Shafter City Council
March 5, 2024

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 39
The Lanterman Developmental Disabilities Services Act of 1969 defines the rights of persons with developmental disabilities and establishes a service system to meet the individualized needs of consumers and when appropriate, their families, throughout the state. Therefore, regional centers are required by law to provide services in the most costeffective way possible. They must use all other resources, including generic resources, before using any regional center funds. A generic resource is a service provided by an agency that has a legal responsibility to provide services to the public and receives public funds for providing those services. Some generic agencies may include the local school district, county social services department, Medi-Cal, Social Security Administration, Department of Rehabilitation, and others. Other resources may include natural support.

Natural support is help that disabled persons may get from family, friends, or others at little or no cost.

3. Elderly
The 2020 Census defines elderly households as those occupied by people 65 years and older. There are a total of 5,109 households in the City of Shafter. Of these, Shafter’s elderly population (65 and over) occupy a total of 1,014 households, representing approximately 19.8% of the total households in the City of Shafter (Table II-23). In Shafter, 80% of the elderly are homeowners and 19.6% are renters.

Many elderly people are dependent on fixed incomes or have disabilities. Elderly homeowners may be physically unable to maintain their homes or cope with living alone.

The housing needs of this group can be addressed through smaller units, accessory dwelling units on lots with existing homes, shared living arrangements, congregate housing, and housing assistance programs.

Table II-23
Elderly Households by Age and Occupancy – Shafter
Owners
Age Owners Total Percent
65-74 446 44%
75-84 212 20.9%
85+ 157 15.5%
Total Owners 815 80.4%
Renters
Age Renters Total Percent
65-74 88 8.7%
75-84 30 2.9%
85+ 81 8%
Total Renters 199 19.6%
Total Owners/Renters 1,014 100%
American Community Survey 2015-2020 5-year estimates.

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 40

4. Large Households
Household size is an indicator of a need for larger housing units. Large households are defined as those with five or more members. Table II-24 on the following page illustrates the range of household sizes in Shafter for owners and renters. The most commonly occurring household size is households with four or more persons comprising 22.8% of owners and 20.3% of renters. This indicates a significant demand for large households both in the rental and sale market. City programs targeting overcrowded conditions are discussed further in Chapter V of this HEU. Two-person owner households (20.3%) and 19% renter households are the second most commonly occurring household size in Shafter.

Table II-24
Households Size by Occupancy – Shafter
0 500 1,000 1,500 2,000 2,500 3,000 3,500
1-Person
2-Person
3-person
4-person
5-person
6-person
7+ Person
Total Number of Households
Number of Households and Percentages
Occupancy Size
Owner occupied Renter Occupied

18.1%%
15%

20.3%

17.3%

12.7%

14.7%

22.8%

20.3%

14.9%
19%

5.9%

10.4%

4.9%
3%
American Community Survey 2015-2020 5-year estimates

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 41

5. Female-Headed Households
Of Shafter’s 5,109 total households, 5.5% were owner occupied female-headed households compared to 6.2% for Kern County. Renter occupied female-headed households were 10% in Shafter compared to Kern County’s 9.8% female headed households. Shafter had a combined total of 15% (owner and renter) occupied female headed households with children under 18 while Kern County had a combined total of 9% female headed households with children under 18 (Table II-25). Based on the data on the next page, the various categories of female head of households in Shafter, are like those seen in Kern County with near similar percentages.

Table II-25
Female-Head of Household Type by Occupancy – Shafter

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%
Total Female-head, owner occupied households
Female-head, owner occupied households with children
under 18
Female-head, owner occupied households with no
chlidren
Total Female-head, renter occupied households
Female-head, renter occupied households with children
under 18
Femaled-head, renter occupied households with no
children

5.5%

2.0%

3.4%

10.0%

7.3%

2.6%

6.2%

2.1%

4.0%

9.8%

6.9%

2.8%
Household Type
Kern County Shafter
7,867
134
19,051
26,918
11,191
177
5,854
107
17,045
284
377
511
American Community Survey 2015-2020 5-year estimates.

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 42
Poverty thresholds, as defined by the 2020 Census, vary by household type. According to the Census, 23.4% of Shafter’s population is categorized as living in poverty. In the United States, in 2021, a single individual was considered in poverty with an income below $12,880/year while the threshold for a family of four was $26,500/year. There is a total of 1,590 female-headed households in Shafter and of those 504 households are femaleheads of households living below the poverty level in Shafter (Table II-26).

Table II-26
Percent Living in Poverty for Female-Headed Households with Children – Shafter Based on the data presented above in Table II-26, when compared with the overall female head of households in Shafter, single female head of households that live below the poverty level (12%) comprise the largest segment of this population. Therefore, City programs geared towards meeting the needs of this segment of the population would require consideration. Such programs are discussed further in Chapter V of this HEU. 504
78 222
184
20 12%

1.8%

5.3%

4.4%

0.4%
Total female-headed households below the poverty
level
Female-headed households with no children
Female-headed households with 1-2 children
Female-headed households with 3-4 children
Female-headed households with 5 + children
Number and Household Percentages
Household Type
Number of Households Percentage
American Community Survey 2015-2020 5-year estimates

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 43

6. Farm Workers
Farm workers are traditionally defined as persons whose primary income is from seasonal agricultural work. There are, however, farm workers that work in processing plants, or other related activities year-round. During harvest seasons, the workload increases and is supplemented by seasonal labor, often supplied by a labor contractor. Some of these farm workers travel great distances to work on farms during the harvest season and are unable to return to their primary residence at the end of their workday, but due to the high cost of housing and low wages, a substantial number of farm workers have difficulty finding affordable, safe, and sanitary housing where they work. Estimating the number of farm workers at a given time is difficult due to high turnover, their length of employment whether it be seasonal or permanent employment, and the type of employment such as laborers in processing plans or field laborers. According to the latest data available, in 2021, the California Department of Agriculture and Natural Resources estimated there were 150,300 farm workers in various farming categories which included workers in tree nut farming, grape vineyards, vegetable and melon farming and other non-citrus fruit farming.

According to the latest 2017 data from the U.S. Department of Agriculture (USDA) 2017 Agricultural Census identified 20,469 farm workers on 845 farms within Kern County and 50,700 farm workers on 2,160 farms in the tri-county area.

According to a 2022 study conducted by the Community and Labor Center at the University of California Merced, California farm workers generally experience substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean-up. Poor ventilation and crowded spaces put farm workers at increased risk for respiratory illnesses such as asthma and infectious diseases like tuberculosis and COVID-19. Farm workers tend to live in large, overcrowded households with low incomes and several household problems, arrangements associated with decreased mental health. Farm workers’ households were larger than the California average (3.0 persons per household), with a median household size of four persons per household. Farm workers in the University of California Merced study were differentiated based on employment status which consisted of an H2-A visa. For example, H2-A workers are required to live on premises paid for by an employer, farm workers without an H2-A visa in their study were most likely to be renters (92%), to live in single-family homes (55%), and very few renters relied on employers to pay any or all their rent (2%).

According to 2020 Census estimates, 2,022 residents of Shafter (20%) were employed in agricultural, forestry, or fishing and hunting in comparison to Kern County which has

14.7% of residents working in agricultural, forestry, or fishing and hunting (Table II-27).

According to the City’s zoning records, Shafter is surrounded by 9,528 acres of agricultural/open space. Therefore, due to the substantial percentage of the farmworker population residing in the City (20%), programs that provide affordable farm worker housing will be discussed further in Chapter V of this HEU.

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 44
Table II-27
Employment in the Agricultural Industry – Shafter
Percent of
Workers:

Total Number of
Workers:

Industry:

Shafter 20.0% 2,022 Agriculture, forestry, fishing, hunting, and mining.

Kern County 14.7% 50,819 Agriculture, forestry, fishing, hunting, and mining.

The Farmworker Housing Program of Kern County is subsidized by USDA and was developed to provide housing for persons who derive a minimum of $5,753 of their annual income from farm labor. The Housing Authority of Kern County (HACK) manages nine housing complexes under the Farmworker Housing Program. In Shafter, HACK operates a total of 99 housing units funded by the USDA.

7. Homeless Persons
Homelessness is a continuing problem throughout California and urban areas nationwide.

The Bakersfield-Kern Regional Homeless Collaborative (BKRHC) is an Independent 501(C)3 nonprofit organization that works to reduce the impacts of homelessness in Kern County through collaborative planning and action that expands access to permanent affordable housing and supportive services. The BKRHC, serves as the Collaborative Applicant and Fiscal Agent on behalf of Bakersfield/Kern County Continuum of Care (CoC). BKRHC includes homelessness service providers, government agencies, advocacy groups, businesses and currently and formerly homeless persons, who bring their expertise from working hands-on, every day with homeless individuals and families to help them obtain permanent housing and get the supportive services they need to reach their full potential. The collaborative does not provide any services directly to persons experiencing homelessness. Rather, BKRHC works to coordinate programs and services across the continuum of care, so that people experiencing homelessness have the resources and support they need to achieve stability in permanent housing. BKRHC is responsible for developing and coordinating the implementation of the Bakersfield-Kern region’s 10-Year Plan to End Homelessness.

The BKRHC conducts a Point in Time (PIT) Count. The PIT Count is not a census of persons experiencing homelessness but provides a snapshot view of the number of persons experiencing homelessness observed in a 24-hour period. The PIT Count is held in January, the month statistically known to have the highest number of homelessness observations. The most recent PIT was conducted from January 24th through January 27th and comprised a single night shelter count and a three-day unsheltered count. The count resulted in 931 sheltered and 1,017 unsheltered individuals in Kern County.

Children (under 18 years) and youth (aged 18 – 24) comprised 6.42% and 6.16% of the total sheltered and unsheltered homeless populations respectively, while adults (aged 25 and older) comprised the remaining 87.42% of the population. Specifically, nearly half of the entire homeless population in Kern County consisted of adults between the ages of American Community Survey 2015-2020 5-year estimates

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 45
25 – 44 and 5.24% of individuals experiencing sheltered or unsheltered homelessness were considered elderly (102 individuals aged 65 or older). Males made up 67.2% of the homeless population. Females accounted for 32.3% of the total population, while individuals identifying as no one specific gender represented 0.4% and transgender individuals comprised the remaining 0.1% of the population. In terms of race, white represented the largest category with 77.2% followed by Hispanic population at 40.6%.

Due to the transient nature of the homeless, the precise number of homeless individuals in Shafter is difficult to determine, however, the PIT count from January 24th through January 27th and comprised a three-day unsheltered counted, identified 0 unsheltered people in the City of Shafter.

The BKRHC serves as the local CoC and is a valuable resource for outreach to the homeless community. The City’s Development Services Department requires staff representation at CoC meetings as policy to gain input from the BKRHC on the needs, priorities, and fund project performance. As homeless subgroups each have unique needs, the CoC Governing Board includes at least one representative from the Homeless or Formerly Homeless Population; one Veterans Affairs/Homeless Veterans Service Provider Representative; and one McKinney-Vento Liaison/Local Education Agency Representative/or Educational Services to Homeless Children & Youth Representative.

BKRHC also maintains a by-name list and participates in prioritizing chronically homeless individuals and families to ensure beds are utilized. Thirty-six Housing Choice Vouchers (HCVs) per year are designated by the local Public Housing Authority for the most vulnerable chronically homeless. In addition, the BKRHC participates in the Supportive Services for Veteran Families (SSVF) Community Plan responsible for planning City of Bakersfield FY2021-22 Action Plan 47 and coordinating efforts to prevent and end homelessness among veterans. BKRHC helps low-income persons and families avoid becoming homeless, especially extremely low-income individuals by engaging a county wide task force involving political leaders, governmental agencies, homeless service providers, and other stakeholders.

Shelter assistance for the homeless is not available in Shafter; however, there are several homeless shelters located in Bakersfield, approximately 20 miles south of Shafter, that people experiencing homelessness may be referred to. The Brundage Lane Navigation Center (BLNC) in Bakersfield is a 150-bed year-round emergency homeless shelter established by the City of Bakersfield and operated by non-profit Mercy House, Inc. The 67,000-square-foot facility includes a 7,900- square-foot service provider wing which includes three medical exam rooms, space for mental health professionals, offices for case workers, and a pet exam room. In January 2023, the BLNC completed a major expansion that added 119 additional beds, including 20 recuperative care beds. The Bakersfield Homeless Center located at 1600 East Truxtun Avenue has 110 beds for single women and 134 beds in semi-private rooms for families. The Mission at Kern County, located at 816 East 21st Street, has 240 beds for single men. In total, 753 beds are available for those experiencing homelessness. The Park 20th project is dedicated to house homeless veterans and provides a 56-unit low-income apartment complex for veterans. The housing project aims to house homeless veterans and uses Veterans Administration housing

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 46
vouchers to pay as much as 100% of their rent for at least 45% of its housing, or 25 units.

The City of Bakersfield’s Homeless Services Division administers federal, State, and local funding for homeless service providers. The division works in collaboration with the Bakersfield Kern Regional Homeless Collaborative to assess, meet, and report on the current needs in the City of Bakersfield. The City of Bakersfield is also dedicated to a fiveyear goal of serving 3,000 people who experience homelessness with shelter assistance and 200 households with Rapid Re-housing or Homelessness Prevention assistance.

These goals are supported by the City’s Emergency Solutions Grant (ESG) program. The City funds the following programs/activities to help meet the needs of the homeless community. In 2019, the State of California, in response to the growing number of individuals experiencing homelessness and the impact of a lack of permanent and transitional housing to support individuals experiencing homelessness, created Project Homekey. To date, this program has housed over 8,264 individuals across the state by investing in 120 unique project sites. The City of Bakersfield currently has 151 units supported through Project Homekey, including the conversion of two former hotels and an additional 166 units under construction. Once completed, these projects will add 317 units of affordable housing to support individuals transitioning out of homelessness. In summary, 753 beds, 317 affordable units, and an additional 56 low-income units for veterans provides 1,126 temporary or transitional housing opportunities for individuals experiencing homelessness.

F. Assisted Housing at Risk of Conversion
According to the California Housing Partnership (CHP), half of California’s six million renter households are lower income households, with more than one million of them falling into the extremely low-income renter household category. Furthermore, renters in California need to earn

2.8 times the state minimum wage to afford the average asking rent in California, which increased by 11% since last year. It is estimated that two million Californians with low incomes lack affordable homes. When housing costs are factored in, California has the highest percentage of people living in poverty of any state in the nation.
“Assisted housing at risk of conversion” are housing projects that are at risk of losing their lowincome affordability restrictions within the ten-year period between 2024 to 2033 (Table II-28). CHP identifies at-risk homes as those with Very High- and High-risk levels.

The CHP categorizes at-risk housing projects by varying degrees of risk levels, and they include the following:
• Very High Risk - Includes affordable homes that are at risk of converting to market rate within the next year that does not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission-drive developer/owner. • High Risk - Includes affordable homes that are at-risk of converting to market rate within the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission driven developer/owner. • Moderate Risk - Includes affordable homes that are at-risk of converting to market rate within the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a stable non-profit, mission driven developer/owner.

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 47
• Low Risk - Includes affordable homes that are at-risk of converting to market rate within the next 10+ years and are owned by a stable non-profit, mission driven developer/owner.

The lack of affordable housing has dire consequences for citizens and their communities. Being cost-burdened increases the risk of homelessness, perpetuates intergenerational poverty, and increases reliance on expensive social programs funded by taxpayers. Affordable housing is usually created using subsidies from various sources, including federal, state, and local governments; financial institutions; and charitable foundations.

Preserving existing affordable housing offers many advantages over new construction. First, preserving affordable housing enables people to stay in their homes and neighborhoods, where they developed social connections and relationships within their communities. Second, the cost of preserving existing housing as affordable often is less than the cost of creating newly constructed affordable housing and is a faster process than constructing new development, thus making preservation a cost-effective strategy. Finally, the preservation of affordable housing is usually easier than constructing new developments considering existing buildings already conform to local land-use ordinances, and the surrounding City infrastructure — like sidewalks, schools, and sewer systems are typically already in place and equipped to support the buildings residents.

The typical cost to construct new housing units (not including the cost of acquiring land and preparing the site including off-street parking), assuming an average unit size of approximately 915 square feet, is $108,475 per unit. The cost of acquisition, rehabilitation, and preservation of affordable housing units can vary widely based on the extent of rehabilitation needed, and whether the entire property or just the affordability deed restriction is acquired; costs range from $72,916 to $300,000 per unit.

For cities to maintain affordable housing affordability, there are a few strategies that can be used to preserve affordable housing:
• Developing a tracking system or a database of affordable housing units within their jurisdictions. Being able to spot at-risk housing on time before they are no longer eligible for federal, state, or local programs or preventing these units from falling into disrepair is a key component of a successful housing affordability program. • Preventing the affordable housing units from falling into the hands of new owners that could raise rents to market levels is critical. The Tenant to Purchase Act (TOPA) would allow cities and towns the local option of providing tenants in multi-family buildings the right to match a third-party offer when their homes are being sold.
• Code enforcement is another strategy for the preservation of affordable housing by preventing buildings from falling into disrepair and not just to issue citations for code violations, but to connect people to resources that will help them bring their buildings up to code and preserve affordable units that are in a state of disrepair that could eventually lead them to become uninhabitable or force the owner to sell. Having code enforcement software, the City would be able to enforce its municipal codes which would make the process thorough and more efficient for City workers involved with code enforcement.

Table II-28 displays the California Housing Preservation Database data on federal and state funded At-Risk housing units that are at-risk of converting to market rate within the next 10+ years. Also included on Table II-28 are At Risk housing units for low- and moderate-income residents included

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 48
in the Covenants, Conditions and Restrictions (CC&R’s) for each property that were funded by the now dissolved Shafter Community Redevelopment Agency.

Housing units included in the North Shafter/North Park Sewer Project as listed in Table II-28, are units included as part of a utility grant to expand the City of Shafter's wastewater collection system in an area of the City not currently served by sewer. The CC&Rs for rental units within the North Shafter/North Park Sewer Project do not include a buy-out option, however, owner-occupied within the Project do have a prorated buy-out clause in the CC&Rs which may result in the potential for the homeowner to pay off their property at any time before the expiration date. However, during the past 12 years, only a small fraction of owners has bought their way out of the agreement. The risk levels for these housing units are assumed to be low and are identified in Table II-28 as “Low*”.

Table II-28
At Risk Affordable Housing Units – Shafter
Name Address Sunset Year Number of Units at
Risk Risk Level
State and Federal At-Risk Housing Units
Casa Amelia Cadena
Apartments 455 E. Ash Avenue, Shafter 2061 80 Low
Tulare Arms Apartments 225 West Tulare Avenue,
Shafter 2067 47 Low
Hudson Park Apartments I &
II
431 East Ash Street,
Shafter 2065 82 Low
Skyway Apartments 500 State St, Shafter 2075 24 Low
Westside Village (Site A) 550 Santa Maria Way,
Shafter 2069 80 Low
Shafter Kern Housing
Authority
300 Terra Vista Lane,
Shafter 2033 173 Low
Shafter At -Risk Housing Units
Miguel & Maria Montoya 160, 162, 166, 182, 186 &
190 W. Orange Avenue,
Shafter26-181-17 & 18)
2060 6 Low
N. Shafter/N. Park Sewer
Project 536 Klassen Drive, Shafter 2055 1 Low
N. Shafter/N. Park Sewer
Project 526 Klassen Drive, Shafter 2055 1 Low
N. Shafter/N. Park Sewer
Project 516 Klassen Drive, Shafter 2055 1 Low
N. Shafter/N. Park Sewer
Project
474, 480, 499. 490 Klassen
Drive, Shafter 2066 4 Low
N. Shafter/N. Park Sewer
Project
835 N Central Valley
Highway, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
835 N Central Valley
Highway, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 472 Klassen Drive, Shafter 2055 1 Low *

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 49
Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project 470 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 444 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 460 Klassen Drive, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 401 Klassen Drive, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 415 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 431 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 445 Klassen Drive, Shafter 2066 5 Low
N. Shafter/N. Park Sewer
Project 465 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 485 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 515 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 545 Klassen Drive, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 543 Klassen Drive, Shafter 2065 3 Low
N. Shafter/N. Park Sewer
Project 565 Klassen Drive, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 581 Klassen Drive, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
544, 566, 570, 572, 576,
578 Klassen Drive, Shafter 2065 6 Low
N. Shafter/N. Park Sewer
Project 479 Klassen Drive, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 475 Klassen Drive, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 527 English Lane, Shafter 2066 1 Low
N. Shafter/N. Park Sewer
Project 508 Sunny St, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 512 Sunny St, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 516 Sunny St, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
532 & 534 Sunny St,
Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 513 Sunny St, Shafter 2067 1 Low
N. Shafter/N. Park Sewer
Project 469 Sunny St, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 453 Sunny St, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 556 Prince Lane, Shafter 2055 1 Low *

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 50
Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project
524 & 524 1/2 Prince Lane,
Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 516 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 502 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 464 Prince Lane, Shafter 2057 1 Low *
N. Shafter/N. Park Sewer
Project 456 Prince Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 416 Prince Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 400 Prince Lane, Shafter 2055 2 Low *
N. Shafter/N. Park Sewer
Project 396 Prince Lane, Shafter 2056 1 Low *
N. Shafter/N. Park Sewer
Project
721 N Central Valley
Highway, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 442 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 438 Prince Lane, Shafter 2056 1 Low *
N. Shafter/N. Park Sewer
Project 514 Prince Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 533 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 525 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 517 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 501 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 457 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 457 Prince Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 425 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 417 Prince Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
625 McCrumb Lane,
Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 424 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 424 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 432 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 440 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 456 Gibson Lane, Shafter 2065 1 Low

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 51
Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project 524 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 530 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 542 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
542, 544, 546 Gibson
Lane, Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 550 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 550 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 465 Prince Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 514 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 472 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 416 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 412 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
605 McCrumb Lane,
Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 525 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 517 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 465 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 457 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 449 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 441 Gibson Lane, Shafter 2056 1 Low *
N. Shafter/N. Park Sewer
Project 433 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 425 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 417 Gibson Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 409 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 401 Gibson Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
566 McCrumb Lane,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
570 McCrumb Lane,
Shafter 2067 1 Low
N. Shafter/N. Park Sewer
Project 330 Venable Lane, Shafter 2066 1 Low

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 52
Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project 316 Venable Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 312 Venable Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 563 Hicks Lane, Shafter 2057 1 Low *
N. Shafter/N. Park Sewer
Project 559 Hicks Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 555 Hicks Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 551 Hicks Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 562 Hicks Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
653 N Central Valley
Highway, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 568 Hicks Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 554 Hicks Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 550 Hicks Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
304 W Tulare Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
298 & 300 W Tulare,
Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 204 Voth Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 216 Voth Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
224 & 232 Voth Lane,
Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 225 Voth Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
205 & 207 Voth Lane,
Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 203 Voth Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
120 W Tulare Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
160 W Tulare Avenue,
Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
160 1/2 W Tulare Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
164 W Tulare Avenue,
Shafter 2057 1 Low *
N. Shafter/N. Park Sewer
Project
200 W Tulare Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
216 W Tulare Avenue,
Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
242 W Tulare Avenue,
Shafter 2055 1 Low *

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Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project 211 Voth Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
625 & 605 N Central Valley
Highway, Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 1217 Park Lane, Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 1211 Park Lane, Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project 790 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 780 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 760 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 740 Mayer Lane, Shafter 2068 1 Low
N. Shafter/N. Park Sewer
Project 707 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 715 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 739 Mayer Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 745 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1141 Cagle Lane, Shafter 2056 1 Low *
N. Shafter/N. Park Sewer
Project 1133 Cagle Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1129 Cagle Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1106 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1114 Park Lane, Shafter 2058 1 Low *
N. Shafter/N. Park Sewer
Project 759 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 767 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1143 Park Lane, Shafter 2066 1 Low
N. Shafter/N. Park Sewer
Project 1135 Park Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1117 Park Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1103 Park Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 757 Mayer Lane, Shafter 2058 1 Low *
N. Shafter/N. Park Sewer
Project 746 Mayer Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1089 Park Lane, Shafter 2055 1 Low *

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Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project 1088 Park Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1082 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1074 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
738 W Fresno Avenue,
Shafter 2057 1 Low *
N. Shafter/N. Park Sewer
Project
800 W Fresno Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1053 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1057 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1059 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1067 Park Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1081 Park Lane, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1087 Park Lane, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1055 Park Lane, Shafter 2067 1 Low
N. Shafter/N. Park Sewer
Project 1065 Alamo Road, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1065 Alamo Road, Shafter 2068 1 Low
N. Shafter/N. Park Sewer
Project 1057 Alamo Road, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1057 Alamo Road, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1049 Alamo Road, Shafter 2067 1 Low
N. Shafter/N. Park Sewer
Project 1039 Alamo Road, Shafter 2067 1 Low
N. Shafter/N. Park Sewer
Project 1031 Alamo Road, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1056 Alamo Road, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project 1048 Alamo Road, Shafter 2067 1 Low
N. Shafter/N. Park Sewer
Project 1024 Alamo Road, Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
1083 N Central Valley
Highway, Shafter 2065 2 Low
N. Shafter/N. Park Sewer
Project
648 W Fresno Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
654 W Fresno Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
656 W Fresno Avenue,
Shafter 2065 1 Low

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Name Address Sunset Year Number of Units at
Risk Risk Level
Shafter At-Risk Housing Units (Table II-28 Continued)
N. Shafter/N. Park Sewer
Project
680 W Fresno Avenue,
Shafter 2055 1 Low *
N. Shafter/N. Park Sewer
Project
696 W Fresno Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
700 W Fresno Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
718 W Fresno Avenue,
Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project 1021 Alamo Road, Shafter 2065 1 Low
N. Shafter/N. Park Sewer
Project
1081 N Central Valley
Highway, Shafter 2065 3 Low
* Properties identified with risks levels identified as “Low *” are owner-occupied units within the N. Shafter/N. Park Sewer Project that have a prorated buy-out clause in the CC&Rs which may result in the potential for the homeowner to pay off their property at any time before the expiration date.

Source: California Housing Partnership Preservation Database, July 2022.

In summary, the above table is a list of subsidized affordable rental housing in the City of Shafter and their associated risk levels. A review of the assisted housing inventory maintained by California Housing Partnership indicated that although there is one complex identified as low risk of conversion within the next 10 years, no assisted units in Shafter are subject to a very high, high, or moderate conversion within the next ten years. Chapter V of this HEU contains a program for preserving such units.

G Future Growth Needs

1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key requirement for local governments to plan for anticipated growth. The RHNA quantifies the anticipated need for housing within each jurisdiction for the 6th Housing Program cycle on an eight and onehalf year projection planning period. This planning period extends from 2023 to 2031. On August 31, 2021, the California Department of Housing and Community Development (HCD) provided the Kern Council of Governments (Kern COG) with its RHNA determination. Due to a discrepancy in the rounding of numbers, on January 9, 2023, Kern COG sent a letter to the City of Shafter requesting an adjustment be made to its moderateincome unit count from 603 moderate income units to 604 moderate income units. The City of Shafter’s RHNA allocation was adjusted from 3,293 to 3,294 total units. With these revisions, Kern COG’s regional housing needs remained at 57,650 units for this projection period. Kern COG works with local governments and communities to determine how they will address this need through the process of updating the Housing Programs of their General Plans.

Kern COG tentatively adopted the RHNA for the 6th cycle on July 21, 2022. The need for housing is determined by the forecasted growth in households as well as existing need due to overcrowding and overpayment. Each new household created by a child moving out of a parent’s home or by a family moving to a community creates the need for a

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housing unit. The housing need for new households is then adjusted to maintain a desirable level of vacancy to promote housing choice and mobility. An adjustment is also made to account for units lost due to demolition, natural disaster, or conversion to nonhousing uses. Total housing need is then distributed among four income categories based on the county’s income distribution, with adjustments to avoid an over-concentration of lower-income households in any community. More information about the RHNA process may be found on KERN COG’s website at https://www.kerncog.org/?s=RHNA.

2. 2023-2031 Shafter Growth Needs
The total housing growth need for the City of Shafter during the 2023-2031 planning period is 3,294 units. This total is distributed by income category as shown in Table II-29 below.

Table II-29
2023-2031 Regional Housing Needs Allocation – Shafter
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
RHNA
Total
678* 431 604 1,581 3,294
*Per state law, half of the very-low units can be assumed to be in the extremely low category instead of using available US Census Data for calculation5 Source: HCD 2022
H. Affirmatively Furthering Fair Housing (AFFH)

1. Introduction
HCD’s mission is “to promote safe, affordable homes and vibrant, inclusive, sustainable communities for all Californians.” When housing choice and access are limited because of race, sexual orientation, or disability status, there are far-reaching impacts on access to job opportunity, access to quality education, and on one’s mental and physical health.

To continue to ensure equal housing programs are enforced, California State Legislature passed Assembly Bill 686 (AB 686) in 2018, expanding protections and requirements in the Fair Employment and Housing Act (FEHA). This addition now requires state and local public agencies to address, combat, and relieve disparities from past patterns of segregation to create more inclusive communities. AB 686 protects the requirement to affirmatively further fair housing in California. Public agencies are required to examine existing and future policies, plans, programs, rules, practices, and other related activities and make proactive changes to promote inclusive communities. 5 https://www.hcd.ca.gov/extremely-low-income-housing-needs

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To meet the housing needs of all segments of the community, the Housing Program must promote housing opportunities for all people.

Pursuant to Government Code Section 65583, cities and counties are required to take deliberate action to relieve patterns of segregation and foster inclusive communities.

Housing Programs are now required to include the following:
• Inclusive and Equitable Outreach: Housing Programs must make diligent efforts to equitably include all community stakeholders in the Housing Program participation process.
• Fair Housing Assessment: All Housing Programs must include an assessment of fair housing. This assessment should include an analysis of the following four fair housing issues: 1) integration and segregation patterns and trends, 2) racially or ethnically concentrated areas of poverty, 3) disparities in access to opportunity, and 4) disproportionate housing needs, including displacement risk. • Analysis of Sites Inventory: Local jurisdictions must evaluate and address how particular sites available for housing development will meet the needs of households at all income levels. The Housing Programs must analyze and conclude whether the identified sites improve or exacerbate conditions for fair housing.
• Identification of Contributing Factors: Based on findings from the previous steps, Housing Programs must identify, evaluate, and prioritize the contributing factors related to fair housing issues.
• Priorities, Goals, and Actions to AFFH: Local jurisdictions must adopt fair housing goals and actions that are significant, meaningful, and sufficient to overcome identified patterns of segregation and affirmatively further fair housing.

The Housing Program should include metrics and milestones for evaluating progress and fair housing results.

The assessment of fair housing practices examines existing conditions and demographic patterns, concentrated areas of poverty within the City, concentrated areas of low- and median-income housing, and areas of low and high opportunity to identify segregated living patterns and replace them with integrated and balanced living patterns.

The purpose of this analysis is to replace segregated living patterns with truly integrated and balanced living patterns to transform racially and ethnically concentrated areas of poverty into areas of opportunity. Community amenities and access to opportunities are inherently spatial in nature and are not always readily accessible or attainable due to the diverse types of social, cultural, and economic barriers in our society. Ensuring that sites for housing, particularly lower-income units, are in high resource areas rather than concentrated in areas of high segregation and poverty requires jurisdictions to plan for housing regarding the accessibility of numerous opportunities, including jobs, transportation, good education, and health services.

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2. Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be used as an indicator to identify characteristics of households experiencing discrimination in housing. Pursuant to the California Fair Employment and Housing Act Government Code Section 12921(a), the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.”
Fair housing issues that may arise in any jurisdiction include, but are not limited to:
• housing design that makes a dwelling unit inaccessible to an individual with a disability;
• discrimination against an individual based on race, national origin, familial status, disability, religion, sex, or other characteristics when renting or selling a housing unit; and
• disproportionate housing needs, including cost burden, overcrowding, substandard housing, and risk of displacement.

The City refers discrimination complaints to the Kern County Planning and Natural Resources Fair Housing Coordinator to conduct outreach related to fair housing. The following resources are available to Shafter residents:
• Kern County Planning and Natural Resources Department Fair Housing Coordinator: The City partners with the Kern County Fair Housing Coordinator to implement various outreach and marketing programs to inform the public of fair housing laws and to assist with housing-related problems where appropriate. The City refers fair housing questions and complaints to the Fair Housing Coordinator who can investigate complaints, assist in mediation, and provide referrals to appropriate investigative/enforcement agencies. The Coordinator distributes 200 informational flyers per month to housing providers and advertises its toll-free telephone number throughout the County. The Coordinator has prepared a housing resource guide containing information about housing- related services provided throughout Kern County. The guides are “regionalized” and distributed throughout the various portions of the county. 6.
• Interim Housing Operations: The Bakersfield Kern Regional Homeless Collaborative prepared a 10-year plan to combat and end homelessness in Kern County. The Collaborative provides a public resource directory for residents who are in need of homeless services. The directory has an extensive list of both governmental services such as The Housing Authority of Kern County and other private charity groups.
• Eviction Prevention: The Bakersfield Kern Regional Homeless Collaborative directory also provides a list of both governmental and private charity groups that 6 5th edition City of Shafter Housing Element

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 59
provide financial support as well as legal services for low-income individuals. The City also works to provide referral services to FHF for fair housing services and complaints regarding evictions.
• Payee Services: Provides support and management of Supplemental Security Income (SSI) benefits, cash disbursement, and bill payment for people who are not able to independently take care of their own finances, which includes triage and basic needs support, giving clients’ money as requested, payment of rent, and other living expenses, ongoing case management support, and independent living support.
• Back Office Operations: Back Office Operations can assist with providing a security deposit and move-in assistance; ongoing rapid re-housing monthly rent payments and landlord relations; unit inspections for new eviction prevention cases and rapid re-housing placements; and subcontractor relations and payments.

According to Kern County Fair Housing Coordinator, no fair housing complaints were submitted from the City of Shafter during the previous housing cycle. While this can be considered a positive sign, it is also equally likely residents do not have adequate information or know their rights regarding fair housing to submit complaints. This is evidenced in the online survey published to Shafter’s residents. When asked the question “Do you know how to file a fair housing complaint under the Fair Housing Act?” 78.2% of respondents stated they do not know how to file a fair housing complaint. The City has programs to assist and educate its residents on their rights as it pertains to fair housing.

Also Kern County Fair Housing Coordinator has information and a hotline for residents to access at any time.

3. Integration and Segregation
In February 2017, the Department of Housing and Community Development and the California Tax Credit Allocation Committee (TCAC) collaborated with independent organizations and research centers, collectively known as the "research partners," with the objective of providing evidence-based policy recommendations to further HCD's fair housing goals.

One of the outcomes of this collaboration was the creation of Opportunity Maps designed to support new policies focused on improving access to high-opportunity areas for families with children residing in housing financed with 9% Low Income Housing Tax Credits (LIHTCs).

Opportunity mapping “is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility. Opportunity maps can be used to inform how to target investments and policies in a way that is conscious of the independent and interrelated effects that research has shown places have on economic, educational, and health outcomes.” To create an objective mapping tool, the Task Force used a hybrid approach by accounting for regional differences in assessing the opportunity for most places, while applying more rigid standards for high-poverty, racially segregated areas in all regions. To produce the opportunity map that shows areas of racially segregated and prevalent

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poverty areas, the Task Force filtered areas that met “consistent standards for both poverty (30% of the population below the federal poverty line) and racial segregation (overrepresentation of people of color relative to the county) into a “High Segregation & Poverty” category. The share of each region that falls into the High Segregation & Poverty category varies from region to region.” Figures II-7 and II-8 on the following page display areas of high segregation and poverty for Kern County and the City of Shafter, respectively. Kern County has multiple areas scattered throughout the county determined to be areas of high segregation and poverty (Figure II-7) while the City, has two areas within the City boundary that are determined to be areas of high segregation and poverty (Figure II-8). The two areas are directly adjacent to each other and are bounded by South Schnadt Street to the West, West Los Angeles Ave to the South, South Beech Ave to the East, and East Lerdo Hwy to the North. Additionally, the City’s sphere of influence does encompass another larger area that is considered an area of high segregation and poverty.

The two “High Segregation and Poverty’ areas in the City correlate with areas that are predominantly non-white Hispanic, have a high population of single female households, a low median income and high poverty rate, and lower opportunities compared to the rest of the City. The high segregation areas do have parks and schools nearby to them however there is little access to grocery stores and healthier food options.

Localized Perspective
The two adjacent “High Segregation and Poverty” areas in the City are found within the southern portion of its historic core as described above. These areas include an elementary school, two City parks, skate park, vacant and developed areas zoned for both single-family and multi-family residential, and vacant and developed areas zoned commercial and industrial adjacent to Santa Fe Way.

The median income of the area is low, and the demographic of the area is predominantly non-white Hispanic. The housing types are single-family residential and some existing multi-family generally adjacent to E. Ash Avenue, including an apartment complex.

Currently, Tract 6290 is being developed with market rate homes west of the vacant commercial areas along Santa Fe Way between E. Ashe Avenue and E. Los Angeles Avenue.

The areas include housing that was present when the City was originally incorporated in 1938 all the way to the present day with the development of Tract 6290. Areas within the two subject areas were annexed in every decade from the 1940s through 1970s, and the last annexation in the area occurred in 1992.

The condition of housing in the area varies from excellent to poor, generally based on the age of the housing. Overall, the condition of the neighborhoods is fair with all neighborhoods connected to water and sewer and with curb, gutter, and sidewalks throughout and therefore, the citizens of these areas have safe routes to schools.

As is the case throughout the City, the residents of these areas have access to a Dial-ARide program for public transportation. The City does not currently have fixed-route

Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 61
service within any portion of the City. The residents of these areas have the same opportunity to use the Dial-A-Ride program as any other resident in the City.

All residents also have access to a regional fixed route that picks up and drops off passengers at a bus stop located at Stringham Park in the historic core on James Street; this regional bus route can take passengers to Bakersfield and other cities throughout Kern County.

In comparison to other areas in the City’s historic core, the areas are similar in condition.

In comparison to the specific plan areas along 7th Standard in the southeast of the City, the conditions are not as good with the specific plan areas having more recreational opportunities.

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Figure II – 7
TCAC Areas of High Segregation and Poverty (2021) (Kern County)

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Figure II – 8
TCAC Areas of High Segregation and Poverty (2021) (Shafter)

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4. Disability
Per California Government Code Section 12926, a “disability” includes but is not limited to, any physical or mental disability. Disabilities often prevent a person from working, restrict mobility, and/or make caring for oneself difficult. Disabled persons often need specialized housing depending on the type and severity of disability related to potential limited earning capacity. Housing needs can range from institutional care facilities to facilities that support partial or full independence (e.g., group care facilities). Other support services like daily living skills and employment assistance should also be a part of the disabled housing solution. Examples of housing accessibility can be widened doorways/hallways, wheelchair ramps, modified bathrooms (lowered countertops, grab bars, adjustable shower heads, etc.), and specialized sensory devices such as smoke alarms.

Housing opportunities for disabled persons are impeded by practices in both the private and public sectors. For instance, "denied reasonable modification/accommodation" is often cited as an alleged act in housing discrimination complaints. Additionally, apartment rental ads often state, "no pets allowed," even though disabled persons may have service or companion animals. In the public sector, housing opportunities can be impeded because a community has not adopted a reasonable accommodation procedure, or if adopted, has not made the procedure widely known in the community. HCD identifies disability as the basis for 54% of all housing discrimination complaints. Figures II-9 and II10 on the following page show the percentage of the population by census tract that has a disability in Kern County and City of Shafter, respectively. Generally, the City does not seem to have a large population of people with disabilities. The highest percentage is between 10% and 20% located in the northwestern area of the City Center. Due to the relatively low population with a disability, it is likely not a constraint to fair housing. The City does provide reasonable accommodation for disabled persons and does provide a contact for complaints and issues with a program, service, or activity of the City of Shafter is not accessible to persons with disabilities.

Localized Perspective
The City complies with the American with Disabilities Act (ADA) including providing accessible government facilities. The City requires new development to adhere to accessibility requirements in the 2022 California Building Code and in compliance with ADA. The City is continually upgrading older sidewalks, pedestrian crossings, or other infrastructure to be compliant with ADA. The City Building Department assists developers in creating modifications for housing accessibility. City policies and practices do not discourage individuals with disabilities from being placed in or living in apartments, family homes, and other integrated settings. The City’s Police Department undergoes training in interacting with people with mental disabilities or neurodivergent individuals.

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Figure II-9
Population with a Disability (ACS 2016-2020) (Kern County)

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Figure II-10
Population with a Disability (ACS 2016-2020) (Shafter)

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5. Familial Status
Familial status refers to the presence of children under the age of 18, regardless of whether the child is biologically related to the head of household, and the marital status of the head of household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments, such as limiting the number of children in a complex or confining children to a specific location, are also fair housing concerns. Figures II-11 and II-12 show the percentage of the population that is married with children in Kern County and the City of Shafter, respectively.

Single-parent households are protected by fair housing laws. Female-headed households experience many housing problems such as affordability, overcrowding, insufficient housing choice, and discrimination. Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible daycare, health care, and other supportive services. Figures II-13 and II14 show the percentage of the population that is single female-headed households in Kern County and the City of Shafter, respectively. The largest concentration of single parent female-headed households is in the previously identified areas of high segregation and poverty. This area of the City is the only area to have a concentration of single femaleheaded households greater than 20%. As previously mentioned, this area also has a high population concentration of non-white Hispanic, high poverty rate, low median income, and fewer economic, educational, and environmental opportunities compared to the rest of the City.

Localized Perspective
As previously stated, during the last Housing Element cycle, the City did not receive any complaints regarding fair housing law violations. This could be a positive sign that special needs groups and families are being protected in the City of Shafter. The housing survey disseminated between October 2022 and January 2023 requested public input on the local housing needs and the presence of fair housing issues in the City. The two major issues identified from the survey were the affordability and availability of housing. While protected families may not be reporting fair housing issues, the lack of housing options and affordability in the housing stock, make it difficult for protected families to not be subject to housing overpayment or overcrowding, residing in housing that is not suitable for their family size. The City will do its utmost to encourage the development of multifamily homes with multiple bedrooms to help accommodate large families looking for affordable housing options. Housing programs such as Program 1.1.1 and 1.1.2 in Chapter V of this document will help with this goal.

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Figure II-11
Percent Married – Couple Households with Children (Kern County)

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Figure II-12
Percent Married – Couple Households with Children (Shafter)

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Figure II-13
Percent Female Householder with Children, No Spouse/Partner Present in Households (Kern County)

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Figure II-14
Percent Female Householder With Children, No Spouse/Partner Present in Households (Shafter)

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6. Income
Median household income is a key community indicator to determine housing needs. The median income marks the halfway point of a community’s income distribution. According to the 2020 Census, the median household income in the United States was $67,521 which was a decrease of 2.9% from 2019 ($69,560). In California, the median household income for the same period was $78,672. In 2020, the median household income for Kern County was $54,851 and the City of Shafter’s median household income was $47,433.

Figures II-15 and II-16 show the median household income of the population by census tracts for Kern County and the City of Shafter, respectively.

The US Census Bureau defines poverty using a “set of money income thresholds that vary by family size and composition.” The official poverty thresholds do not differ geographically but are adjusted for inflation using the consumer price index which is an index of the variation in prices paid by typical consumers for retail goods and other items.

The definition of poverty also considers money before taxes. The US 2020 Census showed the official poverty rate in the United States to be 11.4% which is up from 10.5% in 2019.

In California, the official poverty rate for the same time was 11.5%, similar to the US poverty rate of 11.4%. Figures II-17 and II-18 show the percentage of the population that is below the poverty line per census tracts in Kern County and the City of Shafter, respectively.

The majority of the City had a median income that was consistent with the US national median income and California median income in 2020. The poorest areas are significantly under the national and state median incomes and are concentrated in the City Center.

The area with the lowest income area is the previously identified areas of high segregation and poverty.

Localized Perspective
While the City does not have any specific local perspective on the incomes of its residents.

The City does note that there are future economic growth and job opportunities in the City due to development plans by the Wonderful Company and other commercial retailers.

Such opportunities include the Wonderful commercial logistics centers, a future canning factory, and a future hotel which has been recently determined to be a need in the City.

The development of these factories, warehouses and logistic centers, and other commercial buildings will create hundreds of jobs locally for current and future residents of Shafter.

Additionally, to assist the City of Shafter in expanding its economic opportunities, the City has hired Chandlerthinks and expanded its Economic Development Department staff to assist in market research, project cost analysis, grant attraction, and City branding (including includes logo, slogan, and marketing direction).

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Figure II-15
Median Income (ACS 2016-2020) (Kern County)

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Figure II-16
Median Income (ACS 2016-2020) (Shafter)

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Figure II-17
Poverty Status (ACS 2016-2020) (Kern County)

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Figure II-18
Poverty Status (ACS 2016-2020) (Shafter)

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7. Racially and Ethnically Concentrated Areas
Racially/Ethnically Concentrated Areas of Poverty
HUD defines Racially and Ethnically Concentrated Areas of Poverty (RECAP) as areas that have a non-White population of 50% or more with 40% or more of the population in poverty, or a poverty rate that is greater than three times the average poverty rate in the area. Non-white populations are defined as people whose origin is not predominantly European.

Due to changes in AFFH data, the RECAP data provided by HUD has been replaced with data provided by TCAC. Analysis of the TCAC data identified two areas in the City Center that are considered “High Segregation and Poverty” as previously stated in Chapter II Section H sub-section Integration and Segregation. These two areas are directly adjacent to each other and are bounded by South Schnadt Street to the West, West Los Angeles Ave to the South, South Beech Ave to the East, and East Lerdo Hwy to the North (as shown in Figure II-8). Further analysis is found in Chapter II Section H sub-section Integration and Segregation.

Racially/Ethnically Concentrated Areas of Affluence
Racially/Ethnically Concentrated Areas of Affluence (RCAAs) are identified as neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates. According to HUD's policy report, the White population are the most racially segregated group in the United States, and in the same way, neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color; conversely, distinct advantages are associated with residence in affluent, White communities.

Figures II-19 & II-20 show RCAA areas in Kern County and the City of Shafter, respectively.

There are seventeen RCAAs in Kern County as shown in Figure II-19. As shown by Figure II-20 there are no areas within the City of Shafter that are racially/ethnically concentrated areas of affluence.

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Figure II-19
Racially Concentrated Areas of Affluence (ACS 2015-2019) (Kern County)

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Figure II-20
Racially Concentrated Areas of Affluence (ACS 2015-2019) (Shafter)

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8. Access to Opportunity
AFFH defines Access to Opportunity as “a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity often means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).”
TCAC/HCD Opportunity Maps
In February 2017, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) collaborated with independent organizations and research centers, collectively known as the "research partners," with the objective of providing evidence-based policy recommendations to further HCD's fair housing goals. One of the outcomes of this collaboration was the creation of Opportunity Maps designed to support new policies focused on improving access to high-opportunity areas for families with children residing in housing financed with 9% Low Income Housing Tax Credits (LIHTCs).

Methodology
These Opportunity Maps utilize composite scores derived from three distinct domains, each consisting of a set of indicators (refer to Table II-30). The maps incorporate a filtering mechanism to identify areas characterized by poverty and racial segregation. The process involves initially filtering census tracts based on poverty criteria, followed by an assessment of racial segregation. To ensure a comprehensive evaluation of opportunity across different regions, the research partners adopted a hybrid approach for the TCAC/HCD Opportunity Map. While accounting for regional variations, they also established stricter standards for areas exhibiting high levels of poverty and racial segregation throughout all regions. The filters used in this methodology encompass the following criteria:
• High Poverty: Tracts where at least 30% of the population falls below the federal poverty line.
• Racial Segregation: Tracts displaying an overrepresentation of people of color relative to the county.

By employing this approach, the Opportunity Maps aim to provide a nuanced understanding of opportunity disparities while considering regional nuances and addressing areas with concentrated poverty and racial segregation.

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Table II-30
Domains and List of Indicators for Opportunity Maps
Domain Indicator
Economic
Poverty
Adult Education
Employment
Job Proximity
Median Home Value
Environmental CalEnviroScreen 4.0 indicators
Education
Math proficiency
Reading proficiency
High school graduation rates
Student poverty rate
Source: California Tax Credit Allocation Committee, Methodology for the 2023 CTCAC/HCD Opportunity Map, January 2023 Regional Impacts
The Kern County map in Figure II-21 identifies that all levels of resources are throughout the county. Most areas of high segregation and poverty that are located inside the county, are centralized in and around the City of Bakersfield.

City Impacts
According to the TCAC/HCD Opportunity Map for the City of Shafter (Figure II-22), Shafter is comprised generally of high or highest resource opportunities, however, there are two tracts of high segregation and poverty as previously identified in previous sections. The two “High Segregation and Poverty” tracts are directly adjacent to each other and are bounded by South Schnadt Street to the West, West Los Angeles Ave to the South, South Beech Ave to the East, and East Lerdo Hwy to the North.

Localized Perspective
The City of Shafter is striving to provide adequate educational resources to its residents.

In an effort to protect its educational resources and provide additional educational opportunities, the City has privatized its library, so it is no longer under county control.

The library offers classes for younger students and adults. More information is provided below, in the “Education” paragraph of Chapter II Section H sub-section Access to Opportunity.

Future economic growth and job opportunities are being proposed in the City with the proposed development of the Wonderful commercial logistics centers and a future canning factory. The future development of these factories, warehouses, and logistic centers will create hundreds of jobs locally for current and future residents of Shafter. In recent years, the City hired economic consultants to assist the jurisdiction in marketing itself to attract new commercial industries to the City. Further details of economic

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opportunities are addressed further in the “Economic” paragraph of Chapter II Section H sub-section Access to Opportunity.

To address environmental factors contributing to negative CalEnviroScreen scores, the City is an AB 617 community and is receiving funding through this bill to assist the community in reducing air pollution. The City is using this funding to provide air filters for its residents, offers rehabilitation of wood-fire fireplaces to replace them with natural gas fireplaces, provide curb, gutter, and bike lanes especially along SR 43 to provide safe travel to schools, implementing multiple urban greening projects throughout the City, and is working on acquiring EV buses and stations for the City’s Dial-A-Ride system. Further details of environmental opportunities are addressed further in the “Environmental” paragraph of Chapter II Section H sub-section Access to Opportunity.

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Figure II-21
TCAC Opportunity Areas – Composite (2021) (Kern County)

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Figure II-22
TCAC Opportunity Areas – Composite (2021) (Shafter)

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Education
Methodology
The education domain score is calculated using the following indicators: math proficiency, reading proficiency, high school graduation rates, and student poverty rate.

Math proficiency uses the percentage of 4th graders who meet or exceed math proficiency levels. Reading proficiency takes the percentage of 4th graders who meet or exceed literacy standards. High school graduation rate uses the percent of high school cohorts that graduated on time. And lastly, student poverty rates are the percent of students not receiving free or reduced-price lunch. Education domain scores are indicators of educational opportunity. The educational domain score ranges from 0 to 100. The higher the score, the higher the educational opportunity.

Regional Impact
The same rating system applies to the Kern County educational domain score. Kern County’s educational domain score ranges from less positive educational outcomes (<

0.2) through more positive educational outcomes (1) (Figure II-23).

City Impact
In the City of Shafter, school proficiency indices ranged from 0.61 through 0.8 (Figure II24) within the City limits. Within the Sphere of influence there is an area that has an index of 0.8 - 1 which is the highest score range. These scores show that the City has high opportunities for education.

Other Relevant Factors
Greatschools.org is a non-profit organization that applies a rating system to schools across the United States. The Great Schools Summary rating is based on three factors:

Test Scores, Academic Progress, and Equity. The rating system uses a 1-10 scale, where 10 is the highest rating and 1 is the lowest. Ratings at the lower end of the scale (1-4) signals that a school is “below average”, 5-6 indicates that a school is “average”, and 7- 10 indicates that a school is “above average.”
Figure II-25 shows that the schools located in the City of Shafter are rated between 2-4.

Meaning that the schools here fall within the “below average” ranges. The Greatschools ratings seem to be contradictory to the TCAC data. This contradiction could simply be that Greatschools has not rated any of the other schools in the City. Additionally, with Bakersfield nearby, students could be going to schools in Bakersfield limiting the information being collected by Greatschools for the City of Shafter.

Area of Segregation Analysis
Within the identified areas of “High Segregation and Poverty”, there is only one school, Golden Oak Elementary. This school does have a rating of 4 from Greatschools.org, which is one the highest of the rated schools in the City. While it may be a higher rated

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school as compared to the rest of the City, it is still relatively low on the scale and poses a potential issue in the education of a poor minority area.

Familial Status
Due to the low ratings of schools in the area, the correlations between familial status “Percent Married - Couple Households with Children” and “Percent Female Householder with Children - No Spouse/Partner Households” is not very strong. The schools are mostly clustered near the built out residential areas of the City Center. While there is a noticeable shift in the percentage of female led households in the “High Segregation and Poverty” areas, this does not seem to have any significant effect on education scores from Greatschools or in education opportunities. There are no schools in Shafter’s jurisdiction near the specific plan areas in the southeast.

Disability Analysis
There is one tract with a slightly higher percentage of the population with disability. This area is bounded by Fresno Avenue to the north, E Lerdo Hwy to the south, Beech Ave to the East and Schnaidt St to the West. Multiple schools are located within this tract, with all of the schools scoring 2 on the GreatSchools Rating System indicating that the schools are academically below state average. Due to the below average school ratings and slightly higher percentage of population with disability, there may be a disparity in access to educational opportunities for disabled persons in this tract.

Localized Perspective
The schools in the City of Shafter are multi-jurisdictional. There is no centralized school district. To help provide additional educational opportunities and preserve its educational resources, the City has privatized its library to be owned and operated by the City rather than the County.

In 2014, the City opened the “Shafter Learning Center”, offering enrichment classes, academic support, and computer access to the public at no charge. The Learning Center offers classes in topics like typing, computer programming, robotics, writing, math tutoring, and art for students from first grade through high school. The Center also hosts classes offered by Bakersfield College, the local community college. In 2022, the Learning Center hosted 1,220 classes with an overall attendance of 10,617. The Learning Center has held 46 special events, like author visits, literacy festivals, and art nights that have brought 3,392 people to the facility. In 2022, when Kern County planned to cease funding to the Shafter Library, the City took over operation of the Library and expanded Learning Center services. The Shafter Library & Learning Center is open weekdays from 8am to 7pm. These 55 hours of weekly operation are more than any other library branch in Kern County. The Shafter Library & Learning Center is centrally located, near the Redwood Elementary School and Richland Junior High School.

The City will continue to support the operation of the Learning Center and Library and any future expansion of programs and services.

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Figure II-23
TCAC Opportunity Areas - Educational Opportunity (2021) (Kern County)

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Figure II-24
TCAC Opportunity Areas - Educational Opportunity (2021) (Shafter)

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Figure II-25
GreatSchools.Org Ratings (Shafter)

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Economic
Methodology
As shown in Table II-30, the economic domain is made up of the following indicators:
poverty, adult education, employment, and job proximity. Poverty is measured by the percent of the population with income above 200% of the federal poverty line. Adult education is measured by the percent of adults with a bachelor’s degree or above.

Employment is measured by percent of adults aged 20-64 who are employed in the civilian labor force or in the armed forces. And lastly, job proximity is measured by the number of jobs filled by workers with less than a BA that falls within a given radius of each census tract population weighted centroid. Economic domain scores are indicators of economic opportunity. The economic domain score ranges from 0 to 1.

The higher the score, the higher the economic opportunity.

Regional Impact
Kern County’s economic domain score ranges from less positive economic outcomes (0 - 0.2) through more positive educational outcomes (> 0.8 - 1). Higher economic scores generally cluster in more urban areas as compared to more rural areas as seen in Figure II-26.

City impact
In the City of Shafter, economic domain scores range from less positive outcomes to more positive outcomes (Figure II-27). The City Center has the lowest economic scores ranging between 0.2 and 0.4. The two “High Segregation and Poverty” census tracts are two tracts of the City that have the lowest economic scores. The more positive economic score areas are further away from the City Center and encompass the development of the specific plan areas in the southeast corner of the City Limits.

Localized Perspective
The Wonderful Company (Wonderful) is a big developer in the City of Shafter. Their development plans provide the City with economic opportunities. Several projects by Wonderful are underway including commercial logistics buildings and a future canning factory. Sites identified in this housing element for rezone are housing units earmarked by Wonderful to provide housing to its future workers.

With the expansion of the specific plan areas (Gossamer Grove, Marcona Preserve, and Mission Hills) there will likely be expansions of commercial areas in the future to provide nearby resources to the new residents.

In order to assist the City of Shafter in expanding its economic opportunities, the City has hired Chandlerthinks and expanded its Economic Development Department staff to assist in market research, project cost analysis, grant attraction, and City branding (including includes logo, slogan, and marketing direction). The City has begun the process of marketing to commercial developers to build in the City. The City has joined Team California to increase visibility to major retailers, research and create incentive plans for commercial developers to attract new businesses, preliminarily prepare CityPage 200 of 935 Shafter 2023-2031 Housing Element Chapter II. Housing Needs Assessment Final 91
owned parcels to make them shovel ready for development, and reconnect residents to its local businesses through various events such as First Friday street fairs, and the Shafter Business Summit. Through some of this marketing effort, the City is working to acquire a hotel project which has been determined to be a need in the City. The City has hired Kosmont Companies to assist the City in achieving this goal. The City plans to send representatives of the City to the ICSC Western to network and meet with hotel and retail representatives to bring the hotel project and other projects to the City.

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Figure II-26
TCAC Opportunity Areas – Economic Score (2021) (Kern County)

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Figure II-27
TCAC Opportunity Areas – Economic Score (2021) (Shafter)

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Transportation
Transportation provides residents with the ability to access resources such as employment opportunities, community resources, medical care, and recreational opportunities. A lack of accessibility to transportation in a city can impact many aspects of residents’ lives. Better transit equates to more employment opportunities, which in turn creates a higher quality workforce within a region. A reliable source of transportation helps to increase household spending flexibility, which contributes to upward mobility.

Additionally, increased connection to healthcare facilities and high-quality food options contributes to an overall increase in a community’s health.

Methodology
AllTransit™ (Produced by TransitCenter) uses a variety of data to assemble a “Performance Score”. The connections to other routes, jobs accessible in a 30-minute transit ride, and the number of workers using transit to travel are all considered when calculating the Performance Score of a given city. Performance Scores are calculated on a scale from 1 to 10, with 10 being the most ideal.

Regional Impact
According to the most recent data posted (2023), Kern County has an AllTransit Performance Score of 3.1 (Figure II-28). A low combination of trips per week are made and the number of jobs accessible results in few people taking transit to work. Trips per week may be low due to the size of Kern County, which equates to 8,163mi². Additionally, cities within Kern County have poor connectivity to one another. Wasco, for example, only has one major highway connecting it to any of its closest neighboring cities. Improving connectivity to surrounding cities would increase access to opportunities.

City Impact
According to the most recent data posted (2023), Shafter has an AllTransit Performance Score of 0.6 (Figure II-29). This is an extremely low score and indicates that Shafter residents have a very low combination of trips per week and number of jobs accessible enabling negligible number of people to take transit to work. This indication is also reflected in the “Proximity of Jobs” sub-section below, which shows that Shafter has very few jobs within a 45-min commute. While this may be an indicator of a lack of job opportunities within the City, it could also be an indicator of poor transportation services.

Funding such as CDBG funds could be used to expand transportation services throughout the City.

While Figure II-29 shows that F Street has the highest connectivity, access to jobs, and frequency of service in the City of Shafter, the rest of Shafter lacks the same level of transportation accessibility. An improvement in transportation services and accessibility would lead to greater access to job opportunities and a higher economic score.

Localized Perspective
As is the case throughout the City, residents of protected classes and lower-income households have access to a Dial-A-Ride program for public transportation. The City

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does not currently have fixed-route service within any portion of the City. All City residents have the same opportunity to use the Dial-A-Ride program. The AllTransit Scores likely do not reflect this program or any other rideshare programs. These rideshare programs likely improve the overall accessibility of the City to its residents.

All residents also have access to a regional fixed route that picks up and drops off passengers at a bus stop located at Stringham Park in the historic core on James Street; this regional bus route can take passengers to Bakersfield and other cities throughout Kern County.

Table II-31
AllTransit Scores
Jurisdiction
AllTransit
Performance
Score
*Transit Trips
per Week
within ½ Mile
*Transit
Routes
within ½ Mile
*Jobs
Accessible in
30-minute
trip
Commuters
Who Use
Transit
Shafter 0.6 36 1 4,883 0.56%
Kern County 3.1 552 3 26,813 0.89%
Source: AllTransit™, 2023
*Average household

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Figure II-28
AllTransit Performance Score (Kern County)

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Figure II-29
AllTransit Performance Score (Shafter)
Employment
As previously stated, the most prevalent industry in Shafter is agriculture, which employs about 2,022 people (29% of the total workforce). The second most prevalent industry in Shafter is educational services, health care, and social services which employ 1,044 people (15% of the total workforce). The most prevalent occupational category in Shafter is natural resources, construction, and maintenance occupations, in which 2,232 (32%) employees work. The second most prevalent occupational category is service occupations, which employ about 1,404 people (20.2%) in Shafter. In contrast, Kern County’s most prevalent occupational category is management occupations which employ about 97,672 people (28.2%) followed by natural services, construction, and maintenance occupations, which employ about 67,988 people (19.6%). The City of Shafter hosts one employee housing complex in the city limits. It is a set of approximately 100 units for farmworkers located near farms in the northwestern corner of the City. This housing is not in any identified high segregation and poverty areas and is approximately 3 miles away from the City Center.

Proximity to Jobs
According to the EPA, “A large body of research has demonstrated that land use and urban form can have a significant effect on transportation outcomes. People who live and/or work in compact neighborhoods with a walkable street grid and easy access to public transit, jobs, stores, and services are more likely to have several transportation options to meet their

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everyday needs. As a result, they can choose to drive less, which reduces their emissions of greenhouse gases and other pollutants compared to people who live and work in places that are not location efficient. Walking, biking, and taking public transit can also save people money and improve their health by encouraging physical activity.” The EPA funded an analysis to measure effects of the built environment on resident’s travel behavior. To develop the data the EPA created three data products to measure built environment and transit accessibility. One product is the Smart Location Database (SLD).

To assess proximity to jobs, analysis was conducted based on information taken from the Smart Location Database and HUD. EPA’s Smart Location Database “is a nationwide geographic data resource for measuring location efficiency. It includes more than 90 attributes summarizing characteristics such as housing density, diversity of land use, neighborhood design, destination accessibility, transit service, employment, and demographics.” The Smart Location Database ran two calculations to determine the accessibility of jobs with a 45-minute automobile drive time and 45-minute transit commute time.

Job proximity 45-min drive
Figure II-30 shows the job proximity within a 45-min drive time. Shafter has few jobs within a 45-min commute. This data seems to contradict the job proximity index. This contradiction could be a result of older data as the HUD Proximity Index does not have data newer than 2017. The metrics by which each is calculated are also different, which could explain the differences. Other data such as the AllTransit scores and TCAC economic opportunities, are more consistent in pattern with the data provided by EPA’s Smart Location Database. According to the Smart Location Database, the most jobs located within the City, that are accessible via driving is around 23,000 jobs. This section of the City is part of a larger census tract that covers areas outside of the City and so may not be an accurate reflection of the City. This area also covers the eastern portion of the City where there is a lot of open farmland.

Job proximity 45-min transit
Figure II-31 shows the job proximity within a 45-min transit commute time. The City of Shafter has very little data for the majority of the City. The areas that do have available data are in the City Center. These areas have job indexes from between 5,000 and 14,000 jobs. The areas identified with jobs have larger industrial or commercial areas within their boundary.

HUD Job Proximity Index
HUD’s Jobs Proximity Index assesses the accessibility of a residential neighborhood to all job locations within a Core-Based Statistical Area (CBSA). Larger employment centers are weighed more heavily, and locations are inversely weighed by labor supply (or competition). Figures II-32 & II-33 display the job proximity scores for Kern County and the City of Shafter, respectively. The entire City received scores of 60 or higher indicating there are a number of commutable jobs that are accessible to low wage or low to moderate skill workers. However as previously stated, the HUD data appears to contradict other

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data, but this is likely due to older data sets and the use of different metrics to calculate job proximity.

Localized Perspective
As previously mentioned, residents of protected classes and lower-income households have access to a Dial-A-Ride program for public transportation. The City does not currently have fixed-route service within any portion of the City. All City residents have the same opportunity to use the Dial-A-Ride program. The Dial-A-Ride program reaches everywhere in the City Limits. As previously mentioned, the Wonderful Company (Wonderful) has current and future projects that will provide various jobs within the City Limits. Wonderful has a commercial logistics center and has a future canning factory that will be built in the City Limits. These proposed developments will provide job opportunities within the City and could be accessed by the current Dial-A-Ride program.

All residents also have access to a regional fixed route that picks up and drops off passengers at a bus stop located at Stringham Park in the historic core on James Street; this regional bus route can take passengers to Bakersfield and other cities throughout Kern County.

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Figure II-30
Jobs within 45 min Drive (SLD 2018) (Shafter)

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Figure II-31
Jobs Within 45 min Transit (SLD 2018) (Shafter)

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Figure II-32
Jobs Proximity Index (HUD 2014-2017) (Kern County)

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Figure II-33
Jobs Proximity Index (HUD 2014-2017) (Shafter)

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Environmental
CALEnviroScreen
The environmental health of a community is also tied to environmental justice.

Environmental Justice is a movement to address the unfair exposure of poor and marginalized communities to harm from hazardous waste, resource extraction and other land uses and places sensitive communities at risk for environmental hazards. HCD and the California Tax Credit Allocation Committee (TCAC) analyzed poverty rates, school proficiency, unemployment rates, jobs proximity, transit metrics, and CalEnviroScreen 4.0 scores to assess access to opportunity throughout Shafter. CalEnviroScreen 4.0 is a mapping tool that identifies communities that are most affected by pollutants and have vulnerable populations that include, but are not limited to, racial and ethnic minorities; the economically disadvantaged; uninsured or underinsured people; those with chronic health conditions including HIV, mental health conditions, obesity; children and youth; the elderly; homeless persons and the disabled. The CalEnviroScreen 4.0 takes multiple indicators and categorizes them into two components: Pollution Burden and Population Characteristics. Pollution burden breaks down its indicators into two categories:

Exposures and Environmental Effects. Exposures are primarily measures of different pollutants such as ozone, particulate matter (PM 2.5), drinking water contaminants, etc.

Environmental effects are adverse environmental conditions from pollutants that may include the presence of contaminated sites or high-profile sites/facilities that can contribute to the perception of a community being unsafe/undesirable to live in. Such facilities can be waste facilities/generators, toxic cleanup sites, impaired water bodies, etc.

Population characteristics break down its indicators (Pollution Burden and Population Characteristics) into two categories: Sensitive Populations and Socioeconomic factors.

Sensitive Populations are defined as populations with physiological conditions that result in increased vulnerability to pollutants which includes conditions such as asthma related emergency department visits, low birth-weight infants, and cardiovascular disease, socioeconomic factors are defined as community characteristics that are a direct result of increased vulnerability to pollutants. According to HCD, growing research has shown an increase in the vulnerability of people of color and lower socioeconomic status to environmental pollutants. Such socioeconomic indicators include educational attainment, housing burdened low-income households, poverty, unemployment, etc.

The CalEnviroScreen 4.0 score is obtained by multiplying the Pollution Burden and Population Characteristics together. These scores are then sorted into percentiles based on all census tracts in the state. The highest percentile scores are the ones at most risk for cumulative environmental impacts. The City of Shafter ranges from the 69th percentile to the 90th percentile in environmental scores with the City’s top pollutant burdens consisting of PM 2.5, pesticides, drinking water contaminants, and ozone. Population characteristics for the City vary more depending on where one is located. In the denser City center, the primary population characteristics were education, linguistic isolation, poverty, unemployment, and housing burden. As one moves further away from the City center, the educational and economic factors start to decrease, however, cardiovascular

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health remains relatively high regardless of location but not as high as the educational or economic characteristics.

Figures II-34 & II-35 show the overall percentiles of environmental health from CalEnviroScreen. Kern County has a variety of overall scores but there is a large majority of the county that struggles with its overall environmental health. The City of Shafter has very high overall environmental scores. As previously stated, the City has poor air quality due to high amounts of PM2.5 and pesticides. Pesticides also are likely entering water systems which likely cause drinking water contamination.

TCAC Environmental
Methodology
An environmental score from TCAC is a calculation from CalEnviroScreen 4.0. rating given to a particular area where homes are situated and is calculated based on numerous environmental indicators. The raw CalEnviroScreen 4.0 scores calculation would show that the higher the score the higher the pollution burden and environmental risks affect the community. However, to keep the analysis consistent with its other data, TCAC used an additive inverse constant which inverses the CalEnviroScreen 4.0 scores, therefore, the CalEnviroScreen 4.0 scores assumes the lower the number, the worse pollution burden is on the community. Therefore, using the figures below (using TCAC data), a low score means a very negative environmental score.

Regional Impact
As previously stated, the County has a large range of opportunities represented due to its size as shown by Figure II-36. Different areas of the county have better environmental opportunities than others. Addressing issues of environmental justice throughout the county and creating opportunities for addressing pollution burdens can improve the regions environmental scores.

City Impact
The figures below show the City of Shafter as having a very poor environmental score and no areas within the City boundary exist that have a score higher than a 0.5 for in the environmental category. Figures II-36 & II-37 on the following page depict the results of the environmental opportunities.

Localized Perspective
As California’s environmental conditions worsen and populations increase, concerns over access to water and sewer services will be more prevalent. The City, being a domestic supplier of water and sewer, is working to ensure that there will be no loss of services and water to its residents, especially those in lower income units. The City is developing formal administrative policy for granting priority water service to lower income units. Additionally, with Wonderful planning to build a canning factory as a future project, Wonderful will be required to drill a new well and the factory will be implementing a water conservation program by using its grey water for use in Wonderful’s agricultural fields. This will allow for less usage of potable water for agriculture.

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The City of Shafter is an AB 617 community. AB 617 was signed into law in July 2017 and started state-wide effort to monitor and reduce air pollution and improve public health in areas that are experiencing disproportionate burdens from air pollution. The Bill provides resources and mechanisms to help implement community-specific air quality monitoring networks; develop, implement, and track emission reduction programs; improve availability of data and technical information; and invest funding into the community. The City of Shafter is utilizing funding received from AB 617 in various ways. The City of Shafter is using some of this funding to acquire EV buses and build charging stations for their Dial-A-Ride transportation, investing in curb, gutter, and bike lanes especially along SR 43 as part of their initiative to have safe travel to schools, and giving air filters to residents. To help reduce air emissions, the City is also working with residents to reduce their use of wood-fire fireplaces and replacing them with natural gas and producing more urban greening projects. The Wonderful Company is also proposing to use vegetative barriers along their properties to slow winds and reduce dust and particulate matter circulation into the air. The City is working closely with the San Joaquin Valley Air Pollution Control District and City stakeholders to ensure that the City is improving and creating programs to reduce air pollution in the City.

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Figure II-34
CalEnviroScreen 4.0 Score (2021) (Kern County)

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Figure II-35
CalEnviroScreen 4.0 Score (2021) (Shafter)

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Figure II-36
TCAC Opportunity Areas – Environmental Score (2021) (Kern County)

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Figure II-37
TCAC Opportunity Areas – Environmental Score (2021) (Shafter)

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9. Disproportionate Housing Needs
Overpayment by Renters and Owners
Disproportionate housing needs are defined in the AFFH Rule Guidebook as conditions in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs, as compared to members of other groups or the total population. This portion of the analysis focuses on overpayment, or households experiencing a housing cost burden, meaning they spend more than 30% of their income on housing costs and utilities. The data for this analysis was obtained from the American Community Survey (ACS), which is conducted in 5-year increments. Using the results of the 2015-2019 ACS, the figures on the following pages (Figures II-38 through II-41) illustrate where households in Shafter are cost-burdened (looking at both renters and homeowners).

The City (according to the 2015-2019 ACS data) has anywhere from 30% to 60% of the rental population is spending more than 30% of their income on housing and utilities. The highest concentration of renters who are overpaying is concentrated in the City proper while the outlying areas have much less. The areas of high segregation and poverty are in the higher range with 40 - 60% overpayment by renters.

The City has anywhere from 10% to 42% of its homeowner population spending more than 30% of their income on their homeowner costs. The population of homeowners who fall into this category vary depending on their neighborhoods and census tracts, the highest percentages of homeowners who are overpaying are concentrated in the City is in the City Center specifically the areas of high segregation and poverty. The areas beyond the high segregation and poverty are all significantly lower in overpayment.

Overpayment of rent or mortgages is affecting on average at least 20% of the population of the City and so is likely considered a contributing factor to fair housing issues.

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Figure II - 38
Overpayment by Renters (ACS 2015-2019) (Kern County)

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Figure II – 39
Overpayment by Renters (ACS 2015-2019) (Shafter)

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Figure II – 40
Overpayment by Homeowners (ACS 2015-2019) (Kern County)

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Figure II – 41
Overpayment by Homeowners (ACS 2015-2019) (Shafter)

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Overcrowding
Overcrowding of residential units, which house more than one person per room (Severe Overcrowding is more than 1.5 persons per room), can be a potential indicator that households are experiencing economic hardship and are struggling to afford housing. In addition to the economic implications, there is also a public health concern as residential crowding has been linked to an increased risk of disease and respiratory ailments7 . The
data used by AFFH is a combination of data provided by the U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS), and U.S. Census American Community Survey (ACS). This data is part of a series of indicators that are used by the Office of Health Equity in a project Healthy Communities Data and Indicators Project (HCI). Figures II-39 & II-40 show the percentage of overcrowding in Kern County and the City of Shafter respectively, while figures II-41 & II42 show the percentage of severe overcrowding in Kern County and the City of Shafter, respectively.

The City has a mix of overcrowding issues. The City proper has areas that have 33% overcrowding issues while other areas of the City proper only have 10% overcrowding.

The area surrounding the City proper only has 3% overcrowding. The rest of the City limits have 15% overcrowding (Figure II-42 through Figure II-45).

Substandard Housing
As defined by the U.S. Census, there are two types of substandard housing problems: (1) Households without hot and cold piped water, a flush toilet and a bathtub or shower; and (2) Households with kitchen facilities that lack a sink with piped water, a range or stove, or a refrigerator. Given the limits of this measure, the analysis must incorporate local data and knowledge, such as housing conditions surveys or code enforcement activities.

Figures II-46 through II-49 below visualize the percentage of households that lack complete plumbing or a complete kitchen by census tract.

The City of Shafter has relatively few issues with substandard housing. The majority of the City has less than 2% of housing units lacking complete plumbing or kitchens.

However, the City Center does have 2%-5% of housing units lacking complete plumbing or kitchens. The area of the City Center that has 2% - 5% units lacking a complete kitchen are in the previously identified areas of high segregation and poverty.

Localized Perspective
The condition of housing in the area varies from excellent to poor, generally based on the age of the housing. Overall, the condition of the neighborhoods is fair with all neighborhoods connected to water and sewer and with curb, gutter, and sidewalks throughout and therefore, the citizens of these areas have safe routes to schools. In comparison to other areas in the City’s historic core, the areas are similar in condition. In comparison to the specific plan areas along 7th Standard in the southeast of the City, the 7 https://data.chhs.ca.gov/dataset/housing-crowding

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conditions are not as good with the specific plan areas having more recreational opportunities.

Based on an assessment by the City’s Code Enforcement Department, an area with a higher need for rehabilitation and replacement is the area in north Shafter bound by State Route 43 to the north and east, W. Fresno Avenue to the south, and Poplar Avenue to the west. This area was at one time an unincorporated area of the county that was annexed by the City in 1992. According to the City’s Building Official, it is estimated that there are about 10-30 units that require rehabilitation or replacement within the City. Most of the units are found within the historic core of the City. The City is addressing substandard housing through building/code enforcement and through housing rehabilitation programs (Chapter V). The City is also in the process of producing 28 deed restricted low-income single-family residential units that are being developed by Self Help Enterprises.

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Figure II - 42
Overcrowded Households (CHHS) (Kern County)

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Figure II - 43
Overcrowded Households (CHHS) (Shafter)

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Figure II - 44
Severely Overcrowded Households (CHHS) (Kern County)

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Figure II - 45
Severely Overcrowded Households (CHHS) (Shafter)

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Figure II - 46
Percentage of Residents Lacking Complete Kitchen (Kern County)

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Figure II - 47
Percentage of Residents Lacking Complete Kitchen (Shafter)

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Figure II - 48
Percentage of Residents Lacking Complete Plumbing (Kern County)

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Figure II - 49
Percentage of Residents Lacking Complete Plumbing (Shafter)

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10.Sensitive Communities
According to the Urban Displacement Project (UDP) conducted by the University of California at Berkeley, “communities that have had traditionally constrained voice in planning processes and are now experiencing displacement pressures have advocated being designated as “sensitive communities”— places that would receive additional time for community planning to guide potential up zones towards more equitable outcomes.”8 To address and combat this displacement, Senate Bill 50 (SB 50) was enacted to help relieve these communities by removing zoning restrictions that ban apartment buildings and affordable housing near commercial areas and transportation hubs. In addition to having the strongest tenant and anti-demolition protections, SB 50 delays the implementation of plans in low-income communities to prevent gentrification and displacement9. To map sensitive communities, the UDP focused on two components neighborhoods with a high proportion of residents vulnerable to displacement in the case of rising housing costs, and market-based displacement pressures present in and/or near the community. Communities were designated sensitive if they currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing costs. Vulnerability includes metrics for the share of very low-income residents, share of renters, share of people of color, and share of very low-income households (50% AMI or below) that are severely rent burdened (spending 50% of income on rent). Marketbased displacement pressures include percent change in rent between 2012-2017 above county median rent increases, and/or a rent gap (meaning rent is lower than rent in surrounding areas).”10 Figures II-50 & II-51 depict these vulnerable communities for Kern County and the City of Shafter, respectively.

Displacement Risk
HCD’s AFFH data was adjusted to consider displacement risk. This information was added to supplement older data from the Urban Displacement Project. Urban Displacement Project’s (UDP) Estimated Displacement Risk (EDR) model for California identifies varying levels of displacement risk for low-income renter households in all census tracts in the state from 2015 to 2019. The model uses machine learning to determine which variables are most strongly related to displacement at the household level and to predict tract-level displacement risk statewide while controlling for region. UDP defines displacement risk as a census tract with characteristics which, according to the model, are strongly correlated with more low-income population loss than gain. In other words, the model estimates that more low-income households are leaving these neighborhoods than moving in. To address and combat this displacement, Senate Bill 50 (SB 50) was enacted to help relieve these communities by removing zoning restrictions that ban apartment buildings and affordable housing near commercial areas and transportation hubs. In addition to having 8 Chapple, K., & Thomas, T., and Zuk, M. (2021). Urban Displacement Project website. Berkeley, CA: Urban Displacement Project. 9 https://scott-wiener.medium.com/working-to-pass-sb-50-in-2020-new-amendments-and-new-support-dbd41d065d79 10 Chapple, K., & Thomas, T., and Zuk, M. (2021). Urban Displacement Project website. Berkeley, CA: Urban Displacement Project.

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the strongest tenant and anti-demolition protections, SB 50 delays the implementation of plans in low-income communities to prevent gentrification and displacement.

Localized Perspective
The insufficient availability of affordable housing for individuals with low- and moderateincomes has led to an increase in the number of people falling below the poverty line and facing housing insecurity, including homelessness. The City aims to prevent homelessness. According to the Shafter Police Chief, there are currently less than five (5) people experiencing homelessness in the City of Shafter. As a member of a collaborative of Kern County cities and in partnership with the County of Kern, Shafter's Permanent Local Housing Allocation is being used to fund a homeless shelter in Bakersfield that serves residents of the County, including residents of the City of Shafter.

The shelter includes transitional and permanent housing and employment programs (Program 2.3.2 Emergency Shelters and Program 3.2.2 Coordination with Agencies Serving the Homeless). The City also offers people experiencing homelessness access to the Dial-A-Ride service provided by the City as well as the regional fixed route. In 2021, through Program 1.2.1 (At-Risk Housing Unit Program), City staff aided applicants seeking funding through the California Tax Credit Allocation Committee to rehabilitate the Sky Way Apartments. The 24 senior housing units were classified as at-risk of conversion to market rate, prior to the applicant receiving funding for rehabilitation. The City has and will continue to effectively promote and refer individuals to external resources such as the Kern County Planning and Community Development Division Fair Housing Coordinator through Program 3.1.1 (Cooperative Association). As previously mentioned, the City is in the process of adding 28 deed restricted, low-income, single-family residences that are being developed by Self Help Enterprises. These low-income units will assist those who are at risk of displacement by providing more affordable housing options. Further information can be found in Chapter II Section E Homeless Persons and Section F Assisted Housing at Risk of Conversion.

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Figure II – 50
Sensitive Communities (UCB, Urban Displacement Project) (Kern County)

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Figure II – 51
Sensitive Communities (UCB, Urban Displacement Project) (Shafter)

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11.Other Relevant Factors
Special Floods Area
The Federal Emergency Management Agency (FEMA) created flood maps to assist mortgage lenders to determine insurance requirements and assist communities in developing strategies to reduce their flood risk. These identified areas are known as Special Flood Hazard Areas (SFHA). An SFHA is defined as the area that will be inundated by a flood event having a 1% chance of being equaled or exceeded in any given year. The 1% annual chance flood is also referred to as the base flood or 100-year flood. SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones A1-A30, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1-A30, Zone AR/A, Zone V, Zone VE, and Zones V1-V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the Flood Insurance Rate Maps (FIRM), and are the areas between the limits of the base flood and the 0.2%-annual-chance (or 500-year) flood. The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2-%- annual-chance flood, are labeled Zone C or Zone X (unshaded).”11 The City of Shafter has very few areas that are flood hazard areas. However, there are five areas considered flood hazard areas. Three are labeled as Zone A, one as zone AH and one is labeled as zone AO. Two of the Zone A areas are directly on or next to the railroad. The other Zone A area is a detention basin built near a residential community to protect it from flooding. The area labeled AO is also directly along the railroad. Figures II-45 and II-46 on the following page depict the flood areas within the County of Kern and within the City, respectively.

Localized Perspective
There are five distinct areas within the City of Shafter that are designated as 100-year flood zones. These areas are located between Lerdo Highway and East Euclid Avenue; at the northwest corner of Los Angeles Street and Thompson Street; the east side of Central Valley Highway between Burbank Street and 7th Standard Road; the east side of Central Valley Highway between East Lerdo Highway and Central Avenue; and, along the east side of Central Valley Highway between East Lerdo Highway and Los Angeles Street. No Sites listed in the sites inventory occur within areas designated as 100-year flood zones. 11 https://www.fema.gov/glossary/flood-zones

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Figure II-52
Special Flood Hazard Areas (2021) (Kern County)

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Figure II-53
Special Flood Hazard Areas (2021) (Shafter)

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12. Site Inventory
California State law requires that an inventory of lands suitable for development of housing be undertaken in the Resources and Constraints chapters of a Housing Element. The objective of this inventory is to demonstrate that Shafter can accommodate its “fair share” of regional housing growth as expressed in the Regional Housing Needs Allocation (RHNA) Plan. The City of Shafter has no shortage of open land for development. For the purposes of the RHNA, sites for the inventory to address RHNA numbers were in three areas of the City. The criteria for being included in the inventory is that the site was vacant (no foundation or dwelling unit built), and the site is zoned for residential use. The first area is located in and around the City center. These consist of small vacant lots suitable for one dwelling unit and larger sites that can accommodate more dwelling units. The second area is the specific plan areas along 7th Standard Road. The final area is east of the City center that is owned by the Wonderful Company. These sites and its surrounding sites supplement the shortfall of the other areas for lower income housing. Figure II-54 on the following page depicts the inventory of sites and their income categories.

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Figure II-54
Site Inventory – Income Designation (Shafter)

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Table II-30
Distribution of RHNA Capacity by Census Tract
Census
Tract
Existing
Households
RHNA Capacity AFFH Indicator
Lower Moderate Above
Moderate
Median
Income
Access to Opportunity
(Composite)
%
Overcrowding
Overpayment
Owner
Overpayment
Renter
6029000508 639 0 0 0 $94,583.00 Highest Resource 0.0 27.3 10.3 6029000509 751 0 0 0 $161,250.00 Highest Resource 0.0 27.3 10.3 6029000510 1209 0 0 0 $120,156.00 Highest Resource 0.0 27.3 10.3 6029003826 775 0 0 0 $142,847.00 Highest Resource 0.1 19.6 33.9 6029003827 651 0 0 0 $128,194.00 Highest Resource 0.1 19.6 33.9 6029003900 541 1305 5704 5697 $65,446.00 Highest Resource 15.4 10.3 29.8 6029004001 980 2874 4786 4485 $62,113.00 Highest Resource 2.9 41.9 54.2 6029004002 1066 0 158 0 $54,767.00 Highest Resource 2.9 41.9 54.2 6029004101 1735 0 100 0 $45,692.00 High Resource 9.9 43.1 60.2 6029004102 1344 16 141 0 $31,106.00 High Segregation & Poverty 32.6 30.6 45.3 6029006600 1237 0 0 0 $48,688.00 High Segregation & Poverty 17.8 33.6 25.6

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The above table (Table II-30) provides the distribution of sites by income and how the RHNA sites will help to combat existing fair housing issues in the City of Shafter through facilitation of mixedincome communities, reducing concentrations of affluence and poverty, and providing additional housing opportunities in high resource areas and areas that will reduce the displacement risk resulting from overpayment and overcrowding. Not all census tracts have identified sites to meet RHNA capacity. The majority of identified sites are in two census tracts that encompass the newer parts of the City and the specific plan areas.

Integration and Segregation: Race and Income
According to the US 2020 Census, the City of Shafter is dominated by non-white populations, (non-white refers to a person whose origin is not predominantly European), diversity has continued to increase since 2010. Most of the sites within the site’s inventory are located primarily in specific planning areas to the south and in areas of moderate to above moderate-income levels.

There are only 12 sites in the 6th Cycle Sites Inventory located in identified areas of “High Segregation and Poverty” and an additional 29 sites that are considered to be in sensitive communities. All sites are found in existing or future residential neighborhoods. Table II-30 shows that most of the identified sites are in two census tracts (6029003900 & 6029004001). Overall resources according to TCAC are considered “highest resource.” These two census tracts also have an above average median household income for Kern County and the City. The 41 proposed sites located in identified areas of “High Segregation and Poverty” or that are part of a sensitive community are not going to increase or exacerbate existing fair housing issues for the following reasons: the sites identified are categorized for either solely moderate income housing or are mixed income brackets split between moderate-income and lower income housing units and are all located on vacant parcels. The mixed or moderate-income homes would increase diversity to historically low-income areas and increased housing development on vacant land would expand the housing stock, thereby increasing opportunities for upward housing mobility.

Income and Segregation: Racially and Ethnically Concentrated Areas of Poverty and Affluence (RCAA)
According to HUD's policy report, the White population are the most racially segregated group in the United States, and in the same way, neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color; conversely, distinct advantages are associated with residence in affluent, White communities. As shown on Figure II-20 above, there are no RCAA areas in the City of Shafter. However, there are 17 racially/ethnically concentrated areas of affluence in Kern County as shown in Figure II-19 above. As previously indicated, there are only 12 sites in the 6th Cycle Sites Inventory that are in identified areas of “High Segregation and Poverty”. The “High Segregation and Poverty” tracts as shown by Table II-30 have some of the highest percentages of overcrowding and overpayment and have the lowest median household incomes. The tracts are historic areas of the City and so have limited ability to expand. The identified sites that are in these areas are all vacant parcels and categorized to accommodate a mixture of lower income and moderate-income housing units. The expanded housing stock and influx of both moderate- and lower-income development would stimulate growth in the community and provide increased variety in rental and housing prices.

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Access to Opportunity
An area’s access to opportunity is defined by HUD as its potential to support positive economic, educational, and health outcomes for low-income families, particularly in terms of long-term outcomes for children. HCD and the California Tax Credit Allocation Committee (TCAC) analyzed poverty rates, school proficiency, The rates, jobs proximity, transit metrics, and CalEnviroScreen

4.0 scores to assess access to opportunity throughout Shafter. As discussed above in Chapter IV, the CalEnviroScreen 4.0 score determined that Shafter ranges from the 69th percentile to the 90th percentile in environmental scores with the City’s top pollutant burdens consisting of PM

2.5, pesticides, drinking water contaminants, and ozone. TCAC used an additive inverse constant which inverses the CalEnviroScreen 4.0 scores, therefore, the CalEnviroScreen 4.0 scores assume the lower the number, the worse pollution burden is on the community. Therefore, using the figures below (using TCAC data), a low score means a very negative environmental score.

Figure II-37 above show the City of Shafter as having poor environmental score and no areas within the City boundary exist that have a score higher than a 0.5 for in the environmental category. However, according to data provided by HCD and in part by TCAC, most of Shafter is categorized as an area of high or highest resource for opportunities overall. The majority of identified sites for RHNA are in Census tracts 6029003900 & 6029004001. Both tracts have the highest resources according to TCAC and have an above average median household income.

Due to the high resources and the higher household income, these census tracts are best suited to support housing for a variety of incomes.

With the exception of the identified areas of “High Segregation and Poverty”, all other sites have good and equal access to education and economic opportunities and are in the lowest percentages of overcrowding or overpayment of home ownership. Based on the TCAC data, the economic opportunities for 18 of the 41 sites in the “High Segregation and Poverty” areas or sensitive communities are lower than the other sites. These 18 sites are located in some of the historic areas of the City and so have limited ability to expand commercially. However, the addition of new economic opportunities such as future Wonderful Company’s planned projects and a new hotel could provide more economic opportunities for these residential areas.

Disproportionate Housing Needs
Disproportionate housing needs are defined in the AFFH Rule Guidebook as conditions in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs, as compared to members of other groups or the total population.

Figures II-38 and II-41 above focus on overpayment, and/or households experiencing a housing cost burden, meaning they spend more than 30% of their income on housing costs and utilities.

According to the 2015-2019 ACS data, Shafter has anywhere from 30% to 60% of the rental population spending more than 30% of their income on housing and utilities. The highest concentration of renters who are overpaying is concentrated in the City proper while the outlying areas have much less concentration of renters who are overpaying. Census tracts 6029003900 & 6029004001 have the majority of identified sites for the RHNA as shown by Table II-30. Both of these tracts do not have a large percentage of overcrowded households compared to other census tracts. The overpayment by renters and owners is high in tract 6029004001. This tract does encompass the surrounding areas of the city center which could explain the higher overpayment. Tract 6029003900 has significantly less overpayment compared to the other tract

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but it does have a higher overcrowding percentage. Development of the identified sites in the sites inventory with mixed incomes will provide areas with new housing stock at a variety of incomes allowing for a diversity of people to live in the same community. Development of the identified sites will not lead to displacement as all sites are vacant. The increase in housing stock at a variety of income levels will also allow current residents more opportunities for upward housing mobility in both the rental and ownership markets, alleviating disproportionate housing needs in Shafter including overpayment and overcrowding.

13.Fair Housing Issues, Contributing Factors, and Actions Fair housing issues in Shafter are primarily related to neighborhoods of high segregation and poverty and disproportionate housing needs (overpayment and overcrowding in Shafter).

Contributing factors to the City’s fair housing issues, in ranked order include:
1) Lack of availability of affordable housing units. This is the main cause of individuals and families with disproportionate housing needs and the largest contributing factor to fair housing issues in Shafter.
i. Lack of resources for housing agencies and organizations in the region. This contributes to the lack of affordable housing.
ii. Zoning and land use constraints contribute to the lack of availability of affordable housing units.
iii. High cost of construction. The cost of materials, labor, and financing has increased in recent years. This increases the cost of housing and contributes to the lack of affordable housing units.
2) Lack of private investments in specific neighborhoods, including the TCAC Area of High Segregation and Poverty in the historic core of Shafter, is the second largest contributor to fair housing issues in Shafter.
i. The TCAC Area of High Segregation and Poverty in Shafter, due to the age of the housing units and the lack of investment, has a higher concentration of housing units that are in poor condition and need rehabilitation or replacement. Condition of the housing stock is the biggest indicator of the level of private investment. ii. Although not identified as an area of high segregation and poverty, a neighborhood in north Shafter bounded by State Route 43 to the north and east, Fresno Avenue to the south, and Poplar Avenue to the west, which was annexed to the City in 1992, also has a similar concentration of units in poor condition due to the age of housing and lack of investment.
iii. Habitability issues (e.g., water, power, mold, weatherization) are an indicator of lack of private investment in neighborhoods of high segregation and poverty. Habitability issues comprise 87% of housing complaints in Kern County. Although the Kern County Fair Housing Coordinator has not received any complaints from Shafter in recent years, the presence of housing units needing rehabilitation or replacement reported by City staff indicate the presence of those issues. 3) Lack of education in fair housing issues makes a smaller contribution to fair housing issues in Shafter, contributing to the number of individuals and families with disproportionate housing needs.
4) Racial/ethnic disparities in mortgage lending has been identified as a factor in the 2023 County of Kern Analysis of Impediments to Fair Housing Choice and may contribute to fair housing issues in Shafter but the impact is small compared to other contributing factors

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because the disparities are likely a correlation with the relative levels of economic resources of racial/ethnic groups.

Notably, current levels of public investment and public services in the TCAC Area of High Segregation and Poverty is not a contributing factor because the quality and availability of public infrastructure and services in this neighborhood is equivalent to the rest of the historic core of Shafter.

The City is taking several actions to address contributing factors to fair housing issues and affirmatively further fair housing throughout the City including:

Lack of Availability of Affordable Housing Units
Several categories of programs will address this contributing factor. Programs 1.2.1 Housing Rehabilitation and Funding Program, 2.1.1 Affordable Housing Program Inventory and Grant Applications, 2.1.2 Partnership and Non-Profit Assistance Program, and 2.1.3 At-Risk Housing Unit Program address the lack of resources for housing agencies and organizations.

Programs 1.1.1 Rezone Sites to Accommodate Housing Need, 1.1.2 No Net Loss Law, 2.2.1 Residential Development Standards and Processes, 2.2.2 Commercial Zone Floor Area Ratio,

2.2.3 Level of Service, 2.2.4 Density Bonus, 2.2.5 City Website Publication, 2.2.6 Design Review, Program 3.2.1 Standards for Various Housing Types and Special Needs Housing, Program 3.2.2 Emergency Shelters address zoning and land use constraints that contribute to the lack of availability of affordable housing units.

In addition to the programs that address the lack of resources available to housing agencies and organizations, Programs 2.2.7 Housing Crisis Act Application Submittal Requirements, 2.2.8 AB 2234 Post-Entitlement Phase Permits, 2.2.9 Priority Permitting and Building Inspection Services for Lower Income Housing Projects, 2.3.1 Infrastructure Improvements and Other Incentives to Facilitate Housing for Lower Income Households help to reduce development costs to mitigate the high cost of construction.

Lack of Private Investments in Specific Neighborhoods
To incentivize private investment in the TCAC Areas of High Segregation & Poverty and the identified neighborhood in north Shafter, Program 3.2.6: Prioritize Resources to TCAC Areas of High Segregation & Poverty has been included in Chapter V. Under this program, City staff will facilitate the rehabilitation or replacement of housing units in need of rehabilitation or replacement in these priority neighborhoods, apply for grants targeting (rehabilitation) housing needs in these priority neighborhoods, and prioritize improvements and repairs to parks and public space in these neighborhoods to spur private investment.

Lack of Education in Fair Housing Issues
Under the 2023-2031 Housing Program, the City will continue to address fair housing through the Kern County Fair Housing Division in the Planning and Natural Resources Department. The Division provides numerous services such as education activities, an information phoneline, investigation/testing, mediation, and coordination to diverse groups and agencies. The Division’s website provides digital pamphlets of information regarding tenant and landlord rights/responsibilities and different informational pamphlets on types of discriminatory behaviors

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and acts and how to address them. The website also provides phone numbers to speak to housing coordinators.

Program 3.1.1 addresses this contributing factor in that it continues the City’s referral of fair housing cases to the Kern County Fair Housing Coordinator and increases the level of community fair housing education in Shafter to combat housing discrimination.

Racial/Ethnic Disparities in Mortgage Lending
Program 3.1.1 addresses this contributing factor in that it continues the City’s referral of fair housing cases to the Kern County Fair Housing Coordinator and increases the level of community fair housing education in Shafter to combat housing discrimination.

Summary
As previously stated, the City feels that a lack of availability of affordable housing units, lack of private investments in specific neighborhoods, including the TCAC Area of High Segregation and Poverty in the historic core of Shafter, and lack of education in fair housing issues, are the top contributing factors to fair housing issues in the City. The City is taking several actions to provide resources to its residents, as described above. Further details of resources, programs, and actions the City has to accommodate housing to its residents can be found in Chapter III and Chapter V of this document.

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III. Resources and Opportunities
This chapter describes the resources and opportunities that are available to the public to continue to facilitate the development of housing and meet the City’s requirements for the Regional Housing Needs Assessment (RHNA). Possible available land for housing is listed below and is available to support the production of housing of all types within the City of Shafter. Various resources, including Federal, State, and County resources, are available for developing, rehabilitating, and preserving housing. Additionally, opportunities for energy conservation that can lower utility costs and increase housing affordability are addressed.

A. Land Resources
This Housing Program provides a detailed analysis of vacant land and potential redevelopment opportunities that are collectively known as Land Resources. Land Resources are parcels of land that are available and applicable to be incorporated in future housing development in the City of Shafter. The California Government Code (Section 65583) states that jurisdictions are required to include an “inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.”
The City of Shafter has an abundance of land. The City is around 24,000 acres and has enough space to accommodate a growing population. Current zoning is split into a 25/75 percent ratio between residential zoning and non-residential zoning, respectively. To produce an inventory of land that can adequately meet the City’s RHNA allocations, a basic assessment of all land that is zoned for residential construction needs to be conducted. The evaluation of all residentially zoned lands shows that the City of Shafter has 6,043 acres of residentially zoned land. These zone types are Estate (E), Planned Unit Development (PUD), Low Density Residential (R-1), Medium Density Residential (R-2), Medium-High Density Residential (R-3), Residential Estate (RE), and Specific Plan (SP). Table III-1 displays the total number of acres of each residential zone type in the City.

The rest of the zoning types and their acreage are displayed in Table III-2. The acreage with no zoning is the public right-of-way of Highway 43.

Table III-1
Residential Zones
Zone Acres
Estate (E) 723.84
Planned Unit Development (PUD) 21.01
Low Density Residential (R-1) 966.22
Medium Density Residential (R-2) 66.96
Medium-High Density Residential (R-3) 41.84
Residential Estate (RE) 1.92
Specific Plan (SP) 4,221.02
Total 6,042.8

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Table III-2
Non-Residential Zones
Zone Acres
Agricultural (A) 7,839.17
Agricultural-Airport Approach Height
(AH)
1,688.7
Business Park (BP) 248.72
Business Park-Airport Approach Height
(BPH)

66.33 Community Facilities (CF) 794.28
Community Facilities-Airport Approach
Height (CFH)
534.79
Downtown Commercial (DC) 29.11
Drilling Island (DI) 12.49
General Commercial (GC) 265.37
Industrial (I) 3,828.49
Industrial-Airport Approach Height (IH) 2,005.39
Neighborhood Commercial 1.52
No Zoning (public right-of-way) 35.59
Total 17,349.95
Figure III-1 shows the locations of all residentially zoned land. There are two distinct residentially zoned areas in the City. One area is concentrated primarily near the city center in the northwest.

The other area, consisting of Specific Plan areas, is southeast of the city center. The City’s land inventory, including projects approved for rezoning and the possible development of vacant parcels, can be found listed in Appendix B (Table B-1). The inventory in Appendix B shows that the City has sufficient vacant and rezone sites to accommodate the RHNA for this planning period in all income categories. Further elaboration of the housing inventory analysis is carried out in Appendix B.

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Figure III-1
Residential Zoning Types

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This document also provides a discussion of public facilities and infrastructure needed to serve future development. These issues and concerns are elaborated upon in Chapter IV. There are currently various governmental and non-governmental constraints to providing housing affordable to households of all levels of income, as identified in Chapter IV of this Housing Element.

Financial and Administrative Resources
The City of Shafter uses multiple financial and administrative resources to promote housing development in the City limits. These various sources are at the disposal of the public to utilize to continue to facilitate development. The programs and grants that are listed below are categorized by the level of government that funds the program or resource.

B. Federal Resources
• Community Development Block Grant Program (CDBG):
o The United States Department of Housing and Urban Development (HUD) provides Federal funding for housing programs. One specific program is the Community Development Block Grant Program, also known as CDBG. CDBG funds can be used to conduct activities such as acquisition and/or disposition of real property; public facilities and improvements; relocation, rehabilitation, and construction of housing; homeownership assistance; and clearance activities. o The City of Shafter has CDBG grants that are allocated towards multiple resources and programs throughout the City.
• Home Equity Conversion Mortgage:
o The Home Equity Conversion Mortgage Program is a Federal Housing Administration program designed for seniors. This Government issued program is a reverse mortgage product. It allows people who are 62 and older to receive a loan based on the equity available in their home.
• Equal Housing Opportunities Program: Various Divisions and Departments of the Federal government comprise this Program, as indicated below. o The Fair Housing Division is funded through the U.S. Department of Housing and Urban Development’s CDBG program and serves all unincorporated Kern County and all CDBG non-entitlement municipalities.
o The State Fair Employment and Housing Department enforces fair employment and housing laws, educates the public about its housing rights, and informs the public of the various courses of action available in the event of an alleged violation of fair housing laws.
o The Kern County Fair Housing Division implements multiple outreach and marketing programs to inform the public of fair housing and assist with housingrelated problems where appropriate. The Division distributes 200 informational flyers per month to housing providers. The Division advertises its toll-free telephone number throughout the County. The Division has prepared a housing resource guide containing information regarding housing-related services provided throughout Kern County. The guides are distributed throughout various portions of the County.

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• United States Department of Agriculture Loan:
o The U.S. Department of Agriculture (USDA) has a loan program backed and issued by private lending institutions for development on land located on farms. The target group is low-income households, who each may secure a loan amount of 100% (no down payment).
• The Home Ready and Home Possible Loan:
o The Home Ready program is administered by The Federal National Mortgage Association known as Fannie Mae. The Home Possible program is administered by the Federal Home Loan Mortgage Corporation known as “Freddie Mac.” “Home Ready” and “Home Possible” are loan programs for first-time homebuyers that provide additional loan money to lenders for homebuyers. Homebuyers must put 3% down for their mortgage to qualify.
• Good Neighbor Next-Door Program:
o The Good Neighbor Next Door Program is a special loan program for firstresponders, teachers, and nurses. This program helps eligible participants purchase a home at a 50% discount in a United States Department of Housing and Urban Development (HUD) revitalization area. In return, an eligible buyer must commit to live in the property for 36 months as the principal residence. • FHA Section 245 (a):
o The Federal Housing Administration (FHA) 245 Graduated Payment Loan is for first-time home buyers with low income, who expect their monthly income to increase in 5 to 10 years. As the mortgage payments grow the additional payments are applied to the principal of the loan reducing the mortgage term. According to FHA, requests are made through a provision known as “direct endorsement” authorizing them to consider applications without submittal to HUD.12 • Section 202 Voucher Program:
o The Section 202 program helps expand the supply of affordable housing with supportive services for the elderly. It provides very low-income elderly with options that allow them to live independently in an environment that provides support services such as cleaning, cooking, transportation, etc. The program is similar in respect to non-medical benefits of the Supportive Housing for Persons with Disabilities (Section 811).
• USDA Rural Development Multi-Family Housing Rentals:
o The USDA and the County of Kern assists rural property owners through loans, loan guarantees, and grants that enable owners to develop and rehabilitate properties for low-income, elderly, and disabled individuals and families as well as domestic farm laborers.
o The USDA and the County of Kern work with the owners of its direct loan program and farm labor housing loan properties to subsidize rents for low-income tenants who cannot afford to pay their full rent. Additionally, when a direct loan ends before its initial term, Multifamily Housing provides vouchers to protect eligible tenants who otherwise may face hardship if they cannot find other affordable housing. 12 htps://www.�a.com/growing_equity

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C. State Resources
CalHFA State Financed Programs:

The California Housing Finance Agency (CalHFA) provides funds for homeowners and investors throughout the state to encourage housing and homeownership. The following is a list of different programs that are offered by the agency to residents in the City of Shafter:
• CalHFA Loan Program:
o CalHFA provides fixed-rate FHA mortgages in Federally Designated Targeted Areas.
• CalHFA My Home Assistance Program:
o CalHFA provides below-market loans to first-time homebuyers of up to 3.5% of the sales price. The program operates through participating lenders who originate loans for CalHFA. Funds are available upon request to qualified borrowers. • CalPLUS FHA Program:
o According to CalHFA, the “CalPLUS FHA program is an FHA-insured first mortgage with a slightly higher 30-year fixed interest rate than our standard FHA program and is combined with the CalHFA Zero Interest Program (ZIP) for closing costs.”
• CalHFA USDA Program:
o The CalHFA USDA Program is a USDA guaranteed first mortgage loan program, which can be combined with the MyHome Assistance Program (MyHome). This loan is a 30-year fixed interest rate first mortgage.
• CalHFA Veterans Affairs Program:
o Veterans Affairs (VA) insured loans feature a CalHFA fixed interest rate first mortgage. This loan is a 30-year fixed interest rate first mortgage. • CalHFA Conventional Loan Program:
o The CalHFA Conventional program is a first mortgage loan insured through private mortgage insurance on the conventional market. The interest rate on the CalHFA Conventional is fixed throughout the 30-year term.
• CalPLUS Conventional Loan Program:
o The CalPLUS Conventional program is a conventional first mortgage with a slightly higher 30-year fixed interest rate than the standard conventional program and is combined with the CalHFA Zero Interest Program (ZIP) for closing costs. • Forgivable Equity Builder Loan:
o Home equity has proven to be one of the strongest ways for families to build and pass on intergenerational wealth. The Forgivable Equity Builder Loan gives firsttime homebuyers a head start by providing immediate equity in their homes via a loan that is forgivable if the borrower continuously occupies the home as their primary residence for five years.
o The Forgivable Equity Builder Loan is a forgivable subordinate loan program that may only be used with a CalHFA first mortgage.

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• California Tax Credit Allocation Committee:
o The California Tax Credit Allocation Committee (TCAC) administers the federal and state Low-Income Housing Tax Credit Programs. Both programs were created to promote private investment in affordable rental housing for low-income Californians.

D. County Resources
The Kern Housing Authority administers various housing programs for county residents, including residents in the City of Shafter. The following is a comprehensive list of those programs:
• Home Access Grant Program:
o The Home Access Grant Program is funding allocated for accessibility improvement for qualifying households depending on individual needs.

Improvement examples include widened doorways, a ramp with handrails, handicap-accessible toilets, grab bars, faucet fixtures, and a bathtub with an accessible shower. Both rental and owner-occupied residences are eligible. o The County issues these grants to city residents if they qualify under HUD Income Limits, have been deemed physically or mobility impaired by a physician, and have obtained the property owners consent in writing.
• Home Improvement Loan Program:
o The Home Improvement Loan Program is a 0%, no interest deferred payment loan opportunity for qualifying homeowners for various home improvements and repairs. The program applies to only owner-occupied residences. o The County issues these grants for homeowners who will have projects completed for repairs to listed items. Improvements must be completed by a contractor that is licensed and insured in the state of California.
• Farm Workers Housing:
o The County manages eight Farm Worker Housing developments countywide.

Migrants must live/work 50 miles from the development to qualify for housing. The City of Shafter has one of the eight farm worker housing developments at 300 Terra Vista in Shafter.
• Low-Income Public Housing:
o This federally funded Program is administered at twelve (12) housing developments operated by the Kern Housing Authority. Rents are based on 30% of the tenant’s monthly net adjusted income or ceiling rents, based on the size of the unit – whichever is less. Families must pay a minimum of $50.00 for rent each month. There is a total of 865 Low-Income Public Housing units in Kern County.

E. Local/Private Resources
• Second Dwelling Units:
o The Accessory Dwelling Unit (ADU) Grant Program will create more housing units in California by providing a grant of up to $40,000 to reimburse pre-development and non-reoccurring closing costs associated with the construction of the ADU. o As part of the state’s legislature on SB9 and ADUs, the City of Shafter has a zoning ordinance that allows owner-occupants to construct a Second Dwelling Unit.

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• Affordable Housing Density Bonus Program:
o The City of Shafter allows for up to a 35% increase in maximum allowable density for projects with 5 or more dwelling units. These projects must also provide deed restricted Low Income, Very-Low Income, Senior or Moderate-Income Housing. • City-Supported Financial Programs:
o Federal National Mortgage Association (Fannie Mae):
 The Federal National Mortgage Association, known as "Fannie Mae," offers affordable housing through programs such as down payment and closing cost assistance and the purchase or securitization of several types of shared equity mortgages.
o National Housing Trust:
 Predevelopment Loans funded through the National Housing Trust (NHT) provides loans offered to assist affordable housing developers to cover predevelopment costs such as, but not limited to, feasibility analyses and preparation of loan applications, and to cover costs of preparing projects for syndication.
o Local banks:
 Commercial banks are required to "meet the credit needs" of all the areas from which they draw deposits according to the Community Reinvestment Act of 1977. These banks provide multiple lending resources such as below-market loans and grants. These are provided via a separate community development division or foundation. Banks often partner with local organizations to provide services such as homeownership counseling.

These investment resources are available to developers, qualified lowincome buyers, and community development nonprofits.

F. Energy Conservation Opportunities
The City of Shafter promotes energy conservation by identifying and providing information on methods, financing opportunities, incentives and regulations to encourage the conservation of energy. Shafter implements the updated California Building Code which encourages weatherization and energy efficiency improvements for housing rehabilitation projects that include the building envelope, heating and cooling system, and electrical system. The City includes weatherization and energy efficiency improvements as part of publicly subsidized housing rehabilitation projects. The City provides information about minimizing energy usage and conservation of natural resources on the City's website at https://www.shafter.com/335/GreenShafter. The City is continuing to participate in the following residential energy conservation programs:
• California HERO Program:
o The City of Shafter participates in the Home Energy Renovation Opportunity (HERO) Program. The HERO Program is a financing mechanism that allows residential and commercial property owners to make energy efficient, water conservation, and renewable energy improvements to homes and businesses and to pay for these investments over time through their property tax bills.

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• Figtree PACE Program:
o The City of Shafter participates in the Property Assessed Clean Energy Program.

The Figtree Financing PACE program provides 100% upfront financing to residential and commercial property owners for renewable energy, energy efficiency, water efficiency and earthquake retrofit property improvements.

Repayment is made through an assessment lien on voluntarily participating properties with flexible repayment terms ranging up to 20 years.

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IV. Constraints
The City of Shafter (City) is focused on providing housing opportunities for current and future residents in all income categories. However, numerous factors can constrain development, improvement, and maintenance of housing in Shafter. These factors include governmental constraints such as the City Municipal Code and discretionary application processing procedures, non-governmental constraints such as physical and environmental conditions, and market constraints such as land costs, construction costs, and availability of financing.

California State law requires Housing Elements to analyze potential and actual governmental and non-governmental constraints to housing production, maintenance, and improvements that could affect persons of all incomes and disabilities. In addition, the Housing Constraints Analysis in the Housing Element must demonstrate Shafter’s efforts to remove governmental constraints that hinder achievement of the City’s housing goals. The following Housing Constraints Analysis addresses the potential governmental and non-governmental impediments that may affect the supply of affordable housing in Shafter.

A. Governmental Constraints
Although local governments have little influence on market factors such as interest rates and availability of funding for development, local governmental policies and regulations placed upon land and housing ownership and development can affect price and availability of housing and the provision of affordable housing. Land use controls, site improvement requirements, development impact fees, permit processing costs and timing, and other factors may constrain maintenance, development, and improvement of housing. Since governmental actions can constrain housing development and affordability, California State law requires the Housing Element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing.”
In addition to City governmental constraints to the development of affordable housing, State and Federal regulations (over which the City of Shafter has no control) can be constraints to housing development. For example, State and Federal environmental regulations and building codes also can adversely impact housing costs and availability.

Limits to Physical Expansion of the City of Shafter
The City of Shafter is surrounded by unincorporated land under County of Kern jurisdiction (reference Figure IV-1). The ultimate limits to Shafter’s legal boundaries and urban expansion are dependent upon local political factors and geologic constraints. Shafter’s Sphere of Influence (SOI), established by Kern County’s Local Agency Formation Commission (LAFCO), establishes the City’s projected ultimate boundary. The SOI is primarily a planning tool that assists communities and public agencies to project future public service needs. Although the City has no direct land use control within the SOI, the City may comment on development proposals the County proposes within the SOI. Shafter’s incorporated area and SOI encompass 29,536 acres (or 46.15 square miles). Residential land uses identified for the SOI outside of the City limits include rural community, rural residential, very low density residential, low density residential, and specific plan. Currently, the existing

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City limits are not a constraint to the provision of housing, as areas within the SOI may be annexed to the City.

Figure IV-1
General Plan Land Use
Funding Availability
The City of Shafter does not have financial resources or sufficient staff to undertake major housing assistance programs without substantial support from outside agencies. Additionally, existing funding for Federal and State programs is not sufficient to meet Statewide demand, which in turn limits the City’s ability to meet its needs. Therefore, limitations on receiving funding from housing agencies outside of the City act as a constraint to the development of affordable housing.

Public Services and Facilities
Provision of public services does not constrain production of new housing units projected by the most current RHNA (Regional Housing Needs Assessment). The City owns, operates, and maintains the domestic water system within the City limits as well as disadvantaged unincorporated areas south and southwest of the historic core area where private water systems in these areas requested water delivery from the City's water system due to problems

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with their own private wells. Additionally, through a joint powers agreement (JPA) with the City, Oildale Mutual Water Company (OMWC) supplies domestic water to the Gossamer Grove Specific Plan area in the southeastern portion of the City and will continue to provide service as the specific plan areas in the southeast continue to develop.

The City also operates a water sewage collection system where all City sewage is collected into sewage mains and delivered to the North of the River Sanitary District (NORSD) regional wastewater treatment plant (WWTP) located on 7th Standard Road, southwest of the City.

The City and NORSD have a JPA that governs the operation of this WWTP, which serves the City, county areas around Shafter, and the NORSD district area.

As the owner of the domestic water system and sewer system within much of the City, the City has not denied any residential project, low income or otherwise, from receiving water or sewer service during the last housing cycle. Water supply and sewer capacity are not limited within the City and can accommodate the current RHNA requirements. Program 1.2.2 ensures that the City has a written procedure to grant priority water and sewer service to lower-income units.

The City of Shafter has determined that its public works systems shall not be overburdened by new development. A capital improvements program that identifies and prioritizes needs such as industrial and residential infrastructure improvements, water storage facilities, new sewer trunk lines, regional park development, and street improvements provides a guide for allocating public funds in the most productive directions. In general, existing public services and facilities in Shafter are in good condition and will be available to support development capacities to accommodate the City’s RHNA (Regional Housing Needs Allocation) during the sixth planning cycle. In accordance with Assembly Bill 1600, the City of Shafter has enacted a development impact fee program (reference Table IV-4) to ensure new development pays only for its impacts and not for existing deficiencies caused by prior development.

City of Shafter General Plan – Non-Housing Element Policies Relevant to Provision of Housing in Shafter
The following General Plan policies are found in other elements of the General Plan outside of the Housing Program and are relevant to the provision of housing in Shafter. All these policies encourage the development of housing, including a variety of housing types and amenities that benefit residential neighborhoods, and do not constrain the maintenance, improvement, or development of housing.

Land Use Element Policies

2.3 Land Use Organization
Policy 8 – Incorporate existing urban development approvals in the southeastern portion of the General Plan study area into a large, mixed-use planned community, recognizing the rapid expansion of residential development from the area south of 7th Standard Road and providing appropriate transitions from industrial development expanding outward from the ITTC (International Trade and Technology Center, now called the Wonderful Industrial Project or WIP) and Lerdo Highway area to the west and north.

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Policy 10 – Encourage new uses in the downtown by promoting professional office, mixeduse, and residential projects, which contribute to the vitality of the area and create pedestrian traffic.

2.5 Residential Uses
Policy 1 – Promote the development of rural residential areas and rural communities that provide for and protect rural lifestyles and are compatible with nearby agricultural uses.

Policy 2 – Maintain and promote suburban density, single-family areas that will accommodate a range of densities from small lot subdivisions in a planned community setting to traditional subdivisions to large lot equestrian-oriented developments.

Policy 3 – Broaden the range of housing types and encourage innovation in available housing types. In addition to traditional single-family housing, provide: a) move-up and executive housing opportunities; b) housing for those desiring amenities not typically found in small town subdivisions (e.g., common open space and recreational areas); c) opportunities for those not desiring a dwelling on an individual lot or a mobile home lifestyle; and, d) appropriate housing for active seniors and those requiring some degree of assistance or care.

Policy 4 – Ensure that multifamily projects fit the scale of the community, are consistent with Shafter’s small town community character, are of high quality, and are well maintained.

Policy 5 – Promote the development of residential projects that provide semi-private and private open space and recreation facilities.

Policy 6 – Support efficient management of local agricultural production activities by encouraging the provision of adequate farm worker and farm family housing within and adjacent to agricultural areas.

Policy 7 – Design new residential development with identifiable neighborhood units. Street design should route through traffic around, rather than through new neighborhoods.

Neighborhood streets should be quiet, safe, and amenable to bicycle and pedestrian use.

Land Use Controls
The City of Shafter exercises several land use controls that directly affect housing development. Some controls place certain restrictions on housing development; others encourage housing production. These land restrictions and incentives are discussed below.

Development Standards
The five basic residential zoning districts in the City of Shafter are the following: Estate; Residential Estate; Low; Medium; and Medium High.

The City of Shafter Development Code (Zoning Ordinance) establishes various standards for structures in each residential zoning district. Table IV-1 presents development standards for residential zoning districts. Table IV-2 presents parking requirements for each residential zoning district.

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Table IV-1
Zoning District Development Standards
Development
Standard
Estate
(E - Large
Lot)/ or (E)
Residential
Estate (R-E)
Low
(R-1)
Medium
(R-2)
Medium
High
(R-3)
Maximum Density
(DU/acre)

1.0/3.5
du/acre
4 du/acre
5 du/acre
14 du/acre
24 du/acre
Minimum Lot Area
(Square feet for
interior lot)
40,000/10,800 7,500 6,480 9,000 12,000
Minimum Lot Area
(Square Feet for
corner lot)
11,500 8,385 6,835 9,385 12,500
Minimum lot depth
(Feet)
200/120 100 100 100 100
Lot Width (Feet for
interior lot)
135/90 70 60 75 90
Lot Width (Feet for
corner lot)
150/100 75 65 80 100
Front Setback, Lot
Adjacent to Straight
Street (Feet)
40/25 25 25 20 20
Front Setback, culde-sac, or knuckle
lot (Feet)
40/20 20 20 20 20
Rear Setback, Lot
with alley (Feet)
NA/15 5 5 5 5
Rear Setback, Lot
without alley (Feet)
40/25 20 15 15 15
Interior Side
Setback, one-story
(each)
10 5 5 5 5
Interior Side
Setback, any
portion of a
structure exceeding
one story
10 10 10 10 10
Street Side Setback
(corner lot)
20/10 15 10 10 10
Street Side Setback
(reverse corner lot)
30/15 15 15 15 15

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Development
Standard
Estate
(E - Large
Lot)/ or (E)
Residential
Estate (R-E)
Low
(R-1)
Medium
(R-2)
Medium
High
(R-3)
Structural Parcel
Coverage
(maximum)
25%/30% 35% 40% 50% 60%
Main
Building/Structure
Height (Maximum)
35 35 35 35 35
Minimum Dwelling
Unit Size (Square
Feet)
1,850/1,450 1,300 1,150 850 850

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Table IV-2
Residential Off-Street Parking Standards
Residential Type Off-Street Parking Standard
Single Family Detached* Two spaces per unit
Multi-Family Residential** Studio: one space per unit
One bedroom: 1.5 spaces per unit
2+ bedrooms: 2 spaces per unit
Senior Housing: Independent Living*** One space per unit *Parking spaces must be provided within an enclosed garage. **A minimum of one space shall be covered with a carport. The parking requirement may be reduced to one space per unit if a density bonus is granted. 0.25 guest parking spaces per unit are required.
***Spaces shall be covered and may be either a carport or a garage. 0.25 guest parking spaces per unit are required.

Development standards in the four residential Specific Plans [Gossamer Grove, Marcona Preserve (formerly Heritage Ranch), Mission Lakes, and Orchard Park] are roughly equivalent to the standards above, with standards tailored specifically to accommodate housing development in each master planned community. Gossamer Grove allows smaller lot sizes which accommodate compact single-family residences, garden court homes, and duplexes.

Mission Lakes allows in some zones smaller lot sizes or a height of 45 feet to accommodate compact single-family residences, garden court homes, townhomes, and apartments.

Development standards in the commercial zones [General Commercial (GC), Neighborhood Commercial (NC) and Downtown Commercial (DC)] are generally similar or less restrictive than residential development standards. These include height limits ranging from 35 to 45 feet, zero setbacks, and minimum site area ranging from 5,000 to 6,500 square feet. There is no maximum residential density, but the floor area ratio for all development is restricted to 0.5 in these zones in accordance with the General Plan.

The Development Code also specifies minimum dwelling unit sizes for apartments as follows:
• Apartments in residential districts:
o Studio: 450 square feet
o 1-bedroom: 650 square feet
o 2-bedroom: 850 square feet
• Single Room Occupancy units (in DC District): No minimum dwelling unit size specified; unit size as allowed by the California Building Code

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Accessory Dwelling Units (ADUs)
According to California state ADU law, all single-family homes in zones that allow a residential primary use can construct at least one ADU on their property. In addition, single-family parcels that are owner-occupied may construct one ADU and one Junior Accessory Dwelling Unit (JADU) on their property. Furthermore, multi-family parcels may add up to two ADUs or one ADU per every four existing legal residential units. ADUs may be new construction or converted from existing space. JADUs must be converted from existing enclosed space. All zones that allow residential primary use can build ADUs.

On December 20, 2022, the City of Shafter passed Ordinance 735 amending Title 17 (Zoning Ordinance) to be compliant with the changes in state law pertaining to ADUs and JADUs that have occurred since 2019. The changes to State law include those from 2019 (Assembly Bill 68, Assembly Bill 881, Senate Bill 13), 2020 (Assembly Bill 3182), 2021 (Assembly Bill 345), and 2022 (Senate Bill 897, Assembly Bill 2221).

Growth Controls
Shafter does not have growth controls, including none of the following:
• Systematic (area-wide) residential down-zoning
• Urban limit line, growth boundaries, or perimeter greenbelt • Annexation restrictions
• Building permit or other residential development caps • Voter approval for rezoning, general plan changes, or development projects • Legislative super-majority for up-zoning, rezoning or general plan changes • Systematic changes to local height and floor area ratio regulations • Adequate public facilities ordinances
State Density Bonus Law
California Density Bonus Law (DBL) was enacted in 1979 with the intent of supporting construction of affordable housing by offering residential developers the ability to construct additional housing units exceeding an agency’s otherwise applicable density range. The ability to build additional residential units was/is offered to help offset a developer’s costs to subsidize affordable residential units in a project. Thus, the DBL serves as an incentive to provide affordable residential units. The DBL is codified in California Government Code (Gov.

Code) §65915, including amendments enacted in 2019 (Assembly Bill 1763) that became effective in January 2020, amendments enacted in 2020 (Assembly Bill 2345) that became effective in January 2021, and amendments enacted in 2022 that became effective in January 2023 (Assembly Bill 682, Assembly Bill 2334-(not applicable to Shafter), Assembly Bill 1551).

California State law specifies levels of density bonuses applicable to a housing development project that includes affordable residential units. A residential development project that includes affordable units is eligible for a sliding scale of percentage bonus based on the number of affordable units proposed in the development and the level of affordability of the

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units. Until January 2020, the maximum percentage of density bonus that could be achieved by a proposed residential project was 35%. Effective January 1, 2020, California State Assembly Bill 1763 (AB 1763) increased the maximum bonus that could be achieved by certain 100% affordable unit projects (discussed below). In addition, effective January 1, 2021, California State Assembly Bill 2345 (AB 2345) increased the maximum density bonus for certain affordable unit projects from 35% to 50%.

In accordance with AB 1763, if a developer proposes a housing project with 100% affordable units with at least 80% of the units reserved for lower income households and 20% of the total units reserved for moderate income households, the project would therefore be entitled to a density bonus of 80%. Furthermore, if the 100% affordable residential development is located within 0.5 miles of a major transit (e.g., bus, light rail, train) stop [as defined in Public Resources Code §21155(b)], the project is entitled to an unlimited percentage density bonus subject to some limitations.

AB 682 expands density bonus law to include shared housing or co-housing buildings that include qualifying affordable housing units. Shared housing or co-housing means residential or mixed-use structures that contain 5 or more shared housing units and one or more common kitchens and dining areas designed for permanent residence of more than 30 days.

AB 682 was effective on January 1, 2023.

AB 1551 allows commercial developers a development bonus [e.g., increase in intensity, floor area ratio (FAR], or building height) when the applicant enters into an agreement to provide affordable housing. The affordable housing must be within the same jurisdiction, near amenities, and within one half mile of a major transit stop. Codified in Gov. Code §65915.7, AB 1551 was effective on January 1, 2023, and sunsets January 1, 2028.

Incentives and Concessions
The DBL requires local agencies to grant incentives and concessions to projects eligible for a density bonus. In addition, a developer may request specific incentives or concessions that result in “identifiable and actual cost reductions to provide for affordable housing costs.” (Gov. Code §65915(k)(1)). Incentives and concessions can be requested in addition to waivers and reductions noted below.

The number of incentives and/or concessions that must be granted by an agency is as follows:
• One incentive or concession - where a project reserves at least 10% of the housing units for low-income households; 5% of the housing units for very lowincome households; or, 10% of the housing units for persons and families of moderate income;
• Two incentives or concessions - for projects reserving at least 17% of the total units for low-income households, at least 10% for very low-income households, or at least 20% for persons and families of moderate income in a common interest development;
• Three incentives or concessions - for projects reserving at least 24% of the total units for low-income households, at least 15% for very low-income households,

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or at least 30% for persons and families of moderate income in a common interest development;
• In accordance with AB 1763, effective January 2020, four incentives or concessions for 100% affordable projects are described above.

In addition, an agency may offer additional incentives and concessions beyond those mandated by State law.

A residential developer may qualify a project for a density bonus for the purpose of obtaining incentives or concessions but is not required to construct any additional dwelling units allowed under California density bonus law.

An agency can decline to grant an incentive or concession upon demonstrating that approving a given concession and/or incentive will result in a specific, adverse impact upon public health, safety, or the environment and for which there is no feasible method to mitigate or avoid the specific adverse impact or the incentive or concession does not result in identifiable and actual cost reductions to affordable housing or rents for the targeted units, or the incentive or concession would be contrary to state or federal law.

Waivers and Reductions
The DBL requires local agencies to grant waivers or reductions of any development standard that will have the effect of physically precluding the construction of a development meeting State density bonus law. Waivers or reductions can be requested in addition to concessions and incentives identified above, except in the limited circumstances explained below.

In accordance with AB 1763, 100% affordable projects that are located within 0.5 miles of a major transit stop are eligible to receive a height increase of up to three additional stories, or 33 feet. However, where a residential developer proposes such a project, the project is not eligible for a waiver or reduction other than the additional height increase previously discussed in this chapter.

An agency can decline to grant a waiver or reduction where it can demonstrate that approving a given waiver or reduction will result in a specific, adverse impact upon public health, safety, or the environment and for which there was no feasible method to mitigate or avoid the specific adverse impact.

A residential developer may request a density bonus for the purpose of obtaining waivers and reductions but is not required to construct any additional dwelling units allowed under California Density Bonus Law.

Parking
The DBL provides several specific parking standards that agencies must accept for eligible projects. These are as follows.
• Upon request of the developer, an agency shall not require a vehicular parking exceeding the following ratios:
o Zero to one bedroom – one on-site parking space
o Two to three bedrooms – two on-site parking spaces

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o Four and more bedrooms – two and one-half parking spaces • If a development reserves 20% of the units therein at the low-income level or 11% of the proposed units at very-low-income level and the development is located within 0.5 miles of a major transit stop (as defined in Public Resources Code §21155), and there is unobstructed access to the major transit stop from the development, then upon request of the developer an agency cannot impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 space per bedroom.
• If a development consists solely of rental units that are 100% affordable to lower income families, then upon the request of the developer an agency shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking that exceeds the following ratios:
o If the development is located within 0.5 miles of a major transit stop and there is unobstructed access to the major transit stop from the development, the ration shall not exceed 0.5 space per unit. o If the development is a for-rent housing for individuals who are 62 years of age or older, the ratio shall not exceed 0.5 spaces per unit. The development shall have paratransit service or unobstructed access, within

0.5 miles, to a fixed bus route that operates at least eight times per day. • If a development consists solely of rental units with an affordable housing cost to lower-income families and the development is either a special needs housing development or a supportive housing development, then upon the request of the developer an agency shall not impose any minimum vehicular parking requirement. A development that is a special needs housing must have either a paratransit service or unobstructed access within 0.5 miles to fixed bus route service that operates at least eight times per day.
• A development may provide on-site parking through tandem parking or uncovered parking, but not through on-street parking.
• An applicant may request parking incentives or concessions beyond those provided above.
• An agency may reduce or eliminate a parking requirement for development projects of any type and in any location.

City of Shafter Affordable Housing Density Bonus Program The existing City of Shafter Density Bonus program can provide up to a 35% density increase over the maximum allowable density specified by the City of Shafter General Plan, as well as regulatory concessions or incentives for projects with five or more residential units when the developer agrees to provide deed restricted Low-Income, Very Low-Income, Senior, or Moderate-Income housing within the development. The Density Bonus Ordinance was last updated in 2015 and does not reflect the most recent changes in California Density Bonus Law. To address this inconsistency, an implementation action is proposed in the following section.

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Other Locally Adopted Ordinances
Shafter does not have any other locally adopted ordinances that would impact the cost and supply of housing. Shafter does not have an inclusionary housing ordinance.

Shafter does not have a short-term rental ordinance; short-term rentals are not allowed in Shafter. Therefore, short-term rentals would not remove housing units that would otherwise be available for housing.

Website Publication of Development Standards
Gov. Code §65940.1(a) requires a city with a website to publish “All zoning ordinances and development standards adopted by the city or county…” and update this information within 30 days of any changes. The Development Code (Zoning Ordinance) and Specific Plans are published on the City’s “Planning Documents” web page at https://www.shafter.com/386/Planning-Documents.

Land Use Controls Potential Impacts on the Cost and Supply of Housing In general, City of Shafter development standards are comparable to development standards in surrounding cities such as Arvin and Wasco and are not a constraint to the maintenance, improvement, and development of housing. The following is a discussion of Shafter’s development standards:
• City parking standards may affect the cost of multi-family housing, in that it establishes minimum parking requirements and requires one of the required spaces to be covered in a carport. However, the City does not require enclosed garages and specifies reduced parking requirements if senior housing is proposed or a density bonus is requested. In general, parking requirements are consistent with or less stringent than other cities in the San Joaquin Valley and therefore should not be considered a constraint to residential development in the City of Shafter.
• The maximum building height is 35 feet in all residential and most commercial zones, and 45 feet in the General Commercial (GC) District, which will allow 3- story multifamily residential development, and is not a constraint to residential development in Shafter.
• Maximum lot coverage by structures ranges from 25% to 40% in the single-family residential zones, and 50% to 60% in the multifamily residential zones. These are comparable to other nearby cities and are not a constraint to residential development in Shafter. However, the maximum 0.5 floor area ratio in the commercial zones (a standard found in both the General Plan and the Development Code) may be a constraint to residential development and should be evaluated.
• Minimum residential unit size requirements are modest, typical of other cities in the San Joaquin Valley, and do not unreasonably add to housing cost or constrain supply in Shafter.
• Minimum setback standards are typical of other cities in the San Joaquin Valley, and do not unreasonably add to housing cost or constrain supply in Shafter. With

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the passage of Ordinance 735 on December 20, 2022, the City removed the minimum distance between buildings standard (formerly 10 feet) to simplify the site planning of residential projects including accessory dwelling units. • With the passage of Ordinance 735, City of Shafter Accessory Dwelling Unit standards are consistent with state law and are not a constraint on the development of ADUs.

Implementation Actions to Address Constraints
Programs are included in Chapter V to address potential constraints to the maintenance, improvement, and development of housing arising from land use controls:
• Evaluate and address the potential impact of the maximum 0.5 floor area ratio on residential development in the commercial zones by the completion of the next comprehensive General Plan update, expected within five years. • Update the Density Bonus Ordinance provisions to be consistent with the changes in state Density Bonus Law since 2015, perhaps by incorporating direct references to state statutes.
• Maintain an updated Development Code (Zoning Ordinance) on the City’s website, and post on the City’s website City ordinances that affect land use within 30 days of passage.

Processing and Permit Procedures
Development review also affects housing costs. Because of holding costs (the amount of money needed to own a property each month), the longer it takes for a development proposal to be approved, the higher the development costs. In Shafter, an application for a residential project containing approximately 20 units typically requires a processing time of between 90- 120 days. However, the actual application processing time varies according to the size and scope of the project, as well as the time it takes the developer to prepare the final maps, improvement plans, and other project-related documents that are essential components of the application required by the City. The City attempts to process development applications in a timely and efficient manner; however, some delays are out of City control. For example, delays in processing the application can occur if the California Environmental Quality Act (CEQA) review determines that preparation of an Environmental Impact Report (EIR) would be the appropriate environmental document to prepare for the project. However, the City of Shafter’s 2005 General Plan EIR addressed many potential impacts due to build out of the General Plan. The General Plan EIR thereby can be used to facilitate environmental review of projects.

Most single-family and multi-family residential development in Shafter is “permitted by right,” subject to a review of consistency with applicable codes and standards. Table IV-3 presents the permit requirements for types of residential development in the residential zones. “P” means “Permitted Subject to Consistency Assessment,” and “C” means “Permitted Subject to Approval of a Conditional Use Permit application.”

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Table IV-3
Zoning District Permit Requirements
Land Use Activity
Estate
(E - Large Lot) /
(E)
Residential
Estate (R-E)
Low
(R-1)
Medium
(R-2)
Medium
High
(R-3)
Single Family
Dwelling

P P P P
Multi-family Dwelling
(Primary units:
attached or >1 on lot)
P P
Accessory Dwelling
Unit

P P P P P
Mobile home
Subdivision

C C C C C
Mobile home Park C C C C
Boarding/Rooming
House (7 or more
residents)
C C
Senior Independent
Living

C C C C C
Senior Congregate
Care, Assisted Living

C C C C
Board and Care
Facility (12 or more
residents)
C C
Convalescent Care C C C C
On occasion, approval from State or other local agencies also may be required for certain types of projects. The typical application procedures for single-family and multi-family residential units are as follows:

Single-Family Dwellings
• Floor plans, construction plans, and Site or Plot Plans are submitted by the applicant to the City’s Building Division.
• The Site Plan is sent to a City Planner for zoning compliance review where it is either stamped approved or sent back to the applicant for corrections. • An approved site plan is sent to the Building Division after corrections are submitted and approved, fees are collected and verification of payment of school fees, development impact fees per Ordinance, utility connections; the Building Division then issues construction permit upon payment of permit fees; and,

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• The permit is valid for six months. If no work has commenced or no inspections have been requested, the permit expires, and the applicant will need to resubmit another application. Issuance of a new permit is required if work is to continue unless there is an application for a six-month extension.

Multiple Family Dwellings & Other Residential
• Construction and Site Plans are submitted by the applicant to the City Building Division.
• Multiple Family Dwellings are allowed by right in both the R-2 and R-3 Districts with a staff-level review process like that for single-family dwellings described above.
• Prior to plan check, the proposal is sent to the Planning Department. Planning staff determines if the project requires any Planning entitlements (e.g., Conditional Use Permit for certain residential uses, Tentative Tract Map for a residential subdivision or condominium, etc.); applicant submits the appropriate application.
• For projects that require a Planning entitlement, staff determine whether the project is exempt from environmental (CEQA) review. If the project is exempt from CEQA review, the Planning Department will prepare a CEQA exemption and file it with Kern County. If a project is not exempt, an Initial Study and subsequent CEQA document will be required prior to project approval. • Project plans are circulated to all City departments and the County Fire Department.
• The Planning Commission will review the entitlement project application, find the project is exempt from CEQA or approve the appropriate CEQA document, and either approve, deny, or approve the project with Conditions of Approval. The Planning Commission decision may be appealed to the City Council.

Design Review
The Shafter Development (Zoning) Code 2.80 includes a process for Design Review that applies to projects that require building permits for residential or commercial development.

The Planning Commission reviews project applications for design review concurrently with applications, such as conditional use permits, tentative tract maps, or variances. The code gives the Planning Director (staff) the authority to conduct a design review of applications for a building permit (that do not require Planning Commission approval). The “Design Review” code section includes a mix of objective and subjective design guidelines by which to evaluate development proposals: mostly subjective design guidelines that apply to all development, and a combination of objective and subjective design guidelines that apply to residential subdivisions. The objective design standards increase development certainty by prohibiting security bars in most locations and for residential subdivisions specifying a minimum number of building footprints/ elevations and minimum landscaping and irrigation.

In language similar to the powers given to the Planning Commission, Shafter Development (Zoning) Code 2.80 provides that the Planning Director can “approve,” “deny,” and “impose

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reasonable conditions” upon a design review approval, including any condition that the Planning Director may deem necessary to “ensure compatibility with surrounding uses; to preserve the public health, safety and welfare, and to enable the Planning Director to make the findings necessary for approval,” which indicates a discretionary review process.

However, in practice, Planning staff processes development proposals that require only Planning Director (staff) review as ministerial actions.

Residential Planned Unit Development / Specific Plan
In addition to the Planning Commission review procedure for Other Residential described above, planned unit developments will undergo review and approval of a Planned Unit Development or Specific Plan by the City Council following recommendation by the Planning Commission at a public hearing. Development standards and allowable densities are proposed by the applicant and reviewed for consistency with the density standard of the applicable General Plan land use designation. In addition to the typical entitlement processing time of approximately 90-120 days for a Planning Commission review of an environmentally exempt project, a preliminary review process will require approximately 30 days, environmental (CEQA) review will require up to an additional 180 days or 1 year (depending on the final environmental document), and City Council review will require an additional 15- 30 days.

SB 35 Streamlining
Based on the status of the City’s submitted Annual Progress Reports and the City’s cumulative annual progress towards the City’s Regional Housing Needs Allocation (RHNA) as determined by the Department of Housing and Community Development, the City may be required to streamline (process ministerially) affordable housing projects in accordance with Gov. Code §65913.4, which became effective January 1, 2018, and sunsets January 1, 2026.

Effective January 1, 2023, Assembly Bill 2668 clarifies provisions of the ministerial, streamlined approval process for affordable housing development created by SB 35.

As the City of Shafter rarely receives proposals for development of affordable housing, the City does not have a written SB 35 streamlining procedure. Because of the rarity of affordable housing applications, the lack of a written SB 35 streamlining procedure is not a constraint.

Depending on the SB 35 status of Shafter and the level of affordability of a project proposal, City staff will process the project ministerially in accordance with Gov. Code §65913.4.

Processing and Permit Procedures Potential Impacts on the Cost and Supply of Housing
City staff will review and approve most single-family and multi-family residential developments, minimizing processing time for these projects. The processing times for the City of Shafter are reasonable and comparable to surrounding jurisdictions such as Arvin and Wasco. Processing times for residential projects that require Planning Commission or City Council review are also reasonable and comparable to other jurisdictions. Therefore, the current procedures for processing an application or applying for a permit would not result in an increase in the cost associated with the construction of new housing or in the reduction of the housing supply in Shafter.

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Implementation Actions to Address Constraints
Considering the staff practice to ministerially approve residential development that is permitted by right, the Development Code (Zoning Ordinance) should be updated to a) clarify that Design Review by the Planning Director is a ministerial action and identify the objective design standards that are used to evaluate development proposals, or b) eliminate Planning Director (staff)-level design review. A program is included in Chapter V to amend the Shafter Development Code to make these clarifications.

Building Codes & Enforcement
New construction is required to meet the California Building Code (CBC) and California Residential Code (CRC) standards, which is updated every three years, as adopted by the City. At the time of writing, Shafter has adopted the 2022 California Building Code and 2022 California Residential Code. Shafter has adopted amendments to the California Building Code and California Residential Code that are minor in nature; none of the adopted amendments specify expensive materials or methods. City of Shafter building inspectors conduct building inspections in Shafter for approval of new construction, for occupancy of new structures, for alteration and repair of existing structures requiring permits, and to respond to specific complaints related to projects not in compliance with construction standards. Code enforcement is complaint based and the City does not see any disproportionate impacts on low-income, special needs households, or persons with protected characteristics. From the City’s experience, it is the more affluent neighborhoods that tend to call code enforcement.

In the case of a substandard building needing to be vacated or repaired, Shafter will give preference to the needs for housing and repair of the building whenever it is economically feasible to do so without having to repair more than 75% of the dwelling, in compliance with Health & Safety Code §17980(c)(2).

Building Code & Enforcement Potential Impacts on the Cost and Supply of Housing The CBC including the CRC with adopted minor amendments is not a constraint to residential development and does not increase housing costs or decrease the supply of housing. The CBC with Shafter’s minor amendments is intended to protect public health, safety, and general welfare as they relate to the construction and occupancy of buildings and structures with the provision of standardized requirements. Building enforcement procedures are standard and typical of California cities, and the City gives preference to the need to maintain housing units and repair existing units when it is economically feasible. Therefore, the adopted building code and enforcement procedures are not a constraint to the maintenance, improvement, and development of housing in Shafter.

Off-Site Improvement Requirements
The City of Shafter development requirements for off-site improvements are standard for small communities within Kern County. Required off-site improvements within and adjacent to residential developments include the following:
• Standard street widths shall be designed and built in accordance with specified standards identified in the City of Shafter General Plan Transportation Program.

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Street widths are the minimum required to safely handle the expected traffic at buildout.
• Curbs, gutters, and sidewalks shall be constructed in accordance with Title 24 of the Uniform Building Code and in accordance with the Americans with Disabilities Act (ADA). The requirements are the minimum needed to provide drainage of the public right-of-way and pedestrian safety.
• Water and sewer lines are required to be connected to the nearest City water and sewer main lines and designed and constructed in accordance with applicable Municipal Code and Water District standards. • Landscaping ranging from 10 to 14 feet in width (including sidewalk) is required for arterial and major and minor collector streets. Generally, the largest subdivisions (which more easily absorb the cost) will require these types of streets (and homebuyers generally expect these improvements in a desirable neighborhood), thus the public parkway landscaping requirement is not a constraint to the development of housing.

The Transportation Program (Element) of the General Plan has the goal to maintain the roadway and highway system to operate at a Level of Service C on a daily and peak hour basis, with Level of Service D acceptable near freeway interchanges. As Shafter is a small city with low traffic volumes physically separated from other nearby cities, the construction of housing units equivalent to the City’s Regional Housing Needs Allocation is not expected to exceed these Level of Service thresholds. However, as Level of Service is generally considered to be an obsolete metric, a program is included in Chapter V to review the impact of City Level of Service standards on housing development prior to the next comprehensive General Plan update, which is expected to occur within the next five years. Existing infrastructure and facilities within the City of Shafter would not hinder future residential development capacities to accommodate the City’s Regional Housing Needs Allocation.

Fees and Exactions
Fees and exactions required of a development pay for public facilities associated with a residential development. The City of Shafter charges two types of fees: development impact fees and planning processing fees. Planning-related fees are collected at time of project application submittal; development impact fees are collected at the time of building permit issuance and are primarily assessed based upon a per unit/lot basis.

Development Impact Fees
The City of Shafter development fee structure is provided below in Table IV-4. The Richland School District exempts housing for seniors (ages 55 or older) from paying school impact fees. All of these fees have been developed in accordance with the Mitigation Fee Act. The fee structure incentivizes effective use of services and compact development in that residential development in the City Core area is generally subject to lower development impact fees than residential development in Southeast Shafter due to the existing developed infrastructure and lower cost of providing services in the City Core area.

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Table IV-4
Development Impact Fees

FEE COST PER
Traffic Impact Fees (on a project basis)
a. Single-Family Residential – City Core $4571 Dwelling Unit b. Single-Family Residential – Southeast
Shafter
$6926 Dwelling Unit
c. Multi-Family Residential – City Core $2463 Dwelling Unit d. Multi-Family Residential – Southeast
Shafter
$3732 Dwelling Unit
Park Fees
a. In-lieu fee (acquisition and
improvements)
$2281 Dwelling Unit
School Impact Fees
a. New Construction outside Community
Facilities District
$7.90 Square Foot
b. New Construction inside Community
Facilities District
$3.18 Square Foot
c. Residential Remodels & Additions (>500
sq ft)
$4.89 Square Foot
Water Capacity Fee (on a project basis)
a. Single-Family Residential $4320 Dwelling Unit
b. Multi-Family Residential $4320 Single-Family
Residential
Equivalent
(SFRE)
Sewer Capacity Fee
a. Core City $5930 Dwelling Unit
b. Southeast Shafter $6780 Dwelling Unit
c. East Shafter $7000 Dwelling Unit

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Table IV-5 below identifies the applicability of Development Impact Fees.

Table IV-5
Development Impact Fee Applicability for Residential Projects

DWELLING UNIT PARK SCHOOL SEWER STORM
DRAIN

TRAFFIC WATER
New Unit 0 X X X X X
Second Unit/Granny
Flat
0 X X X X X
Replacement Unit (no
new connections)
0 X 0 0 0 0
Addition to Existing
Unit
0 X 0 X 0 0
Remodel 0 X 0 0 0 0
Connect Existing Unit
to Water and Sewer
0 X X X 0 X
Change Size of
Existing Water Meter
(Pay difference in cost of meters)
Annex Existing Unit to
City
-- -- 0 -- -- 0
Move Unit into or
within City
X 0 X X X X
0 = No Fee Required; X = Fee Required
Existing units annexed into the City are assessed only for water and sewer impacts and meter fees if connections to City services are made.

Permit Processing Fees for Planning
The following Table IV-6 presents Shafter’s planning fees which would apply to Planning applications for residential developments. These fees, last updated in January 2022 by the City Council, are based on the reasonable cost of providing services.

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Table IV-6
Shafter Planning Fees

FEE TYPE AMOUNT
Annexation $10,793
General Plan Amendment $5,291
Conditional Use Permit $3,174
Zone Change $5,291
Specific Plan $23,597
Variance $2,116
Tentative Tract Map: 100 or fewer lots $6,349
Tentative Tract Map: More than 100 lots $6,349 + $13/each lot over 100
Tentative Parcel Map $4,021
Final Map Review $1,693
Preliminary Site Plan Review – Residential, less than 1 acre $6,455 Preliminary Site Plan Review – Residential, 1-5 acres $7,936 Preliminary Site Plan Review – Residential, more than five acres $9,735 Final Development Plan – Staff Review $1,481
Architectural Review $296
Environmental Fees – Categorical Exemption Review $423
Environmental Fees – Negative Declaration $5,926
Environmental Fees – Mitigated Negative Declaration $8,042 Environmental Fees – Environmental Impact Report Actual Cost w/ $10,000 Deposit
The Preliminary Site Plan Review fee is charged when a) an applicant requests a preliminary review of a residential development proposal prior to submitting applications for entitlements or building permits, or b) an application is submitted for a multi-family development on an unimproved lot (or lot not improved to current standards) that does not otherwise require a Planning application for review by the Planning Commission.

The Final Development Plan-Staff Review fee is charged at building permit issuance for projects that have undergone Planning Commission review or involve installation of a significant amount of landscaping. These projects do not include single-family residences and minor improvements.

The Architectural Review fee applies to Planning applications that require Planning Commission review.

Exactions
Potential exactions that apply to a residential development project include the land dedicated for off-site improvements to serve the development (noted above) and the dedication of land (2.5 acres per 1,000 residents) for the provision of neighborhood or community parks and/or recreation facilities, or the payment of an in-lieu fee to the City based on the equivalent land value. Shafter’s park dedication requirement, typical of the San Joaquin Valley, is less than

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the maximum 5 acres per 1,000 residents allowed by state law (Quimby Act) and is not a constraint to the development of new housing.

Cumulative Development Fees
Table IV-7 indicates cumulative Planning permit processing fees and development impact fees for a 2,400 square foot single-family residence and a 6,000 square foot 5-unit apartment building in the City core area. As these fees are at or below 10-15% of overall development costs, development fees are not currently a constraint to the development of new housing.

Table IV-7
Cumulative Development Fees: Residential Development

ITEM AMOUNT
Single-Family Residence
Traffic $4,571
Park $2,281
School $7,632
Water $4,320
Sewer $5,930
Total $24,734
Typical estimated overall cost of development per unit $315,216 Estimated proportion of fee cost to overall development cost 7.8% 5-Unit Apartment Building
Final Development Plan $1,481
Traffic $12,315
Park $11,405
School $19,080
Water (assuming 3 SFRE) $12,960
Sewer $29,650
Total $86,891
Total per unit $17,378
Typical estimated overall cost of development per unit $142,284 Estimated proportion of fee cost to overall development cost 12.2% Website Publication of Fees
Gov. Code §65940.1(a) requires a city with a website to publish “[a] current schedule of fees, exactions, and affordability requirements…applicable to a proposed housing development.” and update this information within 30 days of any changes. User and regulatory fees, including planning permit processing fees, are published on the City’s “User and Regulatory Fees” web page at https://www.shafter.com/356/USER-AND-REGULATORY-FEES.

Development impact fees are not published on the City’s website. A program is included in

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Chapter V to ensure that development impact fees and in-lieu fees are published on the City’s website.

Variety of Housing Types / Special Needs Housing
Multi-family Rental Housing
The City of Shafter Development Code (Zoning Ordinance) allows development of multifamily housing by right. There are 52.3 vacant acres available in R-3 and Mission Lakes Specific Plan zones PA-14 and PA-15 that would accommodate multi-family rental housing yielding 618 units. Currently, a project proposing 486 multi-family units in the Mission Lakes Specific Plan could be accommodated by right.

Farm Worker Housing
In the Agricultural (A) zone, the following primary residential uses are permitted by right:
• Single-family dwelling, occupied by the owner or full-time on-site employee • Residential facility, serving six or fewer persons
• Farm labor housing for on-site employees (per California Health & Safety § 17021.6) subject to Sections 2.80(3) and 2.140
• Farm labor housing for contract labor (per California Health & Safety § 17021.6) subject to Sections 2.80(3) and 2.140
Residential facilities serving six or fewer persons, including agricultural employees, is a permitted residential use which does not require a Conditional Use Permit (CUP), or other discretionary clearance not required of a family dwelling of the same type in the same zone.

Farm labor housing (if it does not qualify as a single-family dwelling or residential facility serving six or fewer persons) that is as large as 36 beds in group quarters, or 12 family/household units, does not require a CUP but is subject to Planning Commission-level design review at a public hearing (Sections 2.80(3) and 2.140 of the Zoning Code). There are no special development standards that apply to any of the agricultural housing uses listed above.

California Health & Safety Code §17021.6 deems agricultural employee housing an agricultural use. The Design Review section of the Zoning Code applies specifically to building permits for residential or commercial development. Building permits for agricultural development do not require design review. Because agricultural development does not require design review, the Zoning Code requirement for Planning Commission-level design review of farm worker housing projects conflicts with the provision in California Health & Safety Code §17021.6 that states, “No conditional use permit, zoning variance, or other discretionary zoning clearance shall be required of this employee housing that is not required of any other agricultural activity in the same zone.”
Shafter’s farm labor housing provisions are compliant with California Health & Safety Code §17021.8 in that §17021.6, which is referenced in the Shafter Zoning Code quoted above, allows the submittal of an “eligible agricultural employee housing development” application under California Health & Safety Code §17021.8.

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A program is included in Chapter V to resolve the conflict of the design review requirement with California Health & Safety Code §17021.6 noted above.

Emergency Shelters
The City of Shafter Development Code defines “Emergency shelter” as: “a facility that provides immediate and short-term housing and supplemental services to homeless persons or families. Supplemental services may include food, counseling, and access to other social programs (per California Health and Safety Code §50801).” Emergency shelters are allowed in the Downtown Commercial (DC) zone (in the Emergency Shelter (ES) overlay zone) without a CUP. In the Industrial (I) zone, a CUP is required. An emergency shelter is required to adhere to the same development and management standards as other similar uses in the DC and I zones; there are no special development standards that apply to emergency shelters. Although emergency shelters are not listed to require off-street parking, the underlying development type (e.g., residential units) may require off-street parking, which would be equivalent to other residential or commercial uses within the same zone. The existing services and available sites in the DC zone make the downtown area the best location for emergency shelters. Potential land use conflicts also are lessened in the DC zone with the types of uses permitted. Existing heavy industrial uses in the Industrial (I) zone make the CUP necessary for any proposed emergency shelters.

There is no ES overlay zone currently placed on the Shafter Zoning Map; the intent is for the City Council to establish a location for the ES overlay zone in response to a proposal for an emergency shelter. Due to a recent change in state law, locations for emergency shelters will need to be available within a zone that allows residential development, which means that the I zone cannot be the only zone that allows an emergency shelter as the I zone does not allow residential development.

The 2020 U.S. Census, the most recent point-in-time count, counted five unsheltered people experiencing homelessness in Shafter. There are no emergency shelters in Shafter; the nearest emergency shelter is in Bakersfield, approximately 20 miles from central Shafter.

As a member of a collaborative of Kern County cities and the County of Kern, Shafter's Permanent Local Housing Allocation is being used to fund a homeless shelter in Bakersfield that serves residents of the County, including residents of the City of Shafter. The shelter includes transitional and permanent housing and employment programs. This multijurisdictional agreement may allow the City to satisfy the Gov. Code §65583(a)(4) requirement for emergency shelter zoning with available land and buildings in zones (the I zone) where new emergency shelters are allowed with a conditional use permit.

A program is included in Chapter V to ensure that the City is compliant with Gov. Code §65583(a)(4) by either a) ensuring that the multijurisdictional agreement is compliant with these statute provisions and revising the Development Code to specify an additional appropriate zone(s) to allow emergency shelters with approval of a conditional use permit, or b) establishing an Emergency Shelter (ES) overlay zone at a compliant location, with the potential addition of State statute-compliant development standards.

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Low Barrier Navigation Centers
Per Gov. Code §65660, “Low Barrier Navigation Center” means a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Gov. Code §65662 requires Low Barrier Navigation Centers to be allowed by right in areas zoned for mixed use and nonresidential zones permitting multi-family uses. The Shafter Development Code does not address Low Barrier Navigation Centers.

As Shafter has nonresidential zones that allow multi-family development with approval of a conditional use permit, revisions to the Shafter Development Code are required to achieve consistency with State law. A program is included in Chapter V to amend the Shafter Development Code to allow Low Barrier Navigation Centers by right in the applicable nonresidential zones with appropriate development standards.

Transitional Housing
The City of Shafter Ordinance 665 defines “transitional housing” and "transitional housing development" as “temporary rental housing intended for occupancy by target populations transitioning to permanent housing that is operated under program requirements calling for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months [per California Health and Safety Code §50675.2(h)]. Transitional housing is considered to be a residential use and subject to only those restrictions that apply to other residential dwellings of the same type in the same zone.”
Shafter allows transitional housing with approval of a conditional use permit in the Downtown Commercial (DC) zone. Transitional housing is required to adhere to the same development and management standards as other similar uses in the DC zone (which includes the requirement for a CUP that also applies to single-family and multi-family dwellings in the DC zone); there are no special development standards that apply to transitional housing.

Gov. Code §65583(c)(3) has been interpreted to require that transitional housing be allowed in all zones that allow the underlying residential development type (e.g., single-family residence, multi-family residence), and subject to only those restrictions placed on the underlying development type. As the requirements for transitional housing are equivalent to other residential uses allowed in the same district, they are not a constraint to the maintenance, improvement, and development of transitional housing. As the Shafter Development Code does not allow transitional housing in the E, R-E, R-1, R-2, and R-3 zones (where most housing types are allowed by right), or the GC and NC zones (where housing types are allowed by conditional use permit), a program is included in Chapter V to amend the Shafter Development Code to allow transitional housing in all of these zones subject to only those restrictions placed on the underlying housing development type.

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Supportive Housing
The City of Shafter Ordinance 665 defines “supportive housing” as “housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community [per California Health and Safety Code §50675.14(b)]. Supportive housing is considered to be a residential use and subject to only those restrictions that apply to other residential dwellings of the same type in the same zone.” Ordinance 665 also includes the definition of “target population” as “adults with low-income having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act [Division 4.5 (commencing with §4500) of the Welfare and Institutions Code] and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people [per California Health and Safety Code § 50675.14(B)(3)].” Shafter allows supportive housing with approval of a Conditional Use Permit in the DC zone.

The Development Code requires supportive housing to adhere to the same development and management standards as other similar uses in the DC zone, including a mix of objective and subjective design guidelines; there are no special development standards that apply to supportive housing.

The City of Shafter code requirements are not compliant with Gov. Code §65583(c)(3) and §65651 which require that a) supportive housing (that is eligible per Gov. Code §65650 et seq.), shall be a use by right in all zones where multi-family and mixed uses are permitted, and b) that only objective development and design standards that apply to other multi-family development in the same zone can be applied to eligible supportive housing.

A program is included in Chapter V to amend the Shafter Development Code regarding supportive housing that is eligible per Gov. Code §65650 et seq. to: a) allow eligible supportive housing by right in all zones where multi-family or mixed uses are permitted by right or by conditional use permit, and b) clarify the ministerial application of objective design standards to eligible supportive housing, per State law.

Gov. Code §65583(c)(3) has been interpreted to require that supportive housing (outside of the eligible supportive housing category indicated above) be allowed in all zones that allow the underlying residential development type (e.g., single-family residence, multi-family residence), and subject to only those restrictions placed on the underlying development type.

As the Shafter Development Code does not allow supportive housing in the E, R-E, R-1, R-2, and R-3 zones (where most housing types are allowed by right), or the GC and NC zones (where housing types are allowed by conditional use permit), a program is included in Chapter V to amend the Shafter Development Code to allow supportive housing in all of these zones subject to only those restrictions placed on the underlying housing development type.

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Single Room Occupancy Units
The City of Shafter Ordinance 665 defines “single-room occupancy units (SRO)” as “housing consisting of single-room dwelling units typically with no more than 400 square feet of habitable space that is the primary residence of its occupant or occupants. The unit must contain either food preparation or sanitary facilities (and may contain both). An accessory structure (i.e., garage) does not qualify as an SRO. Also known as ‘efficiency units’.” Shafter allows single room occupancy units in the DC zone with approval of a conditional use permit. There are no special development standards that apply to SROs except that, by definition, the 450-square foot minimum size for a studio apartment does not apply to SROs.

An SRO may be any size allowed by the Building Code. The conditional use permit requirement for an SRO is not a constraint to the development of SROs given that the applications are processed quickly (within 90-120 days) and that it is equivalent to the conditional use permit requirement for all other residential development in the DC zone. As the requirements for SROs are equivalent to other residential uses allowed in the same district, they are not a constraint to the maintenance, improvement, and development of SROs.

Manufactured Homes
Under the National Manufactured Housing Construction and Safety Standards Act of 1974, the City of Shafter allows manufactured residential units to be installed as single-family residences on permanent foundations outside of designated mobile home parks on properties that allow single-family detached housing. The permit process to install a manufactured home on a foundation system on a property outside of a mobile home park is identical to the permit process to construct a conventional single-family residence. The residences are required to comply with the zone development standards applicable to a conventionally built housing unit and the following provisions:
• The manufactured home shall be installed on a permanent foundation system in compliance with building regulations.
• Mobile homes shall be certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, pursuant to §18551 of the California Health and Safety Code.
• The manufactured home is minimum 16 feet in width and is minimum 850 square feet in area.
• The manufactured home complies with the following architectural requirements:
o A minimum three inches vertical to 12 inches horizontal roof pitch; o A minimum 1-foot eave around the entire perimeter of the manufactured home;
o Roofing material customarily utilized in construction of conventional single-family dwellings such as but not limited to: wood shingles, tile, crushed rock, asphalt, or composition shingles;
o Only non-reflective or non-glossy siding materials are customarily utilized in construction of conventional single-family dwellings. These materials may include, but are not limited to brick, stucco, wood, or plaster;

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o The predominant shape and form of the manufactured home shall be compatible with that of the surrounding neighborhood; and, o The design and materials of any enclosed garage, porch, or other structure visible from the street shall be compatible with the requirements of the main dwelling.

The intent of the ordinance is to ensure manufactured homes are structurally safe and conform to design standards of the neighborhood.

In general, Shafter’s requirements for manufactured homes are consistent with the requirements of Gov. Code §65852.3 in that manufactured homes are allowed by right in the same locations that conventionally built residential units are allowed, subject to the same zone development standards. Shafter’s special development standards for manufactured housing regarding siding material, roofing material, and eave overhang are allowed by Gov.

Code §65852.3 and §65852.5. However, Shafter’s standards for roof pitch and minimum width are not allowed to be applied to manufactured homes by §65852.3 as these standards are not applied to a conventional single-family residential dwelling. A program is included in Chapter V to amend the code to correct this oversight.

Mobile Home Parks
Shafter allows mobile home parks with the approval of a conditional use permit in the R-E, R1, R-2, and R-3 zones. Mobile home subdivisions are allowed with the approval of a conditional use permit in all residential zones. Because Gov. Code §65852.7 requires mobile home parks to be allowed on all land planned and zoned for residential land use as designated in the General Plan, a program is included in Chapter V to amend the code to allow mobile home parks in the E zone with the approval of a conditional use permit.

Residential Care Facilities and Group Homes
Residential care facilities are licensed facilities that serve children, adults, or the elderly with disabilities or ongoing care needs in a residential setting, including group homes. California Health & Safety Code §1566 et seq. governs local regulation of residential care facilities.

Among other provisions, 1) no conditional use permit, zoning variance, or other zoning clearance shall be required of a residential facility that serves six or fewer persons that is not required of a family dwelling of the same type in the same zone and 2) any development standards for building heights, setback, lot dimensions, or placement of signs of a residential facility that serves six or fewer persons are identical to those applied to other family dwellings of the same type in the same zone.

The City of Shafter Development Code allows a Board and Care Facility (12 or more residents) in the R-2 and R-3 zones with approval of a Conditional Use Permit, Convalescent Care in the R-E, R-1, R-2, R-3, GC, NC, and DC zones with approval of a Conditional Use Permit, Senior Congregate Care-Assisted Living in the R-E, R-1, R-2, and R-3 zones with approval of a Conditional Use Permit, a Residential Care Facility (per State law) in the GC, NC, and DC zones with approval of a Conditional Use Permit, and Supportive Housing-Target Population in the DC zone with approval of a Conditional Use Permit. No special development standards apply to these uses, except that residential care facilities require two parking

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spaces in addition to those required for the residential unit, and senior assisted living has reduced parking requirements. The two additional parking spaces required for a residential care facility are not a constraint because those spaces can be located on the front driveway of a typical single-family residence. The requirement to obtain a Conditional Use Permit for various types of residential care facilities for seven or more persons is not a constraint as the community need for various types of residential care facilities is expected to be satisfied with facilities serving six or fewer persons.

Although City Staff has been implementing the state statute to allow small residential care facilities through the administration of business licenses, the Shafter Development Code is not consistent with these requirements and should be updated to be consistent with State law. In addition, there are gaps in the existing use categories which inadvertently exclude care facilities serving more than six and fewer than twelve residents in residential zones.

The City of Shafter defines a family as “an individual or a group of individuals, related or unrelated, living together as a single housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house, or institution of any kind.” As the City does not have a definition or use category for group homes, unlicensed group homes and group living arrangements, without regard to the number of persons, would fall under the definition of a “family,” able to live in any family dwelling unit in any zone permitted in the City.

A program is included in Chapter V to amend the code to allow small residential care facilities (serving six or fewer) by right within existing residential units per State law, and to resolve irregularities in the existing code.

Reasonable Accommodation
The City of Shafter Ordinance 665 defines “reasonable Accommodation under the Fair Housing Acts” as “in order to make specific housing available to an individual with a disability, any person may request a modification or exception to the rules, standards, practices, land use regulations, and policies for the siting, development, and use of housing or housingrelated facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. A request for reasonable accommodation from any zoning provision, rule, practice, or policy may be made by any person with a disability, their representative, a developer of housing for individuals with disabilities, or a provider of residential care to individuals with disabilities. A reasonable accommodation may be approved only for the benefit of one or more individuals with a disability.”
Reasonable accommodation under the Fair Housing Acts is a permitted use for single-family dwellings in all residential zones and permitted for multi-family dwellings in the R-2 and R-3 zones. §2.80(3) of the Zoning Code gives the Planning Commission the authority to approve applications for reasonable accommodation. To apply for reasonable accommodation, the applicant would submit a request for reasonable accommodation in writing to the Planning Department; there is no fee required. The request would be scheduled for the next available

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Planning Commission meeting; there are no notice or public hearing requirements. The Shafter Municipal Code does not list any findings for approving a request for reasonable accommodation; there are no decision-making criteria other than those listed in the definition of “reasonable accommodation” itself.

To further remove barriers to reasonable accommodation, the code should be revised to streamline the procedure, perhaps by giving the Planning Director the authority to approve reasonable accommodation, subject to appeal to the Planning Commission, and to make the reasonable accommodation procedure broadly applicable to all existing and proposed types of housing. A program has been included in Chapter V to amend the code to make improvements to the reasonable accommodation provisions.

Other State Housing Legislation
Housing Accountability Act
The Housing Accountability Act places limits on the ability of cities and counties to disapprove or condition approval of housing development projects. This Act is codified in Gov. Code §65589.5. Including an update by SB 330 (Housing Crisis Act of 2019, effective January 1, 2020, and extended to January 1, 2030, by SB 8), the Housing Accountability Act includes the following provisions:
• For emergency shelters and housing development projects for very low-, low-, or moderate-income households, a local agency cannot a) disapprove or b) condition approval in a manner that renders the project infeasible, unless it makes certain written findings.
• For a housing development project for very low-, low-, or moderate-income households, if a local agency denies the project or imposes conditions that have a substantial adverse impact on the viability or affordability of the housing development for the protected groups, in a court action, the burden of proof is on the local agency.
• For a housing development project that complies with objective standards in effect at the time the application was deemed complete, a local agency, when proposing to disapprove or impose a condition that the project be developed at a lower density, shall make written findings of a specific adverse impact on public health or safety with no feasible way to mitigate or avoid the impact other than to disapprove or develop the project at a lower density.
• For a housing development project that is consistent with the general plan, but the zoning is inconsistent with the general plan, the proposed development shall not require a rezoning and shall not be considered inconsistent because of inconsistent zoning. If the local agency has complied with the time frames for notification, the local agency may require the proposed development to comply with the standards of zoning which is consistent with the general plan, but the standards must be applied in a way to facilitate and accommodate development at the density allowed by the general plan and proposed by the project. • For a housing development project, the project shall be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary

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application including all of the information required by subdivision (a) of §65941.1 was submitted, with specified exceptions, including automatic adjustment to fees and exactions, those necessary to avoid or substantially lessen an impact under CEQA, or the project is revised by 20% or more of residential units or square footage (SB 330).
• For a housing development project that is inconsistent with standards, the local agency shall notify the applicant:
o For 150 or fewer units projects: Within 30 days of complete date o For 151+ units projects: Within 60 days of complete date o Notes: Failure of notification means the project can be deemed consistent.

Receipt of a density bonus is not an inconsistency with standards (SB 330).

Shafter follows the provisions of the Housing Accountability Act governing the review of housing development projects. As it is the City’s practice to promptly notify applicants of inconsistencies with standards, the City follows the Housing Accountability Act.

Housing Crisis Act of 2019 (SB 330)
The Housing Crisis Act suspends certain restrictions on housing development, streamlines the residential development process, and expedites the permitting of housing where housing shortages are apparent. Under the following SB 330 provisions, the definition of “housing development project” is expanded to include proposals to develop a single housing unit. SB 330 is effective on January 1, 2020, and is extended by SB 8 to sunset January 1, 2030.

Provisions of SB 330 include:
• For a housing development project that complies with applicable objective general plan and zoning standards, a city or county shall not conduct more than five public hearings, including continued public hearings, to review and decide on the project (Gov. Code §65905.5).
• Requires the local government to determine a site’s historical status at the time of application completeness (Gov. Code §65913.10).
• Creates preliminary application process which vests standards and fees at the time of preliminary application submittal. Local agencies are required to compile a preliminary application checklist and application form that meets certain requirements, but applicants may use the HCD SB 330 Preliminary Application Form to apply to those local agencies that have not yet completed a checklist and form. To remain vested, among other requirements, the applicant will need to submit a development application within 180 days of the preliminary application (Gov. Code §65941.1).
• Amends the Permit Streamlining Act to require the local agency to provide an exhaustive list of items that are not complete (Gov. Code §65943). • Amends the Permit Streamlining Act to shorten the time to decide on a housing development project to 90 days from the certification of an environmental impact report, and to 60 days from certification of an EIR for a project that meets certain affordability requirements (Gov. Code §65950).

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• For affected cities and counties, limitations on planning policy actions that reduce housing development capacity, prohibition on imposing or enforcing design standards established on or after January 1, 2020 that are not objective design standards on housing, and requirements that affected cities and counties shall not approve housing development projects that demolish one or more residential dwelling units (unless at least as many units are replaced), and shall not approve a housing development project that will demolish occupied or vacant protected units, unless certain conditions are met. Affected cities and counties are determined to be in an urbanized area or urban cluster by the Department of Housing and Community Development (Gov. Code §66300).
• Affected cities and counties (as defined in Gov. Code §66300) shall include in their application submittal requirements a request for information on demolition and displacement to implement Gov. Code §66300 (Gov. Code §65940).

As Shafter processes development applications quickly, it follows the provisions of the Housing Crisis Act. Although the City does not have a preliminary application form, the City uses a project data worksheet and collects the applicable Preliminary Site Plan Review fee for a preliminary application and accepts the HCD SB 330 Preliminary Application Form from applicants. Although the statute states that a local agency is required to create a checklist of submittal requirements and application form for preliminary applications, there is no timeline in the statute for doing so, and the City of Shafter’s practice of accepting the HCD SB 330 Preliminary Application Form and using applicable submittal requirements from similar applications (e.g., number of plans, information on site plan, etc.) is consistent with the intent of the Housing Crisis Act. As an affected city, Shafter has followed the provisions of Gov.

Code §66300 regarding planning policy actions and has not established new design guidelines since January 1, 2020. To ensure the City’s compliance with the requirements for replacement of residential units and protected residential units, a program is included in Chapter V for Shafter to include requirements in their application forms for existing housing unit information to satisfy the requirements of Gov. Code §66300.

SB 9
SB 9 requires that within single-family residential zones, a proposed housing development containing no more than two residential units on a lot and/or a proposed parcel map subdivision for an urban lot split resulting in two lots to be considered ministerially, without discretionary review or hearing, if the proposed housing development or subdivision meets certain requirements. A local agency may impose objective zoning standards, objective subdivision standards, and objective design standards, subject to certain limitations, to the extent that they do not physically preclude the development of proposed units at 800 square feet or physically precluding the development of two units on either of the resulting parcels.

Codified in Gov. Code §65852.21, §66411.7, and §66452.6, SB 9 was effective on January 1, 2022.

On December 7, 2021, Shafter adopted Urgency Ordinance 728 implementing the provisions of SB 9 for lot splits and two-unit projects. On December 20, 2022, the City adopted

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Ordinance 735 clarifying the requirements for urban lot splits. As a result, the requirements of SB 9 are incorporated into the Shafter Municipal Code.

AB 2011 (Affordable Housing and High Road Jobs Act of 2022) AB 2011 is the primary housing production bill of the 2022 legislative session. AB 2011 creates a ministerial, California Environmental Quality Act-exempt, time-limited approval process for multi-family housing developments on commercially zoned properties. Project developers must pay prevailing wages to construction workers and meet specified Below Market Rate (BMR) affordable housing targets. The legislation provides two options; one for 100% BMR projects, and a second for mixed-income (typically 15% BMR) projects located specifically on “commercial corridors.” Codified in Gov. Code §65400, §65585, and §65912.100 through §65912.131, AB 2011 was effective on July 1, 2023, and sunsets January 1, 2033.

The City of Shafter will implement the provisions of AB 2011 upon receipt of an application invoking those statutes.

SB 6 (Middle Class Housing Act of 2022)
SB 6 allows residential development on property zoned for retail and office space without needing to be rezoned and allows project applicants to invoke the Housing Accountability Act to limit local discretion to deny or condition approval of a project. SB 6 does not provide a ministerial approval pathway and requires applicants to commit to both prevailing wage and more costly “skilled and trained workforce” requirements for project labor (although the law provides an “off ramp” if fewer than two bidders bid for a contract under the “skilled and trained workforce” requirement). SB 6 does not contain any BMR requirements, and it has fewer site exclusions than AB 2011. It is likely to be used most frequently in lower-cost areas of California and on sites where AB 2011 is not available. Codified in Gov. Code §65852.24 and §65913.4, SB 6 is effective on July 1, 2023, and sunsets January 1, 2033.

The City of Shafter will implement the provisions of SB 6 upon receipt of an application invoking those statutes.

AB 2097
AB 2097 prohibits a public agency from imposing or enforcing minimum automobile parking requirements on a residential, commercial, or other development project if the project is located within one half mile of a major transit stop. “Major transit stop” means a site containing an existing rail or bus rapid transit station, a ferry terminal served by bus or rail transit, or the intersection of two or more major bus routes with service intervals of 15 minutes or less during the morning and afternoon peak commute periods. A local agency may impose or enforce minimum automobile parking requirements on a housing development project if it makes certain written findings within 30 days of receipt of a complete application. Codified in Gov. Code §65585 and §65863.2, AB 2097 is effective on January 1, 2023.

As there are no major transit stops in Shafter, Shafter is not subject to AB 2097.

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AB 2234
AB 2234 requires a local agency to compile a list of information needed to approve or deny a post-entitlement phase permit, to post an example of a complete, approved application and an example of a complete set of post-entitlement phase permits for at least five types of housing development projects and to make those items available no later than January 1, 2024. It also imposes timing limits for the local agency to deem post-entitlement applications complete and approve/deny post-entitlement applications. It also requires local agencies to accept post-entitlement applications by email or online permitting system by specified dates.

Codified in Gov. Code §65589.5, §65913.3, and §65913.3.5, AB 2234 is effective on January 1, 2023.

A program is included in Chapter V to implement the provisions of AB 2234.

AB 2668
In addition to clarifying the SB 35 streamlined approval process, AB 2668 amends the rules regarding nexus studies for housing development fees. Codified in Gov. Code §65913.4 and §66016.5, AB 2668 was effective on January 1, 2023.

Shafter will follow the requirements of AB 2668 should the city establish a new application processing fee or development impact fee.

AB 916
AB 916 prohibits a local agency from requiring a public hearing to reconfigure existing space to increase the bedroom count within an existing dwelling unit. This requirement is limited to a permit application for no more than two additional bedrooms within an existing dwelling unit. The local agency may still require a public hearing for a proposed project to increase the number of primary dwelling units within an existing structure. Codified in Gov. Code §65850.02, AB 916 was effective on January 1, 2023.

As Shafter does not require a public hearing for proposals to reconfigure existing residential space in existing dwelling units, including in situations where the structure is non-conforming, Shafter follows AB 916.

B. Environmental Constraints
Physical and environmental constraints include the following:

Areas of Steep Slopes: Landslides and slope stability do not affect the City of Shafter since it is flat in topography.

Fault Zones: The City of Shafter is not designated as a special study zone under the Alquist-Priolo Act. Fault zones and seismicity are not a constraint to development within Shafter. Although no faults have been mapped immediately near Shafter, several major faults are in Kern County.

Areas Subject to Flooding: There are five distinct areas within the City of Shafter that are designated as 100-year flood zones. These areas are located between Lerdo Highway and East Euclid Avenue; at the northwest corner of Los Angeles Street and Thompson Street; the east side of Central Valley Highway between Burbank Street and 7th Standard Road; the east side of Central

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Valley Highway between East Lerdo Highway and Central Avenue; and, along the east side of Central Valley Highway between East Lerdo Highway and Los Angeles Street. No Sites listed in the sites inventory occur within areas designated as 100-year flood zones.

Agricultural and Open Space Issues: In 2021, approximately 20% of the territory within the City Sphere of Influence (29,536 acres) was designated as agricultural land. Some of those properties were restricted from being converted to developable lands. Of those agricultural lands, there were 5,876 acres under Williamson Act Contract (which prevents farmland from being converted to non-agricultural use in exchange for a reduction in property taxes) and 161 acres within Farmland Security Zones, which prevent development and/or conversion to different land uses. Williamson Act contracts are for a 10-year tenure and Farmland Security Zones are for a 20-year tenure.

None of the properties in the sites inventory are identified as Williamson Act land, and protected for agricultural use. Although some of the sites in the inventory are currently under agricultural use, this does not present a constraint to the development of housing on these sites, because the properties are presently zoned for residential development or planned to be rezoned as such. The City of Shafter has a long record of historical redevelopment of active agricultural uses to residential/non-agricultural uses.

Fire Hazards: Shafter does not have any very high fire hazard severity zones within the city limits or sphere of influence.

Site Selection Protocol: During the Sites Inventory site selection process, all subject properties were evaluated to determine if environmental constraints were present on the identified sites.

Existing site conditions were reviewed using aerial imagery, GIS technology, County parcel data and City records. All sites in the 2023-2031 sites inventory are vacant and non-developed, and adequately sized and shaped to accommodate residential development according to the City of Shafter’s development regulations. Sites listed in the inventory contain no conservation, preservation, or major utility easements that would constrain residential development and sites that are adjacent to the Shafter Airport/Minter Field are all within areas allowing for residential development, per the 2001 Shafter Airport/Minter Field Master Plan Update and the City of Shafter General Plan, Environmental Hazards Program, Section 7.4. No properties in the sites inventory contain areas identified by the Environmental Protection Agency (EPA) or the Department of Toxic Substances Control (DTSC) as hazardous sites.

Any large-scale environmental constraints not addressed in this analysis, which have the potential to lower the residential yield will be evaluated concurrently with any application for a general plan amendment. During the discretionary review of an individual project, additional environmental constraints may be uncovered and addressed prior to project approval. The City of Shafter’s capacity to meet its regional share and individual income categories are not constrained by any environmental conditions.

C. Non-Governmental Market Constraints
Housing availability and cost are influenced by market factors over which local government has little or no control. California State law requires that a Housing Element contain a general assessment of market factors and local regulations that create or add to existing development constraints, which serves as the basis for actions that local governments might take to offset their

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effects. The primary non-governmental constraints to development of new housing are land costs, construction costs, and environmental constraints.

Price of Land
Land costs include acquisition and the cost of holding land throughout the development process. The land costs can account for up to half of the final sales price of new homes in small developments or in areas where developable land is scarce. Undeveloped land selling prices in Shafter in 2022 range from $200,000 to $400,000 per acre. Among variables affecting the cost of land are the size of residential lots, location and amenities, the availability and proximity of public services, and the financing arrangement between buyer and seller.

Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction work and the desired quality of the finished residential project. The cost of material and labor at any one time reflects short-term considerations of supply and demand. Future construction costs depend on changing market demand and supply that is created in part by fluctuations in state and national economies. State and national policies impact regional construction and do not necessarily inhibit residential construction in any specific community. Building Valuation Data compiled by the International Code Council (ICC) is an indicator of construction costs. ICCcompiled unit costs include structural, electrical, plumbing, mechanical work, interior finish, and normal site preparation. The ICC data is national and does not consider differences among regions and do not include land price. The 2020 ICC-calculated national averages for costs per square foot of single-family residences and for apartment units are the following:
• Type I or II, Multi-family: $148.82-$168.94 per square foot • Type V (Wood Frame), Multi-family: $113.88-$118.57 per square toot • Type V (Wood Frame), One-and Two-Family Dwelling: $123.68-$131.34 per square foot
Availability of Financing
Availability of capital to finance new residential development is a significant factor that can impact the cost and supply of housing. Two types of financing contribute to the housing market: 1) capital used by developers for initial site preparation and construction and 2) capital for financing purchase of units by homeowners and investors. Interest rates impact home construction, purchase, and improvement costs. Changes in interest rates of only a few percentage points can result in a dramatic difference in annual income necessary to qualify for a home loan. Financing for new residential development is available at reasonable rates. However, economic changes due to COVID-19 have caused caution among lenders and may have lasting effects through the 6th Housing Cycle. Lenders are evaluating loan applicants more closely than in the past, which leads to credit tightening despite affordable interest rates.

In addition to private financing, Federal, State, and local public funding sources are important resources for development of housing for households of all incomes. Public sources

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supplement and leverage private sources for construction, rehabilitation, and preservation of housing units and for rental and purchase assistance subsidies for buyers and tenants.

Federal, State, and local government appropriations vary over time and are not available at a steady level or at a level that coincides with increases in costs of housing development, inflation, and increasing affordable housing need. The Federal government supports homeownership and development of for-sale, rental, and homeless housing and services through tax incentives and expenditures.

Tax incentives, including tax credits, tax deductions, and lower tax rates are the most significant Federal resources. The Federal Low Income Housing Tax Credit (LIHTC), instituted in 1986, facilitates investment of cash from private entities who receive a tax credit benefit in return. The LIHTC has been considered a successful program nationally. Per the California Tax Credit Allocation Committee, in 2021 a total of $122,722,719 in tax credits was allocated by the Federal government to the State of California13. Although Federal allocations to California for LIHTCs have increased over time, fewer low-income units are funded annually as development costs per unit have increased. Applications for LIHTCs usually exceed available funds by a ratio of two-to-one.

To support homeownership, the Federal government provides home mortgage interest and property tax deductions to homeowners, as well as lower tax rates on long-term capital gains.

The tax incentives dwarf the LIHTC and subsidize more households at higher incomes than low-income households.

In May 2022, the Biden Administration released a plan to address rising housing costs by encouraging an expansion of the housing supply. The plan calls for adopting proposed expansions of the LIHTC Program that were included in various iterations of the Build Back Better Act (BBA, H.R. 5376) and adopting a modification in the President’s FY2023 Budget proposal that would allow for an increased LIHTC subsidy for certain developments financed with tax exempt bonds.

Local Banks
There are several local banks in Shafter. Thereby, there are a variety of single-family and multi-family home loans available to Shafter households. However, current interest rates are high and discourage home sales and refinancing. Veteran Affairs, Federal Housing Administration, and conventional loans are available as alternate options for financing. Local banks currently do not have programs specifically focused on construction of affordable housing other than those sponsored by government agencies such as the Community Reinvestment Act funds.

Affordable Housing Development Financing
Funding for affordable housing projects currently requires financing for a first mortgage, second mortgage, and equity, as indicated in the following sections. 13 https://www.treasurer.ca.gov/ctcac/fast.acp, accessed October 12, 2022

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First Mortgage
Due to their low rent levels, affordable housing projects are financially capable of generating sufficient money to make monthly payments on only a small first mortgage – often as low as 20-25% of the total cost of a project. For the first mortgage lender, subordinated debt increases a project’s loan-to-value and debt coverage ratios to acceptable levels, thereby reducing risk and increasing the likelihood of obtaining private debt financing. The amount of the first mortgage that can be supported is a function of the net operating income of the project. Tax exempt bond proceeds sometimes are used for permanent financing of lowincome housing projects.

Second Mortgage (Gap Financing)
A second mortgage is frequently necessary to partially fill the gap between total project costs and the amount that can be supported by the first mortgage. A below-market second mortgage provided by State or local governments or philanthropic organizations could be structured with a low interest rate, no interest deferred payments or as a due-on-sale loan.

The maker of the second mortgage often prefers subordinated debt rather than a project grant even though the former entails added risk. The mortgage usually contains restrictions to ensure the property serves low-income families, otherwise, it becomes due and payable.

Local funds often are used to provide “soft seconds”; that is, mortgages whose principal and interest payments may be deferred until cash flow is available or the project is refinanced or sold.

Equity
Equity is the money or capital invested in the project and reduces the amount needed to be financed with a first and/or second mortgage. Although equity financing can be derived from several sources, affordable housing partnerships depend on syndication of low-income housing tax credits. Ownership of these projects usually is structured as limited partnerships; corporate or individual investors are the limited partners who rely on tax credits for market returns.

Housing Developed Below Identified Densities
Frequently, property owners and housing developers will request to develop housing below the maximum density allowed in the zone, and sometimes below the identified density in the Appendix B sites inventory. Physical constraints, such as irregularly shaped sites, existing infrastructure or easements, or unusual natural features can reduce the number of units developed. The demand for housing, as reflected in the sale or rental price for housing types compared to the cost of developing that particular housing type, will lead developers and property owners to build the most profitable product types, which may be at densities lower than anticipated. Higher density housing may need to physically accommodate subterranean or structured parking which is significantly more expensive per unit to develop and may not be justified by the potential sale or rental price. The Appendix B sites inventory assumes an ultimate density of each site that is less than the maximum allowed density in order to account for these physical and market constraints. If a parcel on the sites inventory is developed

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below the identified residential density, it is subject to the No Net Loss Law. A program is included in Chapter V to implement that statute.

Timeframes Between Project Approval and Building Permit Application An application for a building permit following project approval may be delayed by changing economic/market conditions, including financing. The project applicant may need to complete their financing of the project or obtain new financing in response to changes to or unavailability of an anticipated source of financing, prior to moving forward with an application for a building permit. Significant changes in market conditions or financing may lead to a redesign of the project which would result in a significant delay.

Local Efforts to Remove Non-Governmental Constraints
The Housing Program analysis is required to examine local efforts to remove nongovernmental constraints that create a gap in Shafter’s ability to meet its assigned RHNA (Regional Housing Needs Allocation) by income category. The primary non-governmental constraint is the overall cost of affordable housing development in most parts of California.

Construction of affordable residential units, particularly for low-income and very low-income households, is not profitable for residential developers. As a result, deed-restricted affordable residential units require more subsidy than available density or financial incentives. This places the construction burden on non-profit organizations and similar grant-funded residential developments and may result in affordable projects that are not always dispersed throughout the region but are concentrated in limited areas with lower development costs.

In Shafter, from 2015 to 2021, no units affordable to Very Low-Income households were built compared to a RHNA of 417 units affordable to Very Low-Income households. 140 units affordable to Low-Income households were built compared to a RHNA of 426 units affordable to Low-Income households, and 77 units affordable to Moderate-Income households were built compared to a RHNA of 397 units affordable to Moderate-Income households. None of the units built were deed-restricted to preserve affordability. During the same period, 1,361 units affordable to Above Moderate-Income households were built, exceeding the RHNA of 796 units. Shafter has sought to mitigate the gap between the planning for units affordable to Very Low-Income, Low-Income, and Moderate-Income households and the number of constructed units for these households through existing programs (2.1.1, 2.1.2, 2.1.3) evaluated in Appendix A. These programs will be continued in the 2023-2031 Housing Program and are included in Chapter V. The City of Shafter can offer other developer incentives such as expedited permit processing or fee deferrals but due to the scarcity of funding cannot afford to fully mitigate the prohibitive cost of residential development for affordable housing developments.

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V. HOUSING ACTION PLAN
The intent of the Housing Program is to ensure that the housing needs of all economic segments of the community will be met through December 31, 2031. The housing goals and policies included in the Shafter Housing Program (Element), as well as the actions that the City will undertake to meet its housing needs, are discussed in this chapter. A summary of actions, including identification of funding sources, responsible entities, and time frames for implementation, are also presented. In evaluating the prior Housing Program, the City analyzed the programs it undertook, and evaluated the success of the programs. Accordingly, the City has included in this Housing Program those actions it believes can successfully be implemented and that reflect the best use of the City’s resources. Shafter’s quantified housing objectives are presented below, along with housing goals, policies, and implementation programs.

Quantified Objectives
The City has established its quantified objectives based on the Kern Council of Governments’ (Kern COG) Regional Housing Needs Assessment (RHNA) allocations for the City of Shafter for the period of June 30, 2023, to December 31, 2031 (Table V-1). The Housing Element Law [Gov. Code §65583(b)] states that, “[it] is recognized that the total housing needs identified … may exceed available resources and the community’s ability to satisfy this need within the content of the general plan requirements … [under] these circumstances, the quantified objectives need not be identical to the total housing needs.” The City recognizes that there are several factors impacting the provision of affordable housing. Based on recent experience (2015 through 2021 Annual Progress Reports), the number of Above Moderate-Income units permitted is expected to exceed the RHNA allocation in that category, but the number of lower and moderate-income units permitted will not be able to meet all projected needs for those categories during the planning period. Nevertheless, the City established these quantified objectives as “goals” for the construction, rehabilitation, and conservation of housing. The City is projecting that 42 of the 678 units allocated to the Very Low-Income category will be built as non-rented accessory dwelling units affordable to Extremely Low-Income households.

The City of Shafter has designed a series of implementing programs that will focus City resources on meeting its projected housing needs. Accordingly, the City of Shafter has identified its quantified objectives for new construction, rehabilitation, and conservation of housing. Rehabilitation of existing units will be achieved through the City’s efforts to link property owners with available financial assistance programs.

Rehabilitated units are housing units that are converted from non-affordable to affordable by acquisition of the units or the purchase of affordability covenants. The City’s conservation quantified objective is based upon projected activities of the City’s Planning Department and efforts to assist and cooperate with nonprofit, private, and other public entities to preserve as well as provide additional affordable units. The conservation of dwelling units can include the extension of affordability covenants on existing units, the one-to-one replacement of any housing units demolished due to public or private action, or the provision of stable zoning to preserve affordable housing.

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Table V-1
Quantified Objectives, 2023-2031
Program Extremely
Low
Very Low Low Moderate Above
Moderate
Total
New Construction 42 636 431 603 1,581 3,294
Rehabilitation 0 10 10 0 0 20
Conservation1 6 6 208 12 0 232
Note:

1. 200 low-income units identified under the Conservation objective, at 300 Terra Vista Lane, owned by the Shafter Kern Housing Authority, will expire April 11, 2033, after the close of the current planning period. Conservation also includes, through Program 3.1.1, units conserved throughout the planning period via fair housing education and referral. Conservation of units throughout the City will also occur through the rehabilitation objective.

Goals and Policies
The overall objective of the Housing Program is to provide adequate housing in the City, both in quality and quantity, and to provide appropriate shelter for all without discrimination.

The goals and policies of the Housing Program presented below address Shafter’s identified housing needs and are implemented through a series of housing programs offered through the Planning Department.

Within this overarching objective, the City has established goals and policies to address the development, maintenance, and improvement of the housing stock.

Goal 1: Provide a diversity of development opportunities to enhance the City’s living environment and to satisfy the housing needs of Shafter residents.
• Policy 1.1: Provide adequate residential sites to produce new for-sale and rental residential units for existing and future residents.
• Policy 1.2: Ensure the supply of safe, decent, and sound housing for all Shafter residents.

Goal 2: Provide housing that is affordable to all economic segments of the community. • Policy 2.1: Assist and cooperate with nonprofit, private, and public entities to maximize opportunities to develop and preserve affordable housing. • Policy 2.2: Review and modify all standards and application processes to ensure that City standards do not act to constrain the production of affordable housing units. • Policy 2.3: Facilitate the development of new housing for all economic segments of the community, including lower-, moderate-, and above moderate-income households.

Goal 3: Provide equal housing opportunities for all residents of Shafter. • Policy 3.1: Encourage and support the enforcement of laws and regulations prohibiting discrimination in lending practices and in the sale or rental of housing. • Policy 3.2: Assure the provision of housing opportunities for those residents of the City who have special housing needs, including farm workers, the elderly, disabled, large families, and the homeless.

A. Housing Goals, Objectives, Policies, and Programs
This section presents housing goals, policies, implementation schedules, and action programs to address the housing needs of existing and future residents of the City. While goal and policy statements are general

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in nature, the housing programs are specific actions necessary to achieve the goals and policy statements adopted in principle. The City’s quantified objectives for construction, rehabilitation, and preservation follow the discussion of housing actions.

1. Goal 1: Provide a diversity of development opportunities to enhance the City’s living environment and to satisfy the housing needs of Shafter residents.

Policy 1.1: Provide adequate residential sites to produce new for-sale and rental residential units for existing and future residents.

Program 1.1.1: Rezone Sites to Accommodate Housing Need Rezone sufficient sites (from those identified in Appendix B Residential Sites Inventory as adequate to accommodate lower income housing) to zones that allow the City to fully accommodate its RHNA in the lower income categories of 1,109 total units, e.g., rezone at least 187 acres to minimum density of 20 units/acre, assuming 25% of units lower income, to accommodate shortfall of 935 units.

In general, the City will work with property owners to determine which parcels in the Residential Sites Inventory to target for rezoning. The City will work with the property owners of these sites in taking the actions described in Program 1.1.3 (Large Sites) to facilitate subdivision and development of appropriately sized sites for affordable housing. • Each site to be rezoned shall meet the criteria identified in Gov. Code §65583.2(h) and (i):
o Zoned to allow owner-occupied and rental multi-family residential use by right for developments that include at least 20% of units affordable to lower income households (Use by right means that the local government’s review cannot require a conditional use permit, planned unit development permit, or other discretionary local government review that would constitute a “project” under the California Environmental Quality Act. However, subdivisions are allowed to be a discretionary review in accordance with the local ordinance, and nondiscretionary design review using objective standards may be conducted.). o Zoned to allow at least 16 units on the site;
o Zoned to require a minimum density of 20 units per acre (for suburban jurisdictions, including Shafter);
o At least 50% of the remaining lower-income housing need shall be accommodated on residentially zoned sites (with a limited exception for mixed use)- (this provision is superseded by the solid bullet below); and o Sites shall meet utilities requirements to satisfy Gov. Code §65583.2(b)(5)(B). • To maintain the validity of the realistic capacity assumptions, all sites to be rezoned shall be residentially zoned.
• Sites to be rezoned should affirmatively further fair housing by promoting an inclusive community with site locations distributed throughout the community.

Sites previously identified in prior housing element site inventories (i.e., APN 536-010-50 in Mission Lakes Specific Plan): These sites have been previously identified in prior Housing Element site inventories and meet the criteria identified in Gov. Code §65583.2(c)— nonvacant sites identified in a prior housing element and vacant sites that have been included in two or more consecutive prior planning periods.

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• For these existing high density zoned sites to count toward the RHNA in the lower income categories, these sites shall be zoned:
o To allow residential use by right (as described above) for developments that include at least 20% of units affordable to lower income households. o At residential densities consistent with Gov. Code §65583.2(c)(3)—density per analysis or allowing at least 20 units per acre (for suburban jurisdictions including Shafter)- (current zone density of these sites is currently consistent).

Responsible Agency: Planning Department
Implementation Schedule: Within 3 years of the date of the adoption of this Housing Program per Gov. Code §65583(c)(1)(A).

Non-Quantified Objective: Rezone sufficient sites to accommodate housing to meet the City’s Regional Housing Needs Allocation in all income categories.

Funding Source: General Fund
Program 1.1.2: No Net Loss Law
The City shall always maintain during the planning period its remaining unmet share of RHNA, per Gov. Code §65863:
• If a parcel identified in the Appendix B Residential Sites Inventory is approved to develop fewer housing units than shown in the inventory, the City shall:
o Make findings that the remaining sites in the inventory have sufficient capacity to accommodate the remaining unmet RHNA by income level; or o Identify and make available sufficient sites to accommodate the remaining unmet RHNA by income level within 180 days; and
o The City shall not disapprove a housing project because it triggers the need to identify and make available additional sites.
• The City shall not reduce the residential density of a parcel unless it makes findings or identifies and makes available additional sites per Gov. Code §65863.

Responsible Agency: Planning Department
Implementation Schedule: Ongoing
Non-Quantified Objective: Maintain an inventory of available sites for use in discussions with potential developers.

Funding Source: General Fund
Program 1.1.3: Large Sites
To assist with the development of housing affordable to lower income households on large sites (>10 acres), the City will:
• Facilitate land divisions, lot line adjustments, and specific plans resulting in parcel sizes that facilitate multi-family developments affordable to lower income households in light of state, federal and local financing programs (i.e., 2-10 acres sites) by o Offering incentives for the development of affordable housing described below o Working with property owners and housing developers in site planning o Using tools such as split zoning (zoning a portion of a parcel) and site planning

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o Revising zoning and development standards to facilitate appropriately sized parcels
• Work with property owners and non-profit developers to target and market the availability of sites with the best potential for development • Offer incentives for the development of affordable housing including but not limited to:
o Streamlining and expediting the approval process for land division for projects that include affordable housing
o Ministerial review of lot line adjustments
o Deferral or waiver of fees related to the subdivision for projects affordable to lower income households
o Providing technical assistance to acquire funding, and o Modification of development requirements
Responsible Agency: Planning Department
Implementation Schedule: Ongoing; Develop incentive program by December 2024
Non-Quantified Objective: Ensure that large sites (>10 acres) are made suitable for development of affordable housing through subdivision or other means.

Funding Source: General Fund
Policy 1.2: Ensure the supply of safe, decent, and sound housing for all Shafter residents.

Program 1.2.1: Housing Rehabilitation Information and Funding Program Shafter currently participates as a cooperative city in the Community Development Block Grant (CDBG) program through the County of Kern. Funding is allocated and can be utilized by Shafter residents based on the low- and moderate-income population in the City. Shafter residents are also able to apply for access to HOME funds through the County to rehabilitate owner and rental units, acquire real property for housing, construct new units for sale or rent, and/or to cover development costs/fees. Throughout the planning period the City will:
• Provide information and application assistance to developers and property managers applying for home rehabilitation loans to improve housing units restricted for lower income residents and/or special needs groups.
• Provide information on the City’s website, updated at least every two years, that identifies what loans are available based on tenure and the processes by which these loans are granted.
• Provide technical review of forms to ensure that applicants have provided all essential information.
• Coordinate with neighborhood and community organizations and use various media to reach out to the community and inform the residents of available programs the City offers.
• Apply, when appropriate, for CDBG funds for rental rehabilitation on an as-needed basis when approached by a developer or property manager to complete a rehabilitation project.

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• Target rehabilitation funding to areas of the City identified in Program 3.2.6 to rehabilitate at least 15 units in these areas during the planning period.

Responsible Agency: Planning Department
Implementation Schedule: Ongoing; provide information on City website starting by 2025, coordinate with organizations and use media annually starting by 2025.

Non-Quantified Objective: Enhance the community’s ability to utilize existing programs and funding sources to rehabilitate existing or create new affordable housing units.

Funding Source: General Fund, HUD Rental Rehabilitation Funds, HOME funds, CDBG funds, and other available housing programs
Program 1.2.2: Water and Sewer Provider Coordination
In accordance with Gov. Code §65589.7 as revised in 2005, immediately following City Council adoption, the City must deliver to all public agencies or private entities that provide water or sewer services to properties within Shafter a copy of the 2023-2031 Housing Program. Each water or sewer provider shall grant priority for the provision of these services to proposed developments that include housing units affordable to lower income households. • Within 30 days of adoption of the 6th Cycle Housing Program, the City shall deliver the Housing Program to all providers of sewer and water service within the City of Shafter.

The Housing Program will be accompanied by a cover memo to implement the program to prioritize water and sewer services to qualified lower-income single- and multi-family development.
• The City shall adopt written policies and procedures with specific objective standards for provision of services in conformance with Gov. Code §65589.7 by December 2024.

Responsible Agency: Planning Department and Public Works Department Implementation Schedule: 1. Delivery of Housing Program: Within 30 days following City Council adoption. 2. Written policies and procedures:

By December 2024 and ongoing.

Non-Quantified Objective: Ensure that water and sewer providers are aware of the City’s intentions for residential development throughout the City. Develop administrative policy for granting priority water service during times of limited water supply.

Funding Source: General Fund

2. Goal 2: Provide housing that is affordable to all economic segments of the community.

Policy 2.1: Assist and cooperate with nonprofit, private, and public entities to maximize opportunities to develop and preserve affordable housing.

Program 2.1.1: Affordable Housing Program Inventory and Grant Applications • Annually explore public and private financial funding sources available to:
o Purchase affordability covenants on at-risk projects, o Transfer ownership of at-risk projects to public or non-profit agencies, o Purchase existing buildings to replace at-risk units,