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 2017 -2021 ACS, the figures on the following pages (Figures A-38 through A -41) illustrate where households in Wasco are cost - burdened (looking at both renters and homeowners).
Overpayment by Renters and Owners
As housing prices have increased faster than household income, the affordability crisis continues to worsen. Overpayment by renters and owners is defined as residents that spend 30.0 percent or more of their household income on gross rent (contract rent plus tenant -paid utilities) or a mortgage. Housing cost burdens occur when housing costs increase faster than household income.
When a household spends more than 30 percent of its income on housing costs, it has less remaining income for other necessities such as health care, childcare, and food.
Much of the renter population of the City of Wasco are rent burdened. According to Figure A -39, the center of the City sees the highest rates of rent burdened individuals. There are major gaps in the overpayment by renters map, with much of the city having tracts that have no data for this indicator, primarily those outside the city center. The areas of the City that do have data show a very high rate of overpayment by renters, especially in a tract in the southern part of the city center that shows over 80 percent overpayment. Meanwhile, much of the rest of the city center lies between 40 percent and 80 percent overpayment. This is a product of low median household incomes throughout the center city area.
Approximately 60 percent of homeowners in the City of Wasco are burdened by their mortgage payments, with a relatively even mixture of overpayment categorization across the City. Most of the tracts in the City fall between 60 percent and 80 percent of the homeowner population being burdened, with a few tracts falling between 40 percent and 60 percent.
Given that the majority of both renters and homeowners in the City of Wasco are significantly burdened, this could be seen as a major barrier to affirming fair housing opportunities in the City.
According to the residents that responded to the Wasco Housin g Needs Survey, housing affordability is the most important housing issue in the City, the cost for construction of ADUs is too high for general applicability, and first -time home buyer assistance is an important need for residents.
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Figure A-38
Overpayment Renters (Kern County)
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Figure A-39
Overpayment Renters (Wasco)
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Figure A-40
Overpayment Owners (Kern County)
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Figure A-41
Overpayment Owners (Wasco)
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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 ailments 6. The overcrowding data used were sourced from the American Community Survey from 2017 -2021. The scope of the data is per census tract to allow for visibility of localized variability in the data.
Figures A-42 & A-43 show the percentage of overcrowding in Kern County and the City of Wasco respectively, while figures A -44 & A -45 show the percentage of severe overcrowding in Kern County and the City of Wasco, respectively.
As seen in Figures II-43 and II-45, the city center has a small percentage of residents experiencing overcrowding, averaging around 5-10 percent. However, two areas of the City center are severely overcrowded, falling in a range around 10-15 percent.
On the fringe areas of the City outside the City core, the data shows that more than 20 percent overcrowding exists. This data could indicate that there is a housing crisis in the areas that are made up of primarily farmland and farmhouses outside the City core, and that additional housing supply should be considered a priority. However, these same areas are generally not severely overcrowded, meaning that they have an average of between 1 and 1.5 people per room. These are the same areas of the City that have lower rates of poverty, higher median household incomes, segregation, disabled residents, and more stable household types (married couple households with children). Given that these areas outside the urban core are much lower density and have significantly lower populations, severe overcrowding could become a bigger issue as there are fewer housing options if demand within these areas were to go up.
Localized Perspective on Housing Needs:
According to survey polls put out by the City to the residents of Wasco, most of the City’s residents believe affordability and amount of housing are the primary issues facing the City. Overpayment on rent is a large issue in much of the City, with above 80 percent of people in certain areas of the central city paying more than 30 percent of their income on rent. Overcrowding and overpayment seem to have an inverse relationship. For example, in areas where overcrowding isn’t an issue, residents seem burde ned to pay much higher rates of rent. As such, the issue of overcrowding would be replaced by rent burdened residents. This seems to be the case in much of the central city, where overcrowding is not much of an issue and rent-burdened residents make up a majority of this area’s population. Overcrowding issues impact both renters and owners, but generally impact renters more. This could be a large barrier to achieving fair housing for a large portion of the population of the City.
As previously identified, the City determined that education and an increase in higher paying non-
6 https://data.chhs.ca.gov/dataset/housing-crowding
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agricultural based jobs would help improve incomes thus helping overburdened households.
Additionally, the City also has identified that an increase in social programs that support family stability would be helpful.
Figure A-42
Overcrowded Households (Kern County)
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Figure A-43
Overcrowded Households (Wasco)
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Figure A-44
Severely Overcrowded Households (Kern County)
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Figure A-45
Severely Overcrowded Households (Wasco)
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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 A -46 through A -49 below visualize the percentage of households that lack complete plumbing or a complete kitchen by census tract.
A small percentage of Wasco’s residents experience substandard housing issues. In the majority of the City, 0 percent of households lack a complete kitchen. The only area of the City that has any percentage of households with a lack of a complete kitchen is the northwest section of the City (which is a portion of a larger census tract) in which there is an isolated neigh borhood. It is likely that there are only 1 or 2 households in this area that lacks a complete kitchen, given that 0.9 percent of the tract lacks a complete kitchen. It is also possible that this issue has been completely fixed by now, given that this information is pulled from the ACS 2017 through 2021. This same northwestern section of the City also has a small percentage of households l acking complete plumbing, at 0.39 percent. In the city center, the tract previously identified bounded by Highway 46 to the north, Filburn St to the south, Broadway St to the west, and J St and Wasco Ave to the East, has a slightly higher percentage of households lacking complete plumbing, at 0.63 percent of households in the tract. Given that there is such a small percentage of the housing stock in the City that experiences substandard housing issues, it could be argued that this wouldn’t be a significant barrier to fair housing access for much of the City’s population.
Localized Perspective:
As previously stated, the City of Wasco Code Compliance also estimates that approximately 300 or 5 percent of the City’s units need some form of rehabilitation, and approximately 6 units or 0.1 percent of the 6109 units need extensive rehabilitation or replacement. The majority of structures identified as needing rehabilitation are in the census tract identified as “High Segregation and Poverty.” While these rehabilitation needs may not usually relate directly to substandard housing it does show that only a small portion of the City’s housing is in n eed of repair indicating that overall housing conditions remain high.
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Figure A-46
Percentage of Residents Lacking Complete Kitchen (Kern County)
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Figure A-47
Percentage of Residents Lacking Complete Kitchen (Wasco)
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Figure A-48
Percentage of Residents Lacking Complete Plumbing (Kern County)
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Figure A-49
Percentage of Residents Lacking Complete Plumbing (Wasco)
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COMMUNITIES AT RISK OF DISPLACEMENT
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, accordin g 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. 7 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 displacement 8. Figures A -50 & A -51 depict these vulnerable communities for Kern County and the City of Wasco, respectively.
In the City of Wasco, a majority of the City is designated as “Lower Displacement Risk”, meaning the model estimated that the loss of low -income households is less than the gain of low -income households, however, there may still be small pockets of displacement within the census tract boundaries. Two areas are identified as “At Risk of Displacement” within the city boundaries. The first area is the same census tract where it has previously been identified by multiple other metrics in this study to have rel atively significant issues, including being an area of high segregation and poverty, having low job proximity, and the one of the lowest average median household incomes in the entire city. As such, these metrics tie into one another within this part of the community to show that this area is struggling, relative to the rest of the city. The other area of the City showing a significant risk of displacement is in the northwest of the city boundary (which is a subsection of a larger census tract), outside the central city area, and contains a single neighborhood that is isolated from the rest of the City. The entire census tract is consistent of several small, isolated towns and communities. The displacement risk is likely higher in this tract due to a lack of high value resources like transportation, high paying jobs, education services, etc. potentially leading to unemployment, poverty, and risk of loss of shelter, causing significant barriers to fair housing for much of the population in the census tract. For the community within Wasco’s city limits, the community is relatively far from the center of the City and not close to many high value resources making it at risk for displacement. For both areas, an increase in higher value resources and improved development of transportation would increase quality of life and provide an opportunity to lower their risk of displacement.
Localized Perspective
The City has made diligent efforts to prevent displacement of farmworkers. In 2017, 226 units of low-income farm labor housing located in a heavy industrial zone east of SR 43, the BNSF rail
7 California Urban Displacement Project 2022, PlaceWorks 2022, HCD 2022 8 https://scott-wiener.medium.com/working-to-pass-sb-50-in-2020-new-amendments-and-new-support-dbd41d065d79
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alignment and the ultimate CAHSR alignment were moved from the High Segregation and Poverty Census tract. These units were segregated from local schools, shopping and services by SR 43 and the rail alignments. Housing Program H -26 of the City’s current h ousing element identified relocation of this farm labor housing community to the west side of the rail alignments to integrate them into the community. The units were relocated adjacent to a new school and within close proximity to local shopping, parks a nd other services. The new units were completed in January 2019 and residents were relocated and not permanently displaced.
The City of Wasco ’s Code Compliance Division determined that the highest concentration of homeless are found in typically vacant and aba ndoned structures or vacant properties. The total number of individuals found in Wasco from the 2023 point in time count was seven. Mental health and substance abuse are cited as the top reasons observed for homelessness in the City. The City makes diligent efforts to prevent and reduce homelessness by collaborating with BKRHC which serves as the local County Continuum of Care (CoC) and is a valuable resource for outreach to the homeless community. 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 Wasco; however, there are several homeless shelters located in Bakersfield, approximately 28 miles south of Wasco, that people experiencing homelessness may be referred to. Since the City of Wasco does not deal with such issues with great frequency, the cost of operating a homeless shelter in Wasco would outweigh the benefits received. When homeless persons in need are identified, local volunteer organizations are notified.
In order to provide services to these few people per year, most of whom are transients, the City combines its efforts with programs offered in Bakersfield. The City of Wasco Code Compliance division works with local homeless organizations, including Flood Ministries, a faith-based organization located in the City of Bakersfield that reaches out and engages those struggling in homelessness, linking them to resources and services through the supportive housing process.
Despite the city’s efforts, most individuals have bee n unwilling to accept services offered by the City.
County services that support homelessness for the City of Wasco include:
• The Brundage Lane Navigation Center (BLNC) located in Bakersfield is a 150-bed year-round 498 of 547
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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 hea lth 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 which is 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 which 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 vouchers to pay as much as 100 percent of their rent for at least 45 percent of its housing, or 25 units. • The City of Bakersfield’s Homeless Services Division which 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.
In addition to the county services, the City of Wasco has many religious and volunteer organizations have food and clothing drives and distributions and regularly donate time to those less fortunate.
Griffith Avenue Baptist Church is just one of the local churches that currently provides full -time programs and services for the needy and homeless. The church provides food, clothing, and shower facilities. Access to county services can be reached through the regional transportation which has five daily runs from two local bus stops from Wasco to Bakersfield. Additionally, the City’s Dial-a ride system also provides transportation to local services as well as to the City’s regional hub.
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Figure A-50
Sensitive Communities (UCB, Urban Displacement Project) (Kern County)
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Figure A–51
Sensitive Communities (UCB, Urban Displacement Project) (Wasco)
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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 percent chance of being equaled or exceeded in any given year. The 1 percent 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 percent-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- percent- annual-chance flood, are labeled Zone C or Zone X (unshaded).” 9 The City of Wasco has only one area that is a potential flood hazard. It is designated as AH meaning it is at risk of experiencing flooding during a 100-year flood and could experience 1-3 feet of flood waters. This flood area is currently mostly indust rial with only a small amount of housing potentially affected directly adjacent to the railroad per visual analysis. However, this housing was relocated as part of the farm labor housing relocation project opened in 2019. There is no longer any housing l ocated in this zone.
Localized Perspective
Due to the relocation of the farm labor housing, no residential units are at risk of flooding.
Additionally, the City has prepared emergency preparedness solutions in the event of natural disasters.
9 https://www.fema.gov/glossary/flood-zones
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Figure A-52
Special Flood Hazard Areas (2021) (Kern County)
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Figure A-53
Special Flood Hazard Areas (2021) (Wasco)
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SITE INVENTORY
California State law requires that an inventory of lands suitable for development of housing be undertaken in the Resources and Constraints Sections of a Housing Element. The objective of this inventory is to demonstrate that Wasco can accommodate its “fair share” of regional housing growth as expressed in the Regional Housing Needs Allocation (RHNA) Plan. The City of Wasco has no shortage of open land for development. The criteria for being included in the inventory is that the site was vacant (no foundation or dwelling unit built), the maxim um density was at least 20 dwelling units per acre to meet lower income RHNA, and the site is zoned for residential use.
Figure A-54 on the following page depicts the inventory of sites and their income categories. 505 of 547
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Figure A-54
Site Inventory – Income Designation (Wasco)
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Table A-3
Distribution of RHNA Capacity by Census Tract Within City Limits Census Tract Existing
Households
RHNA Capacity AFFH Indicator
Lower Moderate Above
Moderate
Median
Income
Access to Opportunity
(Composite)
Percent
Overcrowding
Overpayment
Owner
Overpayment
Renter
6029003900* 600 0 0 0 $66,747.00 Highest Resource 11.83 % 51.40 % 30.00 % 6029004302 0 0 0 0 $0.00 No Data No Data No Data No Data 6029004303 1392 0 39 23 $45,547.00 Moderate Resource 6.47 % 38.70 % 35.60 % 6029004304 707 219 251 243 $48,882.00 Moderate Resource 5.66 % 41.40 % 57.30 % 6029004305 337 97 1095 1200 $113,250.00 Moderate Resource 44.21 % 52.00 % No Data 6029004402 1429 33 85 35 $26,384.00 High Segregation and Poverty 8.75 % 43.80 % 65.00 % 6029004403 908 10 15 9 $61,196.00 Moderate Resource 6.72 % 25.70 % 75.00 % 6029004404 1481 12 17 4 $35,254.00 Moderate Resource 8.51 % 51.70 % 90.50 % 6029004500* 775 0 168 168 $42,260.00 Low Resource 14.32 % 55.00 % 54.00 % *Census tract encompasses small portion of the City. Majority of the Census tract is not within City limits.
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The above table (Table A-3) provides the distribution of sites by income and how the RHNA sites will help to facilitate mixed-income communities, reduc e concentrations of affluence and poverty, and provid e additional housing opportunities in high resource areas and areas that will reduce the displacement risk resulting from overpayment and overcrowding. Some census tracts are mostly outside of the city limits.
Not all census tracts have identified sites to meet RHNA capacity. Census tract 6029004302 has no data as this is the Census tract that contains the Wasco State Prison.
Integration and Segregation: Race and Income
According to the US 2020 Census, the City of Wasco 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. As shown in Table A-3, identified sites used in the Housing Inventory are spread throughout the City in relatively even fashion to promote an inclusive community. The Census tract identified as “High Segregation and Poverty” has 63 sites that can accommodate 153 housing units. The “High Segregation and Poverty” tract has the lowest median income and some of the highest overpayment by owners and renters. This Census tract was identified to accommodate 33 units affordable to lower -income households. The 63 identified sites are not expected to exacerbate existing fair housing issues due to the mix of income levels and the sites identified are all vacant parcels so there is no net loss of housing.
In addition, the Census tract with the most identified sites to accommodate the RHNA has the highest median income of all the census tracts that make up the City of Wasco. This Census tract also has access to moderate resources per TCAC opportunity mapping. The mixture of housing within each Census tract would increase diversity to historically low-income areas and housing development on vacant land would expand the housing stock, thereby increasing opportunities for upward housing mobility.
The City of Wasco has historically enjoyed a contiguous growth pattern and neighborhood developments have been inclusive, developing housing for all incomes. As a result there are very few infill sites of adequate size to accommodate any new significant h ousing developments, pushing sites for both moderate and above moderated and very low and low income housing to the edges of the developed community. It is also worth noting that the very low and low sites that have been identified are nearly all adjacent to areas designated for moderate and above moderate housing and/or areas that are already developed with single family residential. Further, there is no income component to zoning and the City often sees single family housing developments that include h ousing for low income residents through programs like Self Help and USDA. These types of developments will very likely occur on some of the sites identified for moderate and above moderate housing.
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 A-17 above, there are no RCAA areas in the City of Wasco that are racially/ethnically concentrated areas of affluence. However, there are several racially/ethnically concentrated areas of affluence in Kern County as shown in Figure A-16 above. 508 of 547
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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 Allocatio n Committee (TCAC) analyzed poverty rates, school proficiency, jobs proximity, transit metrics, and CalEnviroScreen 4.0 scores to assess access to opportunity throughout Wasco. As discussed above in Section 8, the CalEnviroScreen 4.0 score determined that the City of Wasco was in the 80 th percentile to the 99 th percentile in environmental scores indicating there are high cumulative effects. The City’s top pollutant burdens consist of PM 2.5, pesticides, drinking water contaminants, and ozone. The Census tract identified as an area of “High Segregation and Pover ty” also holds an extremely high pollution burden of diesel particulate matter.
Population characteristics for the City vary more depending on where one is located. Throughout the City, the primary population characteristics were education, linguistic isolation, poverty, unemployment, and cardiovascular disease. In the “High Segregation and Poverty” Census tract, housing burden and low birth weight are significantly higher than any other parts of the City. The rest of the City did have a significantly lower housing burden issue than this Census tract has. TCAC used an additive inverse constant which inverses the CalEnviroScreen 4.0 scores, therefore, the CalEnviroScreen 4.0 scores assume the lower th e 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 A -36 above shows the City of Wasco as having a very poor environmental score.
The composite opportunity score shows that Wasco is comprised generally of moderate resource opportunities (Figure A -19), however, there are varying degrees of resources. Within the city limits of Wasco are moderate resource, low resource, and one census tract of high segregation and poverty. Sites identified to accommodate housing are spread across seven census tracts. The majority of the identified sites are located in one Census tract (Tract 6029004305). This tract has the highest median income and has moderate resource opportunities. Identified sites, outside of those in the area of High Segregation and Poverty, are in moderate resource areas based on the composite TCAC opportunity score. 338 of 371 units (about 91%) identified to accommodate housing for lower-income households are in moderate resource areas of the City. Development of the identified sites will provide areas with new housing stock at a variety of price levels allowing for a diversity of people to live in each area of the community.
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 A-39 and A-41 above focus on overpayment, and/or households experiencing a housing cost burden, mea ning they spend more than 30 percent of their income on housing costs and utilities. Much of the renter population of the City of Wasco are rent burdened. According to Figure A-39, the center of the city sees the highest rates of rent burdened individuals. There are major gaps in the overpayment by renters map, with much of the City having tracts that have no data for this indicator, primarily those outside the city center. The areas of the City that do have data show a very high rate of overpayment by renters, especially in a tract in the southern part of the City center that shows over 80 percent overpayment. Meanwhile, much of the rest of the city center lies between 40 percent and 80 percent overpayment. This is a product of low median household incomes throughout the center city area. 509 of 547
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Approximately 60 percent of homeowners in the City of Wasco are burdened by their mortgage payments, with a relatively even mixture of overpayment categorization across the City. Most of the tracts in the City have between 60 percent and 80 percent of the homeowner population being burdened, with a few tracts having between 40 percent and 60 percent. Tract 6029004305 which holds a majority of the identified sites for RHNA has high overpayment by owners and a high percentage of overcrowding. The City in all census tracts struggles with overpayment by both owners and renters however there is a lack of information for parts of the City in overpayment by renters. Overcrowding in this Census tract is significantly higher compared to the rest of the City , however this Census tract has the highest median household income and also contains a large amount of open space and vacant land.
Development of the identified sites at a variety of price levels increases the housing stock allowing for a diversity of peop le to live in the community. Development of th e identified sites will not lead to displacement as the sites are all vacant. The increased housing stock will allow current residents more opportunity for upward housing mobility in both rental and ownership markets, alleviating disproportionate housing needs.
FAIR HOUSING ISSUES, CONTRIBUTING FACTORS, AND PRIORITIES, GOALS, AND ACTIONS Fair housing issues in Wasco are primarily related to neighborhoods of high segregation and poverty and disproportionate housing needs (overpayment and overcrowding in Wasco). 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 Wasco. (According to survey polls conducted by the City of Wasco, most of the City’s residents believe affordability and amount of housing are the primary issues facing the City. Overpayment on rent is another large issue in much of the City as well, with above 80 percent of people in certain areas of the central city paying more than 30 percent of their income on rent.) 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. This includes the TCAC Area of High Segregation and Poverty in the oldest neighborhoods of Wasco which is the second largest contributor to fair housing issues in Wasco.
i. The TCAC Area of High Segregation and Poverty in Wasco, 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. A disadvantaged neighborhood with aging infrastructure , which overlaps the TCAC Area of High Segregation and Poverty , is located in the southern portion of the city bordered by 510 of 547
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Poso, Highway 43, Griffith, and Filburn . This neighborhood 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. 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 . This factor makes a smaller contribution to fair housing issues in Wasco, contributing to the number of individuals and families with disproportionate housing needs. (This is evidenced in the online survey published to Wasco’s residents. When asked the question “Do you know how to file a fair housing complaint under the Fair Housing Act?” 80.7 percent of respondents stated they do not know how to file a fair housing complaint.)
4. Racial/Ethnic Disparities in Mortgage Lending . This 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 Wasco but the impact is small compared to other contributing factors because the disparities are likely a correlation with the relative levels of economic resources of racial/ethnic groups.
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 H-12 (Housing Rehabilitation), H-3 (Affordable Housing Program Inventory and Grant Applications), H-4 (Partnership and Non-Proft Assistance Program) , and H-14 (At -Risk Units) address the lack of resources for housing agencies and organizations.
Programs H-1 (Previously Identified Sites), H-2 (No Net Loss), H-6 (Residential Development Standards & Processes), H-15 (Accessory Dwelling Units), and H-7 (City Website Publication) 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, H-8 (Housing Crisis Act Application Submittal Requirements), H-9 (Post-Entitlement Phase Permits), and H -5 (Infrastructure Improvements & Other Incentives to Facilitate Housing for Lower & Moderate Income Households & Special Needs Populations) help to reduce development costs to mitigate the high cost of construction.
Lack of Private Investments in Specific Neighborhoods
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. To incentivize private investment in the TCAC Areas of High Segregation and Poverty and the identified older neighborhoods in Wasco, Program H -17 (Prioritize Resources to TCAC Areas of High Segregation and Poverty) has been included in Chapter 6. U nder this program, C ity staff will facilitate the rehabilitation or replacement of housing units in need of 511 of 547
Wasco 2023-2031 Housing Element Appendix A Affirmatively Furthering Fair Housing (AFFH) 318
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 inf ormation 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 and acts and how to address them. The website also provides phone numbers to speak to housing coordinators. The City will also refer housing complaints to California Rural Legal Assistance (CRLA) in Delano, California. CRLA is a nonprofit law firm that provides free civil legal services to low-income residents of California’s rural counties, including many of the services provided by the Kern County Fair Housing Division.
Program H-16 (Fair Housing Referral & Education) addresses this contributing factor in that it continues the City’s referral of fair housing cases to the Kern County Fair Housing Coordinator as well as CRLA and increases the level of community fair housing education in Wasco to combat housing discrimination.
Racial/Ethnic Disparities in Mortgage Lending
Program H-16 (Fair Housing Referral & Education) addresses this contributing factor in that it continues the City’s referral of fair housing cases to the Kern County Fair Housing Coordinator as well as CRLA and increases the level of community fair housing education in Wasco 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 older neighborhoods of Wasco, and lack of ed ucation 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 Cit y has to accommodate housing for its residents can be found in Chapter 6 of this document.
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Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites
319
APPENDIX B - POTENTIAL HOUSING SITES
RESIDENTIAL SITES INVENTORY
The City of Wasco’s 2023 -2031 Housing Element Sites Inventory Summary Section identifies vacant land that can potentially be used to accommodate a variety of housing opportunities for all economic segments of the community to meet or exceed the City’s 6th Cycle Regional Housing Needs Assessment (RHNA). The RHNA process is used to assign each city and county in California their “fair share” of new housing units to build. These units of housing are intended to accommodate existing need and projected growth in the region. The RHNA process is critical because it requires all cities and counties to plan for the housing needs of their residents at all income levels, to plan for future growth, and ultimately ease California’s acute housing crisis.
The Kern County Council of Governments (Kern COG), as the regional planning agency, assigns the RHNA for individual jurisdictions within Kern County, including the City of Wasco. The City of Wasco’s 6th Cycle RHNA is shown in Table B-1.
Table B-1
6th Cycle RHNA Allocation
6th Cycle RHNA
Very Low Low Moderate Above
Moderate RHNA Total
127 81 242 635 1,086
Source: https://www.kerncog.org/wp-content/uploads/2023/02/RHNA-Adjust-Memo-Webpage.pdf
California Government Code §65583.2 requires a local government to calculate the projected residential capacity of sites. The realistic residential capacity for a given parcel was calculated using the maximum unit density allowed by zoning ordinance and/o r respective specific plans, multiplied by the acreage of the site multiplied by a realistic development capacity constant.
The realistic development capacity constant is the approximate percentage of a parcel that can be considered developable for reside ntial uses factoring in the loss of land due to residential development standards such as setbacks, maximum lot coverage requirements, building heights, sidewalks, etc. while also considering historical development patterns of past projects.
The City of Wasco has both minimum density dwelling requirements and maximum density dwelling requirements for residential development. While HCD suggests using the minimum density as simpler method of calculating realistic capacity, a different analysis to determine realistic capacity was conducted based on a historical analysis of development patterns and the development standards of the City. The analysis determined that historical development capacity averages, from the 5 th cycle Housing Element, were 80 percent. Geospatially evaluating current development standards outlined in the City’s Municipal Code, the remaining buildable area after setbacks is 60 percent of the total site area. Additional geospatial analysis of development trends within the residential zones was conducted to produce general percent capacities. Further details of the analysis are discussed in Chapter Four’s “Vacant Land Inventory”. Based on these standards and the historical pattern from the 5th Cycle, the realistic 513 of 547
Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites
320
development capacity constant for the City of Wasco was determined to be a conservative 70 percent and therefore is being used as the realistic capacity in this 6 th Cycle Housing Element Update. This capacity is also consistent with the neighboring community of Shafter which also has a 70 percent realistic capacity . Furthermore, most sites in the inventory are presently residentially zoned and can meet the lower income RHNA. Sites that do not have a residential zoning designation are permitted to have housing units and can assist in providing lower income housing.
The City of Wasco 6th Cycle Housing Element Sites Inventory Summary Table (Table B -2) has been prepared to provide a snapshot of where vacant land sites have been identified throughout the City to accommodate the 2023-2031 RHNA.
The summary table shows the total number of potential units allocated to each income bracket within each respective planning area. The units were divided into appropriate income assignments which include Very Low, Low, Moderate and Above Moderate -income levels. The following methodology (also stated in Chapter 4) was used to determine the distribution of units for each income level:
• For suburban jurisdictions, such as Wasco, a default density of at least 20 units per acre was established for any very low or low-income sites; • Sites smaller than 0.5 acres were considered inadequate to accommodate lower income housing and were therefore considered for moderate or above moderate-income housing;
• Sites larger than 10 acres were considered inadequate to accommodate lower income housing and were therefore considered moderate or above moderate-income housing;
• Sites between 0.5 acres and 10 acres that are currently zoned for multi - family housing were allocated units from the Very Low - and Low-income categories. Once the RHNA allocation numbers for the Very Low- and Low- income categories were met, all the other s ites were distributed evenly amongst the Moderate and Above Moderate-income levels.
Based on the methodology outlined in Chapter 4, the City has the potential to far exceed the RHNA numbers within all income categories. Figure B -1 visually shows all the sites used to produce the Sites Inventory.
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Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites 321
Table B-2
Housing Element Sites Inventory Summary Table
Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
029-212-08 CBD C-D 29 0.47 10 YES - Current Vacant 5 5 029-310-19 CBD C-D 29 0.14 2 YES - Current Vacant 1 1
030-071-03 CBD C-D 29 0.26 5 YES - Current Vacant 3 2
030-071-04 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-071-05 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-071-14 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-072-03 CBD C-D 29 0.75 15 YES - Current Vacant 15
030-072-04 CBD C-D 29 0.48 9 YES - Current Vacant 4 5
030-082-03 CBD C-D 29 0.92 18 YES - Current Vacant 18
030-091-12 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-091-13 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-091-19 CBD C-D 29 0.04 1 YES - Current Vacant 1
030-091-20 CBD C-D 29 0.13 2 YES - Current Vacant 1 1
030-091-21 CBD C-D 29 0.09 1 YES - Current Vacant 1
030-091-22 CBD C-D 29 0.09 1 YES - Current Vacant 1
030-091-23 CBD C-D 29 0.09 1 YES - Current Vacant 1
030-110-08 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-120-08 CBD C-D 29 0.25 5 YES - Current Vacant 2 3
030-130-10 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-150-01 CBD C-D 29 0.30 6 YES - Current Vacant 3 3
030-170-10 CBD C-D 29 0.17 3 YES - Current Vacant 2 1
030-331-09 CBD C-D 29 0.08 1 YES - Current Vacant 1
030-332-07 CBD C-D 29 0.43 8 YES - Current Vacant 4 4
030-332-08 CBD C-D 29 0.29 5 YES - Current Vacant 3 2
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Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites 322
Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
030-411-02 CBD C-D 29 0.18 3 YES - Current Vacant 2 1
030-411-03 CBD C-D 29 0.18 3 YES - Current Vacant 2 1
030-431-05 CBD C-D 29 0.08 2 YES - Current Vacant 1
030-431-07 CBD C-D 29 0.06 1 YES - Current Vacant 1
Total C-D 6.68 33 53 36
029-262-16 CO C-O 29 0.74 15 YES - Current Vacant 12 3
488-030-09 CO C-O 29 0.50 10 YES - Current Vacant 10
Total C-O 1.24 22 3 0
488-275-02 RE R-1-10 4 0.23 1 YES - Current Vacant 1
Total R-1-10 0.23 0 1 0
029-031-32 RLD R-1-6 7.5 0.08 1 YES - Current Vacant 1 029-062-25 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 029-070-25 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 029-070-27 RLD R-1-6 7.5 0.10 1 YES - Current Vacant 1 029-091-01 RLD R-1-6 7.5 0.19 1 YES - Current Vacant 1 029-092-18 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 029-281-03 RLD R-1-6 7.5 0.17 1 YES - Current Vacant 1 029-354-06 RLD R-1-6 7.5 0.16 1 YES - Current Vacant 1 030-442-22 RLD R-1-6 7.5 0.20 1 YES - Current Vacant 1 030-442-40 RLD R-1-6 7.5 0.31 1 YES - Current Vacant 1 030-442-41 RLD R-1-6 7.5 0.39 2 YES - Current Vacant 1 1 030-471-11 RLD R-1-6 7.5 0.17 1 YES - Current Vacant 1 030-471-13 RLD R-1-6 7.5 0.22 1 YES - Current Vacant 1 030-471-15 RLD R-1-6 7.5 0.15 1 YES - Current Vacant 1 030-481-15 RLD R-1-6 7.5 0.11 1 YES - Current Vacant 1 030-481-19 RLD R-1-6 7.5 0.09 1 YES - Current Vacant 1 516 of 547
Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites 323
Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
030-481-20 RLD R-1-6 7.5 0.06 1 YES - Current Vacant 1 030-491-15 RLD R-1-6 7.5 0.11 1 YES - Current Vacant 1 487-010-11 RLD R-1-6 7.5 77.37 406 YES - Current Vacant 203 203 487-010-47 RLD R-1-6 7.5 19.29 101 YES - Current Vacant 50 51 487-010-48 RLD R-1-6 7.5 17.60 92 YES - Current Vacant 46 46 487-010-49 RLD R-1-6 7.5 18.26 95 YES - Current Vacant 47 48 487-010-50 RLD R-1-6 7.5 19.38 101 YES - Current Vacant 50 51 487-221-02 RLD R-1-6 7.5 0.15 1 YES - Current Vacant 1 487-231-15 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 487-231-16 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 487-231-17 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 487-231-18 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 487-290-05 RLD R-1-6 7.5 0.87 4 YES - Current Vacant 2 2 487-343-08 RLD R-1-6 7.5 0.15 1 YES - Current Vacant 1 487-351-01 RLD R-1-6 7.5 0.15 1 YES - Current Vacant 1 487-351-02 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 487-351-03 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 487-351-04 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 488-010-03 RLD R-1-6 7.5 19.56 102 YES - Current Vacant 51 51 488-010-06 RLD R-1-6 7.5 12.46 65 YES - Current Vacant 32 33 488-010-07 RLD R-1-6 7.5 13.28 69 YES - Current Vacant 69 488-010-08 RLD R-1-6 7.5 7.37 38 YES - Current Vacant 19 19 488-010-32 RLD R-1-6 7.5 34.22 179 YES - Current Vacant 89 90 488-020-19 RLD R-1-6 7.5 0.12 1 YES - Current Vacant 1 489-032-04 RLD R-1-6 7.5 0.19 1 YES - Current Vacant 1 489-032-22 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 517 of 547
Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites 324
Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
489-033-13 RLD R-1-6 7.5 0.07 1 YES - Current Vacant 1 489-033-14 RLD R-1-6 7.5 0.22 1 YES - Current Vacant 1 489-033-50 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 489-033-52 RLD R-1-6 7.5 0.14 1 YES - Current Vacant 1 489-042-07 RLD R-1-6 7.5 0.16 1 YES - Current Vacant 1 489-042-08 RLD R-1-6 7.5 0.16 1 YES - Current Vacant 1 489-042-11 RLD R-1-6 7.5 0.16 1 YES - Current Vacant 1 490-020-04 RLD R-1-6 7.5 77.11 404 YES - Current Vacant 202 202 Total R-1-6 322.64 0 829 866
487-050-63 RLD R-1-8 7.5 64.08 336 YES - Current Vacant 168 168 488-020-25 RE R-1-8 7.5 18.89 99 YES - Current Vacant 49 50 488-231-01 RLD R-1-8 7.5 0.13 1 YES - Current Vacant 1 488-232-06 RLD R-1-8 7.5 0.18 1 YES - Current Vacant 1 489-020-14 RLD R-1-8 7.5 37.81 198 YES - Current Vacant 99 99 489-020-23 RLD R-1-8 7.5 19.71 103 YES - Current Vacant 52 51 489-020-24 RLD R-1-8 7.5 35.28 185 YES - Current Vacant 92 93 489-020-33 RLD R-1-8 7.5 16.83 88 YES - Current Vacant 44 44 489-020-36 RLD R-1-8 7.5 26.93 141 YES - Current Vacant 70 71 489-020-37 RLD R-1-8 7.5 24.35 127 YES - Current Vacant 63 64 Total R-1-8 244.20 0 639 640
029-393-04 RMD R-2 14.5 0.09 1 YES - Current Vacant 1
029-393-15 RMD R-2 14.5 0.15 1 YES - Current Vacant 1
029-402-01 RMD R-2 14.5 0.31 3 YES - Current Vacant 1 2 029-402-02 RMD R-2 14.5 0.20 2 YES - Current Vacant 1 1 029-402-06 RMD R-2 14.5 0.30 3 YES - Current Vacant 3
029-403-13 RMD R-2 14.5 0.14 1 YES - Current Vacant 1
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Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
030-180-16 RMD R-2 14.5 0.09 1 YES - Current Vacant 1
030-261-06 RMD R-2 14.5 0.27 2 YES - Current Vacant 2
030-291-02 RMD R-2 14.5 0.15 1 YES - Current Vacant 1
030-342-05 RMD R-2 14.5 0.33 3 YES - Current Vacant 1 2 030-362-05 RMD R-2 14.5 0.16 1 YES - Current Vacant 1
030-382-06 RMD R-2 14.5 0.19 2 YES - Current Vacant 1 1 030-391-08 RMD R-2 14.5 0.14 1 YES - Current Vacant 1
030-391-11 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
030-391-12 RMD R-2 14.5 0.11 1 YES - Current Vacant 1
030-401-07 RMD R-2 14.5 0.13 1 YES - Current Vacant 1
030-411-08 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
030-431-10 RMD R-2 14.5 0.06 1 YES - Current Vacant 1
030-482-03 RMD R-2 14.5 0.16 1 YES - Current Vacant 1
030-482-05 RMD R-2 14.5 0.24 2 YES - Current Vacant 1 1 030-492-17 RMD R-2 14.5 0.12 1 YES - Current Vacant 1
030-502-03 RMD R-2 14.5 0.16 1 YES - Current Vacant 1
030-502-06 RMD R-2 14.5 0.08 1 YES - Current Vacant 1
030-502-07 RMD R-2 14.5 0.08 1 YES - Current Vacant 1
487-040-59 RMD R-2 14.5 2.55 25 YES - Current Vacant 13 12 487-040-60 RMD R-2 14.5 4.00 40 YES - Current Vacant 20 20 488-161-01 RMD R-2 14.5 0.27 2 YES - Current Vacant 1 1 488-161-02 RMD R-2 14.5 0.23 2 YES - Current Vacant 1 1 488-161-03 RMD R-2 14.5 0.23 2 YES - Current Vacant 1 1 488-161-04 RMD R-2 14.5 0.28 2 YES - Current Vacant 1 1 489-010-04 RMD R-2 14.5 0.24 2 YES - Current Vacant 1 1 489-171-02 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
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Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
489-171-04 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-171-07 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-171-08 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-171-12 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-172-01 RMD R-2 14.5 0.09 1 YES - Current Vacant 1
489-172-04 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-172-06 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-172-07 RMD R-2 14.5 0.09 1 YES - Current Vacant 1
489-172-09 RMD R-2 14.5 0.09 1 YES - Current Vacant 1
489-172-11 RMD R-2 14.5 0.09 1 YES - Current Vacant 1
489-172-12 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-172-13 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-172-14 RMD R-2 14.5 0.11 1 YES - Current Vacant 1
489-172-16 RMD R-2 14.5 0.12 1 YES - Current Vacant 1
489-172-17 RMD R-2 14.5 0.10 1 YES - Current Vacant 1
489-174-18 RMD R-2 14.5 0.88 8 YES - Current Vacant 4 4 490-010-04 RMD R-2 14.5 3.62 36 YES - Current Vacant 18 18 Total R-2 17.76 0 103 66
487-010-76 RHD R-3 29 2.76 55 YES - Current Vacant 19 18 18 487-290-15 RHD R-3 29 1.64 33 YES - Current Vacant 33
487-290-16 RHD R-3 29 1.00 20 YES - Current Vacant 20
487-330-03 RHD R-3 29 0.42 8 YES - Current Vacant 4 4
487-400-13 RHD R-3 29 8.21 166 YES - Current Vacant 166 489-020-35 RHD R-3 29 3.84 78 YES - Current Vacant 78
Total R-3 17.87 316 22 22
487-010-58 RR R-R 2 13.24 18 YES - Current Vacant 9 9
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Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites 327
Assessor’s Parcel
Number
General Plan
Designation Zoning
Maximum
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Realistic
Capacity
(70
percent)
Infrastructure Existing
Use
Lower
Income
(VL/L)
Moderate
Income
Above
Moderate
Income
487-050-20 RR R-R 2 6.37 8 YES - Current Vacant 4 4
487-050-21 RR R-R 2 25.17 35 YES - Current Vacant 35
487-050-41 RR R-R 2 6.67 9 YES - Current Vacant 5 4
489-020-55 RR R-R 2 1.36 2 YES - Current Vacant 1
489-020-57 RR R-R 2 1.10 2 YES - Current Vacant 1
Total R-R 53.91 0 20 52
Total 664.52 371 1670 1682
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Wasco 2023-2031 Housing Element Appendix B Potential Housing Sites 328
Figure B-1
Housing Inventory Locations
522 of 547
City of Wasco
Housing Element Update Categorical Exemption
Date
A
PPENDIX E
CITY OF WASCO: HOUSING ELEMENT UPDATE
CEQA CATEGORICAL EXEMPTION
June 2023
523 of 547
City of Wasco
Housing Element Update Categorical Exemption
Date
NOTICE OF EXEMPTION
To:
Office of Planning and Research
Post Office Box 3044, Room 113
Sacramento, CA 95812-3044
Project Title:
City of Wasco Housing Element Update
Project Applicant and Location:
City of Wasco
Community Development Department
746 8
th Street
Wasco, CA 93280
Kern County
Contact Person and Phone Number:
Keri Cobb
Community Development Director
(661) 758-7200
PROJECT LOCATION
The City of Wasco is a City located in the San Joaquin Valley , in Kern County, California, United States.
Wasco is located 24 miles (39 km) northwest of the City of Bakersfield, at an elevation of 328 feet (100 m). Wasco is located on the floor of the San Joaquin Valley, at the intersection of California State Routes 43, which runs north–south, and 46, which runs east–west. The geographic area covered by the Housing Element falls within the City limits of Wasco. Figures I-1 and I-2 show Wasco's regional location and City boundaries.
EXISTING CITY CHARACTERISTICS
Land Use
The City of Wasco’s Planning Area boundary encompasses incorporated and unincorporated territory in and around the City. In Wasco’s case, the Planning Area and the sphere of influence (SOI) are one and the same; the Planning Area does not extend past the SOI. The City limit encompasses incorporated territory where land use is controlled by the City. Wasco’s Cit y limit encompasses an area of about 6,128 acres.
Land use within Wasco’s city limit includes residential, commercial, industrial, open space, public facilities, and vacant land. The City of Wasco’s SOI includes approximately 5,616 additional acres of unincorporated land. Land uses within the unincorporated area of the SOI are predominantly agricultural and residential.
Public facilities including police, fire, street, water, sewer, and administrative services are provided by the City of Wasco in its SOI.
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City of Wasco
Housing Element Update Categorical Exemption
Date
Demographics
In 2023, Wasco’s projected population is 29,535 people with a population density of 3,146 people per square mile. According to the most recent American Community Survey 2021 Census data, the racial composition of Wasco consists of:
• Hispanic or Latino (of any race) 86.0%
• White Alone 6.3%
• Black or African American 5.5%
• Indian American and Alaska Native 0.3%
• Asian Alone 0.8%
• Native Hawaiian or Pacific Islander 0.1%
• Two or More Races 0.9%
Employment
Wasco residents are employed in a variety of industries ranging from agricultural, retail, and professional services. In 2020, there were a total of 8,808 persons over the age of 16 in the Wasco labor force which represents about 46 percent of Wasco’s total population of 19,102 residents. The top thr ee industries which employ the greatest number of persons include the "agriculture, forestry, and fisheries" industry which is the industry that employs the greatest number of people in Wasco and employed 31.6 percent of the labor force followed by the "educational services, health care, and social assistance" industry, at
13.3 percent of the labor force and the “professional, scientific, management, and administrative” services at 9.3 percent of the labor force. Wasco State Prison was the largest employer in Wasco with 1,470 persons employed. The second largest employer was the Wasco Union Elementary School District with 725 employees, followed by Sunny Gem in third place with 250 employees.
Housing
According to the 2020 Census, the total number of housing units in Wasco was 6,859 and the overall vacancy rate was 5.7 percent. Single -family dwellings make up 78 percent of all housing units. The following table indicates the number and types of units in Wasco.
Type Number Percentage
Single-Family Detached 5,067 78%
Single-Family Attached 113 1.7%
Multi-Family 2-4 Units 281 4.3%
Multi-Family 5 or More Units 816 12.6%
Mobile Homes 187 2.8%
Vacant 395
Total Housing Units 6,859 100.0%
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City of Wasco
Housing Element Update Categorical Exemption
Date
The following table indicates the age of Waco’s housing stock. The highest number of units constructed in Wasco occurred between 1980-1989 (1,089 units ). While the lowest number of housing units built occurred between 2010-2013 (205 units).
Decade
Built
Wasco
Number of Units
1939 or Earlier 463
1940 to 1949 441
1950 to 1959 974
1960 to 1969 524
1970 to 1979 607
1980 to 1989 1,089
1990 to 1999 921
2000 to 2009 1,157
2010 to 2013 205
2014 or Later 478
Total Units 6,859
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Housing Element Update Categorical Exemption
Date
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City of Wasco
Housing Element Update Categorical Exemption
Date
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City of Wasco
Housing Element Update Categorical Exemption
Date
DESCRIPTION OF NATURE, PURPOSE, AND BENEFICIARIES OF PROJECT:
The City of Wasco Housing Element is one of seven General Plan Elements that is mandated by California State law. It is intended to provide citizens and public officials with an understanding of the housing needs in the community and set forth an integrated set of policies and programs aimed at the attainment of defined goals. More specifically, the Housing Element is intended to:
• Provide comprehensive housing- related information through compilation of data from numerous sources.
• Provide an estimat e of present and future housing needs and constraints by examining population characteristics and growth trends, as well as the current condition of the housing stock.
• Act as a tool for coordination between governmental bodies and the local building industry. • Provide direction for future planning programs to ensure that sufficient consideration is given to housing goals and policies.
• Establish and portray community goals and policies relative to housing through the identification of existing stated and implicit goals and the identification of housing needs and problems. • Establish and identify programs intended to attain and implement the community's goals and policies, taking into consideration the feasibility of those programs; and act as a meaningful guide to decision-makers considering housing-related issues.
• The beneficiaries of the Project include residents of Wasco, Kern County, and the State of California.
Name of Public Agency Approving Project:
City of Wasco
Name of Person or Agency Carrying Out Project:
Kerri Cobb, Community Development Director, City of Wasco Exempt Status: (check one):
Ministerial (Sec 21080(b)(1); 15268
Declared Emergency (Sec. 21080(b)(3); 15269(a); 15269(a); Emergency Project (Sec. 21080 (b)(4); 15269(b)(c);
Categorial Exemption, State Type, and section number: California, CEQA Exemption 15061 (b)(3)
Statutory Exemptions. State code number:
Reasons why project is exempt:
This Project is exempt from CEQA because the Housing Element is a general, overarching guidance and policy document to promote equity for a City’s housing supply, and does not dictate any specific measures to be taken in any single housing development. Therefore, it can be seen with certainty that there is no possibility that the Project will result in a significant effect on the environment. As such, the commonsense 529 of 547
City of Wasco
Housing Element Update Categorical Exemption
Date
exemption would apply, and this Project would be considered exempt based on CEQA Exemption 15061 (b)(3) which states the following:
“The activity is covered by the commonsense exemption in that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. ” This is because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, as per the referenced exemption, based on the fully mitigated status of the project’s impact on the local environment.
Therefore, because this Project is the preparation of a Housing Element for the City of Wasco that is meant to act as an overarching guidance and policy document to promote equity for the City’s housing supply and does not dictate any specific measures to be taken in any single housing development, this Project is considered exempt based on CEQA Exemption 15061 (b)(3).
Lead Agency
Contact Person: Keri Cobb Area Code/Telephone/Extension: 661-758-7250
If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a Notice of Exemption been filed by the public Agency approving the project? ( Yes No)
Signature____________________ Date: ____________________ Title: ____________________ Signed by Lead Agency/Signed by Applicant
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.
TO: Honorable Mayor and Members of the City Council
FROM: M. Scott Hurlbert, City Manager
Keri Cobb, Community Development Director
DATE: August 6, 2024
SUBJECT: Conduct a Public Hearing and Waive the First Reading of an Ordinance of the City Council of the City of Wasco Adopting Zone Change 24-01
Recommendation:
Staff recommends that the City Council:
1) Conduct the Public Hearing and Waive the first reading of an Ordinance of the City Council of the City of Wasco Reclassifying approximately 8.22 acres of land from R -1-6 (Low Density Residential 6,000 sq. ft. minimum lot size) to PF (Public Facilities) as Shown in the attached Ordinance; and
2) Find that this project is exempt from the California Environmental Quality Act pursuant to Section 15061(b)(3), no environmental review is required.
Environmental Review:
Pursuant to California Environmental Quality Act Guidelines Section 15061(b)(3), also known as the “general rule” exemption, CEQA exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. No environmental review is required,
Discussion:
The project is a Zone Change to reclassify approximately 8.22 acres at the southwest corner of 7
th and Magnolia from R-1-6 (Low Density Residential 6,000 sq. ft. minimum lot size) to PF (Public Facilities)
The Wasco Union High School District recently acquired property to relocate their Ag farm and build a new MOT facility . This site is located at the southwest corner of 7 th and
Magnolia and the current General Plan Land Use designation on the site is Low Density Residential. 8.22 acres of the site is in the City Limits and the remaining 31.52 acres is in the City’s Sphere of Influence in the County (see map below) . In order for the District to complete this project, the following Planning and Zoning Actions must be taken:
• General Plan Amendment to reclassify the entirety of the property identified from Low Density Residential to Public Facilities.
STAFF REPORT
City of Wasco
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• Zone Change to reclassify the 8.22-acre piece of property at the southwest corner of 7th and Magnolia that is in the City Limits from R-1-6 (Low Density Residential, 6,000 sq. ft. minimum lot size) to P-F (Public Facilities).
• Annexation and pre-zoning to Public Facilities of the remaining 31.52 acres at the Southwest corner of 7th and Magnolia.
This item addresses the second bullet point in the listed actions required to complete the project.
Existing land uses surrounding the Wasco Union High School District Site are as follows (see Air Image below and General Plan Land Use Map below):
• North
Wasco General Plan Land Use – L ow Density Residential
Existing Land Use – 1 Single Family residence and agriculture (unincorporated)
• South
Wasco General Plan Land Use – L ow Density Residential
Existing Land Use – agriculture (unincorporated)
• East
Wasco General Plan Land Use - Pu blic Facilities and Low Density Residential Existing Land Use – John L. Prueitt Elementary School and Agriculture (incorporated)
Wasco Zoning Designation – P-F (Public Facilities) and R-1-8 (Low Density Residential 8,000 square foot minimum lots size)
• W
est
Wasco General Plan Land Use - L ow Density Residential
Existing Land Use - Agriculture (7.4 acres incorporated and 31.64 acres unincorporated)
City of Wasco Zoning 7.4 acres – R-1-6 (Low Density Residential 6,000 square foot minimum lot size)
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Wasco Union High School District Site Location
Zoning Map – Existing Zoning
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Zoning Map – Proposed Zoning
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Analysis
The principal objective of the proposed zone change is to rezone approximately 8.22 acres of the site that the Wasco Union High School District recently closed escrow on to a Public Facilities zone so they can move forward with relocation of their Ag Farm and planning for relocation of future facilities.
If approved, in conjunction with the proposed General Plan Amendment, the proposed Zone Change will provide a proper Zoning Classification for the Wasco Union High School District to relocate facilities to this site.
Environmental Review
The City has determined that this project is Categorically Exempt from the California Environmental Quality Act Pursuant to Section 15061(b)(3), which states that the project is exempt by statute if:
“The activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA”
Th
e re-designation of land use alone, where no specific project has been submitted does not have a significant effect on the environment.
General Plan Consistency Analysis
The General Plan provides a policy basis for the adoption of the proposed GPA and Zone Change. This document contains the following goals, policy , and implementation direction related to the proposed project:
Land Use Element
LU Goal 2 : “A logical, orderly development pattern that matches the City’s ability to provide services
LU Policy 3: Encourage consistent and comprehensive planning for the city.
LU Action 3.2: Following the adoption of the General Plan Update, the City shall prepare revisions and/or amendments to the Zoning Code text to incorporate necessary General Plan implementation measures and ensure consistency between the General Plan and Zoning Code within the City
Bas
ed on this policy analysis and the site locations on the edge of the developed City where future growth is expected but there is still adequate room for the needed public / institutional facilities, staff believes the proposed General Plan Amendment is consistent with applicable policies and implementation direction of the General Plan.
Attachments:
1. City Council Ordinance
2. Proof of Publication
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ATTACHMENT 1
ORDINANCE NO. 2024 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WASCO REZONING APPROXIMATELY 8.22 ACRES OF LAND FROM R-1-6 (LOW DENSITY RESIDENTIAL 6,000
SQUARE FOOT MINIMUM LOT SIZE) TO P-F (PUBLIC FACILITIES)
THE CITY COUNCIL OF THE CITY OF WASCO DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: Amendments
The Official Zoning Map designation for the subject property, Kern County Assessor Parcel Number 487-140-47, as shown below is hereby rezoned as P-F (Public Facilities) in accordance with Chapter 17.76 of the City of Wasco Zoning Ordinance.
Section 2: Severability
Each of the provisions of this ordinance is severable. If any provision shall be declared to be invalid, the remaining provisions shall not be affected thereby but shall remain in full force and effect.
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ATTACHMENT 1
Section 3: Effective Date
The City Clerk is hereby ordered to publish this Ordinance in summary form in accordance with the law, in a newspaper of general circulation in the City. This ordinance shall become effective 30 days from the date of its adoption.
-o0o-
INTRODUCED at a regular meeting of the City Council of the City of Wasco on the 6th day of August, 2024.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Wasco on the 20TH day of August, 2024, by the following votes:
COUNCIL MEMBERS: MEDINA, MARTINEZ, REYNA, SALDANA
AYES:
NOES:
ABSTAIN:
ABSENT:
VALENTIN MEDINA
Mayor Pro Tem of the City of
Wasco
Attest: ____________
_________________________
MARIA O. MARTINEZ, CMC
CITY CLERK and Ex Officio Clerk
of the Council of the City of Wasco
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.
TO: Honorable Mayor and Members of the City Council
FROM: M. Scott Hurlbert, City Manager
Keri Cobb, Community Development Director
DATE: August 6, 2024
SUBJECT: Conduct a Public Hearing and Waive the First Reading of an Ordinance of The City Council of The City of Wasco adopting Pre-zoning for Annexation 41 Recommendation:
Staff recommends that the City Council:
1) Conducts a Public Hearing and waive the first reading of Ordinance of the City Council of the City of Wasco Pre -zoning approximately 31.52 acres of land to PF (Public Facilities) as Shown in the attached Ordinance; and
2) Find that this project is exempt from the California Environmental Quality Act pursuant to Section 15061(b)(3), no environmental review is required.
Environmental Review:
Pursuant to California Environmental Quality Act Guidelines Section 15061(b)(3), also known as the “general rule” exemption, CEQA exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. No environmental review is required,
Discussion:
The project is pre-zoning of approximately 31.52 acres at the southwest corner of Magnolia and 7th in preparation for annexation. The proposed zoning designation is P-F (Public Facilities).
The Wasco Union High School District recently acquired property in this location to relocate their Ag farm and build a new MOT facility. This site is located at the southwest corner of 7
th and Magnolia and the current General Plan Land Use designation on the site is Low Density Residential. 8.22 acres of the site is in the City Limits and the remaining
31.52 acres is in the City’s Sphere of Influence in the County (see map below). In order for the District to complete this project, the following Planning and Zoning Actions must be taken:
• General Plan Amendment to reclassify the entirety of the property identified from Low Density Residential to Public Facilities.
STAFF REPORT
City of Wasco
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• Zone Change to reclassify the 8.22-acre piece of property at the southwest corner of 7th and Magnolia that is in the City Limits from R-1-6 (Low Density Residential, 6,000 sq. ft. minimum lot size) to P-F (Public Facilities).
• Annexation and pre-zoning to Public Facilities of the remaining 31.52 acres at the Southwest corner of 7th and Magnolia.
This item addresses the third bullet point in the listed actions required to complete the project.
Existing land uses surrounding the Wasco Union High School District Site are as follows (see Air Image below and General Plan Land Use Map below):
• North
Wasco General Plan Land Use – L ow Density Residential
Existing Land Use – 1 Single Family residence and agriculture (unincorporated)
• South
Wasco General Plan Land Use – Low Density Residential
Existing Land Use – agriculture (unincorporated)
• East
Wasco General Plan Land Use - Pu blic Facilities and Low Density Residential Existing Land Use – John L. Prueitt Elementary School and Agriculture (incorporated)
Wasco Zoning Designation – P-F (Public Facilities) and R-1-8 (Low Density Residential 8,000 square foot minimum lots size)
• W
est
Wasco General Plan Land Use - L ow Density Residential
Existing Land Use - Agriculture (7.4 acres incorporated and 31.64 acres unincorporated)
City of Wasco Zoning 7.4 acres – R-1-6 (Low Density Residential 6,000 square foot minimum lot size)
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Wasco Union High School District Site Location
Zoning Map – Proposed Pre-zoning
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Analysis
The principal objective of the proposed zone change is to pre-zone approximately 31.52 acres of the site that the Wasco Union High School District recently closed escrow on to a Public Facilities zone so they can move forward with the relocation of their Ag Farm and planning for relocation of future facilities.
If approved, in conjunction with the proposed General Plan Amendment and annexation the proposed Zone Change will provide a proper Zoning Classification for the Wasco Union High School District to relocate facilities to this site.
Environmental Review
The City has determined that this project is Categorically Exempt from the California Environmental Quality Act Pursuant to Section 15061(b)(3) which states that the project is exempt by statute if:
“The activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA”
Th
e re-designation of land use alone where no specific project has been submitted does not have a significant effect on the environment.
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General Plan Consistency Analysis
The General Plan provides a policy basis for the adoption of the proposed GPA and Zone Change. This document contains the following goals, policy and implementation direction related to the proposed project:
Land Use Element
LU Goal 2 : “A logical, orderly development pattern that matches the City’s ability to provide services
LU Policy 3: Encourage consistent and comprehensive planning for the city.
LU Action 3.2: Following the adoption of the General Plan Update, the City shall prepare revisions and/or amendments to the Zoning Code text to incorporate necessary General Plan implementation measures and ensure consistency between the General Plan and Zoning Code within the City
Bas
ed on this policy analysis and the site locations on the edge of the developed City where future growth is expected but there is still adequate room for the needed public/institutional facilities, staff believes the proposed General Plan Amendment is consistent with applicable policies and implementation direction of the General Plan.
Attachments:
1. City Council Ordinance
2. Proof of Publication
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ATTACHMENT 1
ORDINANCE NO. 2024 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WASCO PREZONING APPROXIMATELY 31.52 ACRES OF LAND TO P-F (PUBLIC FACILITIES)
THE CITY COUNCIL OF THE CITY OF WASCO DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: Amendments
The Official Zoning Map designation for the subject property, Kern County Assessor Parcel Number 487-140-48, as shown below is hereby Prezoned as P-F (Public Facilities) in accordance with Chapter 17.76 of the City of Wasco Zoning Ordinance.
Section 2: Severability
Each of the provisions of this ordinance is severable. If any provision shall be declared to be invalid, the remaining provisions shall not be affected thereby but shall remain in full force and effect.
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ATTACHMENT 1
Section 3: Effective Date
The City Clerk is hereby ordered to publish this Ordinance in summary form in accordance with the law, in a newspaper of general circulation in the City. This ordinance shall become effective 30 days from the date of its adoption.
-o0o-
INTRODUCED at a regular meeting of the City Council of the City of Wasco on the 6th day of August, 2024.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Wasco on the 20TH day of August, 2024, by the following votes:
COUNCIL MEMBERS: MEDINA, MARTINEZ, REYNA, SALDANA
AYES:
NOES:
ABSTAIN:
ABSENT:
VALENTIN MEDINA,
Mayor Pro Tem of the City of
Wasco
Attest:_____________________
_________________________
MARIA O. MARTINEZ, CMC
CITY CLERK and Ex Officio Clerk
of the Council of the City of Wasco
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