CITY OF BARSTOW

• Planning Commission Resolution #515 Approved 1/12/08 recommending Council Approval of Negative Declaration

• Planning Commission Resolution #516 Approved 1/12/08 recommending Council Approval of the General Plan Amendment (PGPA-08-0683)

• City Council Resolution #4554-2010 Approved 7/19/10 adopting the Negative Declaration • City Council Resolution #4555-2010 Approved 7/19/10 adopting the General Plan Amendment (PGPA-

08-0683) updating the Housing Element of the City of Barstow General Plan

City of Barstow i 2006-2014 Housing Element Update

TABLE OF CONTENTS I. INTRODUCTION..................................................................................................... 1 A. Purpose of the Housing Element .............................................................. 3

B. Organization of Housing Element ................................................................ 6 C. Relationship to Other General Plan Elements .............................................. 7 D. Public Participation. .................................................................................... 7 E. Sources of Information................................................................................ 8

II. BACKGROUND INFORMATION............................................................................. 11 A. Population Characteristics........................................................................... 11 B. Household Characteristics........................................................................... 17 C. Employment ............................................................................................... 27 D. Housing Stock Characteristics..................................................................... 30 E. Preservation of Assisted Housing at Risk of Conversion ............................... 39 F. Energy Conservation .................................................................................. 42

III. SUMMARY OF HOUSING NEEDS......................................................................... 47

IV. CONSTRAINTS ON HOUSING PRODUCTION ..................................................... 52 A. Physical Constraints ................................................................................... 52 B. Market Constraints...................................................................................... 54 C. Governmental Constraints........................................................................... 58

V. HOUSING RESOURCES ....................................................................................... 68 A. Availability of Sites for Housing.................................................................... 68 B. Financial Resources ................................................................................... 75 C. Administrative Resources............................................................................ 81

VI. HOUSING PLAN ................................................................................................... 82 A. Goals and Policies ...................................................................................... 82 B. Evaluation of Accomplishments................................................................... 85 C. Implementing Programs.............................................................................. 89

Appendix A – APN Listing of Potential Housing Sites

City of Barstow ii 2006-2014 Housing Element Update

LIST OF TABLES

Table 1 State Housing Element Requirements......................................................... 5 Table 2 Historic Population Figures ......................................................................... 12 Table 3 Population Trends: Barstow and San Bernardino County ............................. 13 Table 4 Age Distribution 1990 to 2000..................................................................... 14 Table 5 Race and Ethnicity: 2000 .......................................................................... 15 Table 6 Household Characteristics: 1990-2000 ....................................................... 17 Table 7 Household Size: 1980-2000........................................................................ 18 Table 8 Overcrowding by Tenure in Barstow: 2000 .................................................. 18 Table 9 Median Household Income: Barstow and Surrounding Areas: 1989-1999..... 20 Table 10 Household Income 1999 ............................................................................. 21 Table 11 Income Groups: 1989 & 1999...................................................................... 22 Table 12 Households Paying Greater Than 30 Percent of Income for Shelter .............. 23 Table 13 Summary of Special Needs Groups: 2000.................................................... 23 Table 14 Housing Stock by Bedroom Mix................................................................... 25 Table 15 Labor Force by Industry............................................................................... 28 Table 16 Major Employers......................................................................................... 29 Table 17 Housing Growth: Barstow Victor Valley and San Bernardino County: 2000-2007.................................................................................................. 31 Table 18 City of Barstow: Housing Trends: 1990-2007................................................ 31 Table 19 Housing Values: Barstow and Surrounding Areas 2000-2008 ....................... 35 Table 20 Barstow Housing Sales November 2007-January 2008 ................................ 35 Table 21 Affordable Homeownership Costs by Income Category: 2007 ...................... 37 Table 22 Monthly Rents: Barstow and Surrounding Areas: 2000 ................................ 37 Table 23 Monthly Rental Rates: 2008 ........................................................................ 38 Table 24 Affordable Rent by Income Category: 2007 ................................................. 39 Table 25 Assisted Housing Inventory ......................................................................... 41 Table 26 Current Market Rate Rents for Projects That Have Converted....................... 41 Table 27 Regional Housing Needs Assessment ......................................................... 48 Table 28 Existing Housing Needs .............................................................................. 50 Table 29 Disposition of Loans: 2006.......................................................................... 57 Table 30 Disposition of Conventional Loans by Riverside-San Bernardino MSA 2006 .. 57 Table 31 Primary Mortgage Lenders in Barstow: 2006 ............................................... 58 Table 32 Residential Development Standards ............................................................ 60 Table 33 Summary of Typical Single-Family Permit Fees as of February 2008............. 64 Table 34 Summary of Residential Development Impact Fees: 2008 ........................... 65 Table 35 Time Requirements and Fees for Project Processing: 2008............................66 Table 36 Inventory of Vacant Sites Suitable for Residential Development ................... 72 Table 37 Public and Private Resources Available for Housing and Community Development Activities......................................... 76 Table 38 Evaluation of Program Accomplishments ..................................................... 87

City of Barstow iii 2006-2014 Housing Element Update

(List of Tables Continued) Table 39 Housing Program Summary ........................................................................ 100 Table 40 2006-2014 Housing Needs and Quantified Objectives.............................. 104 Table 41 Quantified Objectives by Income Category 2006-2014 ............................. 104

LIST OF FIGURES

Figure 1 Regional Location Map ............................................................................... 2 Figure 2 Census Tracts ............................................................................................ 10 Figure 3 Race and Ethnicity...................................................................................... 16 Figure 4 Overcrowding by Census Tract.................................................................... 19 Figure 5 Housing Tenure by Census Tract ................................................................ 33 Figure 6 Residential Growth Areas Served by Infrastructure 2008 .............................. 74

16846/3001 R01

City of Barstow 1 2006-2014 Housing Element Update

I. INTRODUCTION Located in the high desert in central San Bernardino County (see Figure 1), Barstow incorporated as a city in 1947 and as reported in the 2000 Census had a population of 21,119. Barstow has grown from a small railroad town to become a center for rail transportation, the defense industry, mining, and tourist retail businesses. Barstow is home to BNSF Railway and two factory outlet complexes at Tanger Outlet and Barstow Outlet Stores. While the Tanger Outlet has recently expanded to include 10-20 more stores, the Barstow Outlet Stores has experienced a growing number of vacancies with only a handful of stores remaining. The City also serves as the gateway to the U.S. Army National Training Center (Ft. Irwin), the Marine Corps Logistical Base – Nebo Annex, and NASA’s Goldstone Deep Space Network. Despite the past expansion in the commercial and industrial sectors, the City experienced relatively slow economic growth during the 1990s. Unemployment, which was close to 10 percent in 1990, dropped to 5.9 percent in 2000, however, it has remained above the County average. Overall, Barstow has the fourth lowest median income of all other jurisdictions in the County. As of the 2000 Census, the City had 9,153 housing units, of which approximately half were owner-occupied units. Housing estimates for 2007 provided by the California Department of Finance (DOF) indicate there are 9,949 housing units in the City, which is an 8.6 percent increase since 2000. The City contained an unusually high number of vacant housing units totaling 16.5 percent of the City’s housing stock, according to the 2000 Census. DOF 2007 estimates are consistent with an estimated vacancy rate of 16.9 percent. With affordable housing prices and rental rates, Barstow offers affordable housing opportunities to the varied income levels of residents in the community. While the City has an aging housing stock, the past demand in Barstow for newer, larger housing developments is beginning to be addressed with recent new housing developments in Barstow. The Shadow Ridge and Highland Trails Ranch developments offer 3 and 4 bedroom units of higher-end housing. This will help serve the demand for moderate and upper income housing in the City. Vacant residential land is still plentiful and relatively inexpensive in Barstow. The development potential remains high in the City with two recent annexations and additional annexations anticipated.


Figure 1 Regional Location Map

City of Barstow


A. Purpose of the Housing Element

The Housing Element of the Barstow General Plan sets forth the City’s strategy to address the community’s housing needs. This includes the preservation and enhancement of the community’s residential character, the expansion of housing opportunities for all economic segments, and the provision of guidance and direction for local government decision-making in all matters relating to housing.

The Housing Element identifies programs aimed at meeting the identified housing needs of the City’s population. Concerns of the Barstow Housing Element include the identification of housing strategies and programs that focus on: 1) conserving and improving existing affordable housing; 2) providing adequate housing sites; 3) assisting in the development of affordable housing; 4) removing governmental constraints to the development of housing; and 5) promoting equal housing opportunities.

California State Housing Element Law

California State Housing Element Law (California Government Code Article 10.6) establishes the requirements for Housing Elements of the General Plan. Specifically, California Government Code Section 65588 requires that local governments review and revise the Housing Element of their Comprehensive General Plans not less than once every five years.

The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive General Plans. Table 1 summarizes these State requirements and identifies the applicable sections in the Barstow Housing Element where these requirements are addressed.

Barstow's Housing Element was last updated in 2000 and is currently being updated through the year 2014 as part of an extended update cycle for jurisdictions within the SCAG (Southern California Association of Governments) region. The Element sets forth a strategy to address the City’s identified housing needs, including specific implementing programs and activities. The Housing Element is an 8 ½ -year plan, extending from January 2006 to June 2014. The other General Plan elements typically cover a ten- to 20-year planning horizon.

Various amendments have been made to Housing Element law since adoption of the City’s current Housing Element. These include changes that allow for local jurisdictions


to take “credits” for actual construction activities in the 3-year gap period (2005-2008) (SB 12 -discussed below) that are above the growth forecasted for the period, and apply those credits to the housing needs forecasted for the period between 2008 and 2014. Additional changes include required preparation of a more detailed inventory of sites to accommodate projected housing needs (AB 2348); requiring sites to be rezoned within prescribed timeframes to accommodate residential development on sites identified for housing in the prior Element (AB 1233); and notifying water and sewer purveyors of Housing Element goals and policies and establishing priority service for units affordable to lower income households (SB 1087). The contents of this updated Housing Element comply with these amendments and all other requirements of Housing Element law.

Regional Housing Needs Assessment

Section 65583 of the Government Code sets forth the specific components to be contained in a community's housing element. Included in these requirements is an obligation on the part of local jurisdictions to provide their “fair share” of regional housing needs. Local governments and Councils of Governments (COGs) are required to determine existing and future housing need and the allocation of said need must be approved by the California Department of Housing and Community Development (HCD). Barstow is a member of the Southern California Association of Governments (SCAG) and SCAG is responsible for preparing the Regional Housing Needs Assessment for the six-county territory that it represents.

HCD established the planning period for the current Regional Housing Needs Assessment (RHNA) from January 1, 2006 to June 30, 2014. The planning period originally ran from July 1, 2005 to June 30, 2014, however, it was reduced by six months (eliminating the last 6 months of 2005) by HCD, thus shortening the planning period from 9 years to 8 ½ years.

SCAG’s allocation for Barstow was a total of 4,479 units. The allocation of 4,479 units for Barstow is broken down into the four categories as follows; 1,018 very low income households, 728 low income households, 842 moderate income households, and 1,890 above moderate income households. With the approval of SB12, the City has 25 units for the second half of 2005 and 13 units for 2006, totaling 38 units, which can be credited toward the above moderate income requirements for the 2006-2014 planning period.


Table 1 State Housing Element Requirements

Required Housing Element Component Current Housing Element Document Reference

A . Housing Needs Assessment Section III

1. Analysis of population trends in Barstow in relation to regional trends. Section II-A

2. Analysis of employment trends in Barstow in relation to regional trends. Section II-C

3. Projection and quantification of Barstow’s existing and projected housing needs for all income groups. Section III

4. Analysis and documentation of Barstow’s housing characteristics including the following:

a. level of housing cost compared to ability to pay; b. overcrowding;

c. housing stock condition

Section II-D & Section III Section II-B Section II-D

5. An inventory of land suitable for residential development, including vacant sites, land having redevelopment potential, and an analysis of the relationship of zoning, public facilities, and services to these sites.

Section V-A

6. Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.

Section IV-C

7. Analysis of existing and potential non-governmental and market constraints upon the maintenance, improvement, or development of housing for all income levels.

Section IV-B

8. Analysis of special needs households: disabled, elderly, large families, female-headed households, and farmworkers. Section II-B

9. Analysis concerning the needs of homeless individuals and families in Barstow. Section II-B

10. Analysis of opportunities for energy conservation with respect to residential development. Section II-F


Required Housing Element Component Current Housing Element Document Reference

B. Goals and Policies

1. Identification of Barstow’s goals and policies relative to

maintenance, improvement, and development of housing. Section VI-A

C. Implementation Program

1. An implementation program should do the following: Section VI-C

2. Identify adequate sites which will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.

Section V-A

3. Program to assist in the development of adequate housing to meet the needs of low and moderate income households.

Section VI-A

4. Identify and, when appropriate and possible, remove governmental constraints to the maintenance, improvement, and development of housing in Barstow.

Section VI-A

5. Conserve and improve the condition of the existing and affordable housing stock in Barstow.

Section VI-A

6. Promote housing opportunities for all persons. Section VI-A

7. Preserve lower income households assisted housing developments. Section VI-A

B. Organization of the Housing Element

The City of Barstow Housing Element is comprised of the following major components: 1. An analysis of the City's population, household and employment base, and the

characteristics of the City's housing stock (Chapter II).

2. A summary of the present and projected housing needs of the City's households (Chapter III).


3. A review of potential constraints to meeting the City's identified housing needs

(Chapter IV). 4. An evaluation of resources that can further the development of new housing (Chapter

V). 5. A statement of the Housing Plan to address Barstow's identified housing needs,

including housing goals, policies and programs (Chapter VI).

C. Relationship To Other General Plan Elements The eight elements that comprise the Barstow General Plan are required by law to be internally consistent. Together these elements provide the framework for development of those facilities, services and land uses necessary to address the needs and desires of the City's residents. To ensure that these needs are clearly addressed throughout the General Plan, the elements must be interrelated and interdependent. The last comprehensive General Plan Update was in 1997 and reflects current City policies. As such, this Housing Element Update builds upon the other General Plan elements and is entirely consistent with the policies and proposals set forth by the Plan.

D. Public Participation

Section 65583 (c)(6)(B) of the Government Code states that, “The local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” City residents have several opportunities to recommend strategies, review, and comment on the Barstow Housing Element. The Planning Commission conducted a public hearing on September 8, 2008 upon completion of the draft housing element to provide direction in the formulation of the Element’s policies and programs. Once the State Department of Housing and Community Development reviews the draft Element for consistency with State Housing law, two public hearings will be held on the Housing Element (one before the Planning Commission and one before the City Council). All public hearings are televised and broadcast live on the local cable channel. Notification is given through legal ad publishing in the Desert Dispatch (the local newspaper of General Circulation) in advance of each hearing and copies of the draft Element are available for review at City Hall and the public library. In addition, copies of the Element are sent to the local school district. In addition to noticing the public hearings in the local newspaper and making the draft of the housing element available to the general public at the library and City Hall, the City has identified the primary stakeholders that represent the interests of lower income households in the City of Barstow. The primary identified stakeholders include Desert Manna Ministries, which operates the Desert Manna emergency shelter, New Hope Village transitional housing program for families, Haley House, a temporary shelter for


battered women and children, and the San Bernardino County Housing Authority, that provides for over 200 units of conventional public housing in the City and about 150 Section 8 Housing Vouchers. Desert Manna Ministries and Haley House were both contacted during the preparation of the housing element and they were asked to report on what the need is for emergency and transitional housing and how they were addressing that need. Desert Manna Ministries reported there are long-term plans to develop a new larger emergency shelter with a larger capacity to provide job training and counseling services. A notice was sent to the San Bernardino Housing Authority inviting them to attend and comment on the City of Barstow Housing Element as the draft revisions were being presented to the City’s Planning Commission at a public hearing on January 12, 2009. The City noted any comments received and/or incorporated into the Housing Element from the public or any stakeholders in the community that represent the interests of lower income households.

With establishment of a local redevelopment housing fund in 1996, Barstow continues to support implementation of several housing programs, including a local housing rehabilitation program, first-time homebuyer program and neighborhood enhancement program. During the development of these programs, each was presented before the City of Barstow Redevelopment Agency and public testimony was taken. The public was provided an additional opportunity to comment on these Agency-funded housing programs as part of the Mid-Term review of the 2000-2005 five year Implementation Plan (adopted in January 2004). Public hearings are held annually on the City's participation in the Community Development Block Grant program of the County of San Bernardino. Housing needs are a major expenditure in the Block Grant program, and projects are reviewed for consistency with the General Plan, including this Housing Element. Additionally, each year the Planning Commission and City Council annually conduct a public review of progress made in implementing the programs set forth in the Housing Element as part of the Annual Report prepared in accordance with Section 65400 of the California Government Code. The City intends to continue to cooperate with the San Bernardino County Fair Housing Council and the San Bernardino County Housing Authority in promoting equal housing opportunity for all economic segments of the community.

E. Sources of Information In preparing the Housing Element, various sources of information are consulted. The 2000 Census provides the basis for population and household characteristics. Although dated, no better source of information on demographics is widely accepted. In addition, the 2000 Census must be used in the Housing Element to ensure consistency with other Regional, State and Federal housing plans. However, several sources are used to provide reliable updates of the 2000 Census. These are listed below. 1. State Department of Finance, Demographic and Research Unit Population and

Housing Estimates, 2007


2. SCAG Regional Housing Needs Assessment, 2007 3. California Association of Realtors 2007/2008 Sales Data 4. Desert Dispatch 5. Southern California Association of Governments (SCAG) 2004 Regional

Transportation Plan

6. Home Mortgage Disclosure Act (HMDA) data for 2007

To supplement published data, interviews were conducted with City staff, local realtors, local real estate rental agencies, service providers, and others with knowledge of the local housing market and housing needs of City residents. In addition to providing information on the citywide level, information is also provided at the census tract level to allow comparison among different areas in Barstow. These are comprised of Census Tracts 93 and 94 - northern Barstow, Census Tract 95 - central Barstow, Census Tract 118 – western Barstow, Census Tract 120 – southern Barstow, and Census Tract 96.03 – eastern Barstow (Refer to Figure 2). Only those portions of census tracts that fall within the City boundaries are evaluated. The annexation of Census Tract 96.03 (annexed in 1998) is not included in the 2000 Census and is not reflected in 2000 Census data presented in this Element.


Figure 2 City of Barstow Census Tracts


II. BACKGROUND INFORMATION A successful strategy for improving housing conditions must be preceded by an assessment of the housing needs of the community and region. This section discusses the components of housing need, that is, the trends in the City's population, households, and employment base and the type of housing available. Since these changes have not occurred in a vacuum, the regional context is also presented. The analysis, which follows, is broken down into six major subsections. Section A, Population Characteristics, analyzes the City of Barstow in terms of individual persons and identifies any population trends that may affect future housing needs. Section B, Household Characteristics, analyzes Barstow in terms of households, or living groups, to see how past and expected household changes will affect housing needs. Section C, Employment Characteristics, analyzes individual persons in Barstow again, in terms of occupation and employment sources as this directly affects the need for and location of housing. Section D, Housing Stock Characteristics, analyzes the housing units in Barstow in terms of availability, affordability, and condition. Section E, Preservation of Assisted Housing, identifies the assisted housing units in the City that are at-risk of conversion to market rate units since this directly affects the amount of affordable housing available. Finally Section F, Energy Conservation, reviews the City’s energy conservation programs which affect utility costs that impact the affordability of housing. This information can be used to help identify programs that are needed to ensure that the existing and future housing stock meets the housing needs of every segment of the City's population. Analysis in each of these subsections provides a database upon which decisions concerning programs and policies for the provision of adequate housing in the City can be based. A. Population Characteristics The 2007 population of Barstow is estimated by the California Department of Finance to be 23,943 persons, ranking it 20th among the 24 cities in San Bernardino County. As illustrated in Table 2, Barstow experienced only minor population growth in the 1970s (1.4 percent). However during the 1980s, the City's population increased by more than 21 percent. This was due primarily to the resurgence of Fort Irwin and expanded military activities at the Nebo Annex. The City serves as the source of housing for both the military and civilian population, but primarily for civilian employees. In the 1990s, growth slowed and a comparison with the 2000 Census revealed a slight population decrease of 1.6 percent. Population growth was slow despite annexations that occurred during the decade including a portion of Census Tract 93 (annexed in 1995) and census Tract 96.03 (annexed in 1998). This suggests that the economic recession in the early 1990s impacted the City and by the late 1990s, the City had still not fully rebounded. Population growth rose again in 2000 with a 13.4 percent increase from 2000 to 2007.


Table 2 City Of Barstow

Historic Population Figures

1970 1980 1990 2000 2007 Total Population 17,442 17,690 21,472 21,119 23,943 Group Quarters 45 77 155 395 330 In Households 17,397 17,613 21,317 20,724 23,613

Sources: U.S. Bureau of the Census, 1970, 1980, 1990 and 2000 Census Reports; State of Calif., Dept. of Finance, City/County Population and Housing Estimated 1/1/2007.

According to the population growth figures of the State Department of Finance, the cities that comprise the San Bernardino Desert subregion (which include Adelanto, Apple Valley, Barstow, Hesperia, Needles, Twentynine Palms, and Victorville) grew from 239,693 to 340,382 persons between 2000 and 2007, an increase of 42 percent. This increase is higher than the overall 18.6 percent increase for the county as a whole. Barstow’s population growth of 13.4 percent is below that for the subregion and the county as a whole. This is due to the fact that the growth of Victor Valley cities, including Adelanto, Apple Valley, Hesperia and Victorville, stems from their role as “bedroom communities” for workers commuting to jobs in the San Bernardino and Los Angeles basins. Barstow, however, provides housing primarily for workers in the City and the northern desert area. The SCAG 2004 Regional Transportation Plan (RTP) assumed that Barstow will grow at a rate of approximately 2.6 percent per year between 2000 and the year 2020, resulting in a total population of 32,215 persons. This projection is based on region-wide trends throughout Southern California and assumes a dramatic increase in persons from west of the San Gabriel and San Bernardino Mountains moving in an eastern direction into the desert. However, the SCAG projections run counter to historical rates of population increase for Barstow, even during the years of high growth during the 1980s. From a historical perspective, Barstow lost population at a rate of approximately 2.0 percent per year in the early 1970s. The City grew at about 1.0 percent per year from the mid-1970s through 1981. While the City grew at an average 2.1 percent per year through the 1980’s, there was a decline in population from 1990 to 2000 of 1.6 percent. During the period 2000 to 2007 the City again began experiencing an annual growth rate of nearly 2 percent per year. This suggests the City has not had a consistent or a robust housing demand, and the area appears to be affected by economic and regional influences. Based on the Barstow General Plan projected average growth rate of 2.0 percent, the City's population could be expected to increase by more than 8,000 residents (40 percent) by the year 2020.This projected growth rate is less than the 2.6 percent projection based on the Southern California Association of Government’s projections (Table 3). Although much of the past growth in the area has been due to the expansion of military activities, development of other employment opportunities will play an integral role in the growth of


the City. Among the evolving opportunities include the continued expansion of the Outlet Mall area, a City sponsored industrial park, future annexations of land into the City, and a number of minor commercial and industrial projects.

Table 3 Population Trends: Barstow and San Bernardino County

1970 – 2020

Jurisdiction 1970(a) 1980(a) 1990(a) 2000(a) 2007(b) 2020 % Increase (1970-2020)Barstow 17,442 17,690 21,472 21,119 23,943 32,215 (c) 84.6%

684,072 895,016 1,418,380 1,709,434 2,028,013 2,397,709 (c) 250.0% San Bernardino

Sources: (a) U.S. Dept. of Commerce, Bureau of the Census, 1970, 1980, 1990,2000 Census Reports; (b) State of California, Dept. of Finance, City/County Population and Housing Estimates 1/1/2007 (c) SCAG 2004 Regional Transportation Plan (RTP) projections

Age Characteristics

While there was a slight decline in Barstow's population during the 1990-2000 period, there has been a significant change in the character of the City's population. The median age in Barstow rose during this time period from almost 29 to over 32 years of age. This increase in median age reflects a decline in the proportion of City residents under 5 years of age, and an increase in middle aged residents between 35 to 54 years of age as well as the 65 and above age groups, as shown in Table 4. This trend, which first began in the 1970s, can be partially attributed to the fact that many families

bought homes when they were first built and now those families have aged. With one-quarter of Barstow's population between the ages of 35 and 54, the proportion of elderly in the City will likely continue to grow as this cohort ages. This is consistent with nationwide trends of a larger elderly population.


Table 4 Age Distribution 1990 to 2000

1990 2000

Age Group Persons % of Total Persons % of Total

San Bernardino

County % of Total

Under 5 years 2,075 9.7% 1,755 8.3% 8.4%

5-9 1,946 9.1% 1,927 9.1% 9.6%

10-14 1,702 7.9% 1,783 8.4% 9.3%

15-19 1,556 7.2% 1,710 8.1% 8.3%

20-24 1,922 9.0% 1,520 7.2% 7.1%

25-34 3,888 18.1% 2,640 12.5% 14.2%

35-44 2,871 13.4% 3,149 14.9% 15.9%

45-54 1,883 8.8% 2,502 11.9% 11.9%

55-64 1,694 7.7% 1,584 7.5% 6.8%

65-74 1,203 5.5% 1,385 6.6% 4.8%

75+ 732 3.6% 1.164 5.5% 3.8%

Total 21,472 100.0% 21,119 100.0% 100.0%

Median Age N.A. 32.1 yrs 30.3 yrs

Source: 1990 and 2000 U.S. Census Race/Ethnicity Characteristics Table 5 presents the race and ethnic make-up of Barstow residents in 2000. As this table reveals, the majority of the City's residents are White and comprised 57.1 percent of Barstow's 2000 population. This is similar to the 58.9 percent Whites County-wide. The proportion of Whites has decreased from 67 percent in 1990, reflecting an influx of other race/ethnic groups. The second largest race/ethnic group in the City is persons of Hispanic origin, representing 36.5 percent of the City's 2000 population, as compared to 31.3 percent in 1990. It should be noted, however, that persons of Hispanic origin are now a self-designated category separate from race (see Table 5). Some Other Race and Two or


More Races comprise 24.9 percent of the population, suggesting a more diverse racial make-up of the population. Blacks comprised 11.6 percent of the City's population in 2000, compared to 10.4 percent in 1990, while the Asian population remained the same at about 3 percent. Native Hawaiian/Other Pacific Islander and American Indian/Alaskan Native are the least represented racial groups at .9 percent and 2.4 percent, respectively.


Race and Ethnicity: 2000

Race/Ethnicity # of Persons % of Population White 12,059 57.1 % Black 2,450 11.6% American Indian and Alaskan Native 510 2.4% Asian 650 3.1% Native Hawaiian/Other Pacific Islander 200 .9% Some Other Race 3,886 18.4% Two or More Races 1,364 6.5%

Totals 21,119 100% Hispanic 7,708 36.5%

Source: U.S. Department of Commerce, Bureau of the Census, 2000 Census Report.

Two of the five census tracts, as illustrated in Figure 3, reflect less racial diversity than the other three census tracts. Census Tract 118, which is located in the southwest part of the City, and Census Tract 93 located in the northeast area of the City are the least racially diverse areas in the City, with White persons comprising over 70 percent of their resident populations. Blacks represent less than 5 percent of the population in these tracts with each of the other racial categories representing less than 2 percent in each case. These tracts are ethnically diverse with about one-third of the population being Hispanic. Census Tract 94, in the northwestern part of the City, on the other hand, exhibits the highest racial and ethnic diversity in Hispanic (51.6 percent), Black (12.3 percent), American Indian (3.1 percent) and Other (30.5 percent) racial/ethnic populations. The resident population in Census Tracts 95 and 120 generally parallels the racial make-up of the City as a whole.


Figure 3 City of Barstow

Race and Ethnicity


B. Household Characteristics The characteristics of the population provide an essential component toward the understanding of growth and change in the City. In addition, information collected on the household level provides a good base for the analysis of a community's housing needs. The Bureau of the Census defines a household as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood, and unrelated individuals living together. Persons living in retirement or convalescent homes, dormitories, or other group living situations are not considered households. In 2000, there were a total of 7,647 households in the City of Barstow, a slight decrease from 1990 (see Table 6). According to the Department of Finance estimates, the City grew to 9,949 households in 2007, representing an increase of 30 percent during the seven year period. Of the 2000 household total, Barstow still remains a predominantly family-oriented City with over 68 percent of its households comprised of families. Twenty-five percent of all households involve single persons living alone, a minor increase over 1990. The remaining 5 percent of the City's households fall within the "Other" category, representing individuals who share a housing unit and are not related by blood or marriage.


Household Characteristics: 1990-2000

Type 1990 Households

% of Total Households

2000 Households

% of Total Households

Family 5,535 72.4% 5,252 68.7% Singles 1,700 22.2% 1,981 25.9% Other 416 5.4% 414 5.4% Total 7,651 100.0% 7,647 100.0%

Source: U.S. Dept. of Commerce, Bureau of the Census, 1990 & 2000 Census Report. California Department of Finance 2007 Population and Housing Estimates Household Size Household size is an important indicator identifying sources of population growth as well as overcrowding in individual housing units. A city's average household size will increase over time if trends move toward larger families. In communities where the population is aging, the average household size may actually decline. Average household size in Barstow was 2.85 persons per unit in 1980 and has decreased steadily to 2.79 in 1990 and 2.71 in 2000 (see Table 7). San Bernardino County reflects the opposite trend with the average household size increasing from 2.82 in 1980 to 3.15 in 2000. While the County's average household size increased, Barstow has continued its trend toward smaller households, until 2007 when there was an estimated increase in household size. The trend in decreasing household size may reflect a changing character of the population, with increases in the middle age group and the 65-74 age group. The result


may be smaller household size as middle age groups continue to age and previous family households reduce in size.


Household Size: 1980-2000

1980 1990 2000 2007 Barstow 2.85 2.79 2.71 2.85 San Bernardino County 2.82 2.97 3.15 3.31 Source: U.S. Dept. of Commerce, Bureau of the Census 1980,

1990 and 2000 Census Reports. Department of Finance 2007 Population and Housing Estimates.

Overcrowding The Census defines overcrowded households as units with more than one (1) person per room, excluding bathrooms, kitchens, hallways, and porches. Overcrowding reflects the inability of households to buy or rent housing which provides reasonable privacy for their residents. Current figures on overcrowding come from the 2000 Census. SCAG identifies housing needs based on its Regional Housing Needs Assessment (RHNA), which determines the existing need for each community within a six-county region. Existing need is defined by the number of households with one or more federally-defined “housing problems.” These housing problems include: 1) overcrowding; 2) overpayment; and 3) substandard housing. The 2000 Census reveals that 12.8 percent of the occupied housing in Barstow was considered overcrowded, translating to approximately 983 units in 2000; this proportion is less than the rate of overcrowding evidenced County-wide (14.6 percent). As is apparent from Table 8, overcrowding is a greater problem for renters at 20.6 percent compared to 6.3 percent for owners. As is apparent in Figure 9, overcrowding is highest in Census Tract 94, the northern section of the City, with 19 percent of the households defined as overcrowded. This census tract has a high number of large families, more multi-family projects, and a lower income level than the rest of the City. There also is a high percentage of minority groups in this tract. Census Tract 95, in the center of the City, also exhibits a high rate of overcrowding, with 14 percent of households defined as overcrowded.

Table 8 Overcrowding by Tenure in Barstow: 2000

Tenure Total Housing

Units Overcrowded Households

Percentage Severely Overcrowded Households

Percentage

Renters 3,496 721 20.6% 322 9.2% Owners 4,180 262 6.3% 140 3.3% Source: U.S. Dept. of Commerce, Bureau of the Census, 2000 Census Report


Figure 4 City of Barstow Overcrowding by Census Tract


The majority of the City's existing housing stock consists of small units with 3 or fewer bedrooms. The predominance of overcrowding in Barstow occurs in the City's rental housing stock, indicating the need for larger rental units and/or rental subsidies to allow large households to afford adequately sized units. In addition, as shown in Table 8, not only are twice as many renters than owners overcrowded, almost half of overcrowded renters are considered severely overcrowded (1.51 or more persons per room). Income The major factor, which constrains the ability of a household to obtain adequate housing, is income. Table 9 shows that in 1999, the median household income in Barstow was $35,069, below that for the County ($42,066), and slightly lower than that in the City of Victorville ($36,187). Since 1989, incomes in Barstow have not kept pace with the rise in incomes experienced in both the County and in Victorville (see Table 9). While Barstow's 1999 median household income of $35,069 is only about 3 percent below the median income reported for Victorville, it is more than 16 percent lower than that for the County. However, the discrepancy in income growth between 1989-1999 illustrated in Table 9 is reflective of the vast amounts of residential development occurring in Victorville and the Victor Valley and in the San Bernardino Valley portions of the County. These areas have attracted a more affluent resident base than in Barstow which has experienced only limited growth.

Table 9 Median Household Income:

Barstow and Surrounding Areas: 1989 and 1999

Jurisdiction 1989 Median Income 1999 Median Income % Increase Barstow $29,289 $35,069 +19.7.% Victorville $29,698 $36,187 +21.8% San Bernardino County $33,443 $42,066 +25.8%

Source: U.S. Dept. of Commerce, Bureau of the Census, 1990 & 2000 Census Report. According to the 2000 Census, household income levels vary widely in Barstow. Table 10 presents the estimated number and proportion of the City's 1999 households which fall within a series of 10 income ranges. Nearly 56 percent of the City's households earn annual incomes of between $10,000 and $49,999. At the opposite end of this spectrum, 11.6 percent of Barstow households made less than $10,000 per year in 1999, while over 32 percent earned $50,000 or more annually.



Household Income: 1999

Income Range # of Households

% of Households

Under $10,000 891 11.6% $10,000 - $14,999 738 9.6% $15,000 - $24,999 1,190 15.5% $25,000 - $34,999 1,007 13.1% $35,000 - $49,999 1,383 18.0% $50,000 - $74,999 1,385 18.1% $75,000 - $99,999 606 7.9% $100,000 - $149,999 358 4.7% $150,000 - $199,999 73 1.0% $200,000 or more 39 0.5%

Totals 7,670 100.0% Source: U.S. Dept. of Commerce, Bureau of the Census, 2000 Census Report.

The Department of Housing and Urban Development and the State Department of Housing and Community Development have developed the following income categories and their definitions:

• Very Low Income - less than 50 percent of the County median. • Low Income - between 51 and 80 percent of the County median. • Moderate Income - between 81 and 120 percent of the County median. • Above-Moderate Income - greater than 120 percent of the County median.

The City's 1989 and 1999 income distribution can be divided into these four income groups through interpolation, as presented in Table 11. Comparing the City’s income distribution in these two years provides insight into the changing income characteristics of the City's population. The number of very low income households in Barstow has increased by 624 during the 1989-1999 period, representing a 30 percent increase, the largest increase of any of the four income groups. The City also experienced a significant 20 percent decrease in upper income households during the period. Of the City’s 1999 households, 34.9 percent earned less than 50 percent of the County median income, as compared with 26.8 percent in 1989. Moderate income households have experienced relatively little change remaining at 22 percent of total households. Finally, the proportion of upper income households to total households decreased from approximately 31 percent to 24 percent, and the actual number of upper income households decreased by 485. The change in income distribution in the City, in particular the increase in very low income households may have resulted from an in-migration of lower income individuals into the City. The reduction of upper income groups may have resulted largely from the County median household income surpassing that of Barstow's.


Household incomes vary significantly among different geographic subareas in Barstow. According to 2000 Census statistics, the greatest concentration of very low and low income households are located in the northern portion of the City in Census Tract 94. The poverty level in this area is around 41 percent of all residents. Census Tract 94 also has the highest amount of overcrowding, the largest number of renters and is the most racially diverse.


Income Groups: 1989 & 1999

Income Groups 1989 1999 Change 1989-99 # % # % # % Very Low Income (0 - 50% of County Median)

2,051 26.8% 2,675 34.9 624 30.4

Low Income (51% - 80%) 1,324 17.3% 1,360 17.7 36 02.7 Moderate Income (81% - 120%) 1,874 24.5% 1,718 22.4 -156 -08.3 Above Moderate Income (> 120%) 2,402 31.4% 1,917 25.0 -485 --20.2 Totals: 7,651 100.0% 7,670 100.0 19 0.25 Source: U.S. Dept. of Commerce, Bureau of the Census, 1990 & 2000 Census Report.

Housing Affordability State and Federal standards for housing overpayment are based on an income-to-housing cost ratio of 30 percent and above. Households paying greater than 30 percent of their income have less income available for other necessities such as food, clothing, utilities and health care. It is recognized, however, that above moderate income households are generally capable of paying a larger proportion of their income for housing, and therefore estimates of housing overpayment generally focus on lower income groups. According to the 2006 SCAG Regional Housing Needs Assessment’s statement of existing housing need, an estimated 1,459 of Barstow's lower income households were paying more than 30 percent of their income on rent or mortgage payments. Of these overpaying households, 1,200 are classified as very low income, translating to approximately 50 percent of the City's very low income households overpaying for housing. Among low income households, the rate of overpayment drops to about 21 percent, or a total of 259 overpaying households. Moderate and above moderate income households who are paying more than 30 percent of their income for housing are likely to be first-time homebuyers who have chosen to spend more for housing in order to attain homeownership. The distinction between renter and owner housing overpayment is important because, while homeowners may over-extend themselves financially to afford the option of home purchase, the owner always maintains the option of selling the home. Renters, on the other hand, are limited to the rental market, and are generally required to pay the rent established in that market. The SCAG Regional Housing Needs Assessment has broken


down housing overpayment by housing tenure, as presented in Table 12. Of the total 1,459 lower income households in Barstow identified as overpaying households, 864 were renter households and only 595 were owner households. This discrepancy is largely reflective of the tendency of renters to have lower incomes than owner households.


Households Paying Greater Than 30 Percent of Income for Shelter

Household Tenure Very Low Income Low Income

Moderate Income and Above Total

Owner 430 165 219 814 Renter 770 94 19 883 Total 1,200 259 238 1,697

Source: 2007 SCAG RHNA. Special Needs Groups Certain segments of the population may have a more difficult time finding decent, affordable housing due to special circumstances. In Barstow, these "special needs" groups include the elderly, disabled, extremely low income, large households, female-headed households, farmworkers, and the homeless. The number of special needs households and/or persons in Barstow is summarized in Table 13.


Summary Of Special Needs Groups: 2000

Needs Group Number of Households/Persons

% of Total Households/Population

Elderly Persons (65+) 2,549 12.1% Disabled Persons 4,106 19.4% Extremely Low Income 1,180 15.3% Large Related Households 1,088 14.2% Female-headed Households 1,352 17.6% Farmworkers 113 0.5% Homeless Persons 50 0.2% Source: U. S. Dept. of Commerce, Bureau of the Census, 2000 Census Report.


Elderly: The special needs of many elderly households result from their lower, fixed incomes, physical disabilities, and dependence needs. An estimated 2,549 elderly persons (65 years and over) resided in Barstow in 2000, representing 12.1 percent of the total population. The proportion of elderly can be expected to increase as those persons between the age of 35 and 64 grow older. Escalating housing costs, particularly in the rental market, severely impact housing

affordability for the elderly, who are usually on fixed incomes. While an estimated 51 percent of Barstow's elderly are homeowners, a significant number of the City's mobile home park residents are elderly. According to the 2000 Census, there are 100 seniors whose incomes fell below the poverty level in Barstow. Housing needs of the elderly can be addressed through conservation of existing mobile home parks, congregate housing, rental subsidies, housing rehabilitation assistance, and other types of homeowner assistance for seniors in single-family and mobile homes. Currently there is one dedicated senior housing complex, the Barstow Retirement Plaza, located in the City. Disabled: Physical disabilities can hinder access to housing units of traditional design as well as limit the ability to earn adequate income. In 2000, approximately 19.4 percent of Barstow's population reported having a disability. This figure includes age-related as well as other disabilities. Housing opportunities for the physically disabled can be maximized through the provision of affordable, barrier-free housing. Special modifications include units with access ramps, wider doorways, assist bars in bathrooms, lower cabinets, and elevators. This is accomplished through compliance with the Federal Americans with Disabilities Act (ADA) and the 2007 Title 24 Part 2, California Building Code regulations. In further addressing the housing needs of disabled persons, the City currently allows residential care facilities for six (6) or less persons by right in all residential zones and residential care facilities for seven (7) or more persons in all residential zones by Conditional Use Permit (CUP). The City has not established maximum concentration requirements for residential care facilities or enacted any site planning requirements that could constrain the development of housing for persons with disabilities. The City has not established any special or unique parking requirements for housing for persons with disabilities, but has the ability to reduce/waive the parking requirements for such projects through the Density Bonus and CUP provisions of its Zoning Ordinance. Accessibility improvements (i.e., elimination of architectural barriers) in homes occupied by disabled persons are an eligible activity under the housing rehabilitation programs offered to Barstow residents by the City and the County of San Bernardino. In addition to these measures that it has already undertaken to address the housing needs of the disabled, the City intends to adopt a reasonable accommodation procedure as discussed in Chapter 6 of this element.


Large Related Households: Large related households are identified as a group with special housing needs based on the limited availability of adequately sized, affordable housing units. Large households are often of lower income, frequently resulting in the overcrowding of smaller dwelling units and in turn accelerating unit deterioration. In addition, large families often have difficulty finding rental units which qualify for the Section 8 Rental Assistance Program due to the larger units exceeding maximum rent limits, combined with the reluctance of some landlords to rent to large families. Approximately 14 percent of Barstow's households in 2000 had five or more members, translating to 1,088 households. This represents a decrease from 1990 when large households comprised 18 percent of the City's total households. According to the 2000 Census, there is a disparity between the number of larger rental units available in the City and the number of large households in Barstow. For example, as shown in Table 14, only about one-quarter of the City’s rental units have three or more bedrooms, despite the fact that 50 percent of Barstow’s large households are renters. On the other hand, about 70 percent of the City’s ownership units have three or more bedrooms. The housing needs of large households can be addressed through the expansion of existing smaller units, and the provision of new, affordably-priced larger units. The fact that the majority of unit overcrowding occurs in the City's rental housing stock indicates the need for larger rental units and/or rental subsidies to allow for large households to afford adequately sized units.

Table 14 Housing Stock by Bedroom Mix

#Bedrooms Rental Units Owner Units Total

0 278 45 323 1 1,044 367 1,411 2 1,237 861 2,098 3 725 2,105 2,830 4 187 740 927 5+ 25 62 87

Total: 3,496 4,180 7,676 Source: U.S. Dept. of Commerce, Bureau of the Census, 2000 Census Report.

Female-Headed Households: Female-headed households tend to have lower incomes, thus limiting housing availability for this group. In 2000, 17.6 percent of Barstow's households were headed by women, representing a total of 1,352 female-headed households. Of these, approximately 907 (67 percent) have dependent children under 18 years of age. While there is no definitive data regarding the housing tenure of this group, it can be assumed that low incomes preclude the option of homeownership for most female-headed households. According to 2000 Census data, 34 percent of all female-headed households live in poverty. In fact, 40 percent of those female-headed households with children under the age of 18 years and 50 percent of those with children below the age of 5 years live below the poverty line in Barstow. Thus, providing housing opportunities for female-headed households relates both to affordability and services related to the care of children, such as day care, schools, and recreational facilities.


Extremely Low Income Households The 2007 SCAG Regional Housing Need Allocation Plan reported that Barstow had a total of 850 renter households and 330 owner households that were extremely low income. The combined total of 1,180 households represents over 14 percent of the City’s households. Extremely low income households represent the highest need group in terms of affordable housing as the greatest amount of subsidies are needed to assist this group. Farmworkers: The special housing needs of many farmworkers stem from their low wages and the insecure nature of their employment. The 2000 Census identifies 113 farmworkers in Barstow. However, since the predominant agricultural crops in the area are field crops such as alfalfa, which are mechanically harvested, these persons are unlikely to be migrants. Like other lower income individuals, the housing needs of farmworkers can be addressed through the provision of affordable housing opportunities. Homeless: Throughout the country, homelessness has become an increasing problem. Factors contributing to the rise in homeless include the general lack of housing affordable to low and moderate income persons, increases in the number of persons whose incomes fall below the poverty level, reductions in public subsidy to the poor, and the de-institutionalization of the mentally ill. Based on Barstow's location on one of the major access routes to the Los Angeles area, the City receives a number of individuals and families who become stranded as a result of transportation difficulties. According to an estimate provided by the emergency shelter, there are on average approximately 50 homeless individuals on the street every night in Barstow. The churches in the Barstow area have joined together to provide emergency services to the homeless including motel and transportation vouchers, food, clothing, counseling and referrals as needed. This coalition of churches sponsored the development of an emergency shelter, "Desert Manna," which opened in 1989. Desert Manna is operated by Desert Manna Ministries, Inc., a nonprofit corporation in the City. The shelter is divided into two dormitories, one for women and one for men, and houses a total of 32 individuals. There are long-term plans to develop a new larger emergency shelter with a larger capacity to provide job training and counseling services. New Hope Village is a 6-unit transitional housing program for families, which opened in 1999. The program provides job training, counseling, child care, and housing to homeless families and individuals. In addition to Desert Manna and New Hope Village, emergency shelter and services are provided to battered women and children at Haley House. This temporary shelter has been in existence for over eight years and offers overnight accommodations, food, clothing, medical services, counseling, referrals for housing and employment, and job training through the Equal Opportunity Placement Service at Barstow College. Haley House has a shelter capacity adequate to house 15 women and children. The director of the shelter indicated that the House serves an average of between 8-12 women and children per


month. Over 75 percent of the women served are from San Bernardino County and, of those, half are residents from the High Desert Area.

C. Employment Characteristics One of the factors that can contribute to an increase in the demand for housing in an area is an expansion of the employment base. Barstow's economic base is the result of the City's location near major transportation links and its proximity to several large military facilities. Two employment sectors, transportation and government, account for a significant portion of the region's economic base. In recent years, there has been a trend towards the diversification of the City's economic base with the expansion of commercial as seen with growth in retail trade in the region. The 2000 Census classified 9,021 persons living within Barstow as being part of the labor force. Of this total, 8,769 persons were in the civilian labor force with a total of 7,861 persons employed. In the 2000 Census, the unemployment rate was 5.9 percent in Barstow, which was higher than the County unemployment rate of 4.9 percent for that same period. This rate has increased over the past eight years. According to data from the State Employment Development Department, the rate of unemployment in Barstow increased to 7.9 percent by 2008, consistent with an increase in the unemployment rate countywide to 6.3 percent. The civilian labor force employed in the categories listed in Table 15 numbered 7,861 persons in 2000. Nearly one-third of the City’s residents are employed in government-related sectors and about 15 percent in the retail sector. The next two categories in which Barstow residents are employed include: Arts, entertainment, recreation, accommodation and food; and Transportation, warehousing and utilities. These sectors employ approximately 12 percent and 11 percent of City residents, respectively. As of 2008, the City of Barstow had estimated an employment base of approximately 14,100 jobs. The military continues to be a major employer with almost 2,500 civilian jobs. BNSF Railway remains a major employer within the Barstow area with a substantial number of its employees working in the classification yard. Defense-related businesses provide for another 1,200 jobs. The other major employers in the City include government supported positions in education, county and city governments, and retail businesses. Commercial employment has increased in recent years with the expansion of retail development in and around the City. Lower level retail positions in the City increase the demand for affordable housing opportunities for these predominately lower income workers (see Table 16). Additional commercial, industrial, and institutional development in the City and/or surrounding area will generate demand for a range of housing types and prices.


Table 15

City Of Barstow Labor Force by Industry

Industry Persons Percent Agriculture, forestry, fishing and hunting , and mining 74 0.9 Construction 312 4.0 Manufacturing 509 6.5 Wholesale trade 127 1.6 Retail trade 1,201 15.3 Transportation, warehousing, and utilities 879 11.2 Information 159 2.0 Finance, insurance, real estate, and rental and leasing 253 3.2 Professional, scientific, management, administrative 541 6.9 Educational, health and social services 1,301 16.6 Arts, entertainment, recreation, accommodation and food 962 12.2 Other services (except public administration) 523 6.7 Public Administration 1,020 13.0

Total: 7,861 100% Source: U.S. Dept. of Commerce, Bureau of the Census, 2000 Census Report.


Table 16 City Of Barstow Major Employers

Employer Number of

Employees Service or Product

Ft. Irwin National Training Center 5,723 National Defense (900 civilian)Marine Corps Logistics Base 1,671 National Defense (1,567 civilian)Burlington Northern Santa Fe Railroad 1,000 RailroadNorthrop Grumman 800 National Defense Barstow Unified School District 700 Education AP World Service 481 Facility Maintenance Tanger Outlet Stores 400 RetailRaytheon Technical Services Co., LLC 396 National Defense San Bernardino County Government 285 County Government Wal-Mart. 275 RetailBarstow Community Hospital 255 Health Facility Silver Lake School District 244 EducationITT Industries Systems - Goldstone 180 Space tracking station Barstow Outlet Stores 175 RetailHome Depot 150 RetailTravel Centers of America 150 Travel Center/Truck StopVeteran’s Home of CA - Barstow 125 Veterans Affairs City of Barstow 122 Municipal GovernmentBarstow Community College 104 Higher Education Flying J 100 Travel Center/Truck StopFirst Students 100 School Transportation Southern California Edison 100 Utility Stater Bros. 85 GroceryVons 80 GroceryFood for Less 75 GroceryCalifornia Highway Patrol 65 State Government Bureau of Land Management 53 Federal Government Newmark International 45 Concrete Pole ManufacturerValley Lumber 40 Manufacturer/Retail Quigley’s Restaurant 40 Food Service Desert Ambulance 35 Health and Safety Diamond Pacific Tool 30 Lapidary Grinding Wheels Burrtec Waste Industries 27 Waste Disposal Source: City of Barstow, 2008

According to the Barstow General Plan, the City is projected to have an estimated employment base of 28,600 jobs by the year 2020 (current City boundaries). In the past, Barstow’s housing market has been significantly impacted by growth in employment at Fort Irwin. Since Barstow is the nearest urban center to Fort Irwin, some military families and many of the civilian personnel live in the City. However, Fort Irwin currently provides on-site housing for over 95 percent of its military employees. The staff at Ft. Irwin does not


anticipate any growth in the number of personnel at the base and no significant increase in the future is expected which might impact the Barstow housing market. Jobs-Housing Balance: Another measure of a community's employment opportunities with the needs of its residents is through a "jobs-housing balance" test. The State Legislature established Government Code Section 65890.1, the intent of which is to encourage land use patterns which balance the location of employment-generating uses with residential uses. A balanced community would have a match between employment and housing opportunities enabling most residents to also work in the community. Comparing the current estimated number of jobs in Barstow (14,111) to the number of housing units (9,949) indicates a jobs-housing ratio of 1.42:1.00 for the City. This compares with a jobs/housing ratio of 1.45:1.00 based on SCAG 1997 growth forecast base year data. The fact that this ratio exceeds 1.0 indicates that Barstow is providing more jobs than it is housing, reflective of the City's stature as one of the few employment centers in the Upper Desert Area. As a comparison, in 1997 the jobs-housing ratio for the SCAG region was 1.25:1.0. Victor Valley cities had jobs-housing ratios of .69/1.00 for Apple Valley, .74/1.00 for Hesperia and 1.53/1.00 for Victorville. This data supports the fact that a significant number of the moderate and upper income employees who work in Barstow live outside the City in communities such as Hesperia and Apple Valley. The City would like to encourage these workers to remain in the City by providing more upscale housing, and is hopeful with an upswing in the regional housing market, Barstow will be able to attract more moderate priced housing development in its jurisdiction. D. Housing Stock Characteristics With a 2000 housing stock of 9,153 units, Barstow represents a mid-sized community in the San Bernardino Desert Subregion. During the period 2000-2007, Barstow grew at a much slower rate (8.7 percent) than both the County as a whole (12.6 percent), and Victor Valley cities in particular, including Adelanto, which grew by 49 percent, and Victorville which grew by 46 percent (see Table 17). The tremendous housing growth in the Victor Valley communities stems largely from their role as “bedroom communities” for workers commuting to jobs in the San Bernardino and Los Angeles basins. In contrast, Barstow provides housing primarily for workers in the City and the northern desert area. The City’s limited growth during the period 2000-2007 is an increase compared to Barstow’s very slow growth during the 1990s. The City’s 2020 General Plan provides for nearly a doubling in residential development within the current City limits, as well as additional growth potential in the Sphere of Influence.


Table 17 Housing Growth: Barstow, Victor Valley

and San Bernard ino County 2000-2007

Number of Housing Units

Jurisdiction 2000 2007 Percent Increase2000-2007

Adelanto 5,547 8,304 49.7% Apple Valley 20,163 24,866 23.3% Barstow 9,153 9,949 8.7% Hesperia 21,348 27,874 30.6% Victorville 22,498 32,979 46.6% San Bernardino County 601,369 676,909 12.6%

Source: U.S. Dept. of Commerce, Bureau of the Census, 2000 Census Report. Source: Dept. of Finance, Controlled Population and Housing Estimates, 1-1-07. Housing Type and Tenure In order to determine the extent of housing need in the City of Barstow, the analysis must include not only population, household, and employment characteristics, but also the type of housing available. Housing need is defined as the difference between the type of housing required by the City's existing and projected population and the type of housing available. The size, price, and condition of existing units are the major factors in determining suitability. The City’s 2007 housing stock is comprised of 56 percent single-family, 33 percent multi-family, and 11 percent mobile home units. Multi-family housing development within the City reached a peak in the 1990’s, with a resurgence in recent years that has primarily consisted of large family affordable apartments. This can be attributed in part to the demand for rental housing from the Fort Irwin and Marine Corps Nebo Annex personnel, which reopened during the early part of the 1980s. Multi-family housing construction outpaced single-family construction during the 1990’s. The City’s 2020 General Plan provides for a balance in future residential growth, with approximately 7,067 additional single-family and 594 additional multi-family units envisioned within the City’s current City boundaries.

Table 18

City Of Barstow Housing Trends: 1990-2007

Housing Type Number of Housing Units Change 1990-2000 Change 2000-2007

1990 (a) 2000 (a) 2007(b) # % # % Single-Family 5,046 5,125 5,524 79 1.6% 399 7.8% Multi-Family 2,552 2,919 3,310 367 14.4% 391 13.4% Mobile Homes 911 1,079 1,115 168 18.4% 36 3.3%

Totals: 8,509 9,123 9,949 614 7.2% 826 9.0% Sources: (a) U.S. Dept. of Commerce, Bureau of the Census, 1990 & 2000 Census

Report; (b) Dept. of Finance, Controlled Population Estimates, 1-1-07.


The tenure distribution of a community's housing stock (owner versus renter) influences several aspects of the local housing market. Residential mobility is influenced by tenure. Owner-occupied housing evidences a much lower turnover rate than rental housing. Housing overpayment, while faced by many households regardless of tenure, is far more prevalent among renters. Tenure preferences are primarily related to household income, composition, and the age of the householder. Barstow has historically been an owner-occupied community. Between 1970 and 1980, the ratio of owner-occupied to renter-occupied units remained fairly stable, increasing from 63 percent to 65 percent. However by 1990, the City’s owner-occupied rate had declined to 53 percent reflecting the significant increase in multi-family apartment developments during the previous decade. The City owner occupied rate increased slightly in 2000 to 54 percent. Given that over 90 percent of the future housing development provided for under the City’s Land Use Plan is comprised of single-family housing, the City will continue to be a predominately owner-occupied community. Among the City's six census tracts, housing tenure varies significantly (refer to Figure 5). The greatest concentration of renter households is in Census Tract 94 (northern Barstow) -- 66 percent of the units in this area are occupied by renters. Census Tracts 118 (western Barstow) and 93 (northeastern Barstow) contain a much lower proportion of renter households --only 32 percent and 33 percent, respectively. Census Tract 120 (southern Barstow), where 43 percent of the households are renter-occupied, most closely mirrors the City's 2000 owner/renter ratio.


Figure 5 Housing Tenure by Census Tract


Housing Conditions

The accepted standard for major housing rehabilitation needs is normally a 30-year timeframe. As indicated in the 2000 Census, more than 56 percent of Barstow's housing stock was 30 years or older, with an additional 18 percent between 20 and 30 years old. This would indicate the potential need for rehabilitation and continued maintenance of more than 5,182 dwelling units based on age alone. While the 2000 Census did not address the overall condition of housing units, it did reveal that 268 housing units in the City lack complete plumbing facilities and 457 housing units lack complete kitchen facilities. Although the Census is reporting instances of housing lacking plumbing and/or kitchen facilities, the City is unaware of any such circumstances, receiving no complaints or Code Compliance notification of such units. Units lacking kitchen facilities may in fact be hotels/motels used for extended stays. Precise quantification of housing rehabilitation needs is difficult to estimate, but as the housing stock ages there is a growing need for housing repair and maintenance. Lower income households will likely require financial assistance in order to make the necessary repairs. Many of the City's substandard units in need of rehabilitation are located within the flood plain of the Mojave River. This area has been rezoned for industrial use and encourages the removal of existing substandard housing units. The Barstow Redevelopment Agency has been purchasing these homes as they have become available and as available funding permits. Aerial photos indicate there are around 23 buildings remaining in this area.

The City utilizes its code compliance program as the primary tool for bringing substandard units into compliance with City codes and for improving overall housing conditions in Barstow. Some of the City's housing stock has fallen into disrepair due to the inability of elderly and/or low income homeowners to make needed repairs. Although many of these homeowners may have substantial equity in their homes, they do not have the income to afford the

necessary repairs. The City’s Redevelopment Agency (Agency) continues to offer low interest rehabilitation loans/grants to facilitate the rehabilitation of substandard units by elderly and/or low income households. The Agency’s Project Facelift provides financial assistance for lower income property owners for exterior beautification. Housing Costs The cost of housing determines whether or not a household will be able to obtain an adequately-sized unit in good condition in the area in which they wish to locate. In 2000, the median home value in Barstow was $75,700, somewhat less than that in Adelanto. However, it is 23 percent below that for Victorville and about 74 percent below the


Countywide median (refer to Table 19). Updated comparative sales data was obtained from the Los Angeles Times for January 2008. This information shows that housing sales prices have increased County-wide from 2000 levels. The median sales price for homes in Barstow and the surrounding communities in 2008 increased around 50 percent from the 2000 median home price in each of the communities, including the County.

Table 19 Housing Values: Barstow and Surrounding Areas

2000-2008

Jurisdiction 2000 Median

Housing Value January 2008 Barstow $75,700 $112,000 Adelanto $81,700 $199,000 Apple Valley $112,700 $232,000 Hesperia $95,900 $256,000 Victorville $98,700 $237,000 San Bernardino County $131,500 $279,000

Source: U.S. Dept. of Commerce, Bureau of the Census 2000 Census Report; Los Angeles Times, February 2008.

While median housing prices in San Bernardino County increased significantly over the 2000-2007 period, median prices of single-family homes in Barstow have remained well below prices in neighboring Victor Valley cities and the rest of San Bernardino County. In order to obtain detailed information on housing sales activity in the City, housing sales were tracked over the November 2007-January 2008 period through housing data received from Data Quick (refer to Table 20). According to this data, a total of 46 single-family homes were sold in the City during this period, with 50 percent comprised of three bedroom units. Single-family home sales prices in Barstow range from a low of $26,500 to a high of $160,000 for two bedroom units. The median price of a two bedroom home in Barstow was $111,500. Three bedroom units range from $35,000 to $325,000, while the median home price for a three-bedroom unit was $156,000. Four bedroom units ranged up to $289,500, and the median was $168,250.

Table 20 Barstow Housing Sales: November 2007 – January 2008

Bedrooms Units Sold Median Average Range % of total

Single-Family Homes 2 9 $111,500 $107,438 $26,500 - $160,000 19.6%3 23 $156,000 $165,600 $35,000 - $325,000 50.0%4 13 $168,250 $169,708 $55,500 - $289,500 28.3%5 1 $254,000 $254,000 $254,000 - $254,000 2.1%

46

Source: Data Quick 2008


Table 21 outlines the maximum affordable home prices for very low, low and moderate income households. Maximum affordable monthly mortgage payments and maximum affordable mortgages are determined by taking 30 percent of the County Median Income for a family of four for each income category. According to the table, very low income households can afford a maximum home price of $86,444, while low income households can afford a maximum home price of $154,466 and moderate income households can afford a maximum home price of $245,421. Comparing the median sales price for a three bedroom home in Barstow ($156,000) with the City's income structure, it is evident that a three bedroom home in the City is nearly affordable to low income households, and is clearly affordable to moderate and above moderate income households. In addition, the wide range in selling prices, including units priced as low as $35,000, may provide homeownership opportunities to households at the high end of the very low income range, although most very low income households would have difficulty obtaining the necessary downpayment and closing costs. Local realtors indicate there is a strong demand for larger, 2,000 square-feet-plus units in Barstow. This demand is generated both from long-time residents seeking move-up housing opportunities and from moderate and above moderate income employees in the City, who are unable to locate upper-end housing in Barstow, and, as a result, commute into the City from outside locales. Housing development in Barstow in the last couple of years is beginning to address the need for larger upper-end housing. The Shadow Ridge and Highland Trails Ranch developments offer three and four bedroom moderate to above moderate income housing in the City. This development in 2007-2008 occurs at a time during an economic downturn when housing demand has declined. The housing vacancy rate, as estimated by the California Department of Finance in early 2007, remains high in the City at 16.9 percent. As the economy becomes stronger, the housing in these new upper-end developments should fill the demand for housing in Barstow among moderate and above moderate income households.


Table 21 Affordable Homeownership Costs By Income Category

San Bernardino County – 2007

Income Group

Income Limits

Monthly Affordable Housing

Cost

Utility Allowance

Property Taxes,

Homeowner’s Insurance

Affordable Mortgage Payment

Maximum Affordable

30-Year Mortgage

Maximum Affordable Home Price

Very Low (0-50% MFI) $29,600 $740 $150 $111 $ 479 $77,800 $86,444

Low (51-80% MFI)

$47,360 $1,184 $150 $178 $ 856 $139,020 $154,466

Moderate (81-120% MFI)

$71,040 $1,776 $150 $266 $1,360 $220,880 $245,421

Note: Calculation of affordable home sales price based on down payment of 10 percent, annual interest of 6.25 percent, 30- year mortgage, and monthly payment of 30 percent of San Bernardino County Median Family Income (MFI) of $59,200 for 2007 (for a four-person household).

Rental Housing

In 2000, the median rent in Barstow was $504. As illustrated in Table 22, rents in Barstow, much like for-sale housing costs, were also lower than the regional median and those in Victorville. In comparison with San Bernardino County, the City's rents were approximately 22 percent lower.

Table 22 Monthly Rents: Barstow And Surrounding Areas

2000 Jurisdiction Median Monthly Contract Rent Barstow $504 Victorville $584 San Bernardino County $648 Source: U.S. Dept. of Commerce, Bureau of the Census 2000 Census Report.

In order to update information on rental costs in Barstow, data has been compiled from real estate rental services in Barstow in March 2008. Table 23 presents the average rental rates, as well as the range in unit rents. As illustrated in this table, the average rent for a one-bedroom apartment is $475. The average rent for a two-bedroom and a three-bedroom apartment is $600 and $725, respectively. Single-family homes available for rent command higher rental rates than apartments, particularly three bedroom homes.



Monthly Rental Rates: 2008

Median Unit Type Average Rent Rental Range

Apartment/Duple1 bedroom $475 $395-$575

2 bedrooms $600 $500-$695 3 bedrooms $725 $650-$795

Home2 bedrooms N/A $695-$750 3 bedrooms N/A $750-$1,250

Source: Area Rentals; Alliance Management Group,

March 2008

The City has historically experienced significant growth in its multi-family housing stock, with over 900 apartment units constructed prior to 1990. Construction of multi-family housing in the City has continued, albeit at a slower pace, with 367 units constructed during the 1990 – 2000 period. There were 391 multi-family units constructed from 2000 – 2007. This continued growth in apartment units has resulted in some incentives being necessary to attract renters, but rents have increased with the growth in the cost of living. Location is a key variable in the price of an apartment in Barstow. Apartments in newer sections of Barstow command higher prices than the same type of unit in an older section of the City. The competitive prices of many rental homes in Barstow have led some renters to choose homes over apartments. Bedroom size is a key consideration in apartments or single-family homes providing for sufficient living space for the household unit. Above all, location appears to be a key factor in both the price and the likelihood that the unit is rented. Using the guideline that households should not spend more than 30 percent of their income on housing, the City's very low income four-person households can afford monthly rental payments up to $690, while low income households can afford rents up to $1,134 (refer to Table 24). The range of rents available in the City can accommodate these low income households, as well as many very low income households. However, lower income families which require larger units to adequately accommodate family members have a more limited range of units which they can afford.


Table 24 Affordable Rent by Income Category

San Bernardino County – 2007

Income Group Median Income

Monthly Affordable

Rent

Utility Allowance

Affordable Monthly Payment

Very Low (0-50% MFI) $29,600 $740 $50 $ 690 Low (51-80% MFI) $47,360 $1,184 $50 $ 1,134

Moderate (81-120% MFI) $71,040 $1,776 $50 $1,726

Note: Calculation of affordable rent is based on a monthly payment of 30 percent of San Bernardino County Median Family Income (MFI) of $59,200 for 2007.

E. Preservation of Assisted Housing at Risk of Conversion

As required by Government Code Section 65583, the City must analyze the extent to which low income, multi-family rental units are at risk of becoming market rate housing and, if necessary, develop programs to preserve or replace these assisted housing units. The multi-family units to be considered are any units that were constructed using various federal assistance programs, state or local mortgage revenue bonds, redevelopment tax increments, in-lieu fees or an inclusionary housing ordinance, or density bonuses. Low income multi-family housing is considered to be at risk if it is eligible to convert to non-low income housing due to: (1) the termination of a rental subsidy contract; (2) mortgage prepayment; or (3) the expiration of affordability restrictions. The time period that is to be considered in making this determination is the 10-year period following the last mandated updating of the housing element, which in the case of Barstow is 2005-2015. Based on a review of Federal and State subsidized housing inventories, and confirmed by interviews with City staff, there are no low income, multi-family rental units in the City that have been constructed with the use of federal assistance programs, state, or local mortgage revenue bonds, redevelopment tax increments, in-lieu fees or an inclusionary housing ordinance, or density bonuses that are at risk of converting to market rate housing. There are, however, several low to moderate-income housing projects that have existing affordability controls. They include:

Virginia Terrace – is a 76-unit multi-family apartment complex that was constructed as a 221 (d)(4) funded project, with accompanying assistance through the Section 8 Program. While the affordability controls expired in 2001, the project continues to be a project-based Section 8 voucher project with 72 units receiving Section 8 assistance, as well as 2 staff units and 2 market rate units. The project was built in 1981


and currently remains in good condition. The Section 8 assistance being provided involves long-term contracts that will not expire over the next ten-year period.

Suncrest Apartments – is an 81-unit low income, Tax Credit funded project with units affordable to very low and low income households. Among the units, 36 are affordable to very low income households and 44 are affordable to low income households. The remaining unit is a manager’s unit. The project was built in 2003 and the units have a 55 year affordability period. The project is located at 201 N. Yucca Avenue.

Riverview Apartments - is an 81-unit low income, Tax Credit funded project with units affordable to very low and low income households. The complex offers large family units consisting of 16 two-bedroom, 48 three-bedroom, and 16 four-bedroom units. One unit is a manager’s unit. The project was built in 2006 and the units have a 55 year affordability period. The project is located at 200 N. Yucca Avenue.

In addition, the County of San Bernardino maintains 205 conventional public housing units in the City of Barstow. Discussion with representatives from HUD indicates that there is no potential risk of losing public funding to assist these units. The City’s current inventory of assisted housing in Barstow is provided in Table 25.


Table 25 City of Barstow

Assisted Housing Inventory

Project Name, Address & Telephone Number

Owner

Types of Project-Based Govt. Assistance

Length of Affordability Controls

Earliest Potential Conversion Dates

Total # Units in Project

# of Units Subj. to Conver-sion

Tenant

Bdrm.

Date Built

Reported Condition

Conventional Public Housing

San Bernardino County Housing Authority

Public Housing

Permanent

Not Eligible

205

NA

Family

NA

Good

Suncrest Apt. Complex 201 N. Yucca Ave. Barstow, CA 92311

Simpson Housing Group

Low Income Housing Tax Credits

55 Years Affordability Restriction

81

NA

Large Family

34- 2 23-3 24-4

2003

Excellent

Riverview Apt. Complex 200 N. Yucca Ave. Barstow, CA 92311

Simpson Housing Group

Low Income Housing Tax Credits

55 Years Affordability Restriction

81

NA

Large Family

16- 2 48-3 16-4

2006

Excellent

Virgina Terrace 615 E. Virginia Way Barstow, CA 92311 (760) 256-0341

Lincoln Properties 16152 Beach Huntington Beach, CA 92647

Section 8 Vouchers

76

Family

12 – 1 44 – 2 16 – 3

1981

Good

Source: Willdan

Projects Which Converted to Market Rate: During 2006, the City of Barstow had two apartment projects whose affordability controls expired and were not renewed by the owners. The two multi-family bond funded projects that converted from low income to market rate rental housing are Desert Heights Apartment Homes (formerly Rimrock Village) and New Desert Vista Apartments. The current rental rates for these projects are shown in Table 26.

Table 26

Current Market Rate Rents for Projects That Have Converted

Apartments # Units 1 Bedroom 2 Bedroom 3 Bedroom Desert Heights Apartment Homes 136 $925 $1,025 NA New Desert Vista Apartments 142 $640 $700 $760

Source: Property managers of complexes in Barstow, July 2008.


While these two apartment projects are no longer assisted with City bond proceeds, and have lost their affordability controls, the current market rents for these and other apartment units in Barstow are still affordable to a majority of very low, low income and moderate income households. According to Table 24, a very low income family can afford a monthly rent of $690, which is sufficient to cover the cost of a one-bedroom unit at New Desert Vista Apartments. These households can nearly cover the cost of a two-bedroom unit. A low income family can afford a monthly rent payment of $1,134 and a moderate income household can afford a monthly rent of $1,724. All of the units at the New Desert Vista Apartments would be affordable to these households. The units at Desert Heights Apartment Homes are classified as luxury units and are much more costly than the typical apartment units in Barstow, as shown in Table 23. The one-bedroom and two-bedroom units at this complex would still be affordable to low and moderate income households. Therefore, while these converted projects are no longer deed restricted for low income use, they are still affordable to the majority of very low, low income and moderate income households based on paying 30 percent of their income on housing costs.

F. Energy Conservation

The affordability of housing can be reduced by increases in utility costs. The City of Barstow has opportunities to directly affect energy use within its jurisdiction. The City recognizes that housing can be made more affordable through energy conservation measures aimed at reducing energy costs. The City of Barstow has opportunities to directly affect energy use within its jurisdiction. One tool is through the enforcement of compliance with the California building standards of the International Building Code and Title 24 of the California Administrative Code related to energy conservation. The City has set forth goals and policies which encourage the conservation of non-renewable resources in concert with the use of alternative energy sources to increase energy self-sufficiency. Specifically, the City has adopted a general policy with specific actions to be taken to promote energy conservation in the City of Barstow. Policy 3.9 states: Encourage the use of energy conservation devices and passive design concepts which make use of the natural climate to increase energy efficiency and reduce housing costs. In support of this policy the City has adopted or will adopt the following actions to promote energy conservation in the City. As part of the City’s General Plan update the following policy and actions will be undertaken in support of energy conservation. Policy II.3.1 – To reduce emissions and increase fuel economy by utilizing alternative fuels for fleet vehicles. The City has implemented actions to achieve the goal of reduced emissions and increase fuel economy by: 1) the addition of two compressed natural gas (CNG) pool vehicles in 2005; 2) the City’s public transportation system (Barstow Area Transit) fleet currently totals 21 vehicles, of which 13 are CNG and eight are gas-powered. The current Transit Operating and Capital Plan (TOCP) has programmed the


purchase of 2 new CNG vehicles. The City has accumulated grant funding over the last few years for an alternative/clean fuel facility to be located on one acre in the City’s Business Park (northwest corner of Sandstone Court and West Main Street). This project provides a guaranteed fueling source for alternative-fuel vehicles. Construction was completed and the facility opened in December 2005. The City has been working with consultants during the 2009 calendar year to conduct an energy audit of the City. This will identify specific energy conservation measures to be taken to reduce energy consumption within the City government. The City’s Planning Department got approved, by way of a Determination of Use by the Planning Commission, to provide support to alternative energy development for residential and commercial use. The City provides Community Development Block Grant (CDBG) funding for a Single Family Rehabilitation Loan Program and a Senior Repair Program. These programs serve to provide for energy conservation for the existing housing stock through eligible improvements including weatherization to increase the efficient use of energy. The City adopted a Resolution in 2009 recognizing the Green Valley Initiative (GVI) and endorsing participation as a Green Valley jurisdiction. The GVI is a regional business and economic development initiative to promote investment in Riverside and San Bernardino Counties to establish the region as a leader in green and clean technologies. The initiative will support clean and green technology projects such as solar energy projects, transportation projects including clean and renewable fuels, electric, biodiesel, etc. and recycling and waste fuel generation. The City has approved land use regulations that support energy conservation. The City’s Mixed Land Use zone allows for commercial and residential uses as part of the same development. This encourages people to live in close proximity to employment opportunities, thus reducing vehicular trips. The City also has a major railroad transit center that has AMTRAC service providing for regional and inter-regional commuter rail service. The railroad transit center is in close proximity to Barstow’s downtown area. Within the downtown area, in the northern part of the City, there is an Overlay Zone for increased density in this zoning designation that allows for density up to 25 dwelling units to the acre. This zone allows for higher densities along a transit corridor and encourages infill and transit-oriented development.

In large part, energy savings and utility bill reductions can be realized through the following energy design standards:

Glazing - Glazing on south facing exterior walls allow winter sunrays to warm the structure. Avoidance of this technique on the west side of the structure prevents afternoon sunrays from overheating the unit.


Landscaping - Strategically placed vegetation reduces the amount of direct sunlight on the windows. The incorporation of deciduous trees in the landscaping plans along the southern area of units reduces summer sunrays, while allowing penetration of winter rays to warm structures.

Building Design - The implementation of roof overhangs above southerly facing windows shield the structure from solar rays during the summer months.

Cooling/Heating Systems - The use of attic ventilation systems reduces attic temperatures during summer months. Solar heating systems for swimming pool facilities save on energy costs. Natural gas is conserved with the use of flow restrictors on all hot water faucets and shower heads.

Weatherization Techniques - Weatherization techniques such as insulation, caulking, and weather-stripping can reduce energy use for air-conditioning up to 55 percent and for heating as much as 40 percent. Weatherization measures help to seal a dwelling unit to guard against heat gain in the summer and prevent heat loss in the winter. Due to the wide range of temperatures experienced in the summer and winter months in Barstow, the California Building Standards of the International Building Code require dual-paned windows in new construction, which reduces heat loss in winter and cooling loss during summer.

Efficient Use of Appliances - Each residence contains a different mixture of appliances. Regardless of the mix of appliances present, appliances can be used in ways which increase their energy efficiency. Unnecessary appliances can be eliminated, and proper maintenance and use of the stove, oven, clothes dryer, clothes washer, dishwasher, and refrigerator can also reduce energy consumption. New appliance purchases of air-conditioning units and refrigerators can be made on the basis of efficiency ratings. The State prepares a list of air-conditioning and refrigerator models that detail the energy efficiency ratings of the products on the market.

Efficient Use of Lighting - The costs of lighting a home can be reduced through purchase of light bulbs which produce the most lumens per watt, avoidance of multi-bulb fixtures, and use of long life bulbs and clock timers on security lighting.

Load Management - The time of day when power is used can be as important as how much power is used. Power plants must have enough generating capacity to meet the highest level of consumer demand for electricity. Peak demands for electricity occur on summer afternoons. Therefore, reducing use of appliances during these peak load hours can reduce the need for new power plants just to meet unusually high power demands.

Southern California Edison Customer Assistance Programs

Southern California Edison (SCE) offers a variety of energy conservation services including the Energy Management Assistance Program (EMA). This program is designed to help


lower income, elderly, permanently handicapped, and non-English speaking customers conserve and reduce their electricity costs. EMA participants must meet income qualifications as well as provide proof of income. SCE also offers a rebate program to install energy efficient appliances, lighting, heating and cooling systems, and pool pumps. SCE also provides a Multi-Family Energy Efficiency Rebate Program offering rebates for improvements to multi-family units. The various programs offered by SCE are briefly described below.

Energy Management Assistance Program (EMA)

Cooling and Appliance Measures:

Eligible customers who have working electric refrigerators or working refrigerated air conditioners may receive assistance, depending on climate area as follows:

• An energy efficient wall or window mounted air conditioner. • An energy efficient evaporative cooler (also known as a “swamp cooler”). • A replacement energy efficient central air conditioner. • A replacement energy efficient refrigerator.

Compact Fluorescent Light Bulbs (CFL):

This program is designed to help customers lower the cost of meeting their basic lighting needs.

• Indoor lights are replaced with compact florescent light bulbs, which use up to 70% less energy and provide service up to 8 times longer than traditional incandescent bulbs.

• Replacement of outdoor fixtures with CFL’s may also be provided.

Single Family Residential Program

This program offers programs for the reduction of utility costs through:

• Rebates on the installation of energy saving refrigerators and water heaters • Rebates on the installation of energy saving room air conditioners, whole house

fans, and evaporative “swamp” coolers, and the installation of energy efficient roofing materials.

• Reduction of energy bills by enrolling in a energy reduction program which allows Southern California Edison to interrupt service to air conditioners during emergency periods.

• The exchange of halogen floor lamps and incandescent floor/table/desk lamps/night lights for new Energy Star labeled lamps.


Multifamily Energy Efficiency Rebate Program

The Residential Multifamily Energy Efficiency Rebate Program offers property owners and managers incentives on a broad list of energy efficiency improvements in lighting, HVAC, insulation and window categories. These improvements apply to the retrofit of existing multifamily properties of two or more units.

Southern California Gas Company Rebate Programs

The Southwest Gas Company (SW Gas) offers rebate programs for residential customers to increase energy efficiency and reduce energy costs. The programs involve rebates for the installation of qualified energy saving appliances and home improvements to increase energy efficiency in single-family homes. SW Gas also offers multi-family housing cash rebates for the installation of qualified energy-efficient products in apartment dwelling units and in the common areas of apartment and condominium complexes, and the common areas of mobile home parks.

San Bernardino County Energy Programs

Community Action Partnership of San Bernardino County (CAPSBC) is one of approximately 1,000 Community Action Agencies (CAA) across the United States that provides programmatic assistance to low income families and individuals to help them become stable and self-reliant. Formerly known as the Community Services Department, it was established in 1965 as a result of the Economic Opportunity Act (EOA) of 1964. CAPSBC operates under a variety of government and private funding sources to administer its various programs and services for the low income population. The primary grant is the Federal Community Services Block Grant (CSBG), which is administered through the State Department of Community Services and Development. CAPSBC is charged with serving over 800,000 low income, elderly, homeless and disadvantaged residents of San Bernardino County each year. CAPSBC delivers services to 78 San Bernardino County cities and communities. CAPSBC activities are overseen by the Community Action Board which is a tripartite board comprised of 15 members: five represent the private sector (schools, businesses, etc.); five represent the public sector and are appointed by the San Bernardino Board of Supervisors; and five represent the poor and are elected by low income voters of the respective districts. CAPSBC is a member of California-Nevada Community Action. CAPSBC services require applicants to qualify under current Federal Poverty Guidelines for services. Services include weatherization, the Home Energy Assistance Program (HEAP) that helps relieve emergency and non-emergency situations for eligible electric and gas customers, and the California Alternative Rates for Energy (CARE), which reduces utility bills up to 20% for eligible customers. The services received are dependent on an assessment by a qualified CAPSBC Outreach Specialist. With three community outreach specialists in the Barstow area, the County has been highly successful in marketing its energy conservation program to lower income households.


III. SUMMARY OF HOUSING NEEDS California’s Housing Element law requires that each city and county develop local housing programs designed to meet its “fair share” of existing and future housing needs for all income groups, as determined by the jurisdiction’s Council of Governments and the State Department of Housing and Community Development. This “fair share” allocation concept seeks to ensure that each jurisdiction accepts responsibility for the housing needs of not only its resident population, but also for the jurisdiction’s projected share of regional housing growth across all income categories. Regional growth needs are defined as the number of newly constructed units needed to accommodate the projected increase in households, in addition to the number of units that would have to be added to compensate for anticipated demolitions and changes to achieve an “ideal” vacancy rate.

In the six-county Southern California region, of which Barstow is a part, the Council of Governments responsible for assigning these regional housing needs to each jurisdiction is the Southern California Association of Governments (SCAG). The regional growth allocation process begins with the State Department of Finance’s projection of Statewide housing demand for a multi-year planning period, which is then apportioned by the State Department of Housing and Community Development (HCD) among each of the State’s

official regions. SCAG has developed the Final Regional Housing Need Allocation (RHNA) Plan for the 2006-2014 period. SCAG’s adopted 2007 Final RHNA figures identify an overall construction need of 4,479 new units in Barstow. Table 27 shows the income breakdown of these units. According to the residential sites inventory, the City has designated adequate sites to provide for the City’s share of the 2006-2014 regional housing growth needs. In addition, the City supports a variety of programs to encourage the provision of housing for lower income households, as presented in the Housing Plan section of this Element.



Regional Housing Needs Assessment

Income Level Total Construction Need

Percent by Income Level

Very Low Income (0-50% MFI)

1,018 22.7%

Low Income (51-80% MFI)

728 16.3%

Moderate Income (81-120% MFI)

842 18.8%

Above Moderate Income (>120% MFI)

1,890 42.2%

Total 4,479 100% Source: SCAG Regional Housing Needs Assessment, July 2007.

While the RHNA focuses on Barstow’s 81/2 year housing construction needs, the City must also address the housing needs of existing residents. Presented below is a summary of the major existing housing need categories, in terms of income groups, as defined by Federal and State law. The City also recognizes the special status of very low and low income households, which in many cases are also elderly, single-parent, or large family households. City housing programs focus on these households. As summarized in Table 28, the groups most in need of housing assistance include the following: Households with Any Problems: A continuing priority of communities is enhancing or maintaining their quality of life. A key measure of quality of life in a community is the extent of “housing problems.” The Department of Housing and Urban Development and SCAG have developed an existing needs statement that details the number of households which are paying a disproportionate share of their income for housing, are living in overcrowded units, or are living in substandard housing, as discussed.

Overpayment: refers to a household paying more than 30 percent of its gross income for housing (either mortgage or rent), including costs for utilities, property insurance, and real estate taxes as defined by the Federal Government. According to SCAG estimates, 1,697 Barstow households are paying more than 30 percent of their income for housing. A little over half of these overpaying households are renters, and 70.7 percent are very low income (50% or less MFI). Overcrowding: refers to a housing unit which is occupied by more than one person per room, excluding kitchens, bathrooms, hallways, and porches, as defined by the Federal Government. According to the 2007 SCAG Regional Housing Needs Assessment, approximately 12 percent of Barstow households experience overcrowding. Almost three-quarters of these households are renters. This is slightly less than the rest of San Bernardino County at about 14 percent.


Substandard Units: refers to housing units that lack complete kitchen or plumbing facilities. The 2000 Census reported that 268 housing units in the City of Barstow lacked complete plumbing facilities and 457 housing units lacked complete kitchen facilities. This suggests that, at a minimum, 725 housing units in the City are in need of rehabilitation. Although the Census is reporting instances of housing lacking plumbing and/or kitchen facilities, the City is unaware of any such circumstances, receiving no complaints or Code Compliance notification of such units. Units lacking kitchen facilities may in fact be hotels/motels used for extended stays.


Table 28 City of Barstow

Existing Housing Needs

Income Level

Housing Need Less Than

30% 30 to 50%

50 to 80%

80 to 95%

Greater Than 95% Total

All Households* Renters 850 700 650 345 955 3,500 Owners 330 495 590 320 2,455 4,190 Total Households 1,180 1,195 1,240 665 3,410 7,690

Households with any Problems

Renters 690 520 220 60 140 1,680 Owners 250 290 195 100 275 1,110 Total Households 940 810 465 160 415 2,790

Households with Overpayment

Renters 420 350 94 19 0 883 Owners 195 235 165 75 144 814

Total Households 615 585 259 94 144 1,697

Households with Overcrowding Renters 210 145 160 30 135 680 Owners 35 40 25 25 120 245

Total Households 245 185 185 55 255 925

Substandard Housing** Suitable for Rehab 273 Needs Replacement 72

Total Units 345

Special Needs Elderly Persons 2,549 Disabled Persons 2,112 Large Families 1,088 Female-headed Hhlds 1,352

Farmworkers 113 Homeless Persons*** 50

Source: U.S. Dept. of Commerce, Bureau of Census, 2000 U.S. Census Report

2007 SCAG RHNA. Note: Special needs figures cannot be totaled because categories are not exclusive of one another. *All Household figures are from the SCAG Regional Housing Need Assessment projections, which are based on

2000 Census data and provide estimates of existing housing need through January 2007. **Although the Census is reporting instances of housing lacking plumbing and/or kitchen facilities, the City is unaware of any

such circumstances, receiving no complaints or Code Compliance notification of such units. Units lacking kitchen facilities may in fact be hotels/motels used for extended stays.

***Homeless figure based on estimates from local service providers.


Special Needs Groups: Certain households in Barstow may have a more difficult time finding decent, affordable housing, including the elderly, disabled persons, extremely low income households, large families, female-headed households, farmworkers, and the homeless. The special needs of elderly households result from their limited and fixed incomes, physical disabilities and dependence needs. Female-headed households also tend to have lower incomes, thus limiting housing availability for this group, while the special housing needs of farmworkers often stem from their low wages and the transitional nature of their employment. It is extremely low income persons who are the highest need group because they require the deepest subsidies to make housing affordable. These special needs groups can all be served by the City through making more affordable housing available. Homeless persons require special needs housing such as emergency shelter to meet their immediate needs and transitional housing to stabilize their lives and move them toward permanent housing. Housing needs for the physically disabled must be met through making housing accessible. Finally, large related households have special housing needs for larger housing units of adequate size, which commonly may be of limited availability and affordability. Large households are often of lower income, which can result in occupying units of inadequate size with overcrowding as the result. The extent of each of these special needs groups in Barstow is shown in Table 13. These specific areas - expected growth, overpayment for housing, overcrowding, substandard housing, and households with special needs - are areas where the City can target its efforts toward realizing its goal for the provision of adequate housing. In addition, through efforts to increase homeownership for first-time homebuyers the City can not only address housing affordability, but it can also assist in neighborhood stabilization. As part of a comprehensive approach to housing in Barstow, the City can focus on promoting a range of housing types, particularly newer, larger units to meet the needs of its resident and business population.


IV. CONSTRAINTS ON HOUSING PRODUCTION While the City of Barstow recognizes the need for sound, affordable housing for all of its residents, this goal is not easy to achieve. The City itself does not produce housing, and its resources to encourage others to do so are limited. In addition, there are physical constraints (such as flood and seismic hazard areas), factors in the operation of the construction industry, and laws and regulations (Subdivision Map Act and the International Building Code) which impact the cost and amount of housing produced and over which the City has no control. This section discusses potential constraints on the provision and cost of housing in Barstow A. Physical Constraints The physical constraints to residential development in Barstow can be divided into two types: infrastructure constraints and environmental constraints. In order to accommodate future residential development, improvements are necessary in infrastructure and public services related to man-made facilities such as sewer, water, and electrical services. Portions of Barstow are also constrained by a variety of environmental hazards and resources that may affect the development of lower priced residential units. Although these constraints are primarily physical and hazard related, they are also associated with the conservation of the City's natural resources. Infrastructure Constraints Water services, sewage facilities, and public services are of critical importance to a city. The provision and maintenance of these facilities enhance the safety of neighborhoods and serve as an incentive to homeowners to maintain their homes. Alternatively, when these public improvements are left to deteriorate or their use is overextended, neighborhoods can become neglected and show early signs of deterioration. In accordance with Section 65589.7 of the California Government Code, the draft Housing Element was submitted to the private entities and public agencies (Golden State Water Company, Barstow-Lenwood (Bar-Len) Water Company and the City of Barstow Engineering Department) that provide water and sewer services, respectively, to residential development within the Barstow city limits. These entities/agencies have given priority to proposed lower income housing when allocating available water supply and wastewater treatment capacity. Water Services: The City of Barstow is provided water service by two water purveyors. The Golden State Water Company provides a majority of the City’s water service, while the Barstow-Lenwood (Bar-Len) Water Company supplies water principally to the Sun and Sky Golf Course area in the southwest portion of the City. The source of water for both of these companies is the regional Mojave River Groundwater aquifer, which has been in a state of overdraft (more water is withdrawn than is replenished) since the early 1950s. The Mojave Water Agency (MWA), a State-recognized regional water authority is charged with creating a physical solution to the overdraft. The MWA has contract authority to receive 75,800 acre-feet of water from the State Water Project (California Aqueduct) and a


portion of this allotment is being purchased annually to provide recharge of the groundwater basin. The water purveyors can accommodate current water demand; however, future water needs will need to be addressed by the MWA through the future purchase and transport of water to the Barstow area. Construction has completed on the Mojave River Pipeline, which runs 71 miles from the Aqueduct along the Mojave River to Barstow and Newberry Springs. This water solution increases the cost of providing water service to development in the Mojave River Groundwater Basin, including Barstow. Sewer Services: Sewer services are provided by the City of Barstow. The existing wastewater transport system can handle a peak flow of approximately 7 million gallons per day (mgd) at the maximum collection point near the City's sewage treatment plant. The treatment plant has a carrying capacity of 4.5 mgd, with a current demand of 2.6 mgd. The existing system is expected to adequately serve the current allocated capacity. Public Services: Future residential growth in Barstow will require additional public service personnel if the existing levels of service for law enforcement, fire protection, and other essential services are to be maintained. The nature and characteristics of future population growth will, to a large extent, determine which services will require additional funding to meet the City's future needs. The anticipated expansion of the military installations will have a direct impact on the number of new military personnel and civilian workers coming into the Barstow area. Many of these new residents will bring families, which will impact schools and recreational facilities. Environmental Constraints Although there are environmentally sensitive areas within the City, they do not represent serious constraints to development due to the abundance of vacant land in non-sensitive areas of the City. Topography: Land on the northern edge of the City is characterized by steep slopes and rugged land forms that in many places do not allow residential development. Zoning in these areas reflects these constraints. Flood and Seismic Hazards: Flood prone areas in the City are located along the Mojave River. Very little existing housing or residentially designated land is affected by these flood areas. Earthquake fault lines are also present in portions of the City, but given the low density, predominantly single-family development pattern, they do not pose a significant constraint on development. Archaeology: Many archaeologically significant resources exist in the City, including marine fossils, Native American artifacts and petroglyphs. Undeveloped land throughout the City, particularly in the western portions, may hold unrecorded archaeologically significant artifacts or fossils. Discovery of such artifacts on a residential construction site could increase the cost and hamper development in the area.


Environmentally Sensitive Resources: There are environmentally sensitive plant and animal species affected by development in Barstow. These include the Desert Tortoise (federally and state protected), Mohave Ground Squirrel (state protected), Swainson’s Hawk, Least Bell’s Vireo and other birds. Forage routes or habitat for these animals can be potentially destroyed by development within the City; however, relocation of affected species or other mitigation may be possible to allow development. Any alternative will likely increase development costs. Noise Exposure: Residential land uses are considered the most sensitive to loud noise. Major noise generators in the City are the BNSF Railway, the I-15 and I-40 Freeways, and the occasional sonic booms from jets associated with nearby military installations. Residential development near these major noise generators (excluding sonic booms) requires consideration of special noise attenuation measures, which could add to the cost of development. B. Market Constraints Market conditions, and governmental programs and regulations affect the provision of adequate and affordable housing. Housing Element law requires a city to examine potential and actual governmental and non-governmental constraints to the development of new housing and the maintenance of existing units for all income levels. Market and governmental constraints that potentially affect housing development in Barstow are discussed below. Construction Costs Together, the cost of building material and construction labor are the most significant components of developing residential units. These are the construction costs. In the current Southern California market, construction costs are estimated to account for upwards of 50 percent of the sales price of a new home. Typical construction costs for a standard-quality, single-family dwelling, built in Southern California is estimated to be $114 dollars per square foot. Typical construction costs for standard-quality apartments/condominiums are estimated to be $129 dollars per square foot. Variations in the type of amenities, labor costs and the quality of building materials can result in higher or lower construction costs for a new home. Pre-fabricated factory built housing, with variation on the quality of materials and amenities may also affect the final construction cost per square foot of a housing project. Furthermore, the unit volume, that is the number of units being built at one time, can change the cost of a housing project by varying the economies of scale. Generally, as the number of units under construction at one time increases, the overall costs decrease. With a greater number of units under construction, the builder is often able to benefit by placing larger orders for construction materials and paying lower costs per material unit. Density bonuses granted to a project can also impact construction costs. Municipalities, such as Barstow, often grant density bonuses as an incentive for a builder to provide affordable units on a project site. The granting of a density bonus provides the builder


with the opportunity to create more housing units and, therefore, more units for sale or lease than otherwise would be allowed without the bonus. Since a greater number of units can potentially increase the economy of scale, the bonus units could potentially reduce the construction costs per unit. This type of cost reduction is of particular benefit when density bonuses are used to provide affordable housing. Land Costs The price of raw land and any necessary improvements is a key component of the total cost of housing. The diminishing supply of land available for residential construction combined with a fairly steady demand for such development has served to keep the cost of land high in Southern California. In addition, the two factors which most influence land holding costs are the interest rate on acquisition and development loans, and government processing times for plans and permits. The time it takes to hold land for development increases the overall cost of the project. This cost increase is primarily due to the accruement of interest on the loan, the preparation of the site for construction and processing applications for entitlements and permits. Availability of Financing Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. Jurisdictions can, however, offer interest rate write-down, or direct subsidies to households to extend home purchasing opportunities to a broader economic segment of the population. In addition, government insured loan programs may be available to reduce mortgage down payment requirements. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications as well as the income, gender, and race of loan applicants. As shown in Table 29, a total of 1,234 conventional mortgage loan applications were submitted to local lenders for the purchase of homes in Barstow during 2006. Approximately 45 percent of the applications were originated (approved by lenders and accepted by applicants) and approximately 28 percent were denied. Slightly over 27 percent were either approved by the institution, but not accepted by the applicant, or simply withdrawn by the applicant. This includes those that were discarded due to the incompleteness of the applications. In Barstow, 149 low income applicants for home loans had incomes ranging from $2,000 to $46,000 in 2006. These low income applicants represented 12 percent of all applicants for home loans within the City. Regionally, low income applicants were only 2.2 percent of all home loan applicants as shown in Table 30. In comparing these statistics it can readily be seen that low income applicants in Barstow constituted a higher percentage of all home loan applicants than in the Riverside-San Bernardino Metropolitan Area (RSBMA) overall. Loan origination (approval and execution) rates for low income applicants in Barstow were 39 percent. The loan origination rate for low income applicants in the RSBMA was


40.7 percent. Therefore, the home loan approval rate for low income applicants in Barstow was nearly identical to that for low income applicants throughout the RSBMA. During 2006, there were 467 applicants for home loans in Barstow with moderate-incomes, ranging from $47,000 to $68,000. These applicants represented 38 percent of all home loan applicants in the City. By comparison, moderate-income applicants constituted just under 8 percent of all home loan applicants in the RSBMA. The moderate-income applicants in Barstow, therefore, constituted a much higher percentage of all home loan applicants than in the RSBMA overall. The loan origination rate for the moderate-income group in Barstow was 44 percent. The loan origination rate for the moderate-income applicants in the RSBMA was just over 50 percent. Hence, moderate-income applicants in Barstow were less likely to obtain a home purchase loan than such applicants elsewhere in the RSBMA. Upper-income home loan applicants in Barstow had incomes ranging between $70,000 and $480,000 and represented 46 percent of all home loan applicants. In the RSBMA, the upper-income applicants were 83.3 percent of all home loan applicants. Upper-income applicants in Barstow were a much lower percentage of the total loan applicant pool than upper-income applicants in the RSBMA. Upper-income applicants in Barstow had a loan origination rate of 56 percent. The loan origination rate for the upper-income applicants in the RSBMA was 52 percent. Therefore, upper-income applicants in Barstow were slightly more likely to obtain a home purchase loan than upper-income applicants elsewhere in the RSBMA. In Barstow, applicants from all three income groups were able to participate in the home purchase loan application process. The low income applicants, at 12 percent of all applicants, had a much lower participation rate than the moderate-income applicants at 38 percent and the upper-income applicants at 46 percent. However, after having applied, the loan origination rate for low income applicants, though less, was relatively close to the loan origination rates for moderate-income and upper-income applicants. Thirty-nine (39) percent of the low income applicants were approved as opposed to 44 percent of the moderate-income applicants and 47 percent of the high-income applicants. Although low income applicants are able to participate in the home purchase loan process in the City, they were able to do so at the greatest disadvantage among applicant income groups. Overall, the broader participation by all income groups in the home purchase process in Barstow is primarily due to the relatively low cost of housing resulting from lower land and construction costs and lower market demand. Overall, home improvement loans have lower approval rates than home purchase loans within the City. In 2006, 422 households in Barstow applied for home improvement loans. Approximately 40 percent were approved and 36 percent were denied, indicating a significant gap between those households wanting to improve their homes and those who were actually able to obtain conventional financing to complete such improvements. This indicates a need for the City to continue to offer financial assistance to households that cannot qualify for a conventional home improvement


loan, in order to encourage and support the rehabilitation and preservation of Barstow’s existing affordable, owner-occupied housing stock.

Table 29

City of Barstow 2006 Disposition of Loans

Home Purchase Loans

Home Improvement Loans Applicant Income

Total

Appl’ns

%

Originated

%

Denied

%

Other

Total

Appl’ns

%

Originated

%

Denied

%

Other

Low Income (< 80% MFI)

149

39%

37%

24%

150

39%

43%

19%

Moderate Income

(80 -119 % MFI)

467

44%

29%

27%

123

33%

36%

32%

Upper Income >= 120% MFI)

572

47%

26%

27%

141

47%

29%

24%

Not Available

46

46%

20%

35%

8

63%

25%

12%

Total

1,234

45%

28%

27%

422

40%

36%

24%

Source: Home Mortgage Disclosure Act (HMDA) data for 2006. Median Income San Bernardino County, 2006: $57,500

Table 30

Disposition of Conventional Loans Riverside-San Bernardino Metropolitan Statistical Area

2006

Home Purchase Loans

Home Improvement Loans

Applicant Income

Total

Appl’ns

%

Originated

%

Denied

%

Other

Total

Appl’ns

%

Originated

%

Denied

%

Other Low Income (< 80% MFI)

6,146

40.7%

18.1%

30.3%

8,974

36.7%

7.4%

20.9%

Moderate Income

(80 -119 % MFI)

21,167

50.5%

23.3%

26.2%

14,068

19.6%

36.0%

23.1%

Upper Income >= 120% MFI)

228,441

55.7%

21.2%

23.2%

36,457

46.9%

29.7%

23.9%

Not Available

18,329

54.4%

21.6%

26.6%

1,642

49.3%

6.8%

23.9%

Total

274,083

54.4%

21.6%

26.6%

67,990

48.5%

30.0%

21.1%

Source: Home Mortgage Disclosure Act (HMDA) data for 2006 for the Riverside-San Bernardino Metropolitan Statistical Area.


The top mortgage lenders for Barstow applicants in 2006 are summarized below in Table 31. The remaining lenders are not shown since they processed fewer than ten applications each.

Table 31 Primary Mortgage Lenders in Barstow: 2006

Institution

Number of Applications

National City Bank 98 Wilmington Finance 79 Countrywide Home Loans 75 New Century Mortgage Corp. 65 BNC Mortgage 43 Desert Community Bank 24 Golden Empire Mortgage Inc. 23 ResMAE Mortgage 22 Option One Mortgage Corporation 22 Wells Fargo Bank, NA 21 American Home Mortgage 20 Equifirst Corp. 19 Fieldstone Mortgage Company 19 Countrywide Bank 17 Nevis Funding Corporation 16 First NCC Financial Services 15 GMAC Mortgage Corporation 15 People’s Choice Home Loan Inc. 14 Bank of America 13 Encore Credit Corporation 13 Mountain West Financial Inc. 13 Mandalay Mortgage LLC 12 Arrowhead Central Credit Union 11 Green Tree Servicing LLC 10 CU Factory Built Lending, LP 10

Source: Home Mortgage Disclosure Act (HMDA) data for 2006.

C. Governmental Constraints Numerous factors in both the private and public sectors affect housing affordability. Actions by the City can have an impact on the price and availability of housing in the City. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as constraints to housing development. Land Use Controls: The Community Development Element of the General Plan and corresponding zoning provide for a full range of residential types and densities dispersed


throughout the City. General Plan densities range from 2.5 acres per unit in Desert Living designated areas to 5 units per acre in Neighborhood Residential areas and up to 15 dwelling units per acre in areas designated Urban Living and Specific Plan. With approximately 40% percent of the City's potential development build-out earmarked for residential uses, the Community Development Element cannot be interpreted as a constraint to the provision of affordable housing in Barstow. The Barstow Zoning Ordinance sets forth standards for residential development, summarized in Table 32. Standards for the City's five single-family and two multi-family zones are very flexible. The City has established a 6,000 square foot minimum lot size requirement for single-family development, providing greater opportunities for affordable housing development than in many desert communities that require larger lots. The City's Mobile Home Subdivision zone provides for the long-term conservation of Barstow's mobile home parks. Residential parking requirements include two enclosed spaces for single-family dwellings and two spaces, one of which must be enclosed, for multi-family units. In addition, one guest parking space must be provided for every 10 required parking spaces for multi-family units. The Zoning Ordinance further allows for carports to meet the enclosed parking space requirement via the issuance of a Conditional Use Permit (CUP). CUPs are most commonly issued for this purpose in conjunction with the development of lower income rental housing, as clearly evidenced by several recently constructed and proposed projects. In the 1997 General Plan update, the City created a Mixed Use District to encourage the harmonious intermingling of both business and residential structures. Its purpose is to provide for an increased variety and intermixture of residential, commercial, and office activities and to enhance the pedestrian usage and character of the downtown district. The Mixed Use designation permits up to 15 dwelling units per acre and 50 percent commercial with a height restriction of 35 feet. A Conditional Use Permit is required within Mixed Use designated areas for all new developments. The Specific Plan zone district is an important aspect of the City’s land use policy. Specific Plans are used to encourage large scale development and to target certain areas of the City with specific planning needs. The Specific Plan zone district permits the development of up to 15 dwelling units per acre. The Specific Plan land use designation is used both as a distinct land use classification, particularly in areas where there is a mix of land use types, as well as an overlay designation. The latter use of Specific Plans is generally applied to residentially-designated areas, in which case the underlying residential classification sets the overall number of dwelling units allowed per acre within the Specific Plan area.


In the 1997 General Plan, a Residential Incentive Overlay was established for the area north of Main Street in the vicinity of First Street. The purpose of this designation was to encourage development of residences in the immediate area of downtown Barstow and stimulate the consolidation of undersized lots. Development of up to 25 dwelling units per acre is allowed within this area subject to the following conditions: • Recorded lots of 7,000 square feet or less can be developed at no more than 15

dwelling units per acre. • A density bonus of one (1) dwelling unit per acre may be applied for every 1,500

square feet of lot area above a base lot size of 7,000 square feet up to a maximum


Residential Development Standards Setback

Zone District General Plan

Land Use Category

Minimum Lot Size Front Rear Side

Maximum Height

Other Requirements

DL Desert Living

Desert Living/Ranchette 2.5 acres 25-feet 10-feet 25-feet

Total (2.5 sty) 1 du/lot

DR Ranchette

Desert Living/Ranchette 1.0 acre 25-feet 10-feet 25-feet

Total 35-feet (2.5 sty) 1 du/lot

RS-6 Single-Family

Neighborhood Residential

6,000 sq. ft 20-feet 5-feet 15-feet Total

25-feet (2 sty)

1 du/lot max; 45% max. Lot coverage

RS-9 Single-Family


9,000 sq. ft. 24-feet 10-feet 15-feet

Total (2 sty) 1 du/lot max. 40% max. Lot coverage

RS-16 Low Density Residential


16,000 sq. ft. 24-feet 15-feet 25-feet

Total 35-feet (2.5 sty)

1 du/lot; max. 30% max. Lot coverage

3 du/lot; 4 du/lot RM-1 Medium

Density Residential Urban Living 6,000 sq. ft. 15-feet 5-feet 5-feet

Per side35-feet (2.5 sty) with a permit

400 sq. ft. min./apt. RM-2 High Density

Residential Urban Living 6,000 sq. ft. 15-feet 5-feet 5-feet

Per side40-feet (4 sty) 300 sq. ft. min/effic.

apt. 400,000 sq. ft./district60% max. lot

MHS Mobile Home Subdivision

Urban Living 5,500 sq. ft. 15-feet 5-feet 5-feet

Per side25-feet (2 sty)

coverage; CUP req.

MU Mixed Use Mixed Use

re: RS-6, RM-1 all

commercial re: base

zone re: base

zone re: base

zone

35-feet (2.5 sty)

no industrial uses allowed; CUP req.

SP Specific Plan Specific Plan 40 acres* re: SP re: SP re: SP

as determined by the SP

Max. 50% acreage for non-residential use

Source: Barstow General Plan, 1997. *Except for areas designated for Specific Plan prior to the 1997 General Plan.


of 25 dwelling units per acre. For example, an 8,500 square foot lot could be developed at 16 dwelling units per acre, a 10,000 square foot lot at 17 dwelling units per acre, etc., up to a 22,000-square foot or larger lot which could be developed at 25 dwelling units per acre.

As evidenced by the information presented in Chapter 2, the residential densities permitted by the General Plan and Zoning Ordinance, and the associated development standards, have not been a deterrent to the development of lower income housing within the City. Provisions for a Variety of Housing Types: Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all income levels, including multi-family rental housing, factory-built housing, mobile homes, emergency shelters, and transitional housing. The following paragraphs describe the City’s provisions for these types of housing through its land use controls. Multi-Family Rental Housing: Multi-family housing comprises 33 percent of the City’s existing housing stock. Under the City’s General Plan, multi-family units are permitted under the Urban Living and Specific Plan designations at densities up to 15 units per acre. Additional densities of up to 25 units/acres are permitted north of Downtown in the Residential Incentive Overlay area. Multi-family housing is also permitted in some downtown commercial areas in the Mixed Use district. It is expected that approximately 600 additional multi-family units will be built in Barstow by the year 2020.

Mobile Home/Manufactured Housing: The City’s Zoning Ordinance contains an MHS (mobile/conventional residential subdivision) district, which is established to encourage the use of independent affordable “factory built” homes on individually owned lots or parcels by providing a district exclusively for single-family homes on reduced size lots while preventing the encroachment of incompatible uses into these areas. Mobile and modular homes are considered to be “factory-built” housing. Moreover,

manufactured homes are principally permitted uses in all of the City’s single-family residential zones. Second Units: The City’s Zoning Ordinance provides for secondary or accessory dwelling units on single-family zoned lots which can serve to create new cost-effective housing opportunities while using existing infrastructure. Second units are permitted in the following areas subject to a Conditional Use Permit (CUP):

a) DL, Desert Living District b) DR, Desert Ranchette District


c) RS-6, Single Residential District d) RS-9, Single Residential District e) RS-16, Single Residential District

The CUP is used to ensure general compatibility of the second unit with the surrounding neighborhood, and may also be used to waive the off-street parking requirements if the unit is to be occupied by a senior. While the City’s Zoning Ordinance provides for second units, the City receives few applications due to the overall low cost of housing in the area. Regardless of this fact, the City has recently amended its Zoning Ordinance in order to fully comply with Section 65852.2 of the California Government Code, as discussed in Chapter 6. Single Room Occupancy (SRO) Units: The City’s Zoning Ordinance (Section 19.28.020) allows for single-room occupancy (SRO) units as a permitted use in the CH (Highway Commercial) Zone. This zoning district allows for motel and hotels as a permitted use. Under the City’s Zoning Ordinance, SRO units would be permitted as a motel and hotel use. There is a significant amount of land zoned Highway Commercial in the City along Main Street (former U.S. Route 66) that runs through the downtown area. This would allow for SRO uses to be close to public services in Barstow. Currently the City has no SRO units; however, there are a number of motels in the City. Transitional Housing and Emergency Shelters: Barstow contains three emergency shelters and transitional housing facilities in its jurisdiction. The largest is Desert Manna, run by Desert Manna Ministries, Inc., which can house up to a total of 32 individuals. New Hope Village offers a 6-unit transitional housing program for families. Haley House, a temporary shelter for victims of domestic violence, is located in Barstow as well. The City’s Zoning Ordinance makes provision for these uses under Section 19.58.030. These and related facilities are permitted in all land use districts of the Zoning Ordinance subject to a Conditional Use Permit (CUP). The purpose of requiring a CUP for transitional housing and emergency shelters is to provide flexibility in the standard zoning regulations, while recognizing the unique nature of these uses. The conditions of the CUP are designed to ensure compatibility with surrounding land uses, whether they are residential, commercial or industrial. However, in order to fully comply with Section 65583 of the California Government Code, the City intends to amend its Zoning Ordinance to principally permit (i.e., by right) emergency shelters in the Light Industrial (M-1) Zone, General Industrial (M-2) Zone, and/or a new Overlay Zone and to allow transitional and supportive housing in all residential zones subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. These proposed amendments are further discussed in Chapter 6. On/Off-Site Improvements: The City has adopted public works improvement standards. They have established standards for on/off site public improvements to support new residential development such as streets, sidewalks, water and sewer, drainage, curbs and gutters, etc. For example, street widths for minor residential streets are established as follows:


Curb separation 40 feet Right-of-way 60 feet Parkways 10 feet with sidewalk of 5 feet Traffic Lanes 12 feet Parking Lanes 8 feet

The City has adopted reasonable standards that are not excessive and do not impose excessive costs on residential development. These improvement standards are consistent with traditional public improvement standards, are applied uniformly throughout the City, and are necessary to ensure that new housing meets Barstow’s development goals. Also, whenever special conditions warrant, the City Engineer may modify street design criteria. Fees and Improvements: Various fees and assessments are collected by the City to cover the costs of processing permits and providing services and facilities, such as utilities, schools, and infrastructure. Almost all of these fees are assessed through a pro rata share system, based on the magnitude of the project's impact or on the extent of the benefit that will be derived. Permit fees in Barstow have been kept to a minimum with current per unit fees for a typical single-family project of $4,772.92 (refer to Table 33). These fees compare favorably with other jurisdictions and present no undue constraints to residential development. Development fees for schools are for impacts to school facilities and would be imposed and collected by the Barstow Unified School District, consistent with State law. However, at present, the District does not impose such fees on new residential development. The impact of local processing and development fees on the cost of the development of housing, and particularly low income rental housing, is best seen when these costs are expressed as a percentage of the overall development cost of a project. The City has recently approved two low income rental projects: the 73-unit Calico and the 73-unit Sahara Village apartment complexes. Based on the detailed information contained in the applications to the California Tax Credit Allocation Committee for the projects, the overall development costs for these projects are approximately $19,332,400 and $15,769,000, respectively. Of these total project costs, processing and development fees are approximately $919,982 for each of these projects, representing 5% and 6% of the total development costs, respectively.


Table 33 Summary of Typical

Single-Family Permit Fees as of February 2008

Type of Fee Amount

Tentative Subdivision Tract Map $1,857

Final Tract Map $1,504 School Fees $0.00 per unit Sewer Connection Fee $1,500 per unit Building Permit Fees $1,805.75 per unit Plan Check $1,467.17 per unit

Total Development Fees (assumes 5 units) $27,225.60

Per Unit Development Fees $ 4,772.92

Source: City of Barstow Community Services, Building, and Engineering Departments; Barstow Unified School District; Golden State Water Company.

Note: Calculations based on: a. 5 units on 1 acre parcel; 7,500 sq. ft. lots. b. 1,700 sq. ft. single-family dwellings. c. Home valuation of $245,000. d. Barstow School District fee of $0/sq. ft. for residential development e. Building Permit Fee of $993 per home.

An additional cost, which may be factored into the formula, is the fee for the issuance of a grading permit. Grading permit fees are calculated as follows:

0-50 cubic yards: $23.50 51-100 cubic yards: $37.00 101-1000 cubic yards: $22.50

for first 100 cubic yards then $17.50 for each additional 100 cubic yards.

The majority of the Barstow jurisdiction is undeveloped land without most of its necessary infrastructure, such as streets, sewers, electrical, and water facilities, yet in place. As such, the cost of land improvements can be expected to be more than in highly urbanized areas.


In addition to the permit fees that apply to residential development, in January 2007, the City of Barstow commissioned a study to determine the amount of development impact fees that would be required to mitigate the anticipated demands of new development. Table 34 details the costs allocated per service provider, infrastructure system or public facility as of 2008. The Mitigation Fee Act (Section 66000 et seq. of the California Government Code) and Article XI, Section 7 of the California Constitution authorizes the City to levy a fee upon development projects to defray all or a portion of the costs of public facilities (including public improvements and public amenities) related to the development project. The fees paid will be apportioned as noted in Table 34 into the respective development impact funds.

Table 34 Summary of

Residential Development Impact Fees 2008

Land Use Detached Dwelling Unit

Attached Dwelling Unit

Mobile Home Unit

Measure Per DU Per DU Per DU Division Among Funds

Law Enforcement $262 $209 $166 Circulation System Local $3,105 $2,073 $1,625 Storm Drainage $1,102 $133 $484 General Facilities $362 $362 $362 Community Center $2,191 $1,810 $1,673 Parkland and Open Space $5,907 $4,878 $4,508 Impact Fee Rate $12,929 $9,465 $8,818

Building Codes and Enforcement: The City of Barstow's building codes are based upon the ICC (International) Building, Housing, Plumbing, Mechanical, and Electrical Codes with minor amendments. These codes are considered to be the minimum necessary to protect the public health, safety, and welfare. The local enforcement of these codes does not add significantly to the cost of housing. Local Processing and Permit Procedures: The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately reflected in the selling price of the home. The review process in Barstow is governed by three levels of reviewing bodies: City Council, Planning Commission, and Community and Economic Development Planning Staff.

One way to reduce housing costs is to reduce the time for processing permits. In 1996, City staff reviewed and tightened the housing development permit process in order to expedite the development of housing in the City. Table 35 provides a list of average


processing times for various resolutions or procedures which may be required prior to the final approval of a project. The majority of residential developments in the City are single-family home subdivisions which do not require an environmental impact report, thereby expediting processing time and minimizing costs. Project processing begins with the submittal of plans to the Building Division. Applications for Tentative Tract Subdivisions and Environmental Processing may be submitted concurrently to the Planning Division. Average processing time for a typical residential project, subject only to plan check and environmental processing, is two to three weeks, with an additional four weeks for projects also subject to Planning Commission approval. While this review period is substantially less than in many other Southern California cities, a project's review time can be lengthened through the appeals review process.


Time Requirements and Fees for Project Processing 2008

1. General Plan Amendments/Zone Change Filing Fees: $1,158 for initial GPA request

$2,216 for actual amendment $2,216 for zone change.

The General Plan can be amended a maximum of four times annually. Hearing dates are scheduled after a complete application is submitted. Public hearings at Planning Commission every three to four months. City Council hearings scheduled the following month. 2. Tentative Parcel Map Filing Fee: $886 Applications and fees must be received approximately 20 days prior to being placed on Planning Staff agenda. Tentative Parcel Map applications do not require the Planning Commission review and approval. Decision determined by the Community and Economic Development Director, followed by a 10-day appeal period. 3. Tentative Subdivision Tract Map Filing Fee: $1,857 Applications and fees should be submitted 30 days prior to Planning Commission public hearing. Planning Commission decision follows in approximately 10 days. Requires 20-day review period by the Barstow Unified School District. Average project time before attaining approval is seven to nine weeks. 4. Environmental Processing No Fee Applications are processed concurrent with development applications and are reviewed in-house by the Planning Staff. The process lasts approximately five to six weeks, including public review period. 5. Conditional Use Permits and Variances Filing Fees: $980 for CUPs $768 for Variances Complete applications and fees must be submitted four to six weeks prior to Planning Commission public hearing. 5-day appeal period follows Planning Commission decision. 6. Plan Check Review Filing Fee: Based on project valuation Plans must be submitted to the Building Department. Approximately two to three weeks before single-family home plans are returned to the applicant. Multi-family projects are returned in three to four weeks.

The fee schedule is subject to annual automatic cost of living adjustments based on the Riverside-San Bernardino-Ontario Standard Metropolitan Area All Consumers Price Index (U.S. Department of Labor), not to exceed 3 % per calendar year.


While the timeframes and procedures for processing the various entitlements that may be required for a residential development project were identified in the preceding table, the criteria that must be met or findings that must be made in order to approve such a project, and particularly a multi-family residential development, are fairly standard and straightforward. In the case of General Plan Amendments and Zone Changes, the key consideration is the compatibility of the land uses allowed under the proposed designation/zone with the permitted surrounding land uses. Tentative Parcel and Subdivision Tract Maps are simply reviewed for compliance with the provisions of the Subdivision Map Act, Sections 66410 through 66499.58 of the California Government Code, and the City’s Subdivision Ordinance (Title 18). Environmental Processing (i.e., Review) is conducted in accordance with the requirements of the California Environmental Quality Act (CEQA), with nearly all site-specific multi-family projects in Barstow being Categorically Exempt as infill projects. In order for Variances to be granted, the findings required by Section 65906 of the California Government Code must be met, while the processing of Conditional Use Permits (CUPs) is governed by Section 19.58 of the Barstow Municipal Code. This code section allows the Planning Commission to impose conditions on the approval of projects that are deemed necessary to maintain land use compatibility and/or mitigate effects that are potentially detrimental to the public health and safety. In exercising this authority, the Planning Commission has routinely approved CUPs for proposed multi-family residential projects. Finally, Plan Check Reviews are performed as a ministerial function and merely consist of reviewing construction/building plans for compliance with the City’s basic development standards, the various construction codes and any conditions imposed by the Planning Commission on project approval.


V. HOUSING RESOURCES The following narrative describes and analyzes the resources available for the development, rehabilitation and preservation of housing in the City of Barstow. Section A begins with an overview of the availability of land resources or residential sites for future housing development in Barstow and an evaluation of the City’s ability to provide adequate sites to address its identified share of future housing needs. Section B presents the financial resources available to support the provision of affordable housing in the community. Finally, Section C discusses the administrative resources available for the operation of local housing programs. A. Availability of Sites for Housing

An important component of the Barstow Housing Element is the identification of sites for future housing development, and evaluation of the adequacy of these sites in fulfilling the City’s share of regional housing needs (as determined by SCAG). Table 36 shows Barstow’s residential development in terms of potential units on vacant lands located within one-half mile of existing infrastructure. Also identified in the table is a column identifying the realistic capacity for development within each zone with the calculation adjusted to account for the cumulative impacts of land-use controls and site improvement requirements. The methodology for determining the realistic capacity for development for each zone is provided at the end of this section. As illustrated by this table, the Barstow 2020 General Plan provides for the development of nearly 16,127 new units within the current City limits and near existing development and infrastructure connections. Over 90 percent of Barstow’s future growth is planned at single-family tract densities, including several large areas designated for future Specific Plans. Existing General Plan and zoning designations are in place to support nearly 2,974 additional multi-family units. Figure 6 graphically illustrates residential growth potential in Barstow. In addition to development on vacant lands depicted in Table 36, there is the potential for new residential development on sites which are currently developed at densities lower than those permitted under the General Plan. In order to encourage the development of residences in the immediate vicinity of downtown Barstow and stimulate consolidation of underutilized lots, the City has applied a "Residential Incentive Overlay" designation to an Urban Living area north of Main Street in the vicinity of First Street. Development up to 25 dwelling units per acre is permitted in this approximately 20-acre area, providing a significant additional unit potential in the area. These higher density units in the Residential Incentive Overlay district would be a significant contribution to the stock of housing which can be priced within lower income groups' range of affordability. A key feature of the City’s land use policy is the use of Specific Plans. Specific Plans are used in two ways: 1) to encourage and speed the processing of large-scale private developments, and 2) to target certain areas of the City with particular planning needs. Specific Plans allow for a maximum of 15 dwelling units per acre for residential development and a maximum of 50 percent non-residential development with a height restriction of 35 feet. Specific Plans may be initiated and prepared either directly by the


City of Barstow or by private development interests. For example, the Lenwood Specific Plan was prepared by the City and the Rimrock Ranch Specific Plan was prepared by private interests. The Mixed Land Use Zone District also allows for residential development, provided it is compatible with surrounding non-residential uses. Parcels designated Mixed Use are located in primarily built-out areas, or areas recently annexed into the City. Mixed Use zones permit a maximum development of 15 dwelling units per acre for residential development and a maximum of 50 percent of the zone for commercial use, where buildings can be a maximum height of 35 feet. The majority of the Mixed Use zoned parcels are found in the center of Barstow and to the recently annexed northern and eastern portions of the City. Methodology for Determining Realistic Capacity The development capacity in the following zones was calculated at a net density of 4.0 dwelling units to the acre or less, and this relatively low density can easily be achieved under the applicable land use controls and site improvement requirements: Desert Living; Ranchette; Precise Plan; RS-16 Low Density Residential; and RS-9 Single Family. The potential units that could be generated within these five lower density zones total 3,547 units. This total alone is well in excess of the 2,732 units identified as the regional housing need (RHNA) for Barstow for the Moderate Income and Above Moderate Income levels.

The RS-6 (Single Family) Zone allows for 7.0 dwelling units per acre. However, the realistic capacity calculation provides for a net density of 5 dwelling units per acre. At 5 dwelling units per acre, the RS-6 zone would provide for 5,335 units. The realistic capacity calculations for the RM-1 (Medium Density Residential) and RM-2 (High Density Residential) Zones are reasonable at 10 and 15 dwelling units to the acre, respectively, based on empirical data. The RM-1 Zone is characterized as being suitable for the development of duplexes, triplexes and fourplexes (CUP required for the fourplexes). The maximum permitted density in this zone is 15 dwelling units per acre. While the development of a high density affordable multi-family project would not be feasible in this zone, the lower overall development costs for housing in Barstow facilitate the construction of medium density duplexes, triplexes and fourplexes that are affordable to lower income households in this zone. As previously pointed out in Chapter II (Background Information) of this element, even after two apartment complexes converted from deed restricted low income units to market rate units in 2006, they have remained affordable to very low, low and moderate income households, given the low rent levels in the City. While property in the RM-1 Zone could be developed at up to 15 dwellings units per acre, the fact remains that this is a medium density residential zone intended for the development of duplexes, triplexes and fourplexes. Therefore, a conservative realistic density of 10 units per acre has been utilized in calculating the development capacity for


this zone. Using this net density, the vacant land in the RM-1 Zone could support the development of 690 units. This realistic development capacity will allow for the necessary subdividing of lots to accommodate development on a large 57 acre site in this zone. The RM-2 Zone is characterized as being suitable for the development of multi-family units. This is the zone in which lower income rental housing projects have been and continue to be proposed. This zone allows for up to 18 dwelling units per acre with a density bonus and up to 25 units per acre on properties located within the Downtown Overlay Zone. As also previously discussed in Chapter II of this element, the Suncrest and Riverview low income rental projects were developed in the RM-2 Zone in 2003 and 2006, respectively, by the Simpson Housing Group. Both of these developments contain 81 units (80 affordable units and a manager’s unit). Con Am Management (formerly the Simpson Housing Group, Inc.) was contacted to verify the densities at which these projects were constructed. Due to the lower land cost in the high desert area, these Low Income Housing Tax Credit (LIHTC) funded projects were developed at densities well below the maximum permitted in the RM-2 Zone. The 81 units in the Riverview Apartments were developed on 6.04 acres yielding a density of 13 units per acre, while the 81 units in the Suncrest Apartments were developed on 10.10 acres resulting in a density of 8 units per acre. These low income rental projects benefited by having the covered parking requirements for multi-family units waived by the City. More recently, two affordable multi-family developments were approved by the City at densities of 19.7 (Sahara Village) and 14.7 (Calico Apartments) dwelling units to the acre. Based on the build-out yields of these existing and approved multi-family rental projects, 15 dwelling units per acre is a reasonable and realistic density at which to calculate the development capacity of vacant RM-2 zoned land. Using this net density, the vacant land in the RM-2 Zone could support the development of 1,635 units. Given the realistic development capacities of the RM-1 and RM-2 Zones, as calculated above, it is anticipated that these zones will provide for the housing need for the Very Low and Low Income levels. The realistic capacity calculations for these two zones provide for 2,325 units, while the housing need for the Very Low and Low Income levels is 1,746 units. The site inventory adequately provides for the need for low income housing.

The realistic capacity for the MHS (Mobile Home Subdivision) Zone is established at 7 dwelling units per acre, which is well below the 12 units or more per acre at which mobile home zoned property is typically developed. This zone would yield a total of 872 potential units. The Mixed Use Zone provides for residential densities of 7 to 15 dwelling units per acre. Allowing for 50 percent of the land in this zone to be commercially developed considerably reduces the net residential density. The realistic capacity calculation for this zone was established at a very conservative density of 1.25 dwelling units per acre, yielding a total of 649 potential units.


The specific plan designated properties consisting of Rimrock Ranch, Lenwood (portions to be developed under the Desert Living Zone and RS-6 Zone standards), and the former golf course property (BGCSP) are planned to be developed at 4.0 dwelling units or less to the acre, and this density can easily be achieved under the applicable land use controls and site improvement requirements of these specific plans. Hence, the development capacity of these sites has been calculated at realistic densities. The Lenwood Specific Plan to be developed as RS-6 (Single-Family) is proposed to be developed at 7 dwelling units to the acre. A realistic capacity calculation for this zone is development at 5 dwelling units to the acre, yielding 545 potential units. Comparison of Site Inventory with RHNA According to SCAG, Barstow has a regional housing need of 4,479 housing units for the 2006-2014 period. Given that the City’s residential sites can support the development of nearly 16,092 units, the City has allocated more than ample land to meet its projected housing needs. Furthermore, Barstow can meet the required distribution of housing units by income group presented earlier in Table 27. The General Plan provides for nearly 3,319 new multi-family housing units, and with market rents in Barstow at levels affordable to low income households, this multi-family housing will serve to address the City’s need for 1,746 lower income units. It is anticipated that the RM-1 and RM-2 Zones will provide for the housing need at the Very Low and Low Income levels. The realistic capacity calculations for these two zones provide for 2,325 units, while the housing need for Very Low and Low Income levels is 1,746 units. The realistic capacity calculations for the RM-1 (Urban Living) and RM-2 (Urban Living) Zones are reasonable at 15 dwelling units to the acre based on empirical data. The site inventory adequately provides for the need for low income housing. The City has seen the development of two 81 unit California State Tax Credit projects in prior years. The City has also approved the land use entitlements for two new 73 unit multifamily projects that are seeking tax credits to help finance the project for affordability at the very low and low income levels. In addition, a portion of single-family units to be developed in Barstow will likely sell at levels affordable to low income households without housing subsidies. In those cases where subsidies are required to make the purchase of homes affordable to low income households or very low income households, the City offers a redevelopment-funded First Time Home Buyer program for mortgage assistance. Mortgage assistance is also available through State funding programs such as the Building Equity and Growth in Neighborhoods Program (BEGIN). The City is also interested, through new housing development, in achieving a more balanced housing stock by attracting the development of larger homes to appeal to many prospective buyers who currently go elsewhere in San Bernardino County to purchase such homes.


Table 36 Inventory of Vacant Sites

Suitable for Residential Development1

No of Parcels Vacant Acre2 ACRES ZONING3 POTENTIAL

UNITS4 REALISTIC CAPACITY

5 558 SP (Rimrock Ranch)5 = 3.28 DU (Developer generated) 1,830 1,830

5 352 SP (Lenwood) = DL (.40 DU) (City generated) 160

160

10 109 SP (Lenwood) = RS-6 (7 DU) (City generated/Pending Rezoning Industrial Portion) 763

545

17 216 SP (Former BGCSP)6 (No longer valid, pending rezoning) 864

864 65 2,831 Desert Living (.40 DU) 1,132 1,132 6 39 DR Desert Ranchette (1.0 DU) 39 39 62 381 DR-T Precise Plan (1.25 DU) 476 476

147 816 RS-16 Single-Family (2.0 DU) 1,632 1,632 10 67 RS-9 Single-Family (4.0 DU) 268 268

153 1,067 RS-6 Single-Family (7.0 DU) 7,469 5,335 3 69 RM-1 Urban Living (15-DU)7 1,035 690 35 109 RM-2 Urban Living (15-DU)7 1,635 1,635 8 109 MHS Mobile Home Subdivision (7-DU) 872 872 89 519 Mixed-Use /Mixed-use Overlay 649 649

605 7,242 Total Potential Housing Units at Ultimate Build Out 18,444 16,127 1. All of the sites included in this table were available for development as of February 2008. Due to

the extent of vacant residentially zoned land within the City, only 1-acre and larger sites currently located within the City’s corporate limits and within ½ mile of essential infrastructure are included in this table.

2. Appendix A contains a list of assessor parcel numbers that comprise these vacant sites as of 2008, per San Bernardino County Assessors information. All parcels in Specific Plan areas are identified since distribution of residential parcels have yet to be defined.

3. Minimum required lot area (square feet) per dwelling unit, by zoning district, is as follows: RS – 6: 6,000

RS – 9: 9,000 RS – 16: 16,000 RM – 1: 6,000 RM – 2: 6,000 MHS: 5,500 DL: 108,900 DR: 43,560


4. Based on net densities for past approved projects on RS, RM and MHS zoned parcels and actual number of units allowed under approved plans on Mixed Use/Specific Plan/Precise Plan/Planned Unit Development zoned parcels.

5. Rimrock Ranch Specific Plan - Amendment was approved to increase residential density to 1,830 dwelling units, which is equivalent to 3.28 dwelling units per acre.

a. Per the plan, there are 733 units on 174.66 acres; 453 units on 119.9 acres; and 644 units on 208.75 acres.

6. Barstow Golf Course Specific Plan - Superseded as of 2005; at the time this document was drafted the City is considering changing the allowed development to consist of single-family residential. The number of potential dwelling units is based on a RS-9 zoning.

7. Overlay for increased density in this zoning designation exists in the northern portion of the City; density may be increased to 25 dwelling units.


Figure 6 Residential Growth Areas Served by Infrastructure in 2008


B. Financial Resources There are a variety of potential funding sources available for housing activities in general. Due to both the high costs of developing and preserving housing and limitations on both the amount and uses of funds, a variety of funding sources may be required. Table 37 lists the potential funding sources that are available for housing activities. They are divided into four categories, including: federal, state, local and private resources. Federal resources are further divided between those funds administered through the San Bernardino Housing Authority and those administered by the U.S. Department of Housing and Urban Development (HUD). The following describes in detail the two primary local funding sources for housing currently used in Barstow: Barstow Redevelopment Housing set-aside funds and City CDBG funds. HOME funds, through the County of San Bernardino, is a third local funding source for affordable housing programs. All three of these sources could potentially be used to assist in the support and development of affordable housing. Redevelopment Housing Set-Aside

Redevelopment housing set-aside funds are one of the primary sources of financing used for the preservation, improvement, and development of affordable housing. As required by California Redevelopment Law, Barstow’s Redevelopment Agency sets aside 20 percent of all tax increment revenue generated from the redevelopment project area for the purpose of increasing and improving the community’s supply of housing for low and moderate income households. This set-aside is placed in a separate low and moderate income housing fund and can be spent anywhere within the City limits. Housing units developed using the Agency’s 20 percent housing set-aside funds must remain affordable to the targeted income group for a period of time not less than 55 years for rental housing and 45 years for owner housing. The Barstow Redevelopment Agency established a low and moderate-income housing fund in FY 1996/97 and has been receiving 20% set-aside funds. The Agency received approximately $544,900 in housing funds in fiscal year 2007/2008, with an anticipated growth of two (2) percent annually in 2008-09 and 2009-10. In addition, the Agency will contribute approximately $50,000 annually to the set-aside fund for repayment of past deferrals. This amount will increase to $100,000 in 2008 which will be paid out over the next ten (10) years. The Barstow Redevelopment Agency intends to allocate funds toward the FACELIFT Program for exterior beautification, City’s Mortgage Assistance Program (MAP), New Hope Village transitional housing program, and funding for Desert Sanctuary to assist very low income residents with their housing needs. These residents are victims of domestic violence and in need of shelter. However, the recent loss of approximately $1.4 million in tax increment to the State of California has jeopardized the operation of these programs. The Agency gradually phased out funding for the Neighborhood Enhancement Preservation Program in 2007-08, as a result of the success of the program in reducing crime. In addition, as the Agency begins accumulating more tax increment revenues for housing activities, it intends to support the development of affordable housing projects.


Table 37 Public and Private Resources Available for

Housing and Community Development Activities

Program Name Description Eligible Activities

1a. Federal Programs (Administered through San Bernardino Housing Authority) Community Development Block Grant

Grant program for housing and community development activities available through the County’s annual grant to Barstow.

Χ Χ X X X X

Acquisition Rehabilitation

Home Buyer Assistance Economic Development Homeless Assistance Public Services

HOME

Flexible grant program for housing activities available to Barstow as a participating city in the County program.

Χ Χ Χ Χ

Acquisition Rehabilitation Home Buyer Assistance Rental Assistance

Section 8 Rental Assistance Program

Rental assistance payments to owners of private market rate units on behalf ofVery Low Income tenants.

X Rental Assistance

1b. Federal Programs (Administered through HUD) Emergency Shelter Grants (ESG) Grants to improve quality of existing

shelters and transitional housing; and to increase the number of shelters and transitional housing facilities.

Χ Homeless Assistance (Acquisition,

New Construction, Rehabilitation, Conversion, Support Services)

Section 202 Supportive Housing for the Elderly

Grants to non-profit developers of supportive housing for the elderly.

Χ Χ Χ

Acquisition Rehabilitation New Construction

Section 207 Multifamily Rental Housing

HUD insures mortgages made by private lending institutions to finance the construction or rehabilitation of multifamily rental housing by private orpublic developers.

Χ Χ

Rehabilitation New Construction

Section 207 Manufactured Home Parks

HUD insures mortgages made by private lending institutions to finance the construction or rehabilitation of manufactured home parks consisting of at least 5 spaces.

Χ Χ

Rehabilitation New Construction

Section 213 Cooperative Housing

HUD insures mortgages made by private lending institutions to finance the construction, rehabilitation, acquisition, improvement or repair of cooperative housing projects.

Χ Χ Χ Χ

Acquisition Rehabilitation New Construction Improvement



Housing and Community Development Activities (continued)

Program Name Description Eligible Activities 1b. Federal Programs (Administered through HUD cont.)

Section 223(f) Existing Multifamily Rental Housing

HUD insures mortgages under Section207 pursuant to Section 223(f) to purchase or refinance existing multifamily projects originally financed

ΧΧ

Acquisition Refinancing

Section 811 Supportive Housing for Persons with Disabilities

Grants to non-profit developers of supportive housing for persons with disabilities, including group homes, independent living facilities and intermediate care facilities.

ΧΧΧΧ

Acquisition Rehabilitation New Construction Rental Assistance

Low Income Housing Tax Credit (LIHTC)

Tax credits are available to individualsand corporations that invest in low income rental housing. Usually, the taxcredits are sold to corporations with a high tax liability and the proceeds fromthe sale are used to create the housing.

ΧΧΧ

New Construction Rehabilitation Acquisition

Grants for rental assistance that are offered with support services to homeless with disabilities. Rental assistance can be:

ΧΧΧ

Rental Assistance Homeless Assistance Support Services

-Section 8 Moderate Rehabilitation (SRO) - project based rental assistance administered by the local PHA with state or local government application.

-Sponsor-Based Rental Assistance (SRA) – provides rental assistance through an applicant to a private non- profit sponsor who wins or leases dwelling units in which participating residents reside.

Shelter Plus Care Program

-Tenant-Based Rental Assistance (TBA) - grants for rental assistance.

- Project-Based Rental Assistance - grants to provide rental assistance through contracts between grant recipients and owners of existing structures.





2. State Programs

California Housing Finance Agency (CHFA) Multiple Rental Housing Program

Below market rate financing offered to builders and developers of multi-familyand elderly rental housing. Tax exemptbonds provide below market mortgagemoney.

ΧΧΧ

New Construction Rehabilitation Acquisition of Properties from 20 to

150 units

California Housing Finance Agency Home Mortgage Purchase Program

CHFA sells tax-exempt bonds to makebelow market loans to first time homebuyers. Program operates through participating lenders who originate loans for CHFA purchase.

Χ

Home Buyer Assistance

Building equity and growth in Neighborhoods Program (BEGIN)

Grants to cities and counties to make deferred-payment second mortgage loans to qualified buyers of new homes, including manufactured homes on permanent foundations, in projects with affordability enhanced by local regulatory incentives or barrier reductions

Χ

Homebuyer Assistance

Cal Home

Grants to enable very low and low income households to become or remain homeowners. City must apply for funds through HCD in response to periodic Notices of Funding Availability (NOFAs).

ΧXXX

Housing Acquisition Housing Rehabilitation Homebuyer Assistance Homebuyer Counseling

Redevelopment Housing Fund

20 percent of Agency funds are set aside for affordable housing activities governed by state law. Annual set-aside contribution is approximately $545,000, plus $100,000 in repayment of past deferrals.

ΧΧΧ

Acquisition Rehabilitation New Construction





Tax Exempt Housing Revenue Bond

The City can support low income housing developers in their effort to obtain bonds in order to construct affordable housing. The City can issuehousing revenue bonds requiring the developer to lease a fixed percentage of the units to low income families andmaintain rents at a specified amount below market rate.

ΧΧΧ


Independent Cities Lease Finance Authority (ICLFA)

The City is a participant in the ICLFA which provides bond funds under a “FreshRate” program for mortgage loan downpayments for low and moderate income applicants. It places a cap on closing costs and fees and can be used for downpayment assistance on single-family homes.

Χ Downpayment assistance

4. Private Resources/Financing Programs

Federal National Mortgage Association (Fannie Mae)

Loan applicants apply to participating lenders for the following programs: - Fixed rate mortgages issued by

private mortgage insurers. - Mortgages which fund the acquisition and rehabilitation of a home. - Low Down-Payment Mortgages for Single-Family Homes in

underserved low income and minority communities.

ΧΧΧΧ

Home Buyer Assistance Home Buyer Assistance Rehabilitation Home Buyer Assistance





4. Private Resources/Financing Programs (cont.)

California Community Reinvestment Corporation (CCRC)

Non-profit mortgage banking consortium designed to provide long term debt financing for affordable multi-family rental housing. Non-profit and for profit developers contact member banks.

ΧΧΧ


Federal Home Loan Bank Affordable Housing Program

Direct subsidies to non-profit and for- profit developers and public agencies for affordable Low Income ownership and rental projects.

Χ

New Construction

Freddie Mac

Home Works - Provides standard

mortgages that include rehabilitation loan. City provides gap financing for rehabilitation component. Households earning up to 80% MFI qualify.

Χ

Home Buyer Assistance combined with Rehabilitation

CDBG Funds Through the Community Development Block Grant (CDBG) program, HUD provides funds to local governments for funding a wide range of community development activities. The City of Barstow receives approximately $165,000 annually in CDBG funds from the San Bernardino Urban County CDBG Program which it utilizes to fund capital projects and social service programs. Barstow is also a participating City in the CDBG Rehabilitation Loan Program administered through San Bernardino County. CDBG funds can be used to support affordable housing, and if identified as a high priority, a portion of the City's annual CDBG allotment could potentially be redirected to support housing programs. This would be evaluated on an annual basis, prior to submitting the City’s CDBG project list to the County. HOME Funds The National Housing Affordability Act of 1990 created the federal Home Investment Partnerships Program (HOME). Jurisdictions may use HOME funding to provide incentives to develop and support affordable rental housing and homeownership affordability. Eligible activities include acquisition, new construction, reconstruction or rehabilitation, tenant-based rental assistance, and other expenses related to the provision of affordable housing. HOME Program federal regulations require a local jurisdiction to contribute matching funds not less than 25 percent of the drawn HOME funds. The San Bernardino County Department of Community and Economic Development administers HOME


funds for San Bernardino County. The HOME Rental Property Acquisition/Rehabilitation and Rehabilitation/Refinance programs are available County-wide that the City may utilize. C. Administrative Resources

The provision of affordable housing in any community requires both financial resources as well as administrative resources. Housing programs require that a number of entities work together in partnership to bring the necessary resources together to provide for affordable housing. Provided below is a brief discussion of some of the administrative resources that the City of Barstow has available to provide for housing programs.

Barstow’s Redevelopment Agency administers housing set-aside funds in the amount of 20 percent of all tax increment revenue generated from the redevelopment project area. These funds are used for the purpose of increasing and improving the community’s supply of housing for low and moderate income households. These housing set-aside funds are placed in a separate low and moderate income housing fund and can be spent anywhere within the City limits. Housing units developed using the Agency’s 20 percent housing set-aside funds must remain affordable to the targeted income group for a period of time not less than 55 years for rental housing and 45 years for owner housing. The Redevelopment Agency staff meets with for-profit and non-profit housing developers for the purpose of discussing potential low and moderate income housing projects.

The Community and Economic Development Department meets with for-profit and non-profit housing developers in the course of administering land use regulations for the City. The City’s Zoning Ordinance provides for increased densities and residential uses that serve to support the development of affordable housing. For example, the City’s MHS zone allows for mobile homes and manufactured housing which may serve to encourage the development of affordable housing. The City’s Zoning Ordinance also allows for secondary or accessory dwelling units on single-family zoned lots which can serve to create new cost-effective housing. The Residential Incentive Overlay zone in the downtown area serves to encourage residential development at higher densities which could benefit an affordable housing development. The City’s Community Development staff may serve as a valuable administrative source in support of affordable housing.

For-profit and non-profit housing developers are valuable resource partners in the development of affordable housing. The Simpson Housing Group, a housing developer, utilized state tax credit funding from the Tax Credit Allocation Committee (TCAC) for the development of an 81 unit affordable large-family apartment complex in Barstow in 2003. A second 81 unit affordable rental housing project was completed in 2006. This development also provided for large family units and was funded with tax credits. The Calico and Sahara Apartments are proposed TCAC projects that are expected to provide additional affordable housing units in the future. The Redevelopment Agency is prepared to work with a private developer for the development of a low and moderate income senior housing project. The City will continue to work in the future with housing developers that may serve as valuable partners for the development of affordable housing.


VI. HOUSING PLAN

Chapters II to V establish the housing needs, constraints, and resources in Barstow. The Housing Plan presented in the following chapter sets forth the City's quantified housing goals, policies and programs to address Barstow's identified housing needs. A. Goals and Policies The following goals and policies reflect a revision to those previously adopted in the City’s 2000 Housing Element to incorporate what has been learned from the prior element, and to adequately address the community's identified housing needs. These goals and policies will serve as a guide to City officials in daily decision making. GOAL 1: PROVIDE A RANGE OF HOUSING BY LOCATION, TYPE AND PRICE

TO MEET THE GROWTH NEEDS OF THE CITY.

POLICY 1.1: Provide a variety of residential development opportunities in the City, ranging from large lot rural living, to single-family neighborhoods, to moderate density apartments as designated in the Land Use Policy Map.

POLICY 1.2: Continue to support the development of upper-end housing to provide opportunities for moderate- and upper-income employees in the City to reside in Barstow.

POLICY 1.3: Promote the use of favorable home purchasing techniques, including the City's Mortgage Assistance Program and preferential financing available through private lending institutions.

POLICY 1.4: Encourage residential development in the area north of

downtown Barstow through the use of development incentives in the Residential Incentive Overlay.

POLICY 1.5: Encourage the development of rental housing units with three or more bedrooms to accommodate large families and address unit overcrowding in Barstow, particularly in the northern area of the City.

POLICY 1.6: Encourage the development of housing for the elderly by offering incentives such as land write-downs on City-owned property and flexible development standards.

POLICY 1.7: Promote the development of residential units which are accessible to disabled persons or are adaptable for conversion to residential use by disabled persons through the enforcement of current State housing accessibility requirements under California Code of Regulations, Title 24, Part 2, Chapter 11A.


POLICY 1.8: Provide funding assistance through the Residential Rehabilitation Program for accessibility improvements for disabled owners of single-family housing.

POLICY 1.9: Allow for the development of second units in single-family

zones subject to the availability of adequate infrastructure. POLICY 1.10: Permit the development of manufactured housing in all

residential zones, pursuant to the City's special provisions ordinance identifying architectural requirements.

POLICY 1.11: Encourage the construction of planned residential developments in the City. POLICY 1.12: Encourage the provision of quality and affordable housing by working with private for-profit and non-profit developers and through the use of various regulatory and financial incentives, including the use of Redevelopment Agency funds. POLICY 1.13: Continue to support implementation of the Section 8 program by the County of San Bernardino which provides rent subsidies to very low income households who overpay for housing. POLICY 1.14: Continue to provide density bonuses, in accordance with provisions of the California Government Code, for multi-family projects providing affordable housing units. POLICY 1.15: The City will review and amend its zoning code as required by State Law to ensure adequate provisions relating to housing opportunities. This will clarify the City’s requirements to principally permit emergency shelters in at least one zoning district and to allow transitional and supportive housing in all residential zones subject only to those restrictions that apply to other residential dwellings of the same type in the same zone, in accordance with Section 65583 of the California Government Code.

GOAL 2: CONSERVE AND IMPROVE THE CONDITION OF THE CITY'S EXISTING HOUSING STOCK.

POLICY 2.1: Utilize the City's code compliance program as the primary tool for bringing substandard units into compliance with City codes and for improving overall housing conditions in Barstow.

POLICY 2.2: Pursue the removal of abandoned substandard housing units

in the City's flood prone areas.


POLICY 2.3: Encourage vigorous enforcement of the City's nuisance ordinance, along with other applicable codes, to promote property maintenance.

POLICY 2.4: Actively market single-family rehabilitation programs available through the City and County which provide financial assistance to lower income property owners.

POLICY 2.5: Provide information on County multi-family rehabilitation

programs to owners of deteriorated apartment buildings. GOAL 3: PRESERVE AND ENHANCE THE QUALITY OF

RESIDENTIAL NEIGHBORHOODS IN BARSTOW AND ENSURE THAT NEW HOUSING IS SENSITIVE TO THE EXISTING NATURAL AND BUILT ENVIRONMENT.

POLICY 3.1: Ensure that multi-family development is compatible in design

with single-family residential areas and is consistent with the low scale character of Barstow.

POLICY 3.2: Regularly examine new residential construction methods

and materials and upgrade the City's residential building standards as appropriate.

POLICY 3.3: Prohibit new residential development to front on major

arterial highways without adequate setbacks and buffering.

POLICY 3.4: Ensure higher quality development standards in new mobile home developments as specified in the City's Mobile Home Subdivision zone, including compatibility with adjacent single-family neighborhoods.

POLICY 3.5: Require that housing constructed expressly for low and

moderate-income households not be concentrated in any single area of Barstow.

POLICY 3.6: Locate higher density residential development in close

proximity to public transportation, services and recreation. POLICY 3.7: Prohibit housing development in areas subject to significant

geologic, flooding, blowing sand, noise and fire hazards. POLICY 3.8: Accommodate new residential development which is

coordinated with the provision of infrastructure and public services.


POLICY 3.9: Encourage the use of energy conservation devices and passive design concepts which make use of the natural climate to increase energy efficiency and reduce housing costs.

GOAL 4: PROMOTE EQUAL OPPORTUNITY FOR ALL RESIDENTS TO RESIDE

IN THE HOUSING OF THEIR CHOICE. POLICY 4.1: Make efforts to assure that unrestricted access to housing

choice is available to the community. POLICY 4.2: Prohibit practices which restrict housing choice by arbitrarily

directing prospective buyers and renters to certain neighborhoods or types of housing.

POLICY 4.3: Continue active support and participation with the Inland Fair Housing and Mediation Board to further spatial deconcentration and to promote housing practices and address the resolution of landlord/tenant issues.

B. Evaluation of Accomplishments In order to craft an effective housing plan to address the identified housing needs in Barstow, the City must assess the achievements under its current housing programs. The 2000-2005 Barstow Housing Element contained a series of housing programs with related objectives for the following topic areas: Housing Improvement, Homeownership Assistance, Development Assistance, Rental Assistance, Assisted Housing, Homeless Programs, and Fair Housing. The following table reviews the programs from the 2000 Barstow Housing Element, the progress in implementing these programs, and the appropriateness of these programs for the 2000-2005 Housing Element, as indicated by the program number. An explanation of the City’s current focus of its housing program efforts is included at the conclusion of this table. Table 38 describes the City’s accomplishments since the adoption of the 2000-2005 Housing Element. The City operated the FACELIFT Program and the First-Time Homebuyer Program that were both established with Redevelopment housing set-aside funds. The City also participated in both the San Bernardino County CDBG Rehabilitation Loan Program and the CDBG Senior/Disabled Repair Program. While the CDBG Rehabilitation Loan Program failed to serve any households during 2000 through 2005, the Senior/Disabled Repair Program served 147 households during the prior Housing Element cycle. The City, in prior years, determined that additional resources were needed to address the extensive housing rehabilitation needs of Barstow residents, particularly the elderly, whose needs were not able to be fully served by the County rehabilitation loan program. Exterior home improvements are now being served through the FACELIFT Program, as a forgivable deferred loan program, and the needs of the disabled and seniors are being met for owner/occupied householders through the County’s CDBG Senior Repair Program offering grants. While there is still an ongoing need, according to substandard housing data for the


City, for the CDBG Single-Family Homeowner Rehabilitation Program to provide for home improvements, it will be necessary in the future for the City to better publicize the program to promote greater participation in it. On August 24, 2004, the City of Barstow entered into an Agreement (the CalHome Program) with the Department of Housing and Community Development, a public agency of the State of California, to assist the City in the operation of a First Time Homebuyer’s (FTH) Mortgage Assistance Program and an Owner Occupied Rehabilitation (OOR) Program. The Programs were established under Chapter 6, Section 50650, Part 2 of Division 31 of the Health and Safety Code, referred to as the “CalHome Statutes” and ran through April, 2008. The total grant amount was $500,000, with the FTH receiving $250,000 and the OOR receiving the remaining $250,000. The FTH program is a 20 year deferred loan, secured by a recorded Deed of Trust (a silent second). The program also restricted the property being purchased to be within the RDA Project Areas. The program required the borrower to be very-low or lower income eligible in order to participate in the program, which is 80% less than median income for San Bernardino County. The City’s participation was determined by the household size and maximum income. For example, a four (4) person household making $43,450 annually would qualify for $56,000 towards assistance. Four (4) loans were made with CalHome Funds totaling approximately $195,500. The OOR program was designed to assist the Mobilehome community, with the same restrictions as the First Time Homebuyers program. Fourteen (14) Mobilehome units were rehabilitated at $10,000 each for a total cost of $140,000. The Barstow Redevelopment Agency established a low and moderate-income housing fund in 1996/97 and received approximately $544,900 in housing funds in fiscal year 2007/2008, with an anticipated annual growth of at least two (2) percent. Additionally, the Agency has been contributing annually to the set-aside fund for repayment of past deferrals. With the accumulation of the 20 percent housing set-aside funds, this enables the City to pursue affordable housing projects. The Agency is desirous of working with a developer in an attempt to develop a low and moderate income senior housing project. The Barstow Redevelopment Agency has budgeted to allocate funds to the FACELIFT Program, Mortgage Assistance Program (MAP), and New Hope transitional housing program to assist very low income residents with their housing needs. The Agency has also allocated funding for Desert Sanctuary, which assists residents that are victims of domestic violence and in need of shelter. However, the recent loss of approximately $1.4 million in tax increment to the State of California has at least temporarily jeopardized the funding for these programs. The City’s Housing Coordinator is responsible for managing these City-funded programs, and will also promote the development of affordable housing through other funding sources.


Table 38 Evaluation of Program Accomplishments

Program Name Description Goals Accomplishments/ Recommended Actions

Housing Improvement

Single Family CDBG Rehabilitation Loan Program

Provide loans to low income owner-occupants to correct deficiencies and bring residences up to minimum Housing Quality Standards.

10 households None

CDBG Senior Repair Program

Provide grants to make repairs to owner-occupied residences of senior and disabled citizens.

30 households 142 households (Continue Program)

Facelift/Minor Home Repair Program

Exterior home repair and Health & Safety Issues for single-family residences meeting low to moderate income requirements

Provide information to owners wanting to beautify their homes- 210 households

Assisted 237 low to moderate income households (Continue Program)

Code Compliance Bring substandard housing into compliance with City codes.

Conduct inspections and work with households to bring substandard housing into compliance

Code Compliance Program continues to respond to complaints and health/safety issues to bring substandard units into compliance (Continue Program)

Neighborhood Enhancement Participation Program

Interdepartmental approach for comprehensive improvements including reduced crime in deteriorated neighborhoods

Target 3-4 two block sections of low/mod neighborhoods

Program has been successfully implemented with reduced crime in targeted areas to the point that the program will be phased out. (Phase out program by 2007)

HOME Rental Property Acquisition and/or Rehabilitation Program

Provide loans to developers to acquire and/or rehabilitate existing rental units.

Provide information to owners/developers interested in rehab-ilitation of units.

No projects were undertaken in Barstow. (Continue Program administered by the County)

HOME Rental Property Rehabilitation/Refinance Program

Provide HOME funds to refinance existing debt so long as the primary affordable housing activity to be funded is rehabilitation.

Provide information to owners of rental units in need of rehabilitation

No projects were undertaken in Barstow. (Continue Program administered by the County)

Cal HOME Rehabilitation Program (Mobile Home Units)

Assist Mobile Home Units placed on foundations with necessary interior and exterior repairs.

Target mobile home units in parks on permanent foundations.

Assisted 14 mobile home units with necessary repairs both interior and exterior. This program was a one-time use of Cal HOME funds. (Continue Program)


Program Name Description Goals Accomplishments Homeownership Assistance

Mortgage Assistance Program

Provide mortgage assistance for closing and downpayment costs to first-time homebuyers earning up to 100% of San Bernardino’s County median income.

Approximately 30 to 40 first time homebuyers per year will benefit from this program

Assisted 189 first time home-buyers. Assistance for single family homes in the City of Barstow. (Continue Program)

CalHOME First Time Homebuyers Program

Provide mortgage assistance to first-time homebuyers within the Redevelopment Agency’s Project Areas. Must meet income requirements.

This program was a one-time use of CalHOME funds.

Assisted 6 first-time homebuyers with closing and down-payment costs. (One-time funding)

HUD $1 Homes HUD program provides foreclosed homes for $1 to be rehabbed and sold.

Actively participate in program. Acquire, rehab, and sell 14 foreclosed homes.

Program was successfully completed. (Program funding no longer available)

Lease-Purchase Program

Program run by CCHOA enables households to lease a home with the option to purchase after 38 months with low interest rate.

Participate in program and periodically advertise program in the community

No projects were undertaken in Barstow.

(Continue Program administered by the County)

Development Assistance

Affordable Housing Units Construction of multi-family housing for lower income households

Utilize Low/Mod Housing Funds or work with private for-profit or non-profit housing developers

Construction of Suncrest (81 units) and Riverview Apartments (81 units) by private developer using tax credits for large family low income affordable units (Continue to support the development or acquisition/ rehabilitation of affordable multi-family housing)

Land Assemblage and Write-Down

Provide land subsidies for develop-ment of affordable housing.

Provide assistance inassembly and purchase of land for an affordable senior housing development.

Redevelopment set-aside funds reserved for senior housing project. Working with developer. (Continue Program)

Rental Assistance

Section 8 Rental Assistance Program

Provide rental subsidies to very low income households.

Maintain current levels of assistance. Encourage participation in Program.

About 150 Section 8 rental assisted units are provided in Barstow by the San Bernardino County Housing Authority (Continue participation in Section 8 rental assistance program)

HOME Program Tenant Based Assistance/ Security Deposit

Assistance

Provide funds for required security deposits on rental housing units and tenant-paid utilities.

Provide information to qualified renters.

Redevelopment agency provided rental assistance for 15 residents of New Hope Village for transitional housing needs.

Assisted Housing

Scattered Sites/Public Housing Program

Provide small-scale public housing units in dispersed locations.

Maintain current public housing inventory of 205 units.

The County Housing Authority identified a County-owned inventory of units in Barstow totaling 205 units, as of 7/13/06. (Continue program to maintain public housing inventory)


C. Implementing Programs

The Housing Element describes the housing needs of the City's current and projected population, as well as the specific needs resulting from the deterioration of older units and special needs for certain segments of the City's population. The goals and policies contained in the Housing Element address the City's identified housing needs. These goals and policies are implemented through a series of housing programs that are funded and

Program Name Description Goals Accomplishments Assisted Housing (Cont’d)

Density Bonus Program The City will consider Conditional Use Permits for density bonuses.

Due to the limited amount of develop-ment in City, no density bonus requests were received during 2000-2005.

No density bonus requests were received, but the program can be an incentive for developing affordable housing. (Continue Program and amend ordinance to fully comply with State law)

Mobile Home Assistance Program

State program that provides financial and technical assistance to mobile home park residents who wish to purchase their parks.

The City did not receive and resident requests.

No requests received but program can serve to preserve affordable housing units. (Continue Program)

Fair Housing

Fair Housing Counseling

Continue to utilize fair housing and tenant-landlord dispute services through the Inland Fair Housing and Mediation Board funded through the County of San Bernardino.

Marketing of program, dispute resolution services and fair housing issues addressed.

Fair Housing Programs promotes equal access housing and addresses housing issues. (Continue Program)

Homeless Desert Manna New Hope Village Haley House

The City shall continue to support Desert Manna emergency shelter, New Hope transitional housing and Haley House housing for victims of domestic violence.

Support existing programs for homeless persons in the City of Barstow

Desert Manna can house up to 32 individuals, New Hope has 6 units and Haley House has a capacity for 15 women and children (Continue Program)

Program Review and Permit Processing

Housing Program Monitoring

Develop a housing program monitoring system in order to evaluate current programs and maintain program accomplishments information.

Programs using Redevelopment Set-Aside funds are reviewed annually. Other housing programs are reviewed on a periodic basis

(Continue Program)

Fast Track Processing

Provide expedited processing procedure for affordable or elderly housing projects.

Work to minimize regulatory constraints that impact affordable housing projects.

(Continue Program)

Energy Conservation

Energy Conservation

The City shall continue to support and assist in publicizing energy conservation programs offered through San Bernardino County and Edison International.

Encourage use of energy saving programs through the utilities companies.

(Continue Program)


administered through a variety of local, regional, state and federal agencies. The following comprehensive program strategy consists of both programs currently in use in the City and additional programs to provide the opportunity to adequately address the City's housing needs. The housing programs in this section include: programs which were set forth in the previous 2000 Housing Element; programs which the City has undertaken since the adoption of the prior Housing Element; and new programs which have been added to address an unmet housing need. The City’s 2005-2010 program strategy builds upon the evaluation of program accomplishments under the 2000-2005 Housing Element contained in the previous section. This section provides a description of each housing program, previous program accomplishments, and future program goals. The Housing Program Summary (Table 39) at the end of this section summarizes the future 5-year goals of each program, along with the identification of the program funding source and agency responsible for implementation. The Barstow Redevelopment Agency’s low and moderate-income housing fund is a funding source that is used to support affordable housing programs. The Redevelopment Agency receives approximately $550,000 each year, with an anticipated growth of at least two (2) percent annually. The accumulation of the 20 percent housing set-aside funds will enable the City to continue to utilize this funding source for affordable housing projects over the next five (5) year planning period. The Agency is prepared to work with developers in attempting to develop senior housing by leveraging private funding with set-aside funds. In this next planning period, the Barstow Redevelopment Agency intends to continue to budget set-aside funds for ongoing affordable housing programs that serve to meet local needs. Funding for the FACELIFT Program focuses on providing exterior home improvements for very low and low income residents of single-family owner-occupied housing units. The program is to be funded at about $250,000 per year to assist 40-60 households. The Mortgage Assistance Program (MAP) is funded annually at about $150,000 with set-aside funds for providing down-payment assistance and closing costs up to $10,000. The program is expected to assist about 20 households per year. Redevelopment housing set-aside funds will also continue to be used to support transitional housing and homeless programs. New Hope Village is a transitional housing program that receives approximately $20,000 per year to provide assistance for housing needs. In addition, the Redevelopment Agency entered into an agreement with the Desert Sanctuary to assist very low income residents who are victims of domestic violence and in need of shelter. The Agency will provide funding for this program in the amount of $20,000 annually. However, the recent loss of approximately $1.4 million in tax increment to the State of California has at least temporarily jeopardized the funding for all of these programs. The City’s Housing Coordinator is responsible for managing these City-funded programs, and will also promote the development of affordable housing through other funding sources and continued partnering with housing developers. A more detailed description of the individual housing programs to serve in supporting affordable housing over the next five (5) years is provided below.


Housing Improvement 1. Single-Family Rehabilitation Programs

CDBG Single-Family Homeowner Rehabilitation Program: The County currently provides low interest and deferred loans to low income (80 percent MFI) owner-occupants to correct deficiencies and bring their residences up to minimum Housing Quality Standards. While the program focuses on correcting code deficiencies, a variety of other home improvements are allowed including weatherization and the installation of solar energy systems. Homeowners have the opportunity through this program to undertake energy efficiency measures and utilize alternative energy sources. The implementation of this program during the 2008-2014 planning period is a primary energy conservation program for the City and is related to and supported by Program #20 on page 102.

During 2000-2005 no Barstow households received rehabilitation loans. While the City is in need of housing rehabilitation, the lack of participation in the program may be due to the fact it is a loan program and/or the program may need to be better publicized through City outreach. The five year goal is to serve 10 households.

This Single-Family Homeowner Rehabilitation program is administered through San Bernardino County. This program supplements the City’s CDBG funded Senior Repair Program and the FACELIFT Program. The City will conduct an outreach program in 2009 to ensure that City residents receive information on the availability of the County’s Homeowner Rehabilitation Program. This will serve to accomplish the five-year goal of serving 10 households.

CDBG Senior Repair Program: The County currently provides grants to make repairs to owner/occupied residences of senior and disabled citizens. The program served 142 clients in Barstow between 2000 and 2005. Over the next 5 year planning period, the City’s goal will be to provide assistance to 75 senior or disabled homeowners.

FACELIFT Program: In addition to CDBG funded rehabilitation programs operated through the County, the City administers a minor home improvements program using redevelopment set-aside funds. The focus of this program is to provide funding for exterior improvements for single-family units in Barstow. Up to $10,000 is provided as a loan; however, 20 percent of the loan per year is forgiven as long as the participant remains qualified for the program. The goal of the program is to serve approximately 210 households during the five year planning period, consistent with the Redevelopment Agency’s Implementation Plan.

2. Code Compliance

The objective of the City’s Code Compliance Program is to bring the substandard housing units into compliance with City codes. Funding is allocated to provide a


comprehensive building inspection/code compliance program in City target areas to improve public health and safety with a goal of inspecting 100 housing units over the five year period. The City’s housing rehabilitation programs can offer a financial incentive to assist homeowners in bringing their housing units into compliance with City codes. During 2009, the City will ensure that code compliance officers understand the eligibility requirements for the City’s housing rehabilitation programs and that they distribute informational brochures on the programs to homeowners that are in need of home improvements.

Numerous abandoned substandard housing units are located in the City's flood prone areas. The City will continue to target these structures for demolition where the structure presents a significant safety risk and is nonviable economically to rehabilitate. Relocation assistance should accordingly be provided to any displaced residents.

3. Neighborhood Enhancement Participation Program The Neighborhood Enhancement Participation Program utilized an interdepartmental approach to achieve comprehensive improvements in deteriorated neighborhoods. The program involved Code Compliance as the lead agency along with Housing, Fire and Police. Three to four two- block sections were targeted in low and moderate-income areas of the City in order to perform inspections, address code violations and encourage corrections. City housing rehabilitation assistance was also offered to qualified households. This program met its objective of reducing criminal activity in targeted areas and the program was discontinued in the 2007-08 program year.

4. HOME Rental Property Acquisition and/or Rehabilitation Program

The County currently provides loans to both for-profit and non-profit developers of affordable housing who propose to acquire and/or rehabilitate existing rental units, which may or may not already be affordable to lower income families. After rehabilitation, the HOME funded units must be rented to low and extremely low income families. Assisted acquisition and/or rehabilitation of these properties will ensure this population has available housing and will preserve the housing stock over time. The City utilized over $470,000 in past years but has not had any projects in recent years. The program will be better publicized in the future. During 2009, the City will ensure that code compliance officers understand the eligibility requirements for the HOME Rental Property Acquisition and/or Rehabilitation Program and that they have information on the program to provide to property owners of properties that are in need of rehabilitation improvements.

5. HOME Rental Property Rehabilitation/Refinance Program

This program allows the County of San Bernardino the discretion of using HOME Program funds to refinance existing debt, so long as the primary affordable housing activity to be funded is rehabilitation. The County will now lend HOME funds to refinance existing debt so long as the primary affordable housing activity to


be funded is rehabilitation of affordable multi-family units. The County offers this program to create new affordable housing opportunities while maintaining the existing affordable housing stock.

Homeownership Assistance

6. Mortgage Assistance Program

The City of Barstow initiated a local Mortgage Assistance Program designed to provide assistance to residents purchasing their first home in the City. The program is funded through redevelopment set-aside funds. Barstow residents earning up to 100 percent of the County Median Family Income are eligible for the program. The City will provide up to $20,000 to be used toward the downpayment and closing costs. The maximum home purchase price under the program is $180,000. The City’s goal is to assist approximately 30 to 40 first-time homebuyers annually, consistent with the Redevelopment Agency’s Implementation Plan.

7. HUD $1 Homes to Local Governments Program

In an effort to expand its partnership with local governments in helping to foster housing opportunities for low and moderate income families, HUD introduced a $1 Homes to Local Governments Program in spring of 2000. This program facilitates the sale of HUD-listed single-family homes that have not sold on the open market within six months for $1 plus closing costs. The acquisition of these homes must further local goals for housing and/or blight removal.

The Barstow Redevelopment Agency acted quickly to enter into contracts to purchase 14 homes. The Agency pursued several options for disposition of these homes to low and moderate-income households, including: 1) conveyance of the property to a non-profit for rehabilitation and resale; 2) rehabilitation through the HUD Youthbuild program; and 3) rehabilitation through private contractors and resale, potentially in combination with City Mortgage Assistance Program.

The City will consider future participation in this program, as staff resources allow. The Program has the potential to make a significant contribution to revitalizing abandoned properties, while fostering homeownership opportunities.

8. Lease-Purchase Program

The City is a participant in the Lease-Purchase Program, which is operated Countywide. The Lease-Purchase Program offered by the California Cities Home Ownership Authority (CCHOA) is a program for the cities of San Bernardino County. The program provides a 30-year fixed rate loan at a reduced interest rate. Down payment and closing costs are gifted. The qualified individual or family must pay one percent down, plus the first month lease payment as a commitment fee. Loan financing is provided through tax-exempt bonds. The program enables buyers with “less than perfect credit” to have up to 38 months after entering into a lease to


qualify for a mortgage. The City’s goal is to participate in the program to provide an option for affordable housing and periodically publicize the availability of the Lease-Purchase Program in the Desert Dispatch and on the City’s website.


9. Mortgage Revenue Bond Financing and Tax Credit Allocation Committee (TCAC)

The City of Barstow, along with San Bernardino County, issues bonds to support the development of multi-family housing for low, very low, and extremely low income households. Multi-family Mortgage Revenue Bonds are used to finance construction and mortgage loans as well as capital improvements for multi-family housing. Federal law requires that 20 percent of the total units in an assisted project be reserved for lower income households. In addition, the State of California requires that one half of the reserved units be set-aside for very low income households.

The State of California also offers tax credit breaks to developers of multi-family housing where some of the units are affordable to low and moderate-income households. The City worked with the Simpson Housing Group, a housing developer, to entitle two properties for 81 units each. The Suncrest Apartments was an 81 unit low income project that received funding from the Tax Credit Allocation Committee (TCAC) and was completed in 2003. More recently in 2006 the Riverview Apartments were developed as an 81 unit low income project with TCAC funding and is complete and currently operational. The Tax Credit Allocation Committee (TCAC) Program has been the City’s most effective program in the past to provide for the development of housing for extremely low income, very low income and low income households. Land is affordable in the City which makes it attractive to developers. The City currently has two tax credit projects for 73 units each that have been entitled by the Community and Economic Development Department. One of these projects will also take advantage of the City’s Density Bonus Program. The City anticipates that housing for extremely low income, very low income and low income households will be developed in the RM-1 and RM-2 zones within the City. With the increased density in this zoning designation, which exists in the northern portion of the City, this zone can be developed up to 25 dwelling units to the acre. The City will continue to work with housing developers in the future to facilitate the development review process.

The City’s goal will be to participate in the County and State programs to produce the development of affordable housing within Barstow.

10. Land Assemblage and Write-Down

The Barstow Redevelopment Agency can assist in the provision of affordable housing through a variety of means including land write-downs, public improvements, gap financing, etc. The intent of a land write-down is to reduce


land costs to the point that it becomes economically feasible for a private, usually non-profit developer, to build units which could rent at affordable rents. Particularly within Redevelopment Project Areas, the Agency may assist in the provision of sites for affordable housing development as a means of addressing the inclusionary housing requirements under California Redevelopment Law. The Agency may assist within the planning period in the write-down of sites for development of 80-100 units of affordable housing for seniors, as well as low to extremely low income non-elderly households. The Redevelopment Agency has not completed a senior housing project in the past. However, in April 2005 Southern California Housing, a non-profit housing developer, and the City of Barstow requested the preparation of a market conditions and project evaluation summary of a site proposed for senior housing. The report was prepared for the California Tax Credit Allocation Committee. The proposed site was located in downtown Barstow in the vicinity of Seventh Avenue and Main Street. The site would offer 100 one and two-bedroom units to seniors with income levels of 60 percent of the area median income (AMI) or below. The project was never approved for funding by the Tax Credit Allocation Committee. Because of the downturn in the economy, there have not been any recent inquiries about the development of affordable senior housing. The Redevelopment Agency will continue to pursue the goal of using its low and moderate income housing funds for the development of senior and family housing, and specifically including extremely low income households, as the economic conditions change and there is increased development interest.

Rental Assistance

11. Section 8 Rental Assistance

The Section 8 rental assistance program extends rental subsidies to low income families and elderly, which spend more than 30 percent of their income on rent. The subsidy represents the difference between the excess of 30 percent of the monthly income and the actual rent. Section 8 Vouchers provide for rental assistance payments to owners of private market rate units on behalf of very low income tenants. Vouchers permit tenants to locate their own housing. Approximately 150 Section 8 rental assisted units are provided in Barstow by the San Bernardino County Housing Authority. The City’s goal will be to maintain current levels of assistance. In addition, the City will encourage rental property owners to participate in the program with the Housing Authority.

12. HOME Program Tenant-Based Assistance (HOME TBA)/Security Deposit Assistance Program

This HOME Tenant-Based Assistance program is administered by the San Bernardino County Housing Authority. The program provides funds for required security deposits on rental housing units and tenant-paid utilities to persons who can afford monthly rent payments but lack necessary funds for these costs. Barstow residents, as well as residents of all additional cities participating in the


San Bernardino Urban County HOME Program, have an equal opportunity to take advantage of this funding as the need arises on a first-come first-served basis. Over the five-year plan period the County plans to provide security deposit assistance under HOME TBA Security Deposit Assistance Program to approximately 1,000 low income and extremely low income households under this program.

Assisted Housing

13. Scattered Sites/Public Housing Program The Scattered Sites Public Housing Program, which is administered by San Bernardino County, is designed to provide small scale public housing throughout the County. Public housing units developed through this program are intended to blend in with existing neighborhoods and provide an opportunity for low, very low and extremely low income households to live in neighborhoods throughout the City. As of July 2006, there were 205 units of conventional public housing for families and elderly in Barstow. The City’s goal is to maintain this inventory of affordable public housing.

14. Density Bonus

The City provides density bonuses for projects in which stipulated percentages of the units constructed are set aside for lower income households. Approval of density bonuses has been contingent upon an approved Conditional Use Permit, the availability of adequate infrastructure to serve the proposed site, along with the compatibility of additional density with adjacent land uses. However, the City’s existing density bonus ordinance does not fully comply with current State law. Therefore, the City intends to amend its Zoning Ordinance to bring the density bonus provisions into full compliance with Sections 65915(a) through (p) of the California Government Code. In addition to the density bonuses, various incentives will be provided for qualifying projects including an allowance for carports to meet the enclosed parking space requirements for multi-family projects. The City will also continue to consider other incentives to encourage the development of housing which meets special needs, (e.g., larger dwelling units for large families and SRO and other affordable housing units for extremely low income households) and planned residential developments targeted for persons currently commuting to Barstow from other areas.

In addition to the Citywide density bonus provisions, the General Plan designates a 20 acre area north of Main Street in the vicinity of First Avenue as a specific “Residential Incentive Overlay Area.” The intent of this designation is to encourage the development of residences in the immediate vicinity of downtown Barstow and stimulate the consolidation of undersized lots. Development up to a maximum of 25 dwelling units per acre is allowed within this area.

The City will continue to utilize density bonuses and the Residential Incentive Overlay as a tool to facilitate the development of mixed income housing.


15. Mobile Home Park Assistance Program

Mobile homes provide an affordable residential ownership opportunity for many households which could not otherwise afford the option of homeownership. With nearly 11 percent of Barstow's housing stock comprised of mobile homes, these units represent a significant proportion of the City's stock of affordable ownership units. To provide for the long-term conservation of these units, the City has created a permanent mobile home park subdivision zone.

While the City can help to conserve existing mobile homes, it does not control the rents charged by park owners. One option for mobile home park residents to control rental costs is to obtain ownership of the park. The Mobile Home Park Assistance Program, offered by the State Department of Housing and Community Development, provides financial and technical assistance to mobile-home park residents who wish to purchase their mobile-home parks and convert the parks to resident ownership. Loans are made to low income mobile-home park residents or to organizations formed by park residents to own and/or operate their mobile-home parks, thereby allowing residents to control their housing costs. Applications must be made with mobile-home park residents who must form a resident organization, and a local public entity as co-applicants. The City can help to facilitate the use of this program by advertising its availability to mobile home park residents, and by serving as co-applicant for resident organizations applying to the State for funding. The City may also advertise the program periodically in the Desert Dispatch.

Homeless

16. Homeless Shelter/Transitional Housing

The churches in Barstow joined together to provide emergency services to the homeless and sponsored the development of the Desert Manna emergency shelter on City-owned property. This shelter provides overnight accommodations for up to 32 persons, as well as food and clothing. New Hope Village operates a 6 unit transitional housing facility for homeless families. The program provides job training, counseling, child care, and housing to homeless families and individuals. Emergency shelter and services are provided to battered women and children at Haley House. This temporary shelter has been in existence for over eight years, and offers overnight accommodations, food, clothing, medical services, counseling, referrals for housing and employment, and job training. Haley House has a shelter capacity adequate to house 15 women and children. The director of the shelter indicated that the House serves an average of between 8-12 women and children per month.

Barstow is located on one of the major access routes to the Los Angeles area. There are frequently individuals and families who become stranded in Barstow as a result of transportation difficulties who need emergency assistance with food and shelter. Desert Manna has tracked homeless services to men, women and children


indicating that their program also meets a local need serving persons from Barstow and the surrounding unincorporated areas. Service numbers indicate that in 2008 about 613 homeless men, women and children were served by the shelter. Of the adults served, 139 were receiving Social Security Insurance (SSI) for permanent disabilities and 99 were veterans. The oldest client served was 84 years of age and the youngest was a newborn. It is estimated that about 50 percent of the clients served were from the Barstow or the surrounding unincorporated areas. The City’s Zoning Ordinance makes provision for emergency shelters and transitional housing under Section 19.58 of the Zoning Ordinance, and permits these facilities in all land use districts subject to a Conditional Use Permit (CUP). However, to fully comply with Section 65583 of the California Government Code, the City intends to amend its Zoning Ordinance to principally permit (i.e., by right) emergency shelters in the General Industrial (M-2) Zone, subject only to the same development standards that apply to other allowed uses in the M-2 Zone. There is ample vacant land and/or buildings within this zoning district to accommodate the establishment of additional emergency shelters, if needed. This zone is also a suitable location for emergency shelters since it lies adjacent to the City’s downtown area, and the public service agencies located therein, and extends outward to the east and west along a major arterial (former U.S. Route 66) that is served by local transit. The City further intends to amend its Zoning Ordinance to principally permit transitional and supportive housing in residential zones subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. The City shall continue in its support of these facilities for the homeless, as well as programs offered through the County and various service organizations to break the cycle of homelessness.

Fair Housing

17. Fair Housing Counseling The San Bernardino County CDBG Consortium member cities utilize the Inland Fair Housing and Mediation Board to address landlord/tenant issues and provide for fair housing counseling for all participating cities. The program is headquartered in Victorville, but has an office in Barstow. Volunteers from throughout the County serve the program that provides services to County cities including Barstow. The City will provide educational information and brochures on fair housing to the public. The City will refer fair housing issues to the Inland Fair Housing and Mediation Board.

Second Units 18. Second Unit Ordinance The City has amended its Zoning Ordinance in order to fully comply with Section 65852.2 of the California Government Code by ministerially allowing


second units on all single-family zoned lots within the City. Persons with Disabilities 19. Reasonable Accommodation Procedure

The City intends to adopt a reasonable accommodation ordinance to provide persons with disabilities a procedure to request reasonable accommodation to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act in the application of the City’s zoning requirements and other land use regulations, policies and procedures. Opportunities for Energy Conservation 20. Alternative Energy Sources

The City has recently initiated a revision to its Municipal Code to permit the utilization of alternative energy sources in residential uses including, but not limited to, solar collectors/panels (i.e., photovoltaic) for the generation of energy and/or for the heating of water subject to installation standards contained in the Municipal Code, without a Conditional Use Permit. Concentrated solar power (mirrors) and wind generators for the generation of energy and/or for the heating of water require a Conditional Use Permit at this time. In expanding upon this step, the City intends to explore additional code amendments to further promote energy conservation measures in support of making Barstow a more sustainable city.


Table 39 Housing Program Summary

Housing Program Program Objective 5-Year Action Funding Source Responsible Agency Time Frame

Housing Improvement

1. Single-Family Rehabilitation

a. CDBG Rehabilitation Loans

Provide loans to low income owner- occupants to correct deficiencies and bring residences up to minimum Housing Quality Standards, and to undertake weatherization and solar energy improvements.

10 Households

CDBG

San Bernardino County

Ongoing

b. CDBG Senior Repair Program

Provide grants to make repairs to owner-occupied residences of senior and disabled citizens.

75 households

CDBG


Ongoing

c. FACELIFT Program

Exterior improvements for single-family units in Barstow.

210 households

City Redevelopment Set-Aside

City Redevelopment Agency

Ongoing

2. Code Enforcement

Bring substandard housing into compliance with City codes.

100 households City Redevelopment Set-Aside

City Community Development Dept. Ongoing

4. HOME Rental Property Acquisition and/or Rehabilitation Program

Provide loans to developers to acquire and/or rehabilitate existing rental units.

Provide information to owners of units in need of rehabilitation & to developers interested in rehabilitating or acquiring rental units.

HOME


Ongoing

5. HOME Rental Property Rehabilitation /Refinance Program

Provide HOME funds to refinance existing debt as long as the primary affordable housing activity to be funded is rehabilitation.

Provide information to owners of rental property in need of rehabilitation.

HOME


Ongoing



(continued)


Homeownership Assistance

6. Mortgage Assistance Program

Provide mortgage assistance to first- time homebuyers earning up to 100% of County Median County median

Assist 200 households



Ongoing

7. HUD $1 Homes HUD program provides foreclosed homes for $1 to be rehabbed and sold.

Participate in programas funding and staff resources are available



Ongoing

8. Lease-Purchase Program

Program run by CCHOA enables households to lease a home with the option to purchase after 38 months with low interest rate.

Participate in programand periodically advertise program in the community.

California Cities Home Ownership Authority (CCHOA)


Ongoing


9. Mortgage Revenue Bond Financing and Tax Credit Allocation Committee

Issue bonds or receive tax credits to support development or acquisition/ rehabili tion of multi-family housing for lower income households.

Participate in County bond issuance or State Tax Credits for acquisition, development or rehabilitation of housing for low, very low and extremely low income households.

Mortgage Revenue Bonds – Tax Credit Allocation Committee

City Redevelopment Agency, Community Development & Housing Developers

Ongoing

10. Land Assemblage

and Write Down

Provide land subsidies for development of affordable housing.

Provide assistance inassembly and purchase of land for affordable senior and non-elderly housing developments, including units for extremely low income households .

City Redevelopment Funds


Ongoing

Rental Assistance

11. Section 8 Rental Assistance

Program

Provide rental subsidies to very low income households.

Maintain current levels of assistance. Encourage rental property owners to participate in the Section 8 rent subsidy program.

HUD


Ongoing



(continued) Housing Program Program Objective 5-Year Action Funding Source Responsible

Agency Time Frame

12. HOME Program Tenant Based Assistance/ Security Deposit Assistance

Provide funds for required security deposits on rental housing units and tenant-paid utilities.

Provide information to qualified renters.

HOME


Ongoing

Assisted Housing

13. Scattered Sites/Public Housing Program

Provide small-scale public housing units in dispersed locations.

Maintain current public housing inventory of 205 units.

HUD


Ongoing

14. Density Bonus

Provides density increases for projects in which stipulated percentages of units are set aside for lower income or other designated households as tool to facilitate mixed income housing development.

Amend Zoning Ordinance to bring density bonus provisions of ordinance into full compliance with Sections 65915(a) through (p) of the California Government Code.

General Fund

Community and Economic Development Department

Prior to August 31, 2010.

15. Mobile Home Park Assistance Program

Provide State financial and technical assistance to mobilehome park residents who wish to purchase mobilehome parks and convert parks to resident ownership.

Provide information to interested tenants on program availability. Advertise program in Desert Dispatch.

State HCD City Redevelopment Agency As requested

Homeless

16. Homeless Shelter/ Transitional Housing

Provide emergency shelter and transitional/supportive housing for homeless individuals and families and victims of domestic violence.

Amend the Zoning Ordinance to principally permit emergency shelters in the General Industrial (M-2) Zone and transitional and supportive housing in all residential zones, subject only to the development standards that apply to other allowed uses in those zones. Continue to support facilities and provision of services for the homeless.

General Fund, Stuart B. McKinney funds, local churches, HOME funds, private contributions and other sources.

City Community and Economic Development Department & Redevelopment Agency

Complete Zoning Ordinance Amendments by August 31, 2010



(continued)


Fair Housing 17. Fair Housing

Counseling Provide landlord/tenant counseling and fair housing counseling.

Provide educational information on fair housing to the public. Refer fair housing complaints to Inland Mediation.

CDBG City Redevelopment Agency

Ongoing

Second Units 18. Second Units Facilitate

development of affordable housing by providing for second units.

Amend the Zoning Ordinance to make second unit provisions fully compliant with Section 65852.2 of the California Government Code.

General Fund City Community and Economic Development Department

Completed August 2009

Persons with Disabilities 19. Reasonable

Accommodation Provide persons with disabilities a procedure to request reasonable accommodation to housing.

Adopt an ordinance that will provide persons with disabilities a procedure to request reasonable accommodation to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act in the application of the City’s zoning requirements and other land use regulations, policies and procedures.


Prior to August 31, 2010

Opportunities for Energy Conservation 20. Alternative

Energy Sources Promote energy conservation through the use of alternative energy sources in housing.

The City has recently initiated a revision to its Municipal Code to permit the utilization of alternative energy sources in residential subject only to installation standards contained in the Municipal Code. The City intends to explore additional code amendments to further promote energy conservation measures in support of making Barstow a more sustainable city.


2008-2014


Table 40

2006 – 2014 Housing Needs and Quantified Objectives

Housing Goals

2006 to 2014

Objective

Housing Production Number of Units Allocated Units Percent

Achieved

Extremely Low Income Very Low Income Low Income Moderate Income Above Moderate Income Total Units

509 509 728 842

1,890 4,479

82 178 261 842

1,890 3,253

16.1 34.9 35.8 100.0 100.0

Rehabilitation

295 Units

Conservation

443 Units

Source: SCAG Regional Housing Needs Assessment, July 2007. City of Barstow Department of Community Development

Table 41 Quantified Objectives By Income Category

2006-2014

Income Category New Construction Rehabilitation Conservation Extremely Low 82 5 44 Very Low 178 65 155 Low Income 261 89 244 Moderate Income 842 136 0 Above Moderate 1,890 0 0 Totals 3,253 295 443

City of Barstow APPENDIX A – Page 1 2006-2014 Housing Element Update

APPENDIX A APN LISTING OF POTENTIAL HOUSING SITES

APN GENERAL PLAN LAND USE ZONING ACREAGE 18171156 Mobile Home Subdivision MHS 38.755 18112212 Mobile Home Subdivision MHS 21.750 18171180 Mobile Home Subdivision MHS 21.405 18112212 Mobile Home Subdivision MHS 10.136 42421729 Mobile Home Subdivision MHS 7.743 42424133 Mobile Home Subdivision MHS 5.838 42128111 Mobile Home Subdivision MHS 2.497 42737124 Mobile Home Subdivision MHS 1.173 18132502 Medium Density Residential RM-1 3.919 18132502 Medium Density Residential RM-1 7.775 18171155 Medium Density Residential RM-1 57.251 18171180 High Density Residential RM-2 17.218 42108201 High Density Residential RM-2 17.442 18105209 High Density Residential RM-2 2.819 18171160 High Density Residential RM-2 1.937 18171159 High Density Residential RM-2 3.117 18171158 High Density Residential RM-2 2.560 42424105 High Density Residential RM-2 4.672 18106219 High Density Residential RM-2 5.863 18106343 High Density Residential RM-2 3.764 18112205 High Density Residential RM-2 2.275 18119204 High Density Residential RM-2 1.027 18221205 High Density Residential RM-2 1.237 18221225 High Density Residential RM-2 1.151 18221233 High Density Residential RM-2 1.236 18221237 High Density Residential RM-2 1.236 18221255 High Density Residential RM-2 1.235 18221266 High Density Residential RM-2 1.232 18221265 High Density Residential RM-2 1.235 18224102 High Density Residential RM-2 1.234 42811206 High Density Residential RM-2 1.090 18307101 High Density Residential RM-2 1.010 18307102 High Density Residential RM-2 1.265 18307125 High Density Residential RM-2 1.264 18224116 High Density Residential RM-2 1.227 42811228 High Density Residential RM-2 1.129 18224127 High Density Residential RM-2 1.230 18317125 High Density Residential RM-2 1.241 18317127 High Density Residential RM-2 1.243 18318144 High Density Residential RM-2 1.243 18343126 High Density Residential RM-2 11.168 18194165 High Density Residential RM-2 3.705 18352120 High Density Residential RM-2 3.095 18344139 High Density Residential RM-2 3.063 18360105 High Density Residential RM-2 1.059 18171161 High Density Residential RM-2 2.185 18171180 Neighborhood Residential - 6000 SF RS-6 350.778 18219103 Neighborhood Residential - 6000 SF RS-6 53.713 18341103 Neighborhood Residential - 6000 SF RS-6 49.891



APN GENERAL PLAN LAND USE ZONING ACREAGE 18218151 Neighborhood Residential - 6000 SF RS-6 43.599 18171156 Neighborhood Residential - 6000 SF RS-6 40.523 42510223 Neighborhood Residential - 6000 SF RS-6 27.627 42424112 Neighborhood Residential - 6000 SF RS-6 23.319 18219104 Neighborhood Residential - 6000 SF RS-6 23.190 18171128 Neighborhood Residential - 6000 SF RS-6 18.157 42802112 Neighborhood Residential - 6000 SF RS-6 18.134 18360107 Neighborhood Residential - 6000 SF RS-6 17.079 18171150 Neighborhood Residential - 6000 SF RS-6 16.186 18217102 Neighborhood Residential - 6000 SF RS-6 15.027 42706320 Neighborhood Residential - 6000 SF RS-6 14.428 18171154 Neighborhood Residential - 6000 SF RS-6 13.971 42502302 Neighborhood Residential - 6000 SF RS-6 11.828 18112212 Neighborhood Residential - 6000 SF RS-6 11.650 18139240 Neighborhood Residential - 6000 SF RS-6 11.285 18171113 Neighborhood Residential - 6000 SF RS-6 10.692 18117101 Neighborhood Residential - 6000 SF RS-6 9.673 18171173 Neighborhood Residential - 6000 SF RS-6 9.323 18221244 Neighborhood Residential - 6000 SF RS-6 9.285 18171175 Neighborhood Residential - 6000 SF RS-6 8.752 18313102 Neighborhood Residential - 6000 SF RS-6 8.672 18217101 Neighborhood Residential - 6000 SF RS-6 8.619 18171118 Neighborhood Residential - 6000 SF RS-6 8.575 18360106 Neighborhood Residential - 6000 SF RS-6 7.930 18314103 Neighborhood Residential - 6000 SF RS-6 7.911 42424113 Neighborhood Residential - 6000 SF RS-6 7.309 18171174 Neighborhood Residential - 6000 SF RS-6 6.030 18171172 Neighborhood Residential - 6000 SF RS-6 5.165 18218145 Neighborhood Residential - 6000 SF RS-6 5.043 18218153 Neighborhood Residential - 6000 SF RS-6 4.976 18313101 Neighborhood Residential - 6000 SF RS-6 4.309 18356177 Neighborhood Residential - 6000 SF RS-6 4.032 42802113 Neighborhood Residential - 6000 SF RS-6 3.988 18221209 Neighborhood Residential - 6000 SF RS-6 3.892 18160108 Neighborhood Residential - 6000 SF RS-6 3.700 18114201 Neighborhood Residential - 6000 SF RS-6 3.698 18124401 Neighborhood Residential - 6000 SF RS-6 3.693 18139241 Neighborhood Residential - 6000 SF RS-6 3.329 18321102 Neighborhood Residential - 6000 SF RS-6 3.215 18213105 Neighborhood Residential - 6000 SF RS-6 2.901 18311101 Neighborhood Residential - 6000 SF RS-6 2.492 18311102 Neighborhood Residential - 6000 SF RS-6 2.488 18312103 Neighborhood Residential - 6000 SF RS-6 2.486 18311112 Neighborhood Residential - 6000 SF RS-6 2.485 18312106 Neighborhood Residential - 6000 SF RS-6 2.484 18311106 Neighborhood Residential - 6000 SF RS-6 2.484 18304104 Neighborhood Residential - 6000 SF RS-6 2.477 42811261 Neighborhood Residential - 6000 SF RS-6 2.246 18118147 Neighborhood Residential - 6000 SF RS-6 2.064 18219102 Neighborhood Residential - 6000 SF RS-6 2.000 18343102 Neighborhood Residential - 6000 SF RS-6 1.970


















APN GENERAL PLAN LAND USE ZONING ACREAGE 18225117 Neighborhood Residential - 16000 SF RS-16 1.084 42128121 Desert Ranchette DR 14.982 42128115 Desert Ranchette DR 9.985 42128122 Desert Ranchette DR 4.988 42128119 Desert Ranchette DR 4.975 42128117 Desert Ranchette DR 2.495 42603334 Desert Ranchette DR 1.117 18230111 Desert Living/Precise Plan Overlay T-DR/1.25 66.705 18234101 Desert Living/Precise Plan Overlay T-DR/1.25 40.347 18233101 Desert Living/Precise Plan Overlay T-DR/1.25 40.221 18228206 Desert Living/Precise Plan Overlay T-DR/1.25 38.301 18231102 Desert Living/Precise Plan Overlay T-DR/1.25 33.658 18233102 Desert Living/Precise Plan Overlay T-DR/1.25 21.804 18229201 Desert Living/Precise Plan Overlay T-DR/1.25 4.438 18228204 Desert Living/Precise Plan Overlay T-DR/1.25 2.540 18230107 Desert Living/Precise Plan Overlay T-DR/1.25 2.537 18232105 Desert Living/Precise Plan Overlay T-DR/1.25 2.534 18232104 Desert Living/Precise Plan Overlay T-DR/1.25 2.534 18232102 Desert Living/Precise Plan Overlay T-DR/1.25 2.534 18232107 Desert Living/Precise Plan Overlay T-DR/1.25 2.533 18232103 Desert Living/Precise Plan Overlay T-DR/1.25 2.533 18232101 Desert Living/Precise Plan Overlay T-DR/1.25 2.533 18232108 Desert Living/Precise Plan Overlay T-DR/1.25 2.532 18232112 Desert Living/Precise Plan Overlay T-DR/1.25 2.532 18232115 Desert Living/Precise Plan Overlay T-DR/1.25 2.532 18232116 Desert Living/Precise Plan Overlay T-DR/1.25 2.532 18232124 Desert Living/Precise Plan Overlay T-DR/1.25 2.532 18232121 Desert Living/Precise Plan Overlay T-DR/1.25 2.532 18232114 Desert Living/Precise Plan Overlay T-DR/1.25 2.531 18232109 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232111 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232113 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232122 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232120 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232119 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232117 Desert Living/Precise Plan Overlay T-DR/1.25 2.530 18232110 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232123 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232118 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232125 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232128 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232131 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232132 Desert Living/Precise Plan Overlay T-DR/1.25 2.528 18232129 Desert Living/Precise Plan Overlay T-DR/1.25 2.527 18234102 Desert Living/Precise Plan Overlay T-DR/1.25 2.527 18232127 Desert Living/Precise Plan Overlay T-DR/1.25 2.526 18232130 Desert Living/Precise Plan Overlay T-DR/1.25 2.526 18234105 Desert Living/Precise Plan Overlay T-DR/1.25 2.526 18234104 Desert Living/Precise Plan Overlay T-DR/1.25 2.526 18234103 Desert Living/Precise Plan Overlay T-DR/1.25 2.526 18234107 Desert Living/Precise Plan Overlay T-DR/1.25 2.525



APN GENERAL PLAN LAND USE ZONING ACREAGE 18232126 Desert Living/Precise Plan Overlay T-DR/1.25 2.524 18234106 Desert Living/Precise Plan Overlay T-DR/1.25 2.524 18234108 Desert Living/Precise Plan Overlay T-DR/1.25 2.523 18234109 Desert Living/Precise Plan Overlay T-DR/1.25 2.523 18234113 Desert Living/Precise Plan Overlay T-DR/1.25 2.523 18234112 Desert Living/Precise Plan Overlay T-DR/1.25 2.523 18234111 Desert Living/Precise Plan Overlay T-DR/1.25 2.521 18234110 Desert Living/Precise Plan Overlay T-DR/1.25 2.521 18234114 Desert Living/Precise Plan Overlay T-DR/1.25 2.520 18234116 Desert Living/Precise Plan Overlay T-DR/1.25 2.520 18234117 Desert Living/Precise Plan Overlay T-DR/1.25 2.519 18234115 Desert Living/Precise Plan Overlay T-DR/1.25 2.518 18226303 Desert Living/Precise Plan Overlay T-DR/1.25 2.513 18231101 Desert Living/Precise Plan Overlay T-DR/1.25 2.511 18226305 Desert Living/Precise Plan Overlay T-DR/1.25 2.352 18226302 Desert Living/Precise Plan Overlay T-DR/1.25 2.226 18232106 Desert Living/Precise Plan Overlay T-DR/1.25 1.329 18112212 Desert Living/Precise Plan Overlay T-DR/1.25 1.202 42110147 Desert Living DL 324.041 42817106 Desert Living DL 323.979 42819101 Desert Living DL 323.867 42110148 Desert Living DL 320.764 42821104 Desert Living DL 162.472 42126104 Desert Living DL 112.130 42110122 Desert Living DL 106.892 18227101 Desert Living DL 81.029 41917101 Desert Living DL 80.678 42127106 Desert Living DL 80.188 42110146 Desert Living DL 58.283 42110123 Desert Living DL 53.725 18112212 Desert Living DL 53.622 18229101 Desert Living DL 40.272 42127101 Desert Living DL 40.182 42127103 Desert Living DL 40.085 42110105 Desert Living DL 40.040 42126103 Desert Living DL 32.067 18231201 Desert Living DL 28.051 42110127 Desert Living DL 26.785 18229102 Desert Living DL 24.638 42110103 Desert Living DL 20.069 42127104 Desert Living DL 20.037 42127105 Desert Living DL 20.021 42127113 Desert Living DL 20.012 42110104 Desert Living DL 19.994 42127107 Desert Living DL 19.982 42110108 Desert Living DL 19.911 42110106 Desert Living DL 19.893 42110109 Desert Living DL 19.831 42110107 Desert Living DL 19.814 42128106 Desert Living DL 16.917 42127110 Desert Living DL 13.799



APN GENERAL PLAN LAND USE ZONING ACREAGE 42110136 Desert Living DL 12.777 42110137 Desert Living DL 12.761 18228102 Desert Living DL 12.197 42110135 Desert Living DL 12.007 42110138 Desert Living DL 11.961 18228103 Desert Living DL 10.420 42110114 Desert Living DL 10.095 42110113 Desert Living DL 10.073 42110112 Desert Living DL 10.065 42110119 Desert Living DL 10.043 42110118 Desert Living DL 10.029 42127112 Desert Living DL 10.020 42127109 Desert Living DL 10.018 42110125 Desert Living DL 9.466 42110144 Desert Living DL 9.195 42110145 Desert Living DL 9.186 42110143 Desert Living DL 8.504 42110131 Desert Living DL 6.747 42110133 Desert Living DL 6.724 18233201 Desert Living DL 5.399 42110142 Desert Living DL 5.207 42127111 Desert Living DL 5.015 42128107 Desert Living DL 4.995 42127123 Desert Living DL 4.797 42127122 Desert Living DL 4.793 42127120 Desert Living DL 4.516 42127118 Desert Living DL 4.507 42127125 Desert Living DL 4.361 42127124 Desert Living DL 4.356 42110140 Desert Living DL 2.346 42110141 Desert Living DL 2.343 42110139 Desert Living DL 1.970 18202124 Mixed Use/Precise Plan Overlay MU/T 25.598 42606170 Mixed Use/Precise Plan Overlay MU/T 24.836 18203113 Mixed Use/Precise Plan Overlay MU/T 16.766 42606164 Mixed Use/Precise Plan Overlay MU/T 15.897 18202125 Mixed Use/Precise Plan Overlay MU/T 10.530 42604139 Mixed Use/Precise Plan Overlay MU/T 9.106 18203111 Mixed Use/Precise Plan Overlay MU/T 7.258 42604140 Mixed Use/Precise Plan Overlay MU/T 4.527 42606170 Mixed Use/Precise Plan Overlay MU/T 1.351 42606149 Mixed Use/Precise Plan Overlay MU/T 1.167 18171127 Mixed Use MU 91.720 42215107 Mixed Use MU 58.782 18171126 Mixed Use MU 25.569 42215106 Mixed Use MU 18.284 18183128 Mixed Use MU 16.574 42216143 Mixed Use MU 15.339 18321105 Mixed Use MU 12.470 18183126 Mixed Use MU 12.174 42216142 Mixed Use MU 10.748



APN GENERAL PLAN LAND USE ZONING ACREAGE 18315120 Mixed Use MU 8.226 18323125 Mixed Use MU 7.903 42215104 Mixed Use MU 6.807 42215105 Mixed Use MU 6.680 42419123 Mixed Use MU 4.252 18183127 Mixed Use MU 3.967 42419107 Mixed Use MU 3.759 42411315 Mixed Use MU 3.673 42411322 Mixed Use MU 3.581 42706405 Mixed Use MU 2.551 42217213 Mixed Use MU 2.445 42706310 Mixed Use MU 2.428 42706310 Mixed Use MU 2.428 42217414 Mixed Use MU 2.376 42217320 Mixed Use MU 2.367 18103110 Mixed Use MU 2.211 42216130 Mixed Use MU 2.172 42217319 Mixed Use MU 2.112 42706401 Mixed Use MU 1.960 42216128 Mixed Use MU 1.948 42410309 Mixed Use MU 1.841 42216129 Mixed Use MU 1.799 42411330 Mixed Use MU 1.757 42706301 Mixed Use MU 1.697 42216132 Mixed Use MU 1.687 42706321 Mixed Use MU 1.686 42510237 Mixed Use MU 1.678 42216126 Mixed Use MU 1.676 18204130 Mixed Use MU 1.674 42706308 Mixed Use MU 1.629 18314102 Mixed Use MU 1.621 42216131 Mixed Use MU 1.621 42217415 Mixed Use MU 1.612 42706402 Mixed Use MU 1.601 42216127 Mixed Use MU 1.556 42510221 Mixed Use MU 1.554 18322122 Mixed Use MU 1.520 42217111 Mixed Use MU 1.426 18323101 Mixed Use MU 1.249 18323102 Mixed Use MU 1.249 18156205 Mixed Use MU 1.212 18323120 Mixed Use MU 1.186 42217623 Mixed Use MU 1.164 42217515 Mixed Use MU 1.162 42217618 Mixed Use MU 1.160 42217727 Mixed Use MU 1.158 42217625 Mixed Use MU 1.158 42217624 Mixed Use MU 1.158 42217517 Mixed Use MU 1.158 42217522 Mixed Use MU 1.158 42217616 Mixed Use MU 1.157



APN GENERAL PLAN LAND USE ZONING ACREAGE 42217725 Mixed Use MU 1.157 42217617 Mixed Use MU 1.157 42217516 Mixed Use MU 1.157 42216115 Mixed Use MU 1.157 42216116 Mixed Use MU 1.157 42217726 Mixed Use MU 1.156 42217524 Mixed Use MU 1.156 42217523 Mixed Use MU 1.156 42216117 Mixed Use MU 1.154 42217521 Mixed Use MU 1.152 42409106 Mixed Use MU 1.136 42216214 Mixed Use MU 1.086 18112123 Mixed Use MU 1.084 42217622 Mixed Use MU 1.069 42216141 Mixed Use MU 1.020 42216118 Mixed Use MU 1.019 42217520 Mixed Use MU 1.016 42411216 Mixed Use MU 1.010 42411215 Mixed Use MU 1.009

42113306 Lenwood Specific Plan - RS-6,000 SP 10.299 42113307 Lenwood Specific Plan - RS-6,000 SP 10.169 42113308 Lenwood Specific Plan - RS-6,000 SP 10.177 42113309 Lenwood Specific Plan - RS-6,000 SP 10.179 42113310 Lenwood Specific Plan - RS-6,000 SP 10.175 42113311 Lenwood Specific Plan - RS-6,000 SP 10.163 42113312 Lenwood Specific Plan - RS-6,000 SP 10.201 42113318 Lenwood Specific Plan - RS-6,000 SP 4.066 42113201 Lenwood Specific Plan - RS-6,000 SP 6.640 42113201 Lenwood Specific Plan - RS-6,000 SP 2.091 42113304 Lenwood Specific Plan - RS-6,000 SP 8.330 42113303 Lenwood Specific Plan - RS-6,000 SP 9.377 42113302 Lenwood Specific Plan - RS-6,000 SP 9.382 42113313 Lenwood Specific Plan - RS-6,000 SP 9.384 42113314 Lenwood Specific Plan - RS-6,000 SP 9.388 42113315 Lenwood Specific Plan - RS-6,000 SP 9.394 42113316 Lenwood Specific Plan - RS-6,000 SP 9.598 42113202 Lenwood Specific Plan - RS-6,000 SP 30.629 42113203 Lenwood Specific Plan - RS-6,000 SP 30.623 42113204 Lenwood Specific Plan - RS-6,000 SP 38.184 42113205 Lenwood Specific Plan - RS-6,000 SP 38.639 42112259 Lenwood Specific Plan - Desert Living SP 31.655 42112258 Lenwood Specific Plan - Desert Living SP 1.146 42112257 Lenwood Specific Plan - Desert Living SP 1.148 42111101 Lenwood Specific Plan - Desert Living SP 314.056 42802104 Rimrock Specific Plan SP 559.298 42405101 Former Barstow Golf Course Specific Plan SP 134.336 42405115 Former Barstow Golf Course Specific Plan SP 328.980 42408166 Former Barstow Golf Course Specific Plan SP 16.379 42408166 Former Barstow Golf Course Specific Plan SP 64.721 42408167 Former Barstow Golf Course Specific Plan SP 4.298 42408191 Former Barstow Golf Course Specific Plan SP 10.281 42408190 Former Barstow Golf Course Specific Plan SP 19.902



APN GENERAL PLAN LAND USE ZONING ACREAGE 42405114 Former Barstow Golf Course Specific Plan SP 121.985 42408140 Former Barstow Golf Course Specific Plan SP 10.091 42408181 Former Barstow Golf Course Specific Plan SP 20.207 42408189 Former Barstow Golf Course Specific Plan SP 1.146 42408143 Former Barstow Golf Course Specific Plan SP 10.100 42408129 Former Barstow Golf Course Specific Plan SP 11.441 42408110 Former Barstow Golf Course Specific Plan SP 40.547 42405101 Former Barstow Golf Course Specific Plan SP 201.999

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CITY OF BARSTOW

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