but major repairs and replacement activities are needed to bring the house up to current codes and make it livable.
Improvements include re- roofing, electrical and plumbing replacement, replacement of exterior siding/stucco, the replacement of rehabilitation of interior kitchen/bathroom, and repairs to exterior painting, windows and doors. The City estimates that 7 to 1 0 percent of housing units (4,630 to 6,614 units) require major repairs. • M oderate Repair. These housing units are structurally sound and in livable condition, but need exterior repairs such as roof repairs, interior/exterior paint, and upgrade of some windows and doors, interior kitchen and bathroom upgrades, and accessibility improvements.
The repairs needed are largely related to the age of housing and gradual decline of existing interior and exterior components associated with normal maintenance and repair. City staff estimate that up to 20 percent of homes (13,230 units) require moderate repairs.
Finally, the City has 46 mobile home parks which are inspected by HCD for structural conditions.
Although no parks were suspended in 2022 and 2023, visual observation indicates that many of the units also need repair, replacement and, in some cases, demolition.
Code Enforcement staff indicate that the need for demolition, repair, and rehabilitation needs exist equally between single- and multiple-family homes, and that needs are dispersed citywide, with no neighborhoods being disproportionately impacted. This is because the vast majority of residents are low income and have insufficient financial resources to improve their homes.
Moreover, many rental properties are owned by absentee landlords who do not repair their units.
The Housing Plan includes Program 3.1 to conduct a survey to clarify and document the housing conditions in the City and funding sources to assist our residents.
Housing Needs
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 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
San Bernardino County, Point in Time Homeless Count, 2020.
SCAG Pre-certified Local Housing Data, City of San Bernardino, April 2023.
University and college websites for total enrollment
Consolidated Planning/CHAS Data, City of San Bernardino, 2006-2010; 2015-2019.
Housing Needs
2-26 January 2024
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 C ensus 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 2 3 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.
Housing Needs
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 (“age -
restricted”) 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
Housing Needs
2-28 January 2024
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.
Housing Needs
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
Housing Needs
2-30 January 2024
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. Female- headed 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 l arge 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).
Housing Needs
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 single-
family homes, condominiums, apartments, and
accessory dwellings. There are 17 affordable
apartments; 4 1 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 three-
bedroom 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; HUD User, 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
Housing Needs
2-32 January 2024
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 determinant s 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 full- time 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 program s: 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 C ity 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 C ity 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.
Housing Needs
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. This is 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
School district provides before- and after-school care to enhance academic, social, emotional, physical development. Includes a snack, homework time, and academic/recreational/enrichment 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 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.
Housing Needs
2-34 January 2024
PEOPLE WITH DISABILITIES
In part due to the passage of state and federal law s, 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 on e 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 comm only 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 disa bility 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 C ity.
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 independently.
Housing Needs
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 re sidential 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 hosp itals 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
Housing Needs
2-36 January 2024
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,
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. O ptions for housing disabled
people are described below and in Table 2-25
• 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 provide 24-hour residential services for persons with developmental disabilities, including serv ices such as (re)habilitation, developmental, and supportive health services. ICFs generally have three levels of care. • Skilled Nursing Facility (SNF). Sometimes called “ nursing/convalescent homes ,” 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 Projects Total Beds 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.
Housing Needs
City of San Bernardino General Plan – Housing Element 2-37 Unmet Need
According to the Disability Rights Education and Defense fund, a ccess 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 di sabled 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 disabi lities; 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 (bui ldings, 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.
Housing Needs
2-38 January 2024
Services for Persons with Disabilities
Available services programs and centers for persons with disabilities are shown 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 self- advocates, 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, 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 support. 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.
Housing Needs
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 coun ty
at: https://wp.sbcounty.gov/dbh/wp-
content/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 support, 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
Housing Needs
2-40 January 2024
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 1,8 87 people in 201 6. Over
the same period, the City’s homeless
population nearly tripled, from 491 to 1,350
by 202 2, 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 C ity. Of
the City’s homeless, 992 people were
unsheltered ( Figure 2 -14). 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 2-14 Homeless Trends in the City of
San Bernardino, 2016-2022
Housing Needs
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 (6 9.2 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, 12 percent w ere 50 to 65 years , and 10 percent were over 65 years. About 4 percent were younger than 24 years. The majority identified as White (4 8 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 youths 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.
Housing Needs
2-42 January 2024
Housing for Unhoused People
Several types of housing options can decrease the
risk of homelessness and support transitions
toward permanent rehousing. I n 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 Re housing. P rovides 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
Housing Needs
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 s helter crisis pursuant to GC § 8698. In response, the City Council adopted a homel ess 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 150-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.
Housing Needs
2-44 January 2024
Services for Unhoused People
A sample of City organizations that provide services to unhoused individuals and families in San Bernardino 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 , C CLM 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 short- term 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.
Housing Needs
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 a 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.
Housing Needs
2-46 January 2024
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 the buildout of the university.
• San Bernardino Valley College (SBVC). Founded
in 1926, SBVC is the 25th oldest colleges of the 115
community colleges across California. The main
SBVC campus sits on an 82-acre site 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 part-time 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
Housing Needs
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 need s 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 on -
campus 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
Housing Needs
2-48 January 2024
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 residenc e 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 cro pland, 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 C ity. Twenty b usinesses 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
Housing Needs
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 l imited 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 for 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.
Housing Needs
2-50 January 2024
EXTREMELY LOW-INCOME HOUSEHOLDS
The 2014-2018 C omprehensive 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 2-15, E LI 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 C ity. 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 2-15 Lower Income Households with
Housing Problems in San Bernardino, 2000
Housing Needs
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, childcare, 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 low er-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 replac ing 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 hou sing 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.
Housing Needs
2-52 January 2024
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. Project-
based 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 HA CSB issued over 2,500 tenant-based vouchers and over 1,000 project -based Section 8 vouchers. According to F ederal 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 low - income 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: HUD User, 2020.
Housing Needs
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 pandemic - related employment losses –threatening many with the potential loss of their hous ing. 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 ass istance 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 disburs ed 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 pr ogram, the City will continue to seek and apply for any remaining funds available from either the state or federal government.
Housing Needs
2-54 January 2024
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 low -
income 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 -16). It is
also important to note that San Bernardino
has a mobile home rent stabilization
program covering many of its 4 6 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 20 31. The California Housing Partnership ranked all affordable projects, including those in San Bernardino, into three categories:
• 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 those whose covenant expiration date is before 2030, but arrangements have been made to preserve the units or the owners are not likely to convert the projects. This includes project s owned by HASCB and/or its subsidiary Housing Partners 1, a 501c3 Community Housing Development Organization (CHDO). • 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. This would be the case for privately owned properties where subsidy continuation is uncertain. 0 500
1,000
1,500
2,000
2,500
Senior Units All Ages Units Special Need Units
Figure 2-16 Publicly Assisted Multi-family
Housing in San Bernardino, 2020
Housing Needs
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
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 CalHFA 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
Housing Needs
2-56 January 2024
Table 2-32 San Bernardino Subsidized Multi-Family Housing Development Name
Target
Residents
Project
Financing
Total
Units
Afford.
Units
Earliest
Expiration
At Risk
Status
Village Green All Ages LIHTC/HAP 184 181 2042 Not At-Risk Ramona Sr. Project Senior LIHTC/MRB 44 43 2024 High Risk The Waterman Large Family LIHTC 128 127 2030 High Risk
Autumnwood/Millcreek All Ages LIHTC 160 158 2030 High 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
Frazee Family HOME 14 13 2029 Low Risk
7 Arrows Family HOME 9 9 2029 Low Risk
Subtotal By Type Total
Units
Afford
Units
At Risk
Units Percent
Senior Projects 1,542 1,448 94 6%
Family/All Ages Projects 2,514 2,155 613 24%
Permanent Supportive Housing 123 122 0 0%
Total (All Affordable Units) 4,179 3,804 707 16%
Source: California Housing Partnership; TCAC, City Records, 2023
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
MRB: Mortgage Revenue Bonds
NSP: Neighborhood Stabilization funding from the federal government 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
Housing Needs
City of San Bernardino General Plan – Housing Element 2-57 Status of At Risk Affordable Housing Projects
A total of 707 publicly subsidized affordable housing units are technically at risk of conversion to market rents based solely on the expiration date of the project covenants or affordability controls.
However, when factoring in conversations with the property owners, only 350 units are at risk of conversion by 2030. The following describes each project.
Housing Authority Projects
The Housing Authority of San Bernardino County (HASC) or its affiliate, Housing Partners (HP1), owns three projects–Maplewood Homes (296 single -family units , Arrowhead Wood (51 -unit senior apartment project), and Kendall (10 units). The City contacted HASBC to determine the status of each project, as summarized below.
• Arrowhead Woods. This project offers 51
units of affordable housing for senior
households earning up to 80 percent of
MFI. The project is under contract to accept
project-based vouchers until March 31,
2027 and is at risk of conversion. While this
project is not a Rental Assistance
Demonstration project and not subject to
preservation requirements, the Executive
Director of HACSB indicated that t he
agency’s intent is to extend the contract for
project-based vouchers prior to 2027.
• Maplewood Apartments. This project offers 296 units of affordable rental housing for families earning up to 80 percent of MFI. The project is under contract to accept project- based vouchers until April 30, 2026 and is considered at risk. The project previously participated in a Rental Assistance Demonstration Program that requires extension of affordability covenants for 15 years . According to the Executive Director of HACSB, the agency will extend the rental assistance program (PBV) per RAD requirements. • Kendall Drive. HASC’s affiliate nonprofit, Housing Partners I (HP1), owns two multiple- family housing projects on Kendall Drive that offer 10 rental units affordable to families earning up to 80 percent of MFI. As a 501(c)(3), HPI is a Community Housing Development Organization that owns and preserves affordable housing. The project’s affordability is slated to expire on March 31, 2025. At this time, HASCB intends to extend the project- based vouchers and preserve the affordability of the Kendall Drive projects.
Arrowhead Woods Apartments
Housing Needs
2-58 January 2024
Tax Credit Projects
Three tax credit projects in San Bernardino are at -risk of conversion. Mill Creek 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 funded through LIHTC and placed into service in 1994.
All of the apartment properties receive 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 a 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.
Home Funded Projects
The City of San Bernardino also provided HOME funds to two residential projects (comprising 22 affordable units) of which the affordability covenant expires by 2029. These projects are the Frazee and 7 Arrows Apartment projects. These projects received some funding from the City through the HUD HOME Investments Partnerships Program (HOME). In projects with five or more HOME- assisted units, at least 20% of these units must be occupied by families earning 50% or less of area median income (AMI). All other HOM E-assisted units must be occupied by low income families.
Conversations with City Housing staff in Fall 2023, staff indicated that the City will be working with the owners to find additional funding to help preserve the long-term affordability of the projects.
Housing Needs
City of San Bernardino General Plan – Housing Element 2-59
PRESERVATION ANALYSIS
The City of San Bernardino has nine affordable housing projects in which affordability covenants will expire on 707 housing units by 2031 and which are considered at risk within the next 10 years.
Projects at risk of conversion are: the Ramona Senior Apartments, Waterman Apartments, Autumnwood Apartments, Maplewood Homes (duplexes), Arrowhead Woods Apartments, two apartment projects on Kendall, Frazee and 7 Arrows . However, as explained earlier, the City has received commitments on the preservation of the projects owned by the Housing Authority and those provided HOME funds by the City. Therefore, only 350 units are at-risk.
For the purpose of this preservation analysis, the financial commitment needed to preserve all 707 units is provided. 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 707 at-risk affordable units would cost between $201 million (without the land) and $275 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 $140 million. • Rehabilitation. There is no industry standard for est imating rehabilitation costs for multi- family housing since the cost depends on the improvements (e.g., energy conservation, roofing, or deferred maintenanc e). 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 $75 million. • Extend Rent Subsidies . Extending rental subsidies is often coupled with rehabilitation.
However, if rehabilitation is not needed, then extending rental subsidies is more straightforward. The difference between what is affordable to various households and market rents is considered the subsidy, and this is calculated on an annual or per year basis. The subsidy per year is multiplied by 707 (the number of units at risk of conversion).
Housing Needs
2-60 January 2024
Table 2-33 outlines the affordable housing costs for ELI, VLI, and LI households compared to the current market rate. The scenario 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 markets shifts, housing costs may go up, which would change the 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 $6,447,840
VLI $790 $1,235 $445 $5,340 $3,775,380
LI $1,265 $1,235 $ (30) $-- $--
2-Bedroom
ELI $549 $1,425 $876 $10,512 $7,431,984
VLI $888 $1,425 $536 $6,435 $4,555,908
LI $1,422 $1,425 $3 $36 $25,452
3-Bedroom
ELI $662 $1,612 $950 $11,400 $8,059,800
VLI $987 $1,612 $625 $7,500 $5,302,500
LI $1,580 $1,612 $32 $390 $271,488
Source: PlaceWorks. 2023
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 construction. Annual subsidies 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 is not required. Rehabilitation funding can also be provided in return for long- term covenants, guaranteeing the long-term preservation of the projects’ affordability.
Housing Needs
City of San Bernardino General Plan – Housing Element 2-61
AVAILABLE PROGRAMS
A variety of state and federal housing programs assist cities in preserving (e.g., acquir ing, 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 Multi- family 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.
Housing Needs
2-62 January 2024
QUALIFIED ENTITIES
Property o wners 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.
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, t hree “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
nongovern-mental constraint s–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, etc.
» Environmental factors: this includes
hazards–flooding, liquefaction, wildfire,
geologic, and other unique hazards– that
could potentially constrain development.
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 plan s 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.
Construction workers building housing
Housing Constraints
3-2 January 2024
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 20 25 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 6 th 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.
Housing Constraints
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
whether lot > or < 20,000 sf Residential
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
Regional-
Downtown
(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).
Housing Constraints
3-4 January 2024
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 for 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 housing. 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.
Housing Constraints
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 Varies
(0–3.2)
170 acres
980 units
Approved
Undeveloped
Waterman +
Baseline
Single-family
residential; mixed-use
Varies
(14–30) Unspecified Under
Construction
Downtown
Specific Plan
Single-family, multi-
family, 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://www.sbcity.org/cms/one.aspx?portalId=17442546&pageId=18208728
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 Ho using Element. Following adoption of the updated General Plan, the City also anticipates revisiting and revising specific plans which have been approved but not fully developed. These specific plans will be revised to address changes in the local housing market since their original date of adoption.
Housing Constraints
3-6 January 2024
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, RH
RMH 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
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
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.
Housing Constraints
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. Gov’t Code § 65852.3 requires that a 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 , the manufactured home is subject only to the same standards to which a single-family dwelling on the same lot would be subject.
Housing Constraints
3-8 January 2024
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 permanen t 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 prohibit s 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, multi- family residences are approved by different entities, depending on the project size. For projects involving 2 to 4 units, an administra tive 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 the Planning Commission. The City has numerous apartments throughout the community at a variety of scales.
Housing Constraints
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 a 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 consist ing 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 a pply in the C ity.
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.
Housing Constraints
3-10 January 2024
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 student s 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, w hile most students commute into
San Bernardino, many other students live nearby in
apartments near campus or in the surrounding
neighborhoods. These priv ate 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
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-11 Accessory Dwelling Units (ADU)
An ADU is an attached or detached unit that
provides complete independent living facilities
on a residential lot. It may 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 updated its ADU ordinances in 2021
and 2022, the first time since 2013. The City
permits ADUs and JADUs as a by right use with only a building permit in all residential zones if they comply with City development standards. JADUs are allowed as: 1) converted on single-family lots; 2) limited detached on single -family lot; 3) converted on a multi-family lot; and 4) limited detached on a multi-family lot. If the JADU does not comply with city codes, 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, etc. The City does not charge impact fees for units smaller than 750 sf. but assesses fees for water and wastewater.
On October 3, 2023, HCD notified the City that several provisions require revisions:
» Permitting: The ordinance does not clearly state it is possible for single-family properties to allow one conversion ADU, one detached ADU, and one JADU per GC 65852.2 (e). » Multifamily: The code does not clarify whether multifamily allowances may be combined to allow at least one ADU converted from unlivable space and two detached ADUs. » Front Yard Setbacks: The ordinance enforces front yard setbacks that are in excess of what is allowed by state law under Government Code 65852.2, Subdivision (c). » Parking Requirements: The ordinance does not specify ADU parking requirements.
While these provisions require revision to ensure compliance with state law, there is no evidence that these items have not constrained the production of ADUs; approximately 200 units were permitted in the first nine months of 2023 alone. Nonetheless, the Housing Program 1.5 proposes changes to ensure that the City’s ADU ordinances comply fully with state law.
Accessory Dwelling Units in San Bernardino
Housing Constraints
3-12 January 2024
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 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 provided they are in compliance with development standards in the zone and approved management plan:
» Within three residential zones (RM, RMH, and RH) with a conditional use permit » 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 » For areas outside the E mergency Shelter Overlay Zone, shelters are a conditionally permitted use in the CR-2 (Commercial) and CH (Commercial Heavy) zones Effective January 1, 2023, State law was expanded to further facilitate the development of emergency shelters in cities. 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.
The City is preparing an emergency shelter ordinance that will bring the Development Code into compliance with State law no later than April 17, 2024. Until such time, City staff was directed to conduct ministerial review of any application for a shelter consistent with Gov’t Code 65583(a)(4), and 65583.2(i), notwithstanding any contrary terms in the SBMC. Such review shall also be consistent with the Stipulated Judgment between the City of San Bernardino and Promise Gracia et al. See: departmental memo issued by the City of San Bernardino on August 31, 2023.
Housing Constraints
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 a n 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 s ervice 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 a n 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 zoning district. 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
Housing Constraints
3-14 January 2024
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.
Housing Constraints
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
land use is allowed conditionally in the RU zone
and by right in the RM, RMH, and RH zones. The
City has permitted more than 40 adult residential
facilities for adults ages 18 through 59 with
mental health, physical, or d evelopmental
disabilities and require care and supervision.
However, the SBMC does not use the term adult
residential facility and this facility type of facility appears to overlap with other types of housing.
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
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. The SBMC conditionally permits SROs in the CG-2 and CR-2 zones. SROs shall not be located within 250 feet of a school for children, adult bookstore or theater, or liquor store. SROs shall be within ¼ mile of a bus stop. Parking is one space per full -time SRO employee at maximum shift and 1 per 10 occupants. Standard unit amenities (size, beds, sanitation, kitchen, HVAC, etc.) are required to ensure a livable environment. Despite these incentives, there has been a limited market for SROs.
The City is developing permanent supportive housing (e.g., All Star Motel) and micro-sized units that function like SROs. The City is working with a developer on a surplus site for a modified SRO concept - micro-sized apartments – 250 to 400 square feet for seniors and disabled residents .
Unlike SRO units, micro -units are fully self -contained and have on site supportive services available. While the not a traditional “SRO,” micro-units allow residents to live integrated into residential neighborhoods. Program 2.7 commits the City to interview SRO/micro-unit developers and propose revisions for consideration to the City Council to incentivize both housing types.
Assisted Living Facility in San Bernardino
Housing Constraints
3-16 January 2024
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
Housing Constraints
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 8
12 Sr.
12 18 Sr.
24 36 Sr.
31 47 Sr. 20 47 Sr. 12W/21E
18W/31E Sr.
47 130 Sr.
Min. Lot Area (sf.) -
new subdivisions 1 ac. 9,720 7,200 7,2002 14,40
03 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 length 2-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
Housing Constraints
3-18 January 2024
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)
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. A 5-foot reduction in the minimum front yard setback is allowable for lots when yard averaging is used in conjunction with new subdivisions. 10A. A 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).
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-19 Analysis of Residential Development Standards
The SBMC establishes residential development standards to ensure that new housing is of quality design, adds value to the community, and provides quality places to live. Key standards that affect the construction of housing relate to density, building and structure height, unit sizes, lot coverage, open space, and related standards that affect the number or affordability of units. The following is a general assessment of the individual and cumulative impact of these standards.
Density Standards
The SBMC establishes graduated (tiered) density standards in multi-family residential zones that depend on the size of the parcel. Larger parcels can receive higher maximum densities of the underlying zone, while smaller parcels receive lower maximum densities. Staff considers this provision as a constraint to achieving maximum allowable density, and the tiered density provision will be deleted as part of the development code update (See Program 2.4). As The following compares the current tiered density provision versus the density provision proposed.
Residential
Zone
Tiered Lot Size
(Square feet))
Max Density
Allowed
Proposed Revision to
Tiered Density
RM 14,400+ 12 12
< 14,400 8 12
RMH 20,000+ 24 24
14,400-20,000 12 24
< 14,400 8 24
RH 20,000+ 31 31
14,400-20,000 24 31
< 14,400 8 31
Building Height and Stories
The SBMC allows progressively higher stories in residential projects, 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 residential development . Compared to this standard, e ach zoning district allows maximum building heights that would accommodate the requisite 12 to 15 feet per story. The only exception is that within 75 feet (one parcel) of the RS zone, the height limit is restricted to 35 feet.
Housing Constraints
3-20 January 2024
Housing Unit Size
The SBMC requires minimum sizes for units to improve the livability of the home, reduce the need for on- and off-site storage, and provide homes suitable for individuals, families, and children. The SBMC requires minimum sizes for multi- family/apartments and single-family homes as follows.
These standards are required to ensure that housing units provide sufficient space to accommodate residents and help to alleviate potential overcrowding.
Minimum Unit Sizes for Residential Units
Single-Family
Homes
Minimum
Unit Size
Multiple-
Family Homes
Minimum
Unit Size
RE Zone 1,700 sqft. Bachelor/Studio 500 sqft.
RL Zone 1,200 sqft. 1 Bdrm 600 sqft.
RS Zone 1,200 sqft. 2 Bdrm 800 sqft.
RU Zone 1,000 sqft. 3 Bdrm 1,000 sqft.
Infill SFR 1,000 sqft. 3+ Bdrm 1,200 sqft.
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.
Multiple-family apartment amenities are often viewed as an undue cost of development. The amenities now required, though, are typical for standard apartment properties these days.
Furthermore, residents regardless of income, should also have equal access to such amenities.
Looking at the many apartment projects being proposed, residential amenities have not served to constrain the production of projects, including those offering even a higher level of amenities.
In fact, the City recently approved a 25 percent density bonus for a luxury apartment that offered additional amenities. However, should these amenities be too costly, affordable projects that offer density bonus units can receive regulatory concessions in the type and number of amenities.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-21 Lot Size/Building Coverage
Minimum lot areas for residential land uses are graduated, with standard 7, 200-square-foot lots for single-family residential zones progressing to up to 20,000 square feet for multi-family zones.
These lot sizes do not constrain development and are actually in line with the 0.5-acre threshold used by HCD for feasible vacant multiple-family sites. It should be noted, however, that existing legally created lots that do not meet minimum size are not precluded from developing housing, only that the density allowed would be lower than newly created lots that meet lot size standards.
The building lot coverage standard is graduated based on the density of the proposed project .
Maximum building lot coverage is set at three levels:
» 35 percent in 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 achievable density for multi-family residential zones when combined with the usable 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 projects with 12 or more units provide 30 percent useable open space for passive and active recreational uses. Furthermore, the SBMC states that usable 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 steep slopes. City planning staff consider the definition of what constitutes and what cannot be included in the open space calculation can limit the achievement of maximum densities available. Therefore, the City will modify this provision as part of the development code update.
In summary, City staff consider several provisions to constrain achievement of maximum density of residential projects. These include open space and lot size requirements, particularly in conjunction with the tiered density based on lot size. Therefore, as part of the Development Code update, the Housing Plan Program 2 -4 commits 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.
Housing Constraints
3-22 January 2024
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
The City’s parking standards are below the threshold of two spaces per unit, are graduated based on the number of bedrooms, and do not require covered spaces for all units and types of housing.
There is no evidence/complaints from developers that a covered space constrains development.
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. Unique to San Bernadino, to ensure that parking is not a constraint, reductions are also allowed in three situations.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-23 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 three- bedroom 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 one- half 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 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.
Housing Constraints
3-24 January 2024
Realistic Development Capacity
The City analyzed built and approved residential projects to determine the typical density levels achieved and 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 projects in San Bernardino from the major residential zones (e.g., RL, RM, RMH, RH ).
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 72% 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 2021 RMH
24 du/ac 84 2.83 25 103% (nodb)
124% (w/db)
Moderate
Income
Valencia
Vista
Affordable
Family Apts 2016 RM
12 du/ac 76 4.65 16 100% (no db)
136% w/db
Lower
Income
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
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-25 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 densit y, 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 usually developed at or above the maximum density permitted with in 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 95 percent in the RM , RMH, and R H zones. While there are exceptions in certain areas, such as the hillsides or unincorporated islands where infrastructur e 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.
Housing Constraints
3-26 January 2024
Regulatory Incentives
Regulatory incentives and concessions can serve as important tools that materially improve the feasibility of building housing in San Bernardino. T o facilitate the development of housing, th e 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 the development and production of housing by allowing projects to include more units than would otherwise be allowed under the G eneral 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. Proposed d evelopments that provide affordable housing may receive a density bonus when a development is proposed that meets the requirement of state density bonus law ( Cal. Govt. § 65915 et. seq.) and receive regulatory concessions and incentives as part of that application. The City’s ordinance is currently out of date and has not been revised in many years (see discussion that follows). In 2014, the City granted a 35% density bonus for the 76-unit Valencia Vista along with regulatory concessions. » Amenity Bonus: Projects that provide amenities beyond the minimum required by the City may receive a density bonus of up to 15 percent. This bonus applies to projects in the RU, RM, RMH, RH, CO -1, CO-2, CG-2, and CR-2 zones. Qualifying amenities include architectural features promoting luxury projects , additional landscaping or open space, attached garages, additional recreational facilities, and/or day care facilities. In 2018, the City approved a 25% density bonus for the 84-unit Weir Road project (MC-1505). » 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 bon us of 50 percent if located in selected commercial zones pursuant to an approved conditional use permit.
It should be noted that many affordable housing developers in San Bernardino have not requested density bonuses as affordability goals and funding applications were approved without them.
However, it is recognized that the City’s density ordinance has not kept pace with new state law.
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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-27 As part of HCD’s October 2, 2023 letter regarding the City’s draft Housing Element, HCD requested a discussion of provisions of the City’s density bonus ordinance that constitute a constraint. Table 3-8 provides that assessment and identifies key provisions that require amendment. Per the Stipulated Final Judgement and Order submitted in Gracia et. al v. City of San Bernardino , the City’s Attorneys will update the density bonus ordinance as required by statute and stipulation agreement. In the meantime, the City has issued an interdepartmental memo directing staff to process and approve any application for a density bonus consistent with Gov’t Code 65915-65918.
Table 3-8 Density Bonus Ordinance Assessment
City Density Bonus Law Provisions Provisions Requiring Amendment Project Eligibility
a. Ten percent of the total units of a housing
project for very low income households, as defined
in HSC 50105
b. Twenty percent of the total units of a housing
project for lower income residents, as defined in
HSC 50079.5
c. Fifty percent of the total units of a housing
project for qualifying residents, defined in CC 51.2
Too restrictive in terms of project criteria.
Eligibility for a density bonus must be
expanded as follows:
+ greater variety of income levels (can
include very low, low, lower, moderate, etc.)
+ lower setaside requirement for affordable
units (as low as 5 percent setaside)
+ variety of occupants (seniors, college
students, homeless people, foster youth, etc.
Definition of a Density Bonus
"Density bonus" means a density increase of 25%
over the otherwise maximum allowable residential
density allowed under the Development Code and
General Plan
Density bonus should be granted at a sliding
scale based upon the percentage of
affordable units. Density bonuses in excess of
25 should be allowed for qualified projects.
Approval Process
City ordinance allows density bonus by right but
requires that a request for density bonus and
regulatory concessions and/or incentives shall
require an approved Conditional Use Permit
State requires the granting of density bonus
and concessions and/or incentives by right.
Incentives and Types
The City shall provide, in addition to a density
bonus, at least 1 of the following regulatory
concessions and/or incentives
+ Reduction/modification of standards
+ Approval of mixed use development
+ Other regulatory incentives of concessions that
result in identifiable cost reductions
Incentives are generally consistent with state
law but could be specified more clearly to
avoid confusion and to facilitate use.
Incentives should also be available per state
law for different types of housing, such as a
mobilehomes, student housing, etc.
Source: City of San Bernardino Municipal Code, 2023
Housing Constraints
3-28 January 2024
Exceptions and Modifications
The SBMC provides several means for seeking relief from development regulations and standards.
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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-29
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 3-9 lists all the primary codes enforced by the City of San Bernardino.
Table 3-9 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. *Amendments to the Fire Code are adopted by the County Fire District and include State Fire Marshall requested amendments.
Housing Constraints
3-30 January 2024
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, they 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/the- financial-value-of-building-more-resiliency-into-residential-building-codes/ Housing Constraints
City of San Bernardino General Plan – Housing Element 3-31 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 3-10 displays the plan’s implementation measures that pertain to housing development and associated reduction targets by 2030 in metric tons of carbon-dioxide equivalent (MTCO 2e).
» 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-efficiency. . » 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 3-10 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.
Housing Constraints
3-32 January 2024
The Plan’s measures are preferential 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-33 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 the condition, safety, and habitability of housing and property, the condition and use of the City’s street and other public infrastructure, and many other conditions. Many City departments and outside agencies participate in enforcing city regulation and codes.
Under its regulatory authority in the San Bernardino Municipal Code, the City endeavors to ensure that local standards are met that will ensure the health, safety, and public welfare of residents, visitors, and businesses in the city. City code enforcement staff are responsible for obtaining compliance with the following codes, such as public nuisances (Chapter 8.30), abandoned vehicles (Chapter 8.36), building codes (Chapter 15.04), and property maintenance (Chapter 15.05), etc.
The City’s program is citywide and primarily reactive, driven by complaints received.
Code Enforcement cases generally fall into three categories:
• Priority 1, situations where there is an imminent threat to public health and safety; (unsafe structures or buildings or nuisance cases which have significant health and safety risks. • Priority II, Serious v iolations such as n on-permitted electrical, mechanical and plumbing work, illegal conversions, substandard housing, overgrown weeds in hillside (fire areas). • Priority III, Standard Code violations such as inoperable vehicles, parking in the front yard, graffiti, removal of required landscaping, and other similar items.
The City’s code enforcement program has undergone significant organizational changes. With the bankruptcy filing, the Division lost 75 percent of its employees, going from 25 to only 5 employees.
To stretch limited resources, the Division was transferred to the City’s Police Department to bolster neighborhood efforts in 2017. In 2020, as the economy began to recover, the program was transferred back to the CHED Department along with increasing staff to 20 employees. Staffing increases have helped to address an annual workload of 5,000 new cases each year.
The City’s code enforcement programs have become increasingly complex due to the many aspects involved in the process. This includes procedures surrounding the type, conditions for/and methods of property inspections, severity of violations sought to be addressed, administrative citation process, hearing process, and other aspects authorized by local or state law. Furthermore, new state laws are being adopted that affect many aspects of the code enforcement process . As part of Program 3.3, the City will further analyze and make revisions, where needed, to the City’s code enforcement programs to ensure compliance with Federal and State Fair Housing law.
Housing Constraints
3-34 January 2024
Housing-Related Programs
Ensuring the safety and livability of housing is an important aspect of code enforcement. Currently, there are three housing -related code enforcement programs . Unlike complaint driven code enforcement processes, these programs have scheduled timeframes for inspection as required by federal law, state law or local ordinances.
Mobile Home Inspection
The City of San Bernardino has one of the more extensive stocks of mobilehomes in California. A total of 4 6 mobilehome parks provide 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 the required 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 annual ly. The City reports that most code violations originate from single-family (e.g., one to three units on-site) rental units.
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. This program does not target lower income households; it applies to all rental units in the city.
Multi-family Rental Housing Fire Inspection Program
County FIRE conducts annual inspections of businesses, factories, restaurants, churches, schools, senior housing, and other buildings that could pose significant risks to 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 structures are required to maintain these units in accordance with applicable housing, building, and property maintenance standards. The inspection program is required of all multi- family properties containing four or more units and is not targeted to lower income households.
Annual fire inspection fees charged to property owners range from $150 to $1,000 per property.
This program is operated solely by the San Bernadino County Fire District.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-35
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 serves 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 3-11, 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 3-11 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.
Housing Constraints
3-36 January 2024
As part of the development process for new affordable housing, several concerns were raised.
Specifically, smaller infill projects 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 to incentivize housing production. For instance, in the Arrowhead Grove housing project, the undergrounding of utilities would have made the project infeasible. Therefore, the City allowed the developer 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 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 Arrow head Grove 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 way s 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 fac ilitate 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-37
3.1.6 Permit Processing Administration
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 approving body, general process and conditions, and timelines associated with the applications for residential projects in the city.
Review and Approval Authority
The San Bernardino Municipal Code establishes the reviewing authority for different types of land decisions. Pursuant to Chapter 19.31, Table 3-12 outlines the reviewing authority. In the case of applications receiving multiple actions, the highest level of authority is the final reviewing body.
Table 3-12 Reviewing Authorities for Residential Development Permit Type
Planning
Director DRC
Planning
Commission
City
Council
Minor Use Permit X
Administrative Permit** X
Development Permit X or X
Conditional Use X
Design Review X X
Development Agreement X
General Plan Amendment X* X
Specific Plan X* X
Development Code Amendment X* X
Lot Line Adjustment X
Lot Merger X
Minor Modification X
Tentative Parcel Map X or X
Tentative Tract Map X
Variance X
Source: City of San Bernardino Municipal Code, Chapter 19.31
‘* Planning Commission recommends to Council for final action ** Emergency shelters in the ES Overlay Zone shall be permitted with an Administrative Permit (SBMC, 19.10-E.030)
Housing Constraints
3-38 January 2024
Overview of Permits Required
SBMC §19.04.020 establishes residential land uses that are Permitted (P), subject to an Administrative or Development Permit (D), a Conditional Use Permit (C), or Prohibited (X). In practice, all residential uses (incl. single- and multiple-family) that are identified as Permitted (P) or subject to an Administrative or Development Permit (D) are considered as by -right for the purpose of land use approval. Administrative or Development Permits, as required, are used for site plan and design review for new construction, and not for the approval of the land use itself.
The following processes are the same for all zoning districts in the city, regardless of location.
Over-the-Counter Approvals
The following projects are reviewed at the public counter prior to acceptance to plan check with the Building and Safety Division. Review over-the-counter is to confirm zoning and conformance with prescribed development standards (setbacks, heights, lot coverage, etc.). • New single-family residential construction (one unit only) • Accessory Dwelling Units
Administrative Approvals
The following projects require approval of an Administrative Development Permit (ADP). ADPs are subject to approvals by the Director or their designated staff. Review times are typically 30 -45 days and are not subject to a public hearing. The ADP is required to confirm conformance with applicable development standards and design standards for single- family or multiple -family residential development, as applicable.
• New residential construction (single- family, duplex, triplex, quadplex) consisting of between 2-4 dwelling units
Development/Environmental Review Committee (D/ERC) Approvals The following projects require approval of a Development Permit Type -D (DP-D) by the D/ERC.
The D/ERC is a public hearing subject to the Brown Act, and noticed as required. The D/ERC includes staff members from the Planning Division, Building and Safety Division, Fire Department, Public Works Department, and Water Department. Review times are typically 3-4 months. Projects at this scale may or may not be subject to additional environmental review under CEQA. • New single-family residential construction consisting of between 5-11 units • New multiple-family residential construction consisting of between 5-11 units Housing Constraints
City of San Bernardino General Plan – Housing Element 3-39 Planning Commission Approvals
The following projects require approval of a Development Permit Type -P (DP-P) or Conditional Use Permit (CUP) at the Planning Commission. Planning Commission public hearings are subject to the Brown Act, and noticed as required. The Planning Commission is comprised of resident members from each of the 7 Council wards. Processing times for Planning Commission review are typically 6 months but can vary based on the environmental review required. Review at this level is required to confirm conformance with applicable development standards and design standards for single-family or multiple-family residential development, as applicable, and regularly involves concurrent review/approval of Subdivision (Tentative Tract Map) applications. • New single-family or multiple-family residential projects consisting of 12 or more units • Senior housing projects only when in Commercial zoning districts (subject to CUP) The City is updating its Development Code , anticipated to be adopted in 2024. Program 2.4 commits to revising the land use tables for all projects to clarify requirements for land use allowance and creating distinct requirements for physical improvements to property.
Table 3-13 Summary of Approval Process for Housing Projects Residential Projects
Steps 1 Unit or
ADU
2 to 4
units
5 to 11
units
12 or more
Units
Approval Authority Over-the-
counter
Director D/ERC Planning
Commission
Type of Permit
Required
None ADP DP-D DP-P
Site Plan /Design
Review
Over-the-
counter
Planning Planning Planning
DERC Review None Internal
Review
DERC Reviews
Entire Project
DERC Reviews
Entire Project
Public Hearing None None D/ERC Planning
Commission
Final Decision Over the
counter
Director D/ERC Planning
Commission
Timeframe 2-3 days 30-45 days 3-4 months Up to 6 mos.
Source: City of San Bernardino, 2023
Note: the timeframes for single and multiple family residential projects to be approved are generally the same as they undergo the same process. The only difference is the size and complexity of the project.
Housing Constraints
3-40 January 2024
Administrative Permit
An Administrative Permit is a by-right use process required for projects of two to four units, tenant improvements, and occupancy permits that result in an intensification in land use. In addition, the SBMC permits emergency shelters with the approval of a n Administrative Permit by the Director within the ES Overlay zone (SBMC, 19.10 -E.030). Through the permit process, projects are evaluated for consistency with the General Plan, Development Code, and Building Code. These projects are reviewed over-the-counter or concurrent with the building plan check process and typically take 30 to 45 days. No public hearings are held; it is an administrative approval only, approved by the Planning Director. The permit also applies to all zones equally.
Prior to approval of the Administrative Permit, the Director must find (based on the project itself and DERC recommendations) that the project complies with the following:
» The proposed development is one permitted within the subject zoning district and complies with all of the applicable provisions of the 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 on the site.
» 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 Administrative Permit process has not constrained the supply, cost, nor development of housing; indeed, it only affects very small projects and therefore has minimal impact. The process is one of the fastest and least costly ways to develop smaller housing projects. City staff cannot recall instances where projects do not meet the above minimum findings for development.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-41 Development Permit
A Development Permit is required for projects of 5 or more units. A Development Permit can be reviewed by the DE RC or, if forwarded, by the Planning Commission. The DERC is an interdepartmental group consisting of a representative from Building and Safety, Traffic, Engineering, Water, Integrated Waste Management, County Fire, and Planning. The DERC meets twice a month, and provides input on the project, allowing projects to be reviewed in a timely manner without 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 4 to 8 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 review generally takes 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 CEQA or if it requires completion of an ND/MND. Projects requiring completion of an EIR take significantly longer to reach project approval due to the time needed for technical studies.
Typically these projects can take up to 6 months to go through the review, including hearing.
Prior to approval of the Development Permit, 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 in the zone and general area, and land uses 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.
Housing Constraints
3-42 January 2024
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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-43 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 findi ngs 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 Program 2.5 to ensure that projects are reviewed in a timely manner and the process offers a greater level of developer certainty. The program also commits the City to monitor status of projects quarterly; for ones not moving forward, contact developers to ascertain issues, facilitate remaining entitlements, and assist in extensions as needed.
The Housing Plan commits the City 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, Program 2.5 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.
Table 3-14 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
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 include s an action item to develop an expedited permit process that mirrors the model provided by the California Department of Housing and Community Development.
Housing Constraints
3-44 January 2024
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 DERC is the authorized approval body for design review for proposed housing projects that are: (1) new and subject to review by other than the Director, (3) a remodel or redevelopment requiring a Development Permit, or (4) a change or intensification of land use.
The DERC is a committee consisting of a single representative from Building and Safety, Traffic, Engineering, Water, Integrated Waste Management, and Planning along with County Fire. The DERC evaluates all projects subject to design review prior to final action by the review authority , which depends on the size of the residential project . The DERC reviews the project to ensure it meets City performance standards and design guidelines . The City’s design guidelines are very concise, highly illustrated, and can be found online in SBMC, Chapter 19.04.050.
Prior to approval, the DERC must make the following findings:
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.
The City’s design review process has not constrained housing applications or approvals. During the past 50 pipeline projects, City staff could not recall an instance where the design review process required more than one DERC meeting or the project was denied due to design review.
Design review is concurrent with the overall project review, and there is no separate fee. S hould the applicant wish to appeal any requirement, decision or determination made by the Director or DERC or Planning Commission, SBMC 19.52 sets forth the process for an appeal.
Although design review does not constrain housing production, changes are proposed to address new state law. Program 1.8 proposes to adopt objective development and design standards for multi-family and mixed-use projects in accordance with Gov’t Code § 65913.4 and modify the required design findings to reflect objectivity and greater certainty of approval. This action will occur after adoption of the Housing Element as part of the development code update.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-45 Permit Streamlining and CEQA
Ensuring an efficient permit process assists in controlling project costs. Developers have options available to them to receive expedited or streamlined processing of development applications under the Permit Streamlining Act (PSA). The PSA was enacted in 1977 to expedite the processing of permits for residential development projects. Government Code 65921, the Permit Streamlining Act, achieves this goal by : (1) setting forth various time limits within which state and local government agencies must either approve or disapprove permits; and (2) providing that these time limits may be extended once (and only once) by agreement between the parties. The Permit Streamlining Act does not apply to legislative land use decisions or to ministerial permits.
The City strives to maintain an efficient permit
process. As noted earlier, the City’s D/ERC
expedited projects by providing a complete
project review from all city departments at one
meeting, thereby reducing the time required to
go back with different departments individually.
The City strives to adhere to the time limitations
by providing completeness responses to
applicants within 30 days of receiving a
development application. Projects that are
exempt from CEQA must be processed within 60
days of deeming the application complete.
However, projects that require additional
environmental analysis and disclosures to the
public are granted additional time to prepare an
initial study and circulate the environmental
findings for public comments.
The City’s Community and Economic Development Department has other web- based tools to allow developers to streamline the review of development applications. The City posts a summary of all requirements so developers know which documents are required to be submitted as part of applications at https://www.sbcity.org/common/pages/DisplayFile.aspx?itemId=18208695 . The City also offers pre -application reviews so developers can consult with staff and obtain clarifications on the types of permits and code requirements that must be fulfilled.
Program 2 .5 in the Housing Plan includes an action item to continue to track project processing to ensure that an environmental determination is made pursuant to PRC §21080.1, within the timeframes of the PRC §21080.2 and Gov’t Code 65950(a)(5) (e.g., State law).
The City’s Planning Division website offers a portal
where developers can lookup project status.
Housing Constraints
3-46 January 2024
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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-47 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 defines 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 c ommunity care facilit y 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 SB MC allows residential care facilities that serves 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 t he same zoning district subject to the same permitting, development, and design standards as any other similar residential land use in the same zone.
The SB MC 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.
Housing Constraints
3-48 January 2024
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 the findings. » Building Accessibility Codes. The City enforces the California Building Codes, 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 accessibility. The City also does not mandate universal design standards for housing. » 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 special requirements for operators and residents that overly constrain group homes, conflict with the duty to affirmatively support this housing, nor discriminate on the basis of disability and other protected class.
Examples include parking requirements, restrictions on residents occupying the facility, staff, notice requirements, and law enforcement registration requirements. » Public Nuisance and Other Code Enforcement Actions. Should code violations occur, the City uses generally applicable, nondiscriminatory laws and code enforcement procedures to investigate and, if appropriate, initiate legal actions against group home operators that: a) create public nuisances; b) violate building, housing, fire, or other public health and safety codes; c) commit fraud; or d) engage in other unlawful activities.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-49 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 a n 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.
Housing Constraints
3-50 January 2024
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 a 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 bonu s 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-51 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 stand ards 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 Section s
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.
Housing Constraints
3-52 January 2024
Permit and Processing Procedures-Reasonable Accommodation The City Development Code (Chapter 19.63) has established procedures to assist in meet ing 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 ma king 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-53 The federal Fair Housing Amendments Act of 1988 and California’s Fair Employment and Housing Act prohibit discrimination against individuals with disabilities in housing and require that cities take affirmative action to eliminate regulations and practices that deny housing opportunities to individuals with disabilities. More specifically, fair housing laws require that cities and counties provide individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, practices and procedures.
In 2011, City Council adopted MC -1354, Reasonable Accommodation Ordinance, to respond to HCD conditions for certification of the 2008-2014 Housing Element. The City’s current ordinance generally follows the “Model Ordinance for Providing Reasonable Accommodation under Federal and State Fair Housing Laws (Mental Health Advocacy Services, 2003), cited on HCD’s website at:
www.hcd.ca.gov/community-development/building-blocks/program-requirements/address- remove-mitigate-constraints/docs/model_reasonable_accomodation_ordinance.pdf.
State and federal law have changed in recent years for reasonable accommodation and reasonable modifications. While not an exhaustive treatment, the following points highlight several needed revisions to the City’s Reasonable Accommodation Ordinance. 1) Definitions. The City’s ordinance should be revised to define reasonable modification and reasonable accommodation consistent with CCR tit. 2 §12176(a) and §12176(b). 2) Requests for Accommodations and Modifications. City ordinance should allow requests to be submittal orally or written, and be careful to protect sensitive information (§12176). 3) Interactive Process. City ordinance should be clearer on the process of working with applicants to provide information or coming up with alternative solutions (§12177). 4) Necessity of Request. City ordinances should be modified to clarify criteria for establishing a requested accommodation or modification is necessary (§12178). 5) Reasons for Approval of Denial. City ordinances should be modified to indicate reasons for approval of denial of reasonable accommodations or modifications (§12179).
It should be noted that City staff could not find examples of prior requests for reasonable accommodations or modifications based on searches of the City’s online portal. Therefore any trend information or time estimates for processing requests cannot be estimated.
The Housing Element, Program 5.3, Objective 5.3a, proposes a program to review state and federal laws regarding reasonable modifications and accommodations and make necessary changes to bring the City’s ordinance into compliance, including but not limited to definitions, request procedures, interactive process, necessity of request, and reasons for approval and denial, among others. The timeframe for revisions would be within two years of adoption of the housing element.
Housing Constraints
3-54 January 2024
Emergency Shelter Regulations
The SB MC sets forth r egulations 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, pursuant to Chapter 19.10 of the SBMC, the following standards are required to be met prior to approval of a new emergency shelter:
» 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. A B 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, o n 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-55 Management Plan
Housing element law recognizes the need for emergency shelter operations to have general parameters on how they operate and manage a facility. Indeed, many state and federal funding sources also have various requirements. However, California housing element law (Gov’t Code 65583) does allow flexibility for local governments to apply written, objective development and management standards for emergency shelters as described in statute.
The SBMC Chapter 19.10-E.040 requires shelters to meet the following standards:
» 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, which includes » Fencing, lighting, video cameras, and any other physical improvements intended to provide or enhance security for residents and staff;
» Staffing plans, including the qualifications and responsibilities of all staff members and the number and positions of employees on each shift;
» Procedures/policies for screening potential residents to identify individuals who should be referred to medical facilities, residential care, service agencies, or law enforcement; » Plans and policies for daily operations and supervision of residents; » Support services to be offered to residents, including life skills training, counseling, referral to other service agencies and job placement assistance; and » Plans to coordinate services of the facility with other homeless service providers in San Bernardino County, to improve effectiveness of agencies serving the homeless.
Discussions with City Housing Division staff indicate that the above provisions requiring a security and management plan prior to approval of an emergency shelter have not been enforced. Shelter providers in the City have not been required to include a security or management plan as a prerequisite for operating. These provisions were put into place many years ago when the shelter overlay was created and have not been updated since their adoption.
Housing Program 2.7 commits the City t o revise its emergency shelter requirements, including management and security plan, into compliance with State law no later than April 17, 2024. Until such time, City staff is directed to conduct ministerial review of any application consistent with Gov’t Code 65583(a)(4), and 65583.2(i), notwithstanding any contrary terms in the SBMC. Su ch review shall also be consistent with the Stipulated Final Judgment between San Bernardino and Promise Gracia et al. See: Departmental memo issued by San Bernardino on August 31, 2023.
Housing Constraints
3-56 January 2024
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 SB MC 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 this express intent. As such, it is unlawful to camp, occupy camp facilities or use camp paraphernalia in the following areas : (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. However, the enforcement of anti-camping ordinances has raised legal scrutiny in recent years as cities have been unable to accommodate their homeless residents and provide supportive services for them.
The court precedent in California, 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 working to comply with all federal and state fair housing laws regarding this issue.
In 2023, the City funded Hope the Mission to address homeless encampments and connect homeless residents to services . The outreach team offers transportation services to individuals willing to seek shelter, access crisis centers, undergo rehabilitation, or reconnect with their families through reunification programs. During their field engagement, staff provide hygiene kits, snacks, incentives, meals, mobile showers, and other services to meet the immediate needs of residents.
The City also funds a crisis intervention team, called Community Outreach And Support Team. The purpose is intercept calls for mental health service before they go to patrol –which reduces calls for service and use of force, builds rapport with the public, and reduces involuntary 51/50 admits.
When homeless encampments are proposed for closure, residents of encampments are provided notice of the pending removal action of items and the date of removal prior to the removal action.
Notification is provided by fliers and posted in a conspicuous place for residents to view the notice.
Residents may also remove any property and store it prior to the formal removal action. However, should personal property not be removed by encampment residents, the City will remove the items and leave a notice of how a nd where to retrieve items at the City Yard at 205 S. Pershing.
Items removed from encampments are stored for 90 days at the City Yard.
The City is only enforcing the anti -camping ordinance when shelter beds are presently available for individuals displaced and seeking shelter.
If the C ity enforces the anti-camping ordinance,
personal belong ing s will be stored by the City and a receipt provided. Furthermore, agreements with Motels for Vouchers will be in place by December 1, 2023, when the City will have 200 beds available going forward until the Navigation Center is built. As of that date, with beds available, the City can enforce the anti-camping ordinance and be in compliance.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-57
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.
3.1.1 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-family- zoned 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. L and 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.
Housing Constraints
3-58 January 2024
3.1.2 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-square- foot house of good quality construction that includes a two-car garage and forced air heating.
Direct costs comprise 75 percent of total developm ent 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. A pplications for affordable housing projects awarded tax credits over the past few years were surveyed in Bloomington, Colton, Rancho Cucamonga, Fontana, and San Ber nardino. The construction cost cited on the TCAC application ranged from $ 232,000 to $380 ,000, with a n 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-59 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
Housing Constraints
3-60 January 2024
3.1.3 Financing
Low-interest financing is essential for a person’s ability to purchase a home, especially for first - time homebuyers. Lending standards have tightened in recent years from the C OVID-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 3-15 reports the mortgage rates for homebuyers in June 2022.
Table 3-15 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.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-61
3.1.4 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 -16 provides a summary of all fees charged for the processing and approval of residential projects . This is followed by a detailed list of the City’s planning fees (Table 3-17) and by a list of development impact fees charged by the City and outside agencies (Table 3-18).
Table 3-16 Residential Development Fee Scenario
Development Scenarios
Project Fee
Components
Single-Family
Homes
Condominium
Homes
Apartment
Homes
Total Project Fees $43,747 $35,923 $24,490
Total Planning Fees $450 $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 $43,747 $35,923 $24,490
Percent of Sales Price 8% 8% N/A
Source: City of San Bernardino, 2021.
Residential development fees average 8 percent of the estimated sales price for single -family homes and condos--well below the 10 percent threshold often considered a potential concern.
The City’s fees are modest given that 45 -58 percent of the total fee burden is due to outside agencies (e.g., water, sanitation, and school district). This fee burden does not constrain housing development, as the total fee burden is lower than many other cities. However, in accordance with SBMC 3.27.170, the City may offer deferrals for any development impact fee with approval of the City Council if they find that such a deferral would help improve or make project financing fairer.
Housing Constraints
3-62 January 2024
Table 3-17 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 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 CEQA is prepared by the developer; no fee assessed 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 $3,000 (based on specific plans submitted) 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
Development Agreement/Amendment (DAA) Residential builders have not requested DAAs.
Affordable projects would likely be governed by a
covenant. And while TTMs and PMs are required for
many projects, a vesting TTM is not required nor has
that service been requested in well over a decade.
Vesting Tentative Tract Map (TTM)
Appeal of Decisions
Reconsider of Planning Commission Decision
Appeal to the Planning Commission
Appeal to the City Council
$2,670 plus the cost of noticing
$4,295 plus noticing costs and $430 nonapplicant fee
$2,850 plus noticing costs and $285 nonapplicant fee
Source: San Bernardino: Master Fee (2020); all fees subject to a 2% Technology and 2% General Plan Maintenance fee.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-63
Table 3-18 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); SBMWD, Rule 5 & 25 (July 2021) and Sewer Capacity Fee Schedule (March 2010); SBC USD School Fees (May 2020); San Bernardino CFPD FY 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). The 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 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 ($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.
Housing Constraints
3-64 January 2024
Other Nongovernmental Constraints
In accordance with AB 879, the Housing Element must analyze additional potential and actual nongovernmental constraints, including r equests 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
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. Condo projects are expected to achieve a lower density due to larger units. Otherwise, expected densities are typical unless the site is irregularly shaped or very small. The following are specific examples:
» Apartments. The three affordable projects ( Magnolia at Highlands Valencia Vista, Crestview) 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. » Single-family. The three market rate condo projects (at 4, 8, and 12 units) were approved at densities of 67 to 87 percent of maximum for an average of 80 percent. Three single- family housing projects came in at 85 percent of maximum density.
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 depending on conditions on the ground and the market.
If the subdivision requires infrastructure, the developer could delay project completion until all infrastructure is in place. A review of projects that are representative of trends found the following:
» Apartments. The 84-unit Amber Cove project was approved September 2018 and issued building permits in December 2019, a total of 15 months. The 27-unit Sterling project was approved in July 2022 and issued building permits in June 2023, for a total of 11 months. » Single-Family. The 95-unit Warmington project was approved in July 2022 and building permits were issued October 2023, a total of 15 months. The 12-unit Kendall project was approved August 2018 and building permits were submitted 11 months later in July 2019.
As noted above, the timeframe for single- family and multiple family residential projects being approved by the Planning Department and filing for or receiving a building permit ranges from one to one and one-half years. These times are relatively equal and within industry standards.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-65
3.1.5 Transparency Requirements
In 2019, the C alifornia 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 impact fee studies along with general plan/zoning and residential development standards. Adopted in 2021, AB 602 requires a city to also post their written fee schedule online or include a link directly to the written fee schedule on its internet website.
Moreover, agencies must update this information within 30 days of any changes.
Under both these transparency bills, a city is required to post the following information online:
» Current schedule of fees, exactions, and affordability requirements imposed by the C ity, county, or special district applicable to a proposed housing development project. » General Plan designations and zoning for each parcel in the community and the development standards for each parcel, including other regulatory requirements. » Current and five previous annual fee or financial reports and archive of impact fee nexus studies, cost of service studies, or equivalent done by the City on/after January 1, 2018.
Table 3-19 outlines the documentation required to be made available online and the web path.
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 3-19 AB 1483 Required Documents and Website Access Required Documents Online Location
Fees, Exactions &
Affordability Reqds.
Master fee schedule and Development Fees:
https://www.sbcity.org/city_hall/finance/fees_charges
GenPlan/Zoning for
parcels; Development
Standards for Zones
Step 1: Access General Plan and Zoning for each parcel on GIS:
https://sbcity.maps.arcgis.com/apps/webappviewer/index.html?id=dcca6aa4 816b4021bd9364888ba669fd
Step 2: Access Development Standards for each zone at:
https://www.sbcity.org/cms/one.aspx?portalId=17442546&pageId=18189334 Current & Previous (5)
Fee & Financial Reports
All Previous Financial Reports:
https://www.sbcity.org/city_hall/finance/financial_reports 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.
Housing Constraints
3-66 January 2024
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.
3.1.6 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, International Airport, and along the entrances of canyons near the San Bernardino Mountains . Urban flooding can happen where 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 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 developer s 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 s tandards, and other requirements determined by the City .
These standards are required to ensure the public health, safety, and welfare of residents.
Housing Constraints
City of San Bernardino General Plan – Housing Element 3-67 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 area s 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.
Housing Constraints
3-68 January 2024
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 C ity’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. A reas most susceptible to liquefaction include the northw estern 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.
City of San Bernardino General Plan – Housing Element 4-1
4.0 HOUSING RESOURCES
This chapter 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 HOUSING PRODUCTION NEED
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 housi ng 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 government s, 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 patterns, t ype and tenure of housing , l oss of units in assisted housing developments , and overconcentration of lower income households.
Housing Resources
4-2 January 2024
The City of San Bernardino was allocated a final housing planning goal of 8,123 housing units for the 6 th 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
CATEGORY
DEFINITION OF
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%
Source: SCAG 6th Cycle Final RHNA Allocation Plan, 2021.
Note: Income category definitions are derived as a percentage of area median family income.
In complying with this mandate, cities are not required to build nor financially subsidize the development of housing. However, cities are responsible to ensure that enough sites are available that are adequate to accommodate housing at the designated affordability levels. Generally, local governments are allowed to address their RHNA in three ways:
• Housing Production. The City can rely on housing built and occupied (received a certificate of occupancy) after July 1, 2021, to satisfy the RHNA by income level. Proposed projects can also be included if they are likely to be approved and built from July 2021 to October 2029, subject to adequate documentation being provided.
• Accessory Dwelling Units. While HCD has historically allowed ADU units to count toward the RHNA, changes to state law have expanded the use of this strategy for the housing element.
Cities may count the production of ADUs toward their RHNA in accordance with specific statutory regulations.
• Available Land. Most cities lack enough residential projects in the pipeline to meet the RHNA.
Therefore, housing element law allows cities to count development capacity on vacant and underutilized sites for housing, provided adequate documentation and proof of feasibility of development are provided and accepted by HCD.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-3
HOUSING PRODUCTION CREDITS
As noted earlier, residential projects in the development pipeline can be credited toward the City’s 2021-2029 RHNA if they meet certain criteria —specifically those that are permitted and will receive their certificate of final occupancy (C/O) or final inspection after June 30, 2021. The City of San Bernardino has more than 60 approved, entitled, and/or pending residential projects that will be built and receive their final inspection after July 1, 2021.
Figure 4-1 shows the distribution of housing
units permitted by type as of July 2022. Of
this total, approximately 5 0 percent of all
new units are single-family homes. Many of
those projects are built on the periphery of
the City —in Verdemont, near Loma Linda,
and in south Rialto. Apartments were the
second largest segment of residential
development activity, accounting for 3 7
percent of all new permits. ADUs comprised
5 percent of the total units. The remaining
projects include condo s/ townhomes,
permanent supportive housing), and all
others. These production totals do not
include shelters or transitional housing.
With pipeline residential projects alone, San Bernardino will have satisfied 22 percent of its lower income RHNA requirement, 32 percent of its moderate -income requirement, and 39 percent of its above moderate income requirements. With ADU production, as discussed later, the City will also have addressed approximately 25 percent of its lower income RHNA requirement. Taken together, while the City is only in the first year of the planning period, approximately 25 percent of its total RHNA is anticipated to be satisfied due to pipeline projects.
Table 4-2 lists more than 50 residential projects encompassing that will be credited toward the 2021-2029 RHNA. These projects are based on applications reviewed by City staff, not just a sample of projects listed on the City’s webmap. Project affordability is based on market prices and rents, discussions with developers, and /or affordability agreements. In analyzing these projects, the City has approved a broad array of projects —conventional single family homes, apartments, manufactured housing, and special needs housing. Accessory dwelling units, another key source of affordable housing, are addressed later.
APT
CON
MH
PSH
SFR
2-4 DU
Figure 4-1 Pipeline Housing Projects
Housing Resources
4-4 January 2024
Project Feasibility
Because of the reliance on pipeline residential projects to meet the City’s RHNA, HCD required a further assessment of the status of pipeline projects to ensure that such projects can reasonably be completed within the planning period. Additional affordability assumptions for projects were also provided to justify credits toward the City’s 2021 -2029 RHNA by income category. As evidenced by the updated status for each project, the City has demonstrated a proactive and successful effort in facilitating and encouraging the development of housing.
The following text description and table detail the status, affordability, and likelihood of development for each project during the 2021-2029 planning period. • Project Status. All projects in Table 4 -2 have received Planning Approval unless noted.
For projects that have advanced forward, an additional status is shown. All projects have been either approved by the Planning Director (ADPs), approved by the D/ERC or Planning Commission, or City Council in the case of those involving legislative actions. Of the market rate units, 50 percent are built or under construction and 33 percent are in building plan check or map recording process. The three large affordable projects are moving forward and discussed later. Should an entitlement expiration date arise for any of the projects, the City is actively working with these developers wherever needed to extend projects. • Housing Affordability . Affordability of “market rate” residential projects to different incomed levels was determined by apartment listings and market rents. All single family homes, unless noted, are affordable to above moderate income households. Apartments are affordable to moderate income households based on rent surveys or comparables.
There are no Class A apartments or projects renting for above -moderate income levels.
For projects affordable to lower income residents, affordability is determined by a covenant or funding source. Affordability covenants are recorded on the property when agreements are executed for funding or, in the case of a property transfer, at the time the deeds are recorded. The covenant or deed restriction ensures the affordability of the units at the incomes approved for the period agreed upon as required by the funding sources. • Availability during planning period . All residential projects listed in Table 4 -2 are anticipated to be built and occupied during the planning period. Of the eight projects approved, staff reviewed each and were not aware of any reason for such projects not moving forward, such as infrastructure requirements, location of projects on contaminated sites, or other unique project issues. All of approved residential projects have received a thorough interdepartmental review by the D/ERC prior to receiving a project approval and would have been withdrawn if mitigation measures were too costly. Staff is confident that all projects will be built and occupied during the 2021-2029 planning period.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-5 Table 4-2 Pipeline Housing Projects Credited to the RHNA PERMIT #
UNIT
TYPE
TOTAL
UNITS
%MAX
DENS. APNS STATUS AFFORD
YEAR
BUILT
ADP19-002 QUAD 4 43% 028111201 Const AMod-Market Jan’24 ADP19-010 CON 2 21% 028111205 Const AMod-Market Jan’24
ADP19-044 QUAD 4 43% 028111220 Built AMod- Market Dec’22 SUB17-08 SFR 84 37% 034811105 --25
034812118, -20,-21
PendExt. AMod- Market Dec 25
SUB19-15 SFR 2 115% 015201206 MapRec AMod- Market Dec’24 DP-P19-01 SFR 5 58% 0281-172-19, 20 Built AMod- Market Jan’22 SUB19-02 SFR 2 138% 013917409 MapRec AMod- Market Dec’24 SUB19-05 SFR 4 94% 027103179 MapRec AMod- Market Dec’24 DP-D20-08 CON 8 87% 014723107 BldgPC AMod- Market Dec’24 DP-P20-02 SFR 96 83% 028116148 Built AMod- Market Oct’23 DP-P20-03 SFR 16 80% 026107209 Built AMod- Market Sep’22 DP-P20-05 SFR 74 38% 026103110, to -14
034811113, to -14
Const AMod- Market Jun’25
DP-P20-08 APT 27 95% 027237259 Const Mod-Apts.com Dec’24 ADP21-005 MFG 1 49% 014016138 Apprvd Low- H4H Dec’24
ADP21-012 MFG 1 45% 014603104 Built Low- H4H Sep’22
ADP21-013 MFG 1 73% 014003322 Built Low- H4H Sep’22
ADP21-014 MFG 1 86% 014001211 Built Low- H4H Sep’22
ADP21-030 DUP 2 50% 013909132 BldgPC AMod- Market Jun’24 DP-D21-04 DUP 2 33% 119128231 Apprvd AMod- Market Jun’24 DP-D21-13 APT 10 57% 028113207, -22 BldgPC Mod - Market Dec’24 DP-P21-01 APT 20 84% 015533111 PendExt. Mod - Market Dec’25 DP-P21-03 SFR 12 115% 014262113 to -24 Const AMod- Market Dec’24 DP-P21-04 SFR 15 106% 026166147 to -62 Const AMod- Market Dec’24 DP-P21-05 MFG 13 38% 014281101 to -14 Built AMod- Market Jun’23 DP-P21-06 SFR 95 20% 014319159 Const AMod- Market Dec’25 DP-P21-07 SFR 134 30% 028521101, 21-23 BldgPC AMod- Market Jun’26 DP-P21-09 SFR 32 93% 014206232 BldgPC AMod- Market Dec’24 SUB21-03 SFR 16 91% 015122121, -22 BldgPC AMod-Market Dec’24 SUB21-06 SFR 4 61% 014318162 Approved AMod-Market Dec’25 Housing Resources
4-6 January 2024
Table 4-2 Pipeline Housing Projects Credited to the RHNA PERMIT #
UNIT
TYPE
TOTAL
UNITS
%MAX
DENS. APNS STATUS AFFORD
YEAR
BUILT
SUB21-08 SFR 2 111% 028516214 BldgPC AMod-Market Dec’24 SUB21-10 SFR 9 81% 026105204 Approved AMod-Market Dec’25 SUB21-11 SFR 25 76% 026115110 BldgPC AMod-Market Dec’24 DP-P23-08 CON 40 63% 014204115 Approved AMod-Market Jun’26 DP-P23-02 SFR 14 86% 026115208 Review AMod-Market Dec’25 DP-P16-03 SFR 16 88% 026115107 Built AMod-Market Oct’23 DP-P16-04 APT 38 63% 013630256 Built Mod-Apts.com Mar’22 DP-P16-06 APT 84 124% 014135209 Built Mod-Apts.com Aug’21 DP-P18-03 CON 12 67% 015121108 BldgPC AMod-Market Dec’24 DP-P18-05 APT 70 112% 014135221 to-24 BldgPC Mod-Apts.com Jun’25 DP-P18-06 MH 51 63% 119967113 BldgPC Low-Market Dec’25
DP-P18-08 SFR 6 126% 014232504 Const AMod-Market Jun’24 DP-P18-09 SFR 6 118 015208104 Const AMod-Market Jun’24
DP-P19-01 SFR 5 58% 02817219, -20 BldgPC AMod-Market Dec’24 EOT 19-12 SFR 44 68% 026101108, 13, 14 Approved AMod-Market Dec’26 SP16-01 SFR 120 N/A 026118116 Built AMod-Market Dec’22
DP-P22-03 APT 12 77% 014518113 Const Mod- Market Dec’24 Publicly Subsidized Projects
CUP21-02 PSH 30 81% 014521155 BldgPC VL – HCD VHHP Jun’25 B2100575 PSH 75 N/A 013409344 Built VL : Homekey Mar’23 T2100052
Crestview
APT 184 95% 014730203 Built 147L|37M-PBV
LIHTC, AHSC
Dec’21
Seccombe
Workforce
APT 300 100+% 135041120 Design 120L|180M- SLA,
City funds
Jan’28
ArrowGrove
Phase IV-V
APT 213 100+% 027903138 Approved 166L|47M: see
project writeup
Jan’26
Eccl. Church APT 51 N/A 027211101 In review VL: HOME, PBV Jan’26 Housing Unit Type
SFR = Single Family Res
APT =Apartments
MH = Mobile Homes
CON = Condominium
Permit Status
EOT = Extension of Time
SUB = Subdivisions
DP = Development Permit
CUP = Conditional Use
Income/Afford.
VL = Very Low
L -= Low
Mod = Moderate
AMod=AboveModerate
Project Status
Built = Project built and finaled
Const = Under construction
PendExt = Extension request
Approved: Planning approved
BldgPC: Building Plan Check
In review: project being reviewed
Housing Resources
City of San Bernardino General Plan – Housing Element 4-7
SAMPLE PIPELINE PROJECTS
The following describes characteristics of key projects credited toward the 2021 -2029 RHNA.
These residential projects and their affordability levels were summarized in Table 4-2.
Single-Family Residential
The City has approved single-family residential projects, and many are under construction. These range from infill developments to larger subdivisions on vacant land. The following are representative projects under construction in northern San Bernardino.
Belmont Collection
Belmont Collection is a 16-unit single-family
residential project built in Verdemont Heights, at
the base of the San Bernardino National Forest.
This project offers homes for large families and
large households. Homes include four- and five-
bedroom units ranging from 2,900 to 3,160 square
feet. Each plan offers a high level of amenities on-
site, including walk -in closets, energy -efficient
appliances, attached garage, and front yard
landscaping with built -in irrigation. Sales prices
start in the low $700,00 0s and are affordable to
above moderate-income households.
Rancho Palma Mixed Use
In 2015, t he City adopted the Rancho Palma
Specific Plan , a mix of residential, retail, and
recreational uses. Trumark Homes has completed
the development of 120 single- family homes
ranging from 2,100 to 3,200 square feet on 5,000-
to 7,000 -square-foot lots . This project contains
amenities such as multiple parks and RV parking .
The project is located near schools, employment,
shopping, dining, outdoor sporting , and
recreation. Sales prices range d from $600,000 to
upwards of $750,000 and were affordable for
above moderate-income households.
Belmont Collection Construction
Rancho Palma Homes
Housing Resources
4-8 January 2024
GFR Homes
GFR Homes subdivided 66 acres of land to build 84
single-family homes, each with an attached JADU to
the front with access from the interior courtyard. This project will provide much -needed housing to San
Bernardino residents and offer a variety of housing
units for small to large families. The homes are priced upwards of $750,000. According to the developer
and, as supported by listings on Apartments.com, the
300-square foot J ADU rent for $1,000 per month,
which is affordable to lower income households. GFR
Homes has already built three phases and is
commencing on the final phase of development.
Enclave Communities
Enclave Communities is in south ern San Bernardino
near I -10. T he project site comprises 9.6 acres,
subdivided for a planned residential development.
The City approved a general plan amendment to
redesignate the site from Commercial to Multi-family
Residential and change of zoning from CG-1 to RM
(multi-family). This 96 -unit detached single -family
residential project has been completed. These homes
sold for prices beginning at $550,000, which are
affordable to above moderate-income households.
Infill Homes
The City is partnering with NPHS to build affordable
single-family housing on infill parcels. The goal is to make homeownership more accessible. Presently,
four manufactured housing units are approved for
construction. NPHS deed restricts these units as
affordable to lower income households through
long-term affordability covenant s. As of 2023, and
three housing units have been built and additional
units are anticipated to be built through 2029. An
unspecified number of units will also be ADUs.
Subdivision 17-08, GFR Homes
Enclave/Century Communities
Housing Resources
City of San Bernardino General Plan – Housing Element 4-9 Public Housing Replacement
National Core is leading the effort along with other partners to replace the 1940s-era Waterman Gardens project into one that supports educational attainment, economic mobility, and wellbeing.
To make way for the project, the dilapidated Waterman Gardens was completely demolished.
Phase I and II projects were built -- the Valencia Vista and Olive Meadow – prior to 2021. Therefore, only the remaining phases, described below, are credited toward the 2021-2029 RHNA.
Crestview Terrace (Phase III)
Crestview Terrace (Phase III of Arrowhead )
includes 184 apartment units with modern
kitchens, large closets, in-unit washers/dryers.
Residents enjoy amenities, including a
community center, business center, outdoor
swimming pool, fitness room, walking paths,
outdoor play areas, and barbecues. This
project is funded with LIHTC, AHSC funds, and
project-based vouchers--requiring 147 of the
units to be deed restricted as affordable to
lower-income households. The remaining 37
apartments are market rate affordable to
moderate income households . The project is
complete, and received its C/O in late 2021.
Arrowhead Grove Phase IV and V
Arrowhead Grove Phase IV and V will involve
the development of up to 300 units and two
community centers . Three projects –senior,
mixed-use, and single -family–are envisioned.
In 2023, Phase IV (92-unit project) received $3
million for two community center s. In 2023,
HASCB applied for $5 million in P ro-Housing
funds to be awarded in January ‘24. HASCB
anticipates allocating PBVs , County HOME
funds, LIHTC, and SBCTA grants to ensur e
project affordability to low income residents.
Since the land is county -owned, affordability
will be based on funding sources and
associated covenant and restriction.
Arrowhead Grove, Phase IV-V
Crestview Terrace
Housing Resources
4-10 January 2024
Apartments
In addition to revitalizing and replacing public housing, the City is also facilitating and encouraging the production of apartments for families and seniors during the planning period.
Of the many apartment projects approved and underway, two examples follow.
Amber Cove
Amber Co ve, an 84-unit apartment project,
was recently built at 330 Wier Road. The
apartments include one- and two -bedroom
units rent ing for $1,550 and $2,050,
respectively. The apartments offer a pool,
courtyards, and easily accessible on -site
parking. Other amenities include balconies,
granite counter tops, walk-in closets , and
wheelchair-accessible rooms. The apartments
are within a 15 -minute drive to Loma Linda
University and San Bernardino Valley College
and a short walk to shopping and dining.
Amber Cove Apartments is affordable to
moderate-income households.
Ecclesia Christian Fellowship
Ecclesias Christian has initiated an application
to develop its land for affordable housing.
Jamboree Housing will develop a 51 -unit
apartment project. Jamboree Housing is
finalizing site control so that the project can
move forward. The project will contain 1, 2,
and 3 bedroom units with rents affordable to
extremely and very low income households.
The City and County are developing a
fund/financing plan which may include 23
PBVs, City HOME funds, County funds, and
additional funding to ensure 100% affordable
to lower income resi dents. A City -county
funding agreement will be finalized with
recording of an affordability covenant and
deed restriction if a land transfer occurs.
Ecclesia Fellowship
Amber Cove Apartments
Design concept pending
Housing Resources
City of San Bernardino General Plan – Housing Element 4-11 Echo Apartments
The 38 -unit Echo Apartments was recently
completed (built, finaled, and occupied) at
505-535 W. Rialto Avenue. This property
contains three buildings consisting of two to
four-bedroom (all two bathroom) units that
are designed to accommodate larger families,
including those with more than five members.
Apartment unit sizes are exceptionally
generous in size, and range from 1,100 to
2,300 square feet. The project sits on a 2.75
acre parcel, zoned RMH, and is built at a
density of 14 du/ac. Asking rents range from
$2,300 to $2,800, which is considered
affordable to moderate income large families.
Loma Villa Apartments
Loma Villa Apartments was completed at 415
East Commercial Road in San Bernardino. This
property contains 73 dwelling units consisting
of studio, one -bedroom, and two bedroom
units that are designed to accommodate a
range of household sizes. The apartment
project sits on 2.7 acres, zoned RMH, and is
built at a density of 26 du/ac. Asking rents
range from $2,300 to $2,800, which is
considered affordable to moderate income
large families. Asking rents range from $1,600
for a studio, $1,850 for a one -bedroom unit,
and $2,095 for a two -bedroom unit. These
rents are affordable to moderate income
households. The property recently sold to an
investor group in San Bernardino.
Applications for additional apartment properties, including affordable deed restricted projects, are being processed by the Planning Department. These properties are described in detail later in this chapter under surplus housing sites.
Echo Apartments
Loma Villa Apartments
Housing Resources
4-12 January 2024
ACCESSORY DWELLINGS
ADU’s provide a much needed supply of affordable for San Bernardino residents. While many may contend that ADUs are incapable of providing the size of unit or the type of amenities that are suitable for individuals and families of different ages and abili ties, these arguments do not hold merit. As discussed below, the City believes that these units not only provide suitable housing for residents but also affirmatively further fair housing goals as well.
According to the AARP, ADUs are able to provide the following benefits:
• An individual’s housing needs change over time, and an ADU’s use can be adapted for different household types, income levels, employment situations and stages of life. • ADUs offer young people entry-level housing choices.
• ADUs enable families to expand beyond their primary home. • ADUs provide empty nesters and others with the option of moving into a smaller space while renting out their larger house or letting an adult child and his/her family reside in it.
ADUs offer a diversity of suitability sized units for individuals and families. A survey of the 500 ADUs permitted in the City showed that while ADUs often considered a lower quality of life for families than an apartment due to its size, that is not the c ase in San Bernardino. Approximately 50 percent of all ADUs permitted were detached units averaging nearly 1,000 square feet in size.
Many of these are built in single- family residential neighborhoods with access to a private yard.
Garage conversions were also the second most frequently approved, averaging 650 square feet.
ADUs also offers residents access to the newest
and highest quality housing in the city. GFR is
completing an 84-unit single -family housing
product (with 84 ADUs) in Verdemont, the
highest priced area in the city. New projects,
such as the 12 -unit Monte Vista Homes
includes 12 ADUs that allow new homeowners
the ability to afford to purchase a home based
on the ad dition rental income. And finally,
nonprofit organizations such as NPHS, who
manage the City’s housing rehabilitation
program, also build infill ho using
developments with detached ADUs.
Gateway Demonstration Project, NPHS
Housing Resources
City of San Bernardino General Plan – Housing Element 4-13 ADU Ordinance Trends
Accessory dwelling units are a strategy for San Bernardino to meet its share of the region’s housing need for low - and moderate-income households, particularly for households who seek to augment their income or provide additional accommodations for family members. The City has long permitted ADUs and prior to the planning period averaged several dozen annually. To provide a basis for the ADU projections for the 2021 -2029 RHNA cycle, the following outlines changes that have occurred in the City’s ADU Ordinance over the past few years. • Pre-2021 Ordinance Update. Prior to the 2021-2029 RHNA, the City’s Second Ordinance had not been comprehensively updated since 2013. The City was still permitting several dozen second units annually, which is more than most communities in southern California, but the overall production levels were limited. Part of the reason was due to the economic development climate. The City’s bankruptcy in 2014, terrorist attack in 2015, and real estate collapse–all but shut down any housing investment. Moreover, the outdated provisions of the second unit ordinance also served as a disincentive. • MC 1559 Update (2021). In June 2021, the City adopted MC-1559–its first major overhaul of the second unit ordinance. The intent was to bring the ordinance into compliance with recent state laws including, but not limited to: SB 1069 and AB 2299 (2016), SB 229 and AB 49 (2017), SB13 and AB 68, 587, 670, 671, and 881 (2019), and AB 3182 (2020). Among the many changes to the ordinance was that no entitlement was required. This update played a role in a tripling of ADU permits to 80, of which 47 units were permitted after July 1. • Calendar Year 2022. During 2022, the updated ADU Ordinance had now been in effect and developers, investors, and real property owners began to be aware of the ordinance changes. The City also received interest from local developer -engineer-real property partnerships interested in developing ADUs. Building permits issued for ADUs jumped to 147 units (88 percent) due to ordinance revisions and also changes in the demand for new housing as many homeowners began to see the benefits of ADUs. In addition, the overall housing market also began to change with increased housing demand. • Calendar Year 2023. By 2023, the ADU ordinance revisions were well known. Moreover, the City adopted an additional revision, MC-1604, which became effective in January 2023.
Developers have become even more savvy in understanding the benefits of ADUs. Of the pipeline projects being counted toward the R HNA, developers are now proposing ADUs or are amending applications to include ADUs. Four such projects (single- family, condominium, etc.) now include a significant number of ADUs. Over the first nine months, 200 permits were issued and are anticipated to top 270 by year end.
Housing Resources
4-14 January 2024
ADU Projections
In projecting ADUs forward through the planning period, Figure 4-2 highlights three different projection methods based on statistical trends of three years of actual building permits issued.
Method 1, represented by the orange line, refers to a straight line projection–which is unrealistic for projecting units permitted over the next five years as it is simply unrealistic and unconstrained.
Method 2, represented by a blue line, is a logarithmic projection, which projects that ADU building permits will reach to 450 annually by 2029. City staff believe this projection method is unrealistic.
City staff support Method 3, represented by the green line. It is a conservative estimate as follows:
1) the City still must revise its current ADU ordinance to bring it into compliance with state law ; 2) the City has a substantial backlog of ADU applications awaiting approval for a building permit; and 3) the City’s major ADU developer indicates that they anticipate submitting an average of at least 100 ADU applications per year over the next three years, and possibly even longer. Therefore, the City’s projection of RHNA credit for 200 ADUs annually is considered very conservative.
To ensure these levels of production continue, the City has modified its ADU Program 1.5 to adopt significant incentives upfront rather than waiting to see if production can be sustained. Incentives include a one-stop permit center, staff liaison, fee reductions, and marketing/education. Finally, the City will be monitoring production and affordability levels to ensure goals are met.
Figure 4-2 ADU Projection Scenarios, Building Permits Issued, 2024-2029 2021 2022 2023 2024 2025 2026 2027 2028 2029
Base 80 147 270
Low Trend 80 147 270 240 200 200 200 200 200
0 50
100
150
200
250
300
350
400
450
500
ADUS Permitted
Housing Resources
City of San Bernardino General Plan – Housing Element 4-15 Local ADU Rental Survey
The City surveyed ADU rents to understand the market demand and affordability of such units.
Table 4-3 shows results based on listings in Roomies, Craigslist, Zillow, and other sources. The affordability level is determined by comparing advertised rents to the maximum rent affordable for a one or two- person household using income limits published by the Sta te of California.
Occupancy is assumed to be one person for ADUS with less than 800 square feet and two persons for larger units. Affordability is determined by the number of bedrooms and HUD income surveys.
The survey shows several trends. First, all units listed were studios or one-bedroom units. Second, the advertisements were weighted heavier on “back house” or detached guest quarters. These units tended to fall into the moderate income affordability range, while attached products were affordable to lower income households. Finally, no ADUs rented at above-moderate income levels, a finding not unexpected given that no apartments rent at above moderate income rents.
Table 4-3 Accessory Dwelling Unit Survey
NOS. DATE
UNIT SIZE
(SQFT). TYPE OF UNIT BD+BTH RENT
AFFORD
LEVEL
1 8/8/2022 400 Back House 1+1 $1,650 Moderate
2 8/12/2022 N/A Not Specified 1+1 $1,100 Lower
3 8/28/2022 200 Casita
1+1 $995 Lower
4 7/9/2022 800 Upstairs 1+1 $1,595 Moderate
5 8/7/2022 620 Back House 1+1 $1,442 Moderate
6 8/22/2022 900 Duplex 1+1 $1,800 Moderate
7 7/1/2022 350 Casita 1+1 $1,000 Lower
8 9/09/2022 N/A Not Specified 1+1 $900 Lower
9 8/17/2022 N/A Not Specified 1+1 $1,350 Moderate
10 9/01/2022 N/A Back House 1+1 $1,295 Moderate
11 7/1/2022 700 Back House 1+1 $1,595 Moderate
12 9/12/2022 N/A Back House 1+1 $1,650 Moderate
13 9/12/2022 N/A Not Specified 1+1 $920 Lower
14 9/12/2022 N/A Carriage 1+1 $1,000 Lower
15 9/12/2022 N/A Attached ADU 1+1 $800 Lower
16 9/12/2022 N/A Not Specified 1+1 $950 Lower
Source: City of San Bernardino Rent survey, July 1–September 30, 2022
Housing Resources
4-16 January 2024
Final ADU Affordability Distribution
Both SCAG’s and the City’s surveys provide rent data to estimate the affordability of ADUs. Both surveys begin with surveying rents listed in newspaper and online listings (Column 1A and 2A).
Because neither survey can take into account unlisted AUDs affordable to extremely low income households (e.g., families who offer units to parents, children, others), both surveys include an imputed 15% allocation for such ELU units (Columns1B and 2B). The final affordability distribution (Column 1C and 2C) are determined by weighting each entry in Columns 1A and 2A by a figure of 85% (to allow for the inclusion of ELI units to comprise 15% of the final survey).
Whether SCAG’s or the City’s Survey is used, both yield the same number of lower income units, at 954 units, with the SCAG survey showing more very low income units than the City’s survey.
The City’s survey also shows more moderate income ADUs than the com parative SCAG survey.
This housing element uses the City’s survey because no high rent ADUs could be found citywide.
Table 4-4 ADU Affordability Distribution for the 2021-2029 RHNA
Afford
Levels
Column 1A.
Rented ADUs
85% of Total
Column 1B.
NonRented ADUs
(15% of Total)
Column 1C.
All ADUs
100% of Total
Column 1D.
Units by
Affordability
ELI 100% 15.0% 249
Very Low 9% 7.7% 127
Low 41% 34.9% 578
Moderate 41% 34.9% 578
Above 9% 7.7% 127
Total 100% 100% 100% 1,658
Afford
Levels
Column 2A.
Rented ADUs
85% of Total
Column 2B.
NonRented ADUs
(15% of Total)
Column 2C.
All ADUs
100% of Total
Column 1D.
Units by
Affordability
ELI 100% 15.0% 249
Very Low 0% 0.0% -
Low 50% 42.5% 705
Moderate 50% 42.5% 705
Above 0% 0.0% -
Total 100% 100% 100% 1,658
Affordability Assumptions for City Survey
Affordability As s umptions for S CAG S urvey
Sourc e: City of San Bernardino and SCAG ADU surveys, 2022.
Methodology from SCAG Regional Ac c essory Dwelling Unit Affordability Analysis, 2022 Housing Resources
City of San Bernardino General Plan – Housing Element 4-17
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, t he 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 fund s, t his project has been
completed and included 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 can be accessed online
at: www.youtube.com/watch?v=Y_bx_KwaLhI.
U.S.VETS Inland Empire
U.S.VETS provides needed housing and services
to homeless and at- risk veterans. The U.S.VETS
project at 1351 North E Street will include 30
units of permanent supportive housing . To
support independent living, t he project offers
residents an array of wrap-around services, case
management, and supportive services such as
food, trans it, therapeutic activities, and others.
This PSH project will be funded by a range of
private funding sources, $4.5 million in a VHHP
loan granted by HCD, and other funding sources
that deed restrict the project as affordable to
lower income residents. The project is available
at https://usvets.org/san-bernardino-campaign/.
All Star Lodge Unit
U.S.VETS Inland Empire
Housing Resources
4-18 January 2024
Additional Homeless Projects
Mary’s Village
Mary’s Village is the City’s first transitional
complex for men in San Bernardino. 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 was funded by a generous $7.4
million grant from San Manuel Band with
additional funding support from other
partners, such as SoCalEdison and others .
Completed in 2022, Mary’s Village provides 85
transitional units, vocational education, job
training, case management, etc. The project
description and the services provided can be
accessed online at:
www.sanmanuelcares.org/.
Lutheran Social Services Wellness Campus
Lutheran Social Services of Southern
California (LSSSC), has received approval to
establish the San Bernardino Community
Wellness Campus— a non -congregate
interim housing facility that provides a total
of 150 shelter beds. The wellness campus
will offer a holistic paradigm to provide
housing and sustainability services . The
project will develop in five phases and
include a m en’s emergency shelter, s ocial
services building, child and youth center,
transitional housing, and permanent
supportive housing. Upon completion, the
campus will deliver housing and support
services with a myriad of needed services .
This project is funded by private agencies, $5
million in City-donated ARPA funds, and $35 million in HomeKey funds awarded in January 2024.
See LSSCs website at: https://www.youtube.com/watch?v=Sc9v7KriqdY for project information.
Mary’s Village
Lutheran Social Services Site
Housing Resources
City of San Bernardino General Plan – Housing Element 4-19 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 provide s temporary housing, meals, on-
site 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 is developing a noncongregate, “campus style” navigation center. The first phase will include interim housing 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 owns the parcel and has approved plans for the campus. The City has already committed $18 million in ARPA and other funds to the project and the County is committing an additional $3 million from their community development grant funding set up by the Board of Supervisors.
Other potential funding include: Permanent Local Housing Allocation, Emergency Solutions Grant, Homekey, and grants. The City will continue to seek support and funding 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
Housing Resources
4-20 January 2024
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 G eneral 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 G eneral 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 c ounty. 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 Plan Development. The City has several specific plans (University Hills, Spring Trails, etc.) in northwest San Bernardino that provide significant growth opportunities. The City is crediting development capacity to the University and Waterman Gardens Specific Plans where housing demand has resulted in new housing. The remaining specific plans are anticipated to be revised following the update of the General Plan.
• Infill 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 within the planning period. These sites are located throughout the community, from downtown to the Verdemont neighborhood. • City-owned or Surplus Sites. In 2022, the City declared 14 city-owned sites as surplus and is either developing an exclusive negotiation agreement with affordable housing developers (e.g., Jamboree) or has already completed negotiations and sold sites to residential developers. Additi onal sites will be surplused in 2024. These sites were chosen as they represent the sites most likely to be affordable housing.
The housing element is not relying on sites with commercial or other zoning that allows 100% nonresidential uses with the exception of surplus sites; however, these sites will be rezoned to residential use. The remainder of this discussion will focus identifying key sites for housing, documenting development capacity estimates, and applying estimates to the 2021-2029 RHNA.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-21
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 C ity on properties zoned for multi -family residential use and on properties that will be upzoned to increase the maximum allowable d ensity. 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. • All housing sites were vacant; no underutilized sites were included in the land inventory. • Sites affirmatively further fair housing and are spread throughout the C ity 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).
Housing Resources
4-22 January 2024
Other Key Assumption
Default Density
Default density is that at which an affordable project is deemed appropriate to accommodate lower income housing. The “ default density option ” provides a streamlined option for local governments to demonstrate its appropriateness for housing affordability. No analysis to establish the appropriateness of the default density is required, and HCD m ust accept that density as appropriate. The default density for lower-income housing in San Bernardino is 30 units per acre, “which means the density range allowed o n the parcel by the zone must include that density.
While the City has a demonstrated history of building affordable housing at lower densities than the default density (see Chapter 3 for a complete analysis), 30 du/acre is the basis of assumptions for assuming that a parcel is suitable for accommodating lower income units.
While the default density is 30 units per acre, the City will be rezoning for a maximum of 50 units per acre to increase financial feasibility of affordable and market rate projects, and potential mixed income products. While no zones previously allowed ma ximum densities greater than 32, surrounding jurisdictions recently increased densities in their multi -family residential zones and have designated RHNA sites, in certified Housing Elements, in these zones. This presumes that the local development market w ould be receptive to the development of higher density and mi xed use residential uses if existing density allowances were raised.
Surrounding communities where zones have been modified include:
• City of Fontana: Residential high-density zones, including R4 allowing a range of 24-39 du/acre and R-5 allowing a range of 39-50 du/acre.
• City of Rancho Cucamonga: Residential h igh-density zones allowing a range of 24-30 du/acre and mixed use up to 50 du/acre.
• City of Loma Linda: Residential high-density residential zones that allow up to 40 du/acre in specific opportunity areas.
• City of Rialto: Residential and/or mixed use high density zones within several Specific Plans and Opportunity Areas envision up to 40 du/acre.
The demand for higher density residential and mixed uses is projected to continue and lead to developers seeking higher densities in San Bernardino. For example, TELACU has built five senior projects in San Bernardino, which range in density from 25 du/ac to 43 du/ac. Lugo Apartments was also built at 35 du/ac. The former developer for Carousel Mall also proposed significantly higher residential densities in downtown San Bernardino. Therefore, where densities are increased for the RM-32 and RH-50 zone, it is clear that such densities would be realized.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-23 Realistic Density and Development Capacity Assumptions
Residential development capacity was calculated to determine the number of units that could be expected on housing sites identified to address each RHNA income categor y. The City ’s methodology was threefold: 1) split pipeline projects in Table 4.2 into two single and multiple - family projects; 2) calculate the density achieved by zone; and 3) multiply the realistic density to the acres of vacant land identified for housing. To ensure a realistic density calculation, d ensity bonus units were excluded from the calculation. The specific calculations follow. • Single family projects–represent moderate and above moderate-income projections. o 24 single family pipeline projects were sampled from the RE, RU, RS, RL, RM and RMH zones, which were developed at a density of up to 16 dwelling units per acre.
o Each project was analyzed for its yield as a percent of maximum density permitted in each zone, yielding an average of 84 percent of maximum permitted density. o Since average density calculations are based on actual projects, the density achieved is realistic and includes all dedications that reduce project density. o Realistic development capacity was calculated for Moderate/Above Moderate Sites as: Net Acreage (#) x Assumed Density (84%) = Total Net Units (#). • Multifamily and Apartments–to represent lower-income projections. o Multifamily projects in the pipeline were sampled from the RM and RMH zones; these projects were developed up to 32 dwelling units per acre. o Each project was analyzed for its yield as a percent of maximum density permitted in each zone, yielding an average of 8 5 percent of maximum permitted density (please note that the median capacity was 95 percent --much higher than the average). o Since average density calculations are based on actual projects, the density achieved is realistic and includes all dedications that reduce project density. o Realistic development capacity was calculated for Very Low/Low Income Sites as:
Net Acreage (#) x Assumed Realistic Density Capacity (85%) = Total Net Units (#).
These development capacity percentages are projected to continue due to new Housing Element programs that will modify the Development Code to : 1) allow for greater flexibility in meeting open space/lot coverage standards, 2) remove the tiered density provision, 3) update the density bonus ordinance, and 4) incentivize lot consolidation/mergers. Therefore, the aforementioned site analysis will be used to project future development capacity on the remaining vacant sites.
Housing Resources
4-24 January 2024
Rezoning Assumptions to Meet the RHNA
The City’s ability to meet its 2021-2029 RHNA will require, in part, the rezoning of existing sites to accommodate a need of 914 lower income units. Currently, San Bernardino has one only zone (RH) which permits residential development at 30 units per acre. To accommodate the low and very low income RHNA, the City will upzone existing RH and RMH sites to allow for higher density as follows: upzone the RMH sites to allow 32 du/ac and upzone the RH sites to allow 50 du/ac.
The upzoned sites will add 740 units to address the RHNA; (Table 4-5); surplus sites will also be rezoned to RMH or RH zones will add 308 units to address the shortfall (Table 4-6).
It should be noted that all of the sites proposed for rezoning have also 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 higher density residential sites means that they can be readily provided by water and sewer services.
Table 4-5 Infill Parcels for Rezone to Accommodate Lower Income RHNA
APN ACRES
EXISTING
ZONE
PROPOSED
ZONE
MAX
DENSITY
ESTIMATED
UNITS**
013630207 0.68 RMH RMH-32 32 18
013631118 1.59 RMH RMH-32 32 43
013631126 0.91 RMH RMH-32 32 25
013631109 0.92 RMH RMH-32 32 25
028115164 1.55 RMH RMH-32 32 42
015515124 6.48 RMH RH-50 50 275
015515125 2.87 RMH RH-50 50 122
015044104 1.08 RH RH-50 50 46
015044130 2.21 RH RH-50 50 94
015515120 1.14 RH RH-50 50 48
015044114* 0.03 RH RH-50 50 1
TOTAL 740***
Notes:
* This parcel is identified for rezone only for consistency, it is surrounded by parcel 015044130 and the two parcels have the same ownership.
** Estimated units are based on maximum allowed density times 85% for realistic capacity based on past projects approved and/or built in the City.
*** Please note that the City will rezone additional surplus sites that, in combination with existing residential sites, will completely address the RHNA.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-25
SUMMARY OF INFILL OPPORTUNITIES
Low and Very Low -Income Capacity Rezones
The City has identified two zoning districts that, with rezones, will meet the default density of 30 units per acre and are appropriate for the development of multi-family, affordable housing for very low and low income households. These housing sites are located in existing residential zoning districts that allow housing by right. The zones are as follows:
• RMH: Residential Medium High, At a maximum 32 du/ac based on proposed rezoning, five parcels (5.6 acres) will be rezoned to RMH-32, which can accommodate 151 units. • RH: Residential High, At maximum 50 du/ac based on proposed rezoning, six (6) parcels (13.8 acres) will be rezoned to RH-50, which can accommodate 582 housing units.
Moderate and Above Moderate -Income Capacity
One zone accommodates housing affordable to moderate income (RM zone) and four zones accommodate above moderate income (RE, RL, RS, RU ) as by -right uses. Appendix A lists all housing sites in compliance with SCAG’s E -Inventory form. The sites were evaluated for infrastructure based on the city’s Urban Water Management and Sewer Plans, are within the City’s growth projections, and can readily be provided with water and sewer services. The zones are:
• RE: Residential Estate, 1 du/ac
• RL: Residential Low, 3.1 du/ac
• RS: Residential Suburban, 4.5 du/ac
• RU: Residential Urban, 8 du/ac
• RM: Residential Medium, 12 du/a
Moderate
• 52 parcels in the RM zone, totaling 73 acres and can accommodate 753 units.
Above Moderate
• 3 parcels in the RM zone, totaling 20 acres and can accommodate 215 units • 41 parcels in the RE zone, totaling 441 acres and can accommodate 372 units. • 119 parcels in the RL zone, totaling 577 acres and can accommodate 1,725 units. • 157 parcels in the RS zone, totaling 167 acres and can accommodate 595 units. • 90 parcels in the RU zone, totaling 73 acres and can accommodate 486 units.
Housing Resources
4-26 January 2024
SURPLUS LAND OPPORTUNITIES
For San Bernardino, surplus sites are a key strategy for the development of affordable housing.
The 2021 -2029 Housing Element identifies City -owned properties and surplus sites for the development of housing to accommodate the regional housing needs allocation. The City’s surplus and City -owned sites are located in a diverse array of locations within various zoning districts and densities for potential residential development. The 2021 -2029 San Bernardino Housing Sites Inventory includes 141 publicly parcels which have either been declared surplus (some of which have gone through good faith negotiations) or have plans to be declared surplus in the near future. All surplus sites are tracked on the City’s website.
When San Bernardino seeks to sell publicly owned land, the SLA requires prioritizing the first sale opportunity for affordable housing. Land sold or leased to an entity that responded to the 60-day NOA period must include an affordability covenant requiring at least 25% of the total units developed be affordable for lower income households. (Gov’t Code, §54222.5.) A 15% affordability covenant is required on land sold or leased after no entity responds to the NOA during the 60 - day period or after price or te rms cannot be reached during the 90 -day good faith negotiation period. (Gov. Code, §54233). The City’s Real Estate Section diligently follows SLA requirements and will transmit information required to the appropriate state agencies for review.
The City owns 141 parcels which are subject to the Surplus Land Act (SLA) and will be following all applicable provisions. These sites have been released in several phases:
• Pre-2022 Surplus Sites. This site includes the Seccombe Lake Housing project, described later in this section. The City has signed an ENA with the Richman Group to develop housing on this 12.5-acre site. It is located within the Waterman Baseline Specific Plan. • 2022-2023 Surplus Sites. Two sites (6 parcels totaling 1 acre) will be rezoned from CR-2 to RH-50 to accommodate 49 units. The Jamboree site (18 parcels totaling 4 acres) will be rezoned from CG-1 to RH-50, to yield 147 units. The fourth site, Mission Communities (4 parcels totaling 3.3 acres), will be rezoned to RH-32 to accommodate 96 micro-units. • 2024-2025 Surplus Sites. The final group totals 113 individual parcels zoned RL-3.5. None of the sites require rezoning. These sites will be surplused in 2024/2025. The City will select a developer and will require compliance with SLA affordability assumptions. At minimum, at least 15 parcels will have affordable housing and maybe more depending on whether a higher affordability percentage is required per SLA or proposed by the developer.
Then reference table and example of current projects underway. To date, all sites which are not currently zoned for residential as a primary use will be rezoned to the RMH-32 or RH-50 zones to ensure that future residential development occurs at an appropr iate density to accommodate affordable housing. Table 4-6 summarizes each site and its development capacity.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-27 Table 4-6 Housing Opportunity on Surplus Land
SITE APN ACRES
EXISTING
ZONE
PROPOSED
ZONE
MAX
DENSITY
ESTIMATED
UNITS**
Properties Already in Surplus (2022-2023) to be Rezoned Site 1
13407119 0.21 CR-2 RH-50 50 du/acre
26 13407124 0.06 CR-2 RH-50 50 du/acre
13407126 0.06 CR-2 RH-50 50 du/acre
13407158 0.28 CR-2 RH-50 50 du/acre
Site 4
13410109 0.21 CR-2 RH-50 50 du/acre
23 13410110 0.31 CR-2 RH-50 50 du/acre
Properties Already in Surplus (2022-2023) with Pending Projects to be Rezoned Jamboree
Site 12*
14252208 0.25 CG-1 RH-50 50 du/acre
147
14252209 0.24 CG-1 RH-50 50 du/acre
14252211 0.24 CG-1 RH-50 50 du/acre
14252212 0.24 CG-1 RH-50 50 du/acre
14252213 0.24 CG-1 RH-50 50 du/acre
14252214 0.24 CG-1 RH-50 50 du/acre
14252215 0.24 CG-1 RH-50 50 du/acre
14252216 0.24 CG-1 RH-50 50 du/acre
14252217 0.25 CG-1 RH-50 50 du/acre
14252225 0.21 CG-1 RH-50 50 du/acre
14252235 0.2 CG-1 RH-50 50 du/acre
14252236 0.2 CG-1 RH-50 50 du/acre
14252237 0.2 CG-1 RH-50 50 du/acre
14252238 0.2 CG-1 RH-50 50 du/acre
14252241 0.2 CG-1 RH-50 50 du/acre
14252242 0.21 CG-1 RH-50 50 du/acre
14252210 0.24 CG-1 RH-50 50 du/acre
14252226 0.19 CG-1 RH-50 50 du/acre
Mission
Communities
Site 11, 13, 14*
014319174 0.75 CO RMH-32 32 du/acre
96 014319175 0.27 CO RMH-32 32 du/acre
014301244 0.86 CO RMH-32 32 du/acre
015545110 1.41 RH RMH-32 32 du/acre
Housing Resources
4-28 January 2024
Table 4-6 Housing Opportunity on Surplus Land
SITE APN ACRES
EXISTING
ZONE
PROPOSED
ZONE
MAX
DENSITY
ESTIMATED
UNITS**
Site 15 –
15% of all units as
a part of this
subdivision are
required to be
affordable to
lower income
households. All
other units are
affordable to
above moderate.
In total 16 units
are affordable to
lower income and
97 are affordable
to above
moderate.
026145150 0.36 RL -- 3.5 du/acre
026145142 0.09 RL -- 3.5 du/acre
026145119 0.10 RL -- 3.5 du/acre
026145130 0.10 RL -- 3.5 du/acre
026145141 0.15 RL -- 3.5 du/acre
026145120 0.11 RL -- 3.5 du/acre
026145129 0.09 RL -- 3.5 du/acre
026145131 0.09 RL -- 3.5 du/acre
026145121 0.11 RL -- 3.5 du/acre
026145128 0.11 RL -- 3.5 du/acre
026145132 0.13s RL -- 3.5 du/acre
026145122 0.10 RL -- 3.5 du/acre
026145127 0.10 RL -- 3.5 du/acre
026145123 0.12 RL -- 3.5 du/acre
026145133 0.10 RL -- 3.5 du/acre
026145148 0.11 RL -- 3.5 du/acre
026145126 0.10 RL -- 3.5 du/acre
026145134 0.11 RL -- 3.5 du/acre
026145125 0.11 RL -- 3.5 du/acre
026145147 0.09 RL -- 3.5 du/acre
026145135 0.11 RL -- 3.5 du/acre
026145124 0.11 RL -- 3.5 du/acre
026145136 0.11 RL -- 3.5 du/acre
026145146 0.09 RL -- 3.5 du/acre
026145137 0.11 RL -- 3.5 du/acre
026145145 0.09 RL -- 3.5 du/acre
026145138 0.13 RL -- 3.5 du/acre
026145139 0.11 RL -- 3.5 du/acre
026145144 0.09 RL -- 3.5 du/acre
026145143 0.09 RL -- 3.5 du/acre
026145140 0.11 RL -- 3.5 du/acre
Housing Resources
City of San Bernardino General Plan – Housing Element 4-29 Table 4-6 Housing Opportunity on Surplus Land
SITE APN ACRES
EXISTING
ZONE
PROPOSED
ZONE
MAX
DENSITY
ESTIMATED
UNITS**
026146154 0.10 RL -- 3.5 du/acre
026145108 0.09 RL -- 3.5 du/acre
026145114 0.09 RL -- 3.5 du/acre
026145106 0.11 RL -- 3.5 du/acre
026145102 0.10 RL -- 3.5 du/acre
026145116 0.09 RL -- 3.5 du/acre
026146121 0.11 RL -- 3.5 du/acre
026146118 0.10 RL -- 3.5 du/acre
026146156 0.09 RL -- 3.5 du/acre
026146122 0.11 RL -- 3.5 du/acre
026146116 0.10 RL -- 3.5 du/acre
026146124 0.10 RL -- 3.5 du/acre
026146114 0.09 RL -- 3.5 du/acre
026146159 0.09 RL -- 3.5 du/acre
026146127 0.09 RL -- 3.5 du/acre
026146144 0.10 RL -- 3.5 du/acre
026146160 0.09 RL -- 3.5 du/acre
026146111 0.11 RL -- 3.5 du/acre
026146129 0.09 RL -- 3.5 du/acre
026146130 0.09 RL -- 3.5 du/acre
026146109 0.10 RL -- 3.5 du/acre
026146141 0.12 RL -- 3.5 du/acre
026146139 0.09 RL -- 3.5 du/acre
026146106 0.10 RL -- 3.5 du/acre
026146105 0.10 RL -- 3.5 du/acre
026146134 0.09 RL -- 3.5 du/acre
026146152 0.09 RL -- 3.5 du/acre
026146153 0.09 RL -- 3.5 du/acre
026145107 0.09 RL -- 3.5 du/acre
026145104 0.09 RL -- 3.5 du/acre
026145113 0.09 RL -- 3.5 du/acre
Housing Resources
4-30 January 2024
Table 4-6 Housing Opportunity on Surplus Land
SITE APN ACRES
EXISTING
ZONE
PROPOSED
ZONE
MAX
DENSITY
ESTIMATED
UNITS**
026145109 0.09 RL -- 3.5 du/acre
026145115 0.09 RL -- 3.5 du/acre
026145101 0.14 RL -- 3.5 du/acre
026145111 0.09 RL -- 3.5 du/acre
026145117 0.09 RL -- 3.5 du/acre
026145118 0.09 RL -- 3.5 du/acre
026146120 0.10 RL -- 3.5 du/acre
026146155 0.10 RL -- 3.5 du/acre
026146119 0.10 RL -- 3.5 du/acre
026146117 0.10 RL -- 3.5 du/acre
026146157 0.09 RL -- 3.5 du/acre
026146158 0.09 RL -- 3.5 du/acre
026146115 0.09 RL -- 3.5 du/acre
026146123 0.10 RL -- 3.5 du/acre
026146125 0.10 RL -- 3.5 du/acre
026146126 0.10 RL -- 3.5 du/acre
026146145 0.10 RL -- 3.5 du/acre
026146146 0.10 RL -- 3.5 du/acre
026146113 0.09 RL -- 3.5 du/acre
026146112 0.09 RL -- 3.5 du/acre
026146128 0.09 RL -- 3.5 du/acre
026146143 0.09 RL -- 3.5 du/acre
026146161 0.09 RL -- 3.5 du/acre
026146110 0.10 RL -- 3.5 du/acre
026146142 0.10 RL -- 3.5 du/acre
026146148 0.11 RL -- 3.5 du/acre
026146149 0.09 RL -- 3.5 du/acre
026146136 0.10 RL -- 3.5 du/acre
026146163 0.09 RL -- 3.5 du/acre
026146108 0.10 RL -- 3.5 du/acre
026146131 0.11 RL -- 3.5 du/acre
Housing Resources
City of San Bernardino General Plan – Housing Element 4-31 Table 4-6 Housing Opportunity on Surplus Land
SITE APN ACRES
EXISTING
ZONE
PROPOSED
ZONE
MAX
DENSITY
ESTIMATED
UNITS**
026146140 0.09 RL -- 3.5 du/acre
026146150 0.09 RL -- 3.5 du/acre
026146107 0.10 RL -- 3.5 du/acre
026146164 0.09 RL -- 3.5 du/acre
026146132 0.09 RL -- 3.5 du/acre
026146137 0.09 RL -- 3.5 du/acre
026146133 0.09 RL -- 3.5 du/acre
026146138 0.13 RL -- 3.5 du/acre
026146151 0.09 RL -- 3.5 du/acre
026146165 0.09 RL -- 3.5 du/acre
026146166 0.09 RL -- 3.5 du/acre
026146104 0.10 RL -- 3.5 du/acre
026146135 0.09 RL -- 3.5 du/acre
026146103 0.10 RL -- 3.5 du/acre
026145112 0.09 RL -- 3.5 du/acre
026145103 0.09 RL -- 3.5 du/acre
026146102 0.10 RL -- 3.5 du/acre
026145105 0.09 RL -- 3.5 du/acre
026146101 0.10 RL -- 3.5 du/acre
026145110 0.09 RL -- 3.5 du/acre
Total Lower Income Units 335
Total Above Moderate Income Units 97
Housing Resources
4-32 January 2024
SURPLUS LAND ACT PROJECTS
The City of San Bernardino has been active in facilitating the development of surplus sites for new housing. Of the 15 original surplus sites, three are proposed for affordable housing. As described below, these include the Seccombe project, the Jamboree project (former Meridian Apartments site), and now most recently the Mission Communities micro-unit apartment complex.
Seccombe Lake Park (Phase I Surplus)
In 2023, the City Council signed an Exclusive
Negotiating Agreement with Richman Group
for 12.5 acres at Seccombe Lake Park. The site
allows a maximum density of 30 du/ac,
although up to 50 du/ac is allowed . In
accordance with the SLA, the project must: 1)
use at least 80 percent of the parcel for
housing; and 2) ensure that at least 40
percent of the units are affordable to low -
income households, of which at least half are
affordable to very low -income households.
The developable portion (10 acres) could
yield 300 units, with 120 units affordable to
low-income households.
The City is concurrently working with the
Richman Group on site design and project
concepts for the Seccombe Workforce
Housing project. To revitalize this area,
Seccombe Lake Park is also being
rehabilitated and revitalized. RHA Landscape
Architects will complete design and
construction documents for the highly
anticipated revitalization project, for which
the City dedicated $9 million in COVID funds.
San Manuel Band of Mission Indians , a
partner with the City, also provided additional
$1 million in funding to improve the park.
While the City has issued an ENA to Richman
Development, land deed restrictions for this housing project will be recorded and included as a part of a housing affordability covenant when the final transfer of the land occurs.
Proposed Site of the Seccombe Workforce Housing
Housing Resources
City of San Bernardino General Plan – Housing Element 4-33 Jamboree Housing – (Site 12)
In 2009, the City demolished the Meridian
Apartments, a crime -ridden and blighted
complex at 5 th and Meridian. The City
Council approved a relocation plan and
allocated $365,000 to help tenants relocate
from the property. The site includes 16
vacant parcels (3.5 ac) to be rezoned from
CG-1 to RH -50. In 2022, the parcels were
declared surplus and are being sold to
Jamboree Housing. Jamboree Housing will
redevelop the site with 147 147 affordable
rental apartments affordable to very low and
low income households with long -term
covenants. Funding will include PBVs and
HOME funds among other sources. Deed restrictions for this housing project will be recorded and included as a part of a housing affordability covenant when the transfer of the land occurs.
Mission Communities – (Sites 11, 13, 14)
Mission Communities is working with Inland
Housing Solutions (a local 501C3 nonprofit)
to develop affordable housing on three sites.
The project will be 96 micro apartment units
(ranging from 240 to 400 s f) to serve very
low income seniors and disabled individuals.
Rents would be around $800 per month and
be affordable to low er income adults. The
units will offer complete facilities for
independent living. On- site supportive
services and case management services
would be included from offices on site. The
project will be funded by City HOME, County
housing funds, low cost land, etc. Developers
are proposing securing entitlements by
Spring 2024 , commencing construction in
late 2024, and accepting residents in 2025. Deed restrictions for this project will be recorded and included as a part of a housing affordability covenant when the transfer of the land occurs.
Site of the Former Meridian Apartments
Switch out graphic
Conceptual Site Plan
Housing Resources
4-34 January 2024
Bice Property (Sites 15)
Site #15, referred to as the "Bice Property"
is a collection of parcels that is 93 acres in
size and is undeveloped. The Bice
Property is situated near the foothills of
the San Bernardino mountains adjacent to
the 1 -215 Freeway and has rather flat
terrain with a gradual slope to the south.
As part of a foreclosed project, 113-lots in
the southeastern portion of the site have
been subdivided for single-family homes.
Lots range in size from 3,900 to 4,350
square feet and will accommodate at least
one single-family home, not including
ADUs allowed by state law.
Several developers, including ones active
in Verdemont, have expressed interest in
the property. However, final consideration
of the Bice Property was postponed until
the General Plan update was adopted. While development of this site is not required to address the lower income portion of the 2021 -2029 RHNA, it provides additional opportunities for the development of affordable housing, particularly single- family residential uses, given its general plan and zoning designations. With respect to project affordability and purposes of RHNA credit, the housing element requires that 15 percent of the units will be affordable to lower income . households and the remainder of the units will be affordable to above- moderate income households. While this calculation is the minimum s required under state law, the project may include a higher percentage of affordable units like the other surplus site projects underway.
Remaining Surplus Sites
The City’s Real Estate Division indicates that t he remaining surplus sites noted earlier will be rezoned to high density residential uses. The ENA transactions will be finalized next year with Neighborhood Housing Services of the Inland Empire (NHSIE) and Montebello Housing Development Corporation, both of whom specialize in the development of affordable housing.
Bice Property
Housing Resources
City of San Bernardino General Plan – Housing Element 4-35 Summary of Status and Inventory
San Bernardino’s RHNA allocation for 2021 -2029 is 8,123 housing units. To accommodate the units, the City has identified sites on appropriately zoned land, projects in the pipeline since July 2021, and future development of accessory dwellings. Through these combined approaches, the City can accommodate the RHNA allocation in full, with a buffer for each RHNA income category.
Table 4-7 summarizes the City’s approach for meeting the 2021-2029 RHNA allocation.
Table 4-7 San Bernardino RHNA Status Summary
INCOME LEVELS
LOWER MODERATE
ABOVE
MOD. TOTAL
2021-2029 RHNA 2,512 1,448 4,163 8,123
RHNA CREDITS (PROJECTS AND VACANT SITES)
Pipeline Projects towards RHNA 644 483 964 2,091
ADUs Permitted (2021-2023) 264 194 - 458
ADUs Projections (2024-2029 690 510 - 1,200
Existing Residential Vacant Land 0 753 3,388 4,141
EXISTING RESIDENTIAL VACANT LAND
Total Remaining Need without Rezones 914 -492 -189 --
Vacant Residential Land for Upzone 740 0 0 740
Surplus Sites for Rezone 308 0 97 405
FINAL SUMMARY
Total Units towards RHNA 2,646 1,940 4,449 --
Count Over/Under RHNA 134 492 286 --
Source: City of San Bernardino, January 2023
Notes: The Identified Surplus Land Act sites will also be rezoned, as shown in Table 4-7.
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 4-3 displays all residential units and vacant sites that are credited toward the 6th cycle RHNA for the Housing Element.
Housing Resources
4-36 January 2024
Figure 4-3 Inventory of Vacant
Housing Sites
Housing Resources
City of San Bernardino General Plan – Housing Element 4-37 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 be making further revisions to the emergency shelter overlay as needed should a shortfall in capacity occur or if zones are unsuitable for emergency shelters.
Housing Resources
4-38 January 2024
Emergency Shelter Area Analysis
The following provides a high level overview of each emergency shelter overlay. Table 4 -8 provides more details for each site. Figure 4-4 maps the location of each site.
Area 1, Baseline and Lassen
Area 1 consists of 10 parcels, totaling 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 of 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 in Ward 6. The area consists of eight parcels totaling 14 acres. 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 located 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.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-39 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 A lquist-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 single- family 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.
Housing Resources
4-40 January 2024
Figure 4-4 Emergency Shelter
Overlay, Potential Sites
Housing Resources
City of San Bernardino General Plan – Housing Element 4-41 Table 4-8 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
29.0 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.
Housing Resources
4-42 January 2024
4.3 ENVIRONMENTAL CONDITIONS
Various environmental and hazard designations should be considered when designating land for residential uses. These include flood zones, fire hazard zones, fault zones, and other hazards that could impact a proposed residential project. San Bernardino is located at the foothills of the San Bernardino National Forest, adjacent to the Santa Ana River and Cajon Wash, and within a seismically active region. The City’s proximity to these hazards underscores the importance of addressing environmental conditions, which CEQA requires as a precondition for development.
Figure 4 -5 display the environmental and hazard designation zones and location of sites designated to accommodate the RHNA, by income level. The map displays multiple hazards in the City, notably the northern most part of San Bernardino is largely within Very High F ire Hazards Severity Zones (HFHSZ), Fault Zones, and 100 -year and 500 -year Flood Zones. The zoning designations in these areas of the City reflect the environmental development constraints. There are no sites designated on fault lines or within AP fault zones.
The central part of San Bernardino is primarily untouched by all of the hazard zones, whereas the western and eastern portions of the City contain larger portions of residential land within 100 - year and 500-year Flood Zones. While the strategy for allocation sites to accommodate the RHNA aimed to avoid unmitigable hazards, there are some above moderate units allocated in 500-year flood zones and HFHSZ. The City takes measures to reduce and mitigate the effects of these hazards through Public Works Flood Control District as well as in enforcing the California Building Code which requires specific materials and standards to reduce impacts of fire and flood.
To address potential concerns with environmental hazards, the City abides by the following regulations: Floodplain Hazard Overlay, Foothill Fire Zones Overlay, Alquist Priolo Zone regulations, and any regulation required by CEQA or resource agency. The sit es are situated so that only a very small portion are within hazardous zones and the city implements and enforces standards to mitigate damages and increase safety in development within these zones.
The California Environmental Screening (CES) Tool notes that proposed sites may rank poorer than others due to proximity to environmental pollutants. These include hazardous materials, poor air quality, impaired water bodies, landfills, and other potential or active concerns. As required by CEQA, however, housing projects cannot be approved nor built on any sites containing contaminants unless mitigation is provided in accordance with state and federal law. In identifying housing sites in the land inventory, none of the sites are known to have environmental pollution which cannot be mitigated. So while the CES Tool identifies potential concerns for further review, no housing site is known to have environmental pollution that precludes development.
Housing Resources
City of San Bernardino General Plan – Housing Element 4-43
Figure 4-5 Environmental
Hazards and Housing Sites
Housing Resources
4-44 January 2024
4.4 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 2023/2024, the City will be undertaking a comprehensive update to various infrastructure master plans. The plan includes the following:
• Updates to C ity’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 –The City has received grant s to implement roadway safety projects .