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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 (PGPA08-0683) updating the Housing Element of the City of Barstow General Plan
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
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Housing Element Update
LIST OF TABLES
Table 1
Table 2
Table 3
Table 4
Table 5
Table 6
Table 7
Table 8
Table 9
Table 10
Table 11
Table 12
Table 13
Table 14
Table 15
Table 16
Table 17
Table 18
Table 19
Table 20
Table 21
Table 22
Table 23
Table 24
Table 25
Table 26
Table 27
Table 28
Table 29
Table 30
Table 31
Table 32
Table 33
Table 34
State Housing Element Requirements......................................................... 5
Historic Population Figures ......................................................................... 12
Population Trends: Barstow and San Bernardino County ............................. 13
Age Distribution 1990 to 2000..................................................................... 14
Race and Ethnicity: 2000 .......................................................................... 15
Household Characteristics: 1990-2000 ....................................................... 17
Household Size: 1980-2000........................................................................ 18
Overcrowding by Tenure in Barstow: 2000 .................................................. 18
Median Household Income: Barstow and Surrounding Areas: 1989-1999 ..... 20
Household Income 1999 ............................................................................. 21
Income Groups: 1989 & 1999...................................................................... 22
Households Paying Greater Than 30 Percent of Income for Shelter .............. 23
Summary of Special Needs Groups: 2000.................................................... 23
Housing Stock by Bedroom Mix................................................................... 25
Labor Force by Industry............................................................................... 28
Major Employers......................................................................................... 29
Housing Growth: Barstow Victor Valley and San Bernardino County:
2000-2007.................................................................................................. 31
City of Barstow: Housing Trends: 1990-2007................................................ 31
Housing Values: Barstow and Surrounding Areas 2000-2008 ....................... 35
Barstow Housing Sales November 2007-January 2008 ................................ 35
Affordable Homeownership Costs by Income Category: 2007 ...................... 37
Monthly Rents: Barstow and Surrounding Areas: 2000 ................................ 37
Monthly Rental Rates: 2008 ........................................................................ 38
Affordable Rent by Income Category: 2007 ................................................. 39
Assisted Housing Inventory ......................................................................... 41
Current Market Rate Rents for Projects That Have Converted....................... 41
Regional Housing Needs Assessment ......................................................... 48
Existing Housing Needs .............................................................................. 50
Disposition of Loans: 2006.......................................................................... 57
Disposition of Conventional Loans by Riverside-San Bernardino MSA 2006 .. 57
Primary Mortgage Lenders in Barstow: 2006 ............................................... 58
Residential Development Standards ............................................................ 60
Summary of Typical Single-Family Permit Fees as of February 2008............. 64
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
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(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
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Regional Location Map ............................................................................... 2
Census Tracts ............................................................................................ 10
Race and Ethnicity...................................................................................... 16
Overcrowding by Census Tract.................................................................... 19
Housing Tenure by Census Tract ................................................................ 33
Residential Growth Areas Served by Infrastructure 2008 .............................. 74
16846/3001 R01
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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.
City of Barstow
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Figure 1
Regional Location Map
City of Barstow
City of Barstow
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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 decisionmaking 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
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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.
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Table 1
State Housing Element Requirements
Required Housing Element Component
Current Housing Element
Document Reference
Section III
A . Housing Needs Assessment
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:
5.
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
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
Analysis of existing and potential governmental constraints
upon the maintenance, improvement, or development of
housing for all income levels.
Section IV-C
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
6.
7.
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Required Housing Element Component
B.
Goals and Policies
1.
Identification of Barstow’s goals and policies relative to
maintenance, improvement, and development of housing.
C.
Implementation Program
1.
An implementation program should do the following:
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.
3.
Current Housing Element
Document Reference
Section VI-A
Section VI-C
Section V-A
Program to assist in the development of adequate housing to
meet the needs of low and moderate income households.
Section VI-A
Identify and, when appropriate and possible, remove
governmental constraints to the maintenance, improvement,
and development of housing in Barstow.
Section VI-A
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
4.
5.
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).
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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
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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
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2006-2014
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.
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Figure 2
City of Barstow Census Tracts
City of Barstow
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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.
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Table 2
City Of Barstow
Historic Population Figures
Total Population
Group Quarters
In Households
1970
17,442
45
17,397
1980
17,690
77
17,613
1990
21,472
155
21,317
2000
21,119
395
20,724
2007
23,943
330
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
City of Barstow
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2006-2014
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)
Barstow
17,442
17,690
684,072 895,016
San
1980(a)
1990(a)
2000(a)
2007(b)
2020
21,472
1,418,380
21,119
1,709,434
23,943
2,028,013
32,215 (c)
2,397,709 (c)
% Increase
(1970-2020)
84.6%
250.0%
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 onequarter 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.
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Table 4
Age Distribution 1990 to 2000
1990
2000
Age Group
% of Total
Persons
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%
732
3.6%
1.164
5.5%
3.8%
21,472
100.0%
21,119
100.0%
100.0%
75+
Total
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 selfdesignated category separate from race (see Table 5). Some Other Race and Two or
City of Barstow
14
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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.
Table 5
City Of Barstow
Race and Ethnicity: 2000
Ra ce/ E t h ni ci t y
# of P e r s o ns
% o f P o p ul at i o n
White
Black
American Indian and Alaskan Native
Asian
12,059
2,450
510
650
57.1 %
11.6%
2.4%
3.1%
Native Hawaiian/Other Pacific Islander
Some Other Race
Two or More Races
Totals
Hispanic
200
3,886
1,364
21,119
7,708
.9%
18.4%
6.5%
100%
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.
City of Barstow
15
2006-2014
Figure 3
City of Barstow
Race and Ethnicity
City of Barstow
16
2006-2014
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.
Table 6
City Of Barstow
Household Characteristics: 1990-2000
Type
Family
Singles
Other
Total
1990
Households
5,535
1,700
416
7,651
% of Total
Households
72.4%
22.2%
5.4%
100.0%
2000
Households
5,252
1,981
414
7,647
% of Total
Households
68.7%
25.9%
5.4%
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
City of Barstow
17
2006-2014
may be smaller household size as middle age groups continue to age and previous family
households reduce in size.
Table 7
City Of Barstow
Household Size: 1980-2000
Barstow
1980
2.85
1990
2.79
2000
2.71
2007
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
Renters
Owners
Total Housing
Units
3,496
4,180
Overcrowded
Households
721
262
Percentage
20.6%
6.3%
Severely Overcrowded
Households
322
140
Percentage
9.2%
3.3%
Source: U.S. Dept. of Commerce, Bureau of the Census, 2000 Census Report
City of Barstow
18
2006-2014
Figure 4
City of Barstow Overcrowding by Census Tract
City of Barstow
19
2006-2014
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
Barstow
Victorville
Source:
1989 Median Income
$29,289
$29,698
$33,443
1999 Median Income
$35,069
$36,187
$42,066
% Increase
+19.7.%
+21.8%
+25.8%
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.
City of Barstow
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Table 10
City Of Barstow
Household Income: 1999
In co m e Ra n g e
# o f H o us eh ol ds
Under $10,000
$10,000 - $14,999
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,999
$200,000 or more
Totals
% o f H o us eh ol ds
891
738
1,190
1,007
1,383
1,385
606
358
73
39
11.6%
9.6%
15.5%
13.1%
18.0%
18.1%
7.9%
4.7%
1.0%
0.5%
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.
City of Barstow
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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.
Table 11
City Of Barstow
Income Groups: 1989 & 1999
Income Groups
Very Low Income (0 - 50% of
County Median)
Low Income (51% - 80%)
Moderate Income (81% - 120%)
Above Moderate Income (> 120%)
#
2,051
1989
%
26.8%
#
2,675
1999
%
34.9
Change 1989-99
#
%
624
30.4
1,324
1,874
2,402
17.3%
24.5%
31.4%
1,360
1,718
1,917
17.7
22.4
25.0
36
-156
-485
02.7
-08.3
--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
City of Barstow
22
2006-2014
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.
Table 12
City Of Barstow
Households Paying Greater Than 30 Percent
of Income for Shelter
Household Tenure
Owner
Renter
Total
Very Low Income
430
770
1,200
Low Income
165
94
259
Moderate Income
and Above
219
19
238
Total
814
883
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.
Table 13
City Of Barstow
Summary Of Special Needs Groups: 2000
Needs Group
Elderly Persons (65+)
Disabled Persons
Extremely Low Income
Large Related Households
Female-headed Households
Farmworkers
Homeless Persons
Number of
Households/Persons
2,549
4,106
1,180
1,088
1,352
113
50
% of Total
Households/Population
12.1%
19.4%
15.3%
14.2%
17.6%
0.5%
0.2%
Source: U. S. Dept. of Commerce, Bureau of the Census, 2000 Census Report.
City of Barstow
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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.
City of Barstow
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2006-2014
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
0
1
2
3
4
5+
Total:
Rental Units
278
1,044
1,237
725
187
25
3,496
Owner Units
45
367
861
2,105
740
62
4,180
Total
323
1,411
2,098
2,830
927
87
7,676
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 femaleheaded 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.
City of Barstow
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2006-2014
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 deinstitutionalization 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
City of Barstow
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2006-2014
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 governmentrelated 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.
City of Barstow
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2006-2014
Table 15
City Of Barstow
Labor Force by Industry
Industry
Agriculture, forestry, fishing and hunting , and mining
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation, warehousing, and utilities
Information
Finance, insurance, real estate, and rental and leasing
Professional, scientific, management, administrative
Educational, health and social services
Arts, entertainment, recreation, accommodation and food
Other services (except public administration)
Public Administration
Total:
Persons
74
312
509
127
1,201
879
159
253
541
1,301
962
523
1,020
7,861
Percent
0.9
4.0
6.5
1.6
15.3
11.2
2.0
3.2
6.9
16.6
12.2
6.7
13.0
100%
City of Barstow
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2006-2014
Table 16
City Of Barstow
Major Employers
Employer
Number of
Employees
Ft. Irwin National Training Center
Marine Corps Logistics Base
Burlington Northern Santa Fe Railroad
Northrop Grumman
Barstow Unified School District
AP World Service
Tanger Outlet Stores
Raytheon Technical Services Co., LLC
San Bernardino County Government
Wal-Mart.
Barstow Community Hospital
Silver Lake School District
ITT Industries Systems - Goldstone
Barstow Outlet Stores
Home Depot
Travel Centers of America
Veteran’s Home of CA - Barstow
City of Barstow
Barstow Community College
Flying J
First Students
Southern California Edison
Stater Bros.
Vons
Food for Less
California Highway Patrol
Bureau of Land Management
Newmark International
Valley Lumber
Quigley’s Restaurant
Desert Ambulance
Diamond Pacific Tool
Burrtec Waste Industries
5,723
1,671
1,000
800
700
481
400
396
285
275
255
244
180
175
150
150
125
122
104
100
100
100
85
80
75
65
53
45
40
40
35
30
27
Service or Product
National Defense (900 civilian)
National Defense (1,567 civilian)
Railroad
National Defense
Education
Facility Maintenance
Retail
National Defense
County Government
Retail
Health Facility
Education
Space tracking station
Retail
Retail
Travel Center/Truck Stop
Veterans Affairs
Municipal Government
Higher Education
Travel Center/Truck Stop
School Transportation
Utility
Grocery
Grocery
Grocery
State Government
Federal Government
Concrete Pole Manufacturer
Manufacturer/Retail
Food Service
Health and Safety
Lapidary Grinding Wheels
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
City of Barstow
29
2006-2014
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.
City of Barstow
30
2006-2014
Table 17
Housing Growth: Barstow, Victor Valley
and San Bernardino County
2 0 0 0 -2007
Jurisdiction
Adelanto
Apple Valley
Barstow
Hesperia
Victorville
Number of Housing Units
2000
2007
Percent Increase
2000-2007
5,547
20,163
9,153
21,348
22,498
8,304
24,866
9,949
27,874
32,979
49.7%
23.3%
8.7%
30.6%
46.6%
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 multifamily, 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 singlefamily 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
1990 (a)
2000 (a)
2007(b)
Single-Family
5,046
5,125
5,524
Multi-Family
2,552
2,919
3,310
Mobile Homes
911
1,079
1,115
Totals:
8,509
9,123
9,949
Change 1990-2000 Change 2000-2007
#
%
#
%
79
1.6%
399
7.8%
367
14.4%
391
13.4%
168
18.4%
36
3.3%
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.
City of Barstow
31
2006-2014
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.
City of Barstow
32
2006-2014
Figure 5
Housing Tenure by Census Tract
City of Barstow
33
2006-2014
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
City of Barstow
34
2006-2014
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
2000 Median
Housing Value
$75,700
$81,700
$112,700
$95,900
$98,700
Jurisdiction
Barstow
Adelanto
Apple Valley
Hesperia
Victorville
$131,500
January 2008
$112,000
$199,000
$232,000
$256,000
$237,000
$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 20002007 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 singlefamily 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
Single-Family Homes
Bedrooms Units Sold Median Average Range
% of total
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
City of Barstow
35
2006-2014
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.
City of Barstow
36
2006-2014
Table 21
Affordable Homeownership Costs By Income Category
San Bernardino County – 2007
Income
Group
Income
Limits
Monthly
Affordable
Utility
Housing Allowance
Cost
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
Barstow
Victorville
Median Monthly Contract Rent
$504
$584
$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 threebedroom apartment is $600 and $725, respectively. Single-family homes available for rent
command higher rental rates than apartments, particularly three bedroom homes.
City of Barstow
37
2006-2014
Table 23
City Of Barstow
Monthly Rental Rates: 2008
Median Unit Type
Average
Rent
Rental Range
Apartment/Duple
1 bedroom
2 bedrooms
3 bedrooms
Home
2 bedrooms
3 bedrooms
$475
$600
$725
$395-$575
$500-$695
$650-$795
N/A
N/A
$695-$750
$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.
City of Barstow
38
2006-2014
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 projectbased 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
City of Barstow
39
2006-2014
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.
City of Barstow
40
2006-2014
Table 25
City of Barstow
Assisted Housing Inventory
Project
Name,
Address &
Telephone
Number
Conventional
Public
Housing
Suncrest
Apt.
Complex
201 N.
Yucca Ave.
Barstow, CA
92311
Riverview
Apt.
Complex
200 N.
Yucca Ave.
Barstow, CA
92311
Virgina
Terrace
615 E.
Virginia Way
Barstow, CA
92311
(760) 2560341
Owner
San
Bernardino
County
Housing
Authority
Simpson
Housing
Group
Simpson
Housing
Group
Lincoln
Properties
16152
Beach
Huntington
Beach, CA
92647
Types of
ProjectBased
Govt.
Assistance
Length of
Affordability
Controls
Earliest
Potential
Conversion
Dates
Total #
Units
in
Project
# of Units
Subj. to
Conversion
Tenant
Public
Housing
Permanent
Not Eligible
205
NA
Family
NA
Large
Family
34- 2
23-3
24-4
81
NA
Large
Family
16- 2
48-3
16-4
2006
76
Family
12 – 1
44 – 2
16 – 3
1981
Low
Income
Housing
Tax
Credits
55 Years
Affordability
Restriction
Low
Income
Housing
Tax
Credits
55 Years
Affordability
Restriction
Bdrm.
Date
Built
Reported
Condition
NA
Good
Excellent
81
2003
Excellent
Section 8
Vouchers
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
Desert Heights Apartment Homes
136
$925
$1,025
New Desert Vista Apartments
142
$640
$700
Source: Property managers of complexes in Barstow, July 2008.
City of Barstow
41
3 Bedroom
NA
$760
2006-2014
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 gaspowered. The current Transit Operating and Capital Plan (TOCP) has programmed the
City of Barstow
42
2006-2014
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.
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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 airconditioning 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
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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.
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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.
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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.
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Table 27
City Of Barstow
Regional Housing Needs Assessment
Income Level
Very Low Income
(0-50% MFI)
Low Income
(51-80% MFI)
Moderate Income
(81-120% MFI)
Above Moderate Income
(>120% MFI)
Total
Total Construction
Need
1,018
Percent by
Income Level
22.7%
728
16.3%
842
18.8%
1,890
42.2%
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, singleparent, 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.
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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.
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Table 28
City of Barstow
Existing Housing Needs
Income Level
Housing Need
All Households*
Renters
Owners
Less Than
30%
850
30 to
50%
50 to
80%
700
650
80 to
95%
345
Greater
Than
95%
Total
955
3,500
330
495
590
320
2,455
4,190
1,180
1,195
1,240
665
3,410
7,690
690
250
940
520
290
810
220
195
465
60
100
160
140
275
415
1,680
1,110
2,790
Households with Overpayment
Renters
420
350
94
19
0
883
Total Households
Households with any Problems
Renters
Owners
Total Households
Owners
195
235
165
75
144
814
615
585
259
94
144
1,697
Households with Overcrowding
Renters
210
145
160
30
135
680
40
185
25
185
25
55
120
255
245
925
Total Households
Owners
Total Households
35
245
Substandard Housing**
Suitable for Rehab
Needs Replacement
Total Units
273
72
345
Special Needs
Elderly Persons
Disabled Persons
Large Families
Female-headed Hhlds
Farmworkers
2,549
2,112
1,088
1,352
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.
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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.
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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, BarstowLenwood (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
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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.
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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
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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
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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 moderateincomes, 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. Upperincome 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
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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
Applicant
Income
Total
%
%
Appl’ns Originated Denied
Home Improvement Loans
%
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
Applicant
Income
Total
%
%
Appl’ns Originated Denied
Home Improvement Loans
%
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.
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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
Wilmington Finance
Countrywide Home Loans
New Century Mortgage Corp.
98
79
75
65
BNC Mortgage
Desert Community Bank
Golden Empire Mortgage Inc.
ResMAE Mortgage
Option One Mortgage Corporation
Wells Fargo Bank, NA
American Home Mortgage
Equifirst Corp.
Fieldstone Mortgage Company
Countrywide Bank
Nevis Funding Corporation
First NCC Financial Services
GMAC Mortgage Corporation
People’s Choice Home Loan Inc.
Bank of America
Encore Credit Corporation
Mountain West Financial Inc.
43
24
23
22
22
21
20
19
19
17
16
15
15
14
13
13
13
Mandalay Mortgage LLC
Arrowhead Central Credit Union
Green Tree Servicing LLC
CU Factory Built Lending, LP
12
11
10
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
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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.
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Table 32
City Of Barstow
Residential Development Standards
Zone District
General Plan
Land Use
Category
DL
Desert Living
Setback
Front
Rear
Side
Desert
Living/Ranchette
2.5 acres
25-feet
10-feet
25-feet
Total
(2.5 sty)
1 du/lot
DR
Ranchette
RS-6
Single-Family
Desert
Living/Ranchette
1.0 acre
25-feet
10-feet
25-feet
Total
35-feet
(2.5 sty)
1 du/lot
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
Neighborhood
Residential
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
Neighborhood
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
RM-1
Medium
Density Residential
Urban Living
6,000 sq. ft.
15-feet
5-feet
5-feet
Per side
35-feet
(2.5 sty)
RM-2 High
Density
Residential
Urban Living
6,000 sq. ft.
15-feet
5-feet
5-feet
Per side
40-feet
(4 sty)
MHS
Mobile Home
Subdivision
Urban Living
5,500 sq.
ft.
15-feet
5-feet
5-feet
Per side
25-feet
(2 sty)
MU
Mixed Use
Mixed Use
re: RS-6,
RM-1 all
commercial
re: base
zone
re: base re: base
zone
zone
35-feet
(2.5 sty)
SP
Specific Plan
Specific Plan
40 acres*
re: SP
re: SP
re: SP
Maximum
Height
Other
Requirements
Minimum
Lot Size
3 du/lot; 4 du/lot
with a permit
400 sq. ft. min./apt.
300 sq. ft. min/effic.
apt.
400,000 sq. ft./district
60% max. lot
coverage; CUP req.
no industrial uses
allowed; CUP req.
Max. 50% acreage
as
determined for non-residential
by the SP use
Source: Barstow General Plan, 1997.
*Except for areas designated for Specific Plan prior to the 1997 General Plan.
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
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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
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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:
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Curb separation
Right-of-way
Parkways
Traffic Lanes
Parking Lanes
40 feet
60 feet
10 feet with sidewalk of 5 feet
12 feet
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.
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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.
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2006-2014
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
Measure
Detached
Dwelling Unit
Per DU
Attached
Dwelling Unit
Per DU
Mobile Home
Unit
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
$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
General Facilities
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
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2006-2014
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 singlefamily 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.
Table 35
City Of Barstow
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 singlefamily 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.
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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 multifamily 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.
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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
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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
City of Barstow
69
2006-2014
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.
City of Barstow
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2006-2014
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.
City of Barstow
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2006-2014
Table 36
Inventory of Vacant Sites
Suitable for Residential Development1
POTENTIAL
4
UNITS
No of Parcels
2
Vacant Acre
ACRES
ZONING
5
558
SP (Rimrock Ranch)5 = 3.28 DU
(Developer generated)
1,830
5
352
SP (Lenwood) = DL (.40 DU)
(City generated)
160
SP (Lenwood) = RS-6 (7 DU)
(City generated/Pending Rezoning Industrial Portion)
763
10
109
3
REALISTIC
CAPACITY
1,830
160
545
6
17
216
SP (Former BGCSP)
(No longer valid, pending rezoning)
864
65
2,831
Desert Living (.40 DU)
1,132
1,132
DR Desert Ranchette (1.0 DU)
39
39
476
6
39
864
62
381
DR-T Precise Plan (1.25 DU)
476
147
816
RS-16 Single-Family (2.0 DU)
1,632
1,632
10
67
268
268
153
1,067
7,469
5,335
7
1,035
690
3
69
RM-1 Urban Living (15-DU)
35
109
RM-2 Urban Living (15-DU)7
1,635
1,635
8
109
MHS Mobile Home Subdivision (7-DU)
872
872
Mixed-Use /Mixed-use Overlay
649
649
Total Potential Housing Units at Ultimate Build Out
18,444
16,127
89
605
519
7,242
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
City of Barstow
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2006-2014
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.
City of Barstow
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2006-2014
Figure 6
Residential Growth Areas Served by Infrastructure in 2008
City of Barstow
74
2006-2014
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.
City of Barstow
75
2006-2014
Table 37
Public and Private Resources Available for
Housing and Community Development Activities
Program Name
Eligible Activities
Description
1a. Federal Programs (Administered through San Bernardino Housing Authority)
Χ Acquisition
Grant program for housing and
Χ
community development activities
Rehabilitation
X
Community Development Block available through the County’s annual
Home Buyer Assistance
X
Grant
grant to Barstow.
Economic Development
X
Homeless Assistance
X
Public Services
HOME
Section 8 Rental Assistance
Program
Flexible grant program for housing
activities available to Barstow as a
participating city in the County
program.
Rental assistance payments to owners
of private market rate units on behalf of
Very Low Income tenants.
1b. Federal Programs (Administered through HUD)
Emergency Shelter Grants
Grants to improve quality of existing
(ESG)
shelters and transitional housing; and
to increase the number of shelters and
transitional housing facilities.
Grants to non-profit developers of
supportive housing for the elderly.
Section 202
Supportive Housing for the
Elderly
Section 207
Multifamily Rental Housing
Acquisition
Rehabilitation
Rental Assistance
X
Rental Assistance
Χ
Homeless Assistance (Acquisition,
New Construction, Rehabilitation,
Conversion, Support Services)
Χ
Χ
Χ
Acquisition
Rehabilitation
New Construction
Χ Rehabilitation
Χ New Construction
HUD insures mortgages made by
private lending institutions to finance
the construction or rehabilitation of
multifamily rental housing by private or
public developers.
Section 207
Manufactured Home Parks
the construction or rehabilitation of
manufactured home parks consisting
of at least 5 spaces.
Section 213
Cooperative Housing
the construction, rehabilitation,
acquisition, improvement or repair of
cooperative housing projects.
City of Barstow
Χ
Χ
Χ
Χ
76
Χ
Χ
Rehabilitation
New Construction
Acquisition
Rehabilitation
New Construction
Χ Improvement
Χ
Χ
Χ
2006-2014
Table 37
(continued)
Program Name
Description
Eligible Activities
1b. Federal Programs (Administered through HUD cont.)
Section 223(f)
Existing Multifamily Rental
Housing
HUD insures mortgages under Section Χ Acquisition
207 pursuant to Section 223(f) to
Χ Refinancing
purchase or refinance existing
multifamily projects originally financed
Grants to non-profit developers of
Section 811
Supportive Housing for Persons supportive housing for persons with
disabilities, including group homes,
with Disabilities
independent living facilities and
intermediate care facilities.
Χ
Χ
Χ
Χ
Tax credits are available to individuals
Χ
and corporations that invest in low
Low Income Housing Tax Credit income rental housing. Usually, the tax Χ
Χ
(LIHTC)
credits are sold to corporations with a
high tax liability and the proceeds from
the sale are used to create the
housing.
Shelter Plus Care Program
Grants for rental assistance that are
offered with support services to
homeless with disabilities.
Rental assistance can be:
Χ
Χ
Χ
Acquisition
Rehabilitation
New Construction
Rental Assistance
New Construction
Rehabilitation
Acquisition
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 nonprofit sponsor who wins or leases
dwelling units in which participating
residents reside.
-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.
City of Barstow
77
2006-2014
Table 37
(continued)
Program Name
Description
Eligible Activities
2. State Programs
Below market rate financing offered to Χ
California Housing Finance
Χ
Agency (CHFA) Multiple Rental builders and developers of multi-family Χ
and elderly rental housing. Tax exempt
Housing Program
bonds provide below market mortgage
money.
California Housing Finance
Agency Home Mortgage
Purchase Program
Building equity and growth in
Neighborhoods Program
(BEGIN)
Cal Home
Redevelopment Housing Fund
City of Barstow
CHFA sells tax-exempt bonds to make Χ
below market loans to first time
homebuyers. Program operates
through participating lenders who
originate loans for CHFA purchase.
Grants to cities and counties to make
Χ
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
New Construction
Rehabilitation
Acquisition of Properties from 20 to
150 units
Homebuyer Assistance
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).
Χ
X
X
X
20 percent of Agency funds are set
aside for affordable housing activities
governed by state law. Annual setaside contribution is approximately
$545,000, plus $100,000 in repayment
of past deferrals.
Χ Acquisition
Χ Rehabilitation
Χ New Construction
78
Housing Acquisition
Housing Rehabilitation
Homebuyer Assistance
Homebuyer Counseling
2006-2014
Table 37
(continued)
Program Name
Tax Exempt Housing Revenue
Bond
Independent Cities Lease
Finance Authority (ICLFA)
Description
Eligible Activities
The City can support low income
Χ New Construction
housing developers in their effort to
Χ Rehabilitation
Χ Acquisition
obtain bonds in order to construct
affordable housing. The City can issue
housing revenue bonds requiring the
developer to lease a fixed percentage
of the units to low income families and
maintain rents at a specified amount
below market rate.
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)
City of Barstow
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.
79
Χ Home Buyer Assistance
Χ Home Buyer Assistance
Χ Rehabilitation
Χ
2006-2014
Table 37
(continued)
Program Name
Description
4. Private Resources/Financing Programs (cont.)
Non-profit mortgage banking
consortium designed to provide long
California Community
Reinvestment Corporation
term debt financing for affordable
(CCRC)
multi-family rental housing. Non-profit
and for profit developers contact
member banks.
Federal Home Loan Bank
Affordable Housing Program
Freddie Mac
Eligible Activities
Χ
Χ
Χ
New Construction
Rehabilitation
Acquisition
Direct subsidies to non-profit and forprofit developers and public agencies
for affordable Low Income ownership
and rental projects.
Χ
New Construction
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, tenantbased 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
City of Barstow
80
2006-2014
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 setaside 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 nonprofit 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 costeffective 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.
City of Barstow
81
2006-2014
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.
City of Barstow
82
2006-2014
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.
City of Barstow
83
2006-2014
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
R E S I D E N T I A L 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
coordinated with the provision of infrastructure and public services.
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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
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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 Cityfunded programs, and will also promote the development of affordable housing through
other funding sources.
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Table 38
Evaluation of Program Accomplishments
Program Name
Housing Improvement
Single Family CDBG
Rehabilitation Loan
Program
CDBG Senior
Repair Program
Description
Provide loans to low income owneroccupants to correct deficiencies
and bring residences up to minimum Housing Quality Standards.
Provide grants to make repairs to
owner-occupied residences of senior and
disabled citizens.
Accomplishments/
Recommended Actions
Goals
10 households
None
142 households
30 households
(Continue Program)
Provide information
Facelift/Minor Home Repair Exterior home repair and Health & Safety
to owners wanting to
Program
Issues for single-family residences meeting
beautify their homeslow to moderate income requirements
210 households
Code Compliance
Neighborhood
Enhancement
Participation
Program
Interdepartmental approach for
comprehensive improvements including
reduced crime in deteriorated
neighborhoods
Provide loans to developers to acquire
and/or rehabilitate existing rental units.
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.
City of Barstow
Code Compliance
Program continues to
respond to complaints
and health/safety issues
to bring substandard units
into compliance
(Continue Program)
Program has been
Target 3-4 two block successfully implemented
sections of
with reduced crime in
low/mod
targeted areas to the
neighborhoods
point that the program will
be phased out. (Phase
out program by 2007)
No projects were
Provide information
undertaken in Barstow.
to owners/developers
(Continue Program
interested in rehabadministered by the
ilitation of units.
County)
No projects were
Provide information
undertaken in Barstow.
to owners of rental
(Continue Program
units in need of
administered by the
rehabilitation
County)
Assisted 14 mobile home
units with necessary
Target mobile home
repairs both interior and
units in parks on
exterior. This program
permanent
was a one-time use of
foundations.
Cal HOME funds.
(Continue Program)
Conduct inspections
and work with
Bring substandard housing into compliance
households to bring
with City codes.
substandard housing
into compliance
HOME Rental Property
Acquisition and/or
Rehabilitation Program
Cal HOME Rehabilitation
Program
(Mobile Home Units)
Assisted 237 low to
moderate income
households
(Continue Program)
Assist Mobile Home Units placed on
foundations with necessary interior and
exterior repairs.
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Program Name
Homeownership Assistance
Mortgage Assistance
Program
CalHOME First Time
Homebuyers Program
HUD $1 Homes
Lease-Purchase Program
Description
Goals
Accomplishments
Provide mortgage assistance for
closing and downpayment costs to
first-time homebuyers earning up to
100% of San Bernardino’s County
median income.
Provide mortgage assistance to
first-time homebuyers within the
Redevelopment Agency’s Project
Areas. Must meet income
requirements.
Approximately 30 to
40 first time homebuyers per year will
benefit from this
program
Assisted 189 first time homebuyers. Assistance for single
family homes in the City of
Barstow. (Continue Program)
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 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)
Program run by CCHOA enables
households to lease a home with
the option to purchase after 38
months with low interest rate.
No projects were undertaken
Participate in program
in Barstow.
and periodically
(Continue Program
advertise program in
administered by the County)
the community
Development Assistance
Affordable Housing Units
Land Assemblage and
Write-Down
Construction of Suncrest (81
units) and Riverview
Apartments (81 units) by
Utilize Low/Mod
private developer using tax
Housing Funds or
Construction of multi-family housing
credits for large family low
work with private forfor lower income households
income affordable units
profit or non-profit
(Continue to support the
housing developers
development or acquisition/
rehabilitation of affordable
multi-family housing)
Provide assistance in Redevelopment set-aside
assembly and
funds reserved for senior
Provide land subsidies for develophousing project. Working
purchase of land for
ment of affordable housing.
with developer.
an affordable senior
housing development. (Continue Program)
Rental Assistance
Section 8 Rental
Assistance Program
HOME Program Tenant
Based Assistance/
Security Deposit
Assistance
About 150 Section 8 rental
assisted units are provided
Maintain current
in Barstow by the San
levels of assistance.
Provide rental subsidies to very
Bernardino County Housing
Encourage
low income households.
Authority
participation in
(Continue participation in
Program.
Section 8 rental assistance
program)
Redevelopment agency
Provide funds for required security
deposits on rental housing units and Provide information to provided rental assistance
for 15 residents of New Hope
qualified renters.
tenant-paid utilities.
Village for transitional
housing needs.
Assisted Housing
Scattered Sites/Public
Housing Program
City of Barstow
Provide small-scale public housing
units in dispersed locations.
88
The County Housing
Authority identified a CountyMaintain current
owned inventory of units in
public housing
Barstow totaling 205 units, as
inventory of 205 units. of 7/13/06. (Continue
program to maintain public
housing inventory)
2006-2014
Program Name
Assisted Housing (Cont’d)
Density Bonus Program
Mobile Home Assistance
Program
Description
The City will consider Conditional
Use Permits for density bonuses.
Goals
Due to the limited
amount of development in City, no
density bonus
requests were
received during 20002005.
State program that provides
The City did not
financial and technical assistance to
receive and resident
mobile home park residents who
requests.
wish to purchase their parks.
Accomplishments
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)
No requests received but
program can serve to
preserve affordable housing
units. (Continue Program)
Fair Housing
Fair Housing Counseling
Homeless
Desert Manna
New Hope Village
Haley House
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)
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
Fast Track Processing
Develop a housing program
monitoring system in order to
evaluate current programs and
maintain program accomplishments
information.
Programs using
Redevelopment SetAside funds are
reviewed annually.
(Continue Program)
Other housing
programs are
reviewed on a periodic
basis
Provide expedited processing
procedure for affordable or elderly
housing projects.
Work to minimize
regulatory constraints
that impact affordable
housing projects.
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)
Energy Conservation
Energy Conservation
C.
(Continue Program)
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
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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.
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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) owneroccupants 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
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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
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2006-2014
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.
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
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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
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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 80100 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
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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.
City of Barstow
96
2006-2014
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
City of Barstow
97
2006-2014
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
City of Barstow
98
2006-2014
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.
City of Barstow
99
2006-2014
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
b.
CDBG Senior
Repair Program
c.
FACELIFT
Program
2.
Code
Enforcement
4.
5.
HOME Rental
Property
Acquisition
and/or
Rehabilitation
Program
HOME Rental
Property
Rehabilitation
/Refinance
Program
Provide loans to low
10 Households
income owneroccupants to correct
deficiencies and bring
residences up to
minimum Housing
Quality Standards, and
to undertake
weatherization and solar
energy improvements.
Provide grants to
make repairs to
owner-occupied
residences of senior
and disabled citizens.
Exterior improvements
for single-family units in
Barstow.
Bring substandard
housing into
compliance with City
codes.
Provide loans to
developers to acquire
and/or rehabilitate
existing rental units.
Provide HOME funds
to refinance existing
debt as long as the
primary affordable
housing activity to be
funded is
rehabilitation.
City of Barstow
CDBG
Ongoing
75 households
CDBG
210 households
City Redevelopment
Set-Aside
City Redevelopment
Agency
100 households
City Redevelopment
Set-Aside
City Community
Development Dept.
Ongoing
Provide information
to owners of units in
need of rehabilitation &
to developers
interested in
rehabilitating or
acquiring rental units.
HOME
Ongoing
Provide information
to owners of rental
property in need of
rehabilitation.
HOME
Ongoing
100
Ongoing
Ongoing
2006-2014
Table 39
(continued)
Housing Program
Program Objective
Funding Source
Responsible
Agency
City Redevelopment
Set-Aside
City Redevelopment
Agency
City Redevelopment
as funding and staff
resources are
Set-Aside
available
City Redevelopment
Agency
California Cities
and periodically
Home Ownership
advertise program in
Authority (CCHOA)
the community.
City Redevelopment
Agency
5-Year Action
Time Frame
6.
Mortgage
Assistance
Program
7.
HUD $1 Homes
8.
Provide mortgage
assistance to firstAssist 200
time homebuyers
households
earning up to 100% of
County Median
County median
HUD program
provides foreclosed
homes for $1 to be
rehabbed and sold.
Program run by
CCHOA enables
Lease-Purchase households to lease a
Program
home with the option
to purchase after 38
months with low
interest rate.
Ongoing
Ongoing
Ongoing
9.
Mortgage
Revenue Bond
Financing and
Tax Credit
Allocation
Committee
10. Land
Assemblage
and Write
Down
Issue bonds or
receive tax credits to
support development
or acquisition/ rehabili
tion of multi-family
housing for lower
income households.
Provide land
subsidies
for development of
affordable housing.
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.
Provide assistance in
assembly and
purchase of land for
affordable senior and
non-elderly housing
developments,
including units for
extremely low income
households .
Mortgage Revenue
City Redevelopment
Bonds – Tax Credit
Agency, Community
Allocation Committee Development &
Housing Developers
City Redevelopment
Funds
Ongoing
City Redevelopment
Agency
Ongoing
San Bernardino
County Housing
Authority
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
HUD
subsidy program.
City of Barstow
101
2006-2014
Table 39
(continued)
Housing Program
12. HOME Program
Tenant Based
Assistance/
Security Deposit
Assistance
Assisted Housing
13. Scattered
Sites/Public
Housing
Program
14. Density Bonus
15. Mobile Home
Park Assistance
Program
Program Objective
Provide funds for
required security
deposits on rental
housing units and
tenant-paid utilities.
Provide small-scale
public housing units
in dispersed
locations.
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.
Provide State
financial and technical
assistance to
mobilehome park
residents who wish to
purchase mobilehome
parks and convert
parks to resident
ownership.
5-Year Action
Funding Source
Provide information
to qualified renters.
HOME
Maintain current
public housing
inventory of 205
units.
Amend Zoning
Ordinance to bring
density bonus
provisions of
ordinance into full
compliance with
Sections 65915(a)
through (p) of the
California
Government Code.
HUD
General Fund
Provide information to
interested tenants on
program availability. State HCD
Advertise program in
Desert Dispatch.
Responsible
Agency
San Bernardino
County
San Bernardino
County Housing
Authority
Time Frame
Ongoing
Ongoing
Community and
Economic
Development
Department
Prior to August 31,
2010.
City Redevelopment
Agency
As requested
City Community and
Economic
Development
Department &
Redevelopment
Agency
Complete Zoning
Ordinance
Amendments by
August 31, 2010
Homeless
16. Homeless
Shelter/
Transitional
Housing
Amend the Zoning
Ordinance to
principally permit
emergency shelters in
the General Industrial
(M-2) Zone and
Provide emergency
transitional and
shelter and
supportive housing in
transitional/supportive
all residential zones,
housing for homeless
subject only to the
individuals and
development
families and victims of
standards that apply
domestic violence.
to other allowed uses
in those zones.
Continue to support
facilities and provision
of services for the
homeless.
City of Barstow
102
General Fund, Stuart
B. McKinney funds,
local churches,
HOME funds, private
contributions and
other sources.
2006-2014
Table 39
(continued)
Housing Program
Fair Housing
17. Fair Housing
Counseling
Second Units
18. Second Units
Program Objective
5-Year Action
Funding Source
Responsible
Agency
Time Frame
Provide
landlord/tenant
counseling and fair
housing counseling.
Provide educational
CDBG
information on fair
housing to the public.
Refer fair housing
complaints to Inland
Mediation.
City Redevelopment
Agency
Ongoing
Facilitate
development of
affordable housing by
providing for second
units.
Amend the Zoning
General Fund
Ordinance to make
second unit provisions
fully compliant with
Section 65852.2 of
the California
Government Code.
City Community and
Economic
Development
Department
Completed August
2009
Adopt an ordinance
General Fund
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.
City Community and
Economic
Development
Department
The City has recently General Fund
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.
City Community and
Economic
Development
Department
Persons with Disabilities
19. Reasonable
Provide persons with
Accommodation
disabilities a
procedure to request
reasonable
accommodation to
housing.
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.
City of Barstow
103
2008-2014
2006-2014
Table 40
2006 – 2014 Housing Needs and Quantified Objectives
Housing Goals
2006 to 2014
Housing Production
Objective
Number of Units
Allocated
Units
509
509
728
842
1,890
4,479
82
178
261
842
1,890
3,253
Extremely Low Income
Very Low Income
Low Income
Moderate Income
Above Moderate Income
Total Units
Percent
Achieved
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
Extremely Low
Very Low
Low Income
Moderate Income
Above Moderate
Totals
City of Barstow
New Construction
82
178
261
842
1,890
Rehabilitation
5
65
89
136
0
Conservation
44
155
244
0
0
3,253
295
443
104
2006-2014
APN
18171156
18112212
18171180
18112212
42421729
42424133
42128111
42737124
18132502
18132502
18171155
18171180
42108201
18105209
18171160
18171159
18171158
42424105
18106219
18106343
18112205
18119204
18221205
18221225
18221233
18221237
18221255
18221266
18221265
18224102
42811206
18307101
18307102
18307125
18224116
42811228
18224127
18317125
18317127
18318144
18343126
18194165
18352120
18344139
18360105
18171161
18171180
18219103
18341103
City of Barstow
APPENDIX A
APN LISTING OF POTENTIAL HOUSING SITES
GENERAL PLAN LAND USE
ZONING
Mobile Home Subdivision
MHS
MHS
MHS
MHS
MHS
MHS
MHS
MHS
Medium Density Residential
RM-1
RM-1
RM-1
High Density Residential
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
RM-2
Neighborhood Residential - 6000 SF
RS-6
RS-6
RS-6
APPENDIX A – Page 1
ACREAGE
38.755
21.750
21.405
10.136
7.743
5.838
2.497
1.173
3.919
7.775
57.251
17.218
17.442
2.819
1.937
3.117
2.560
4.672
5.863
3.764
2.275
1.027
1.237
1.151
1.236
1.236
1.235
1.232
1.235
1.234
1.090
1.010
1.265
1.264
1.227
1.129
1.230
1.241
1.243
1.243
11.168
3.705
3.095
3.063
1.059
2.185
350.778
53.713
49.891
2006-2014
APN
18218151
18171156
42510223
42424112
18219104
18171128
42802112
18360107
18171150
18217102
42706320
18171154
42502302
18112212
18139240
18171113
18117101
18171173
18221244
18171175
18313102
18217101
18171118
18360106
18314103
42424113
18171174
18171172
18218145
18218153
18313101
18356177
42802113
18221209
18160108
18114201
18124401
18139241
18321102
18213105
18311101
18311102
18312103
18311112
18312106
18311106
18304104
42811261
18118147
18219102
18343102
City of Barstow
APPENDIX A
ZONING
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
ACREAGE
43.599
40.523
27.627
23.319
23.190
18.157
18.134
17.079
16.186
15.027
14.428
13.971
11.828
11.650
11.285
10.692
9.673
9.323
9.285
8.752
8.672
8.619
8.575
7.930
7.911
7.309
6.030
5.165
5.043
4.976
4.309
4.032
3.988
3.892
3.700
3.698
3.693
3.329
3.215
2.901
2.492
2.488
2.486
2.485
2.484
2.484
2.477
2.246
2.064
2.000
1.970
2006-2014
APN
18157313
18314103
18171184
18171185
42510232
18118174
18119203
18118175
18303114
18302113
18303101
18303113
18112212
18319122
18304126
18171183
42813127
42813115
42813136
42813135
42813126
42813103
42811217
18308126
42813116
42813110
42813109
42813108
42811227
42813125
42813106
42811218
42811205
42813130
42813128
42813120
42813119
42813117
42813107
42811204
18112212
42813129
42813124
42813121
42813118
42811238
42811226
42811224
42811223
42811222
42811221
City of Barstow
APPENDIX A
ZONING
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
ACREAGE
1.925
1.634
1.622
1.557
1.555
1.544
1.503
1.500
1.488
1.480
1.466
1.456
1.429
1.331
1.329
1.267
1.259
1.259
1.258
1.258
1.258
1.258
1.258
1.258
1.257
1.257
1.257
1.257
1.257
1.256
1.256
1.256
1.256
1.255
1.255
1.255
1.255
1.255
1.255
1.255
1.255
1.254
1.254
1.254
1.254
1.254
1.254
1.254
1.254
1.254
1.254
2006-2014
APN
42811203
42813134
42813133
42813132
42813131
42813123
42813104
42813102
42813122
18171182
18316118
18171181
18309104
18324121
18309123
18310102
18310101
18309124
18326130
18309122
18310116
18320118
18221248
18221260
18221243
18221242
18221241
18221224
18224104
18221264
18221259
18221247
18221229
18221228
18221212
18224109
18118158
42423102
42510231
18321101
18317112
42811219
18310109
18308103
18312104
18312105
18312114
18118178
42108231
42112251
42108232
City of Barstow
APPENDIX A
ZONING
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-6
RS-9
RS-9
RS-9
ACREAGE
1.254
1.253
1.253
1.253
1.253
1.253
1.253
1.253
1.252
1.252
1.249
1.249
1.248
1.247
1.247
1.246
1.246
1.246
1.244
1.244
1.243
1.241
1.237
1.236
1.236
1.236
1.236
1.236
1.235
1.235
1.235
1.235
1.235
1.235
1.235
1.233
1.156
1.154
1.150
1.102
1.085
1.082
1.054
1.053
1.051
1.050
1.046
1.018
13.658
11.900
10.666
2006-2014
APN
42107122
42128134
42108201
42108237
42107123
42108221
42128132
42112210
42112211
42112217
42112209
42112202
42112201
18226141
42112204
42112203
18226242
42112207
42112206
42112208
42112205
18226117
18171107
18226254
18226253
18226224
18226209
18226226
18226223
18226208
18226244
18226260
18226227
18226243
18226210
18226240
18226262
18226146
18226261
18226251
18226222
18226207
18226147
18226234
18226259
18226258
18226228
18226211
18226129
18226257
18226229
City of Barstow
APPENDIX A
ZONING
RS-9
RS-9
RS-9
RS-9
RS-9
RS-9
RS-9
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
ACREAGE
7.447
7.182
5.674
3.999
2.498
2.251
1.251
80.529
80.252
80.138
78.564
40.406
40.296
38.207
19.526
19.485
9.990
9.279
8.956
8.417
8.136
4.958
4.170
3.824
3.589
2.526
2.520
2.510
2.510
2.509
2.507
2.506
2.505
2.504
2.504
2.503
2.502
2.501
2.499
2.499
2.499
2.499
2.499
2.497
2.496
2.496
2.496
2.495
2.495
2.494
2.494
2006-2014
APN
18226221
18226206
18226230
18226150
18226212
18226205
18226131
18226256
18226220
18226241
18226153
18226151
18226219
18226213
18226102
18226231
18226119
18226255
18226154
18226109
18225101
18226218
18226214
18226110
18226127
18225102
18226246
18226116
18226232
18226215
18226152
18226103
18226204
18225109
18226217
18226155
18226108
18226149
18226148
18226144
18226156
18226203
18226157
18226145
18226216
18226121
18226107
18226112
18226126
18226115
18226128
City of Barstow
APPENDIX A
ZONING
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
ACREAGE
2.494
2.494
2.493
2.492
2.491
2.491
2.491
2.490
2.490
2.489
2.489
2.489
2.488
2.488
2.488
2.486
2.486
2.485
2.485
2.485
2.485
2.483
2.483
2.483
2.482
2.482
2.481
2.481
2.480
2.480
2.480
2.480
2.479
2.479
2.478
2.478
2.478
2.477
2.477
2.475
2.474
2.473
2.473
2.473
2.472
2.471
2.471
2.469
2.467
2.466
2.465
2006-2014
APN
18226104
18226134
18226106
18226122
18226135
18225108
18226113
18226125
18226158
18226114
18226123
18226201
18226159
18226130
18226124
18226142
18226143
18225111
18226236
18226225
18225103
18225107
18223135
18223126
18223125
18223124
18223123
18223118
18223117
18223116
18223108
18223107
18223106
18223104
18223102
18223115
18223111
18223110
18223134
18223121
18223120
18223119
18223114
18223109
18223103
18223133
18223131
18223112
18223101
18223132
18226138
City of Barstow
APPENDIX A
ZONING
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
RS-16
ACREAGE
2.465
2.464
2.464
2.462
2.461
2.461
2.460
2.459
2.458
2.458
2.456
2.455
2.455
2.455
2.454
2.453
2.448
2.405
2.335
2.222
1.783
1.400
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.241
1.240
1.240
1.240
1.239
1.239
1.239
1.239
1.239
1.239
1.239
1.238
1.238
1.238
1.238
1.237
1.108
2006-2014
APN
18225117
42128121
42128115
42128122
42128119
42128117
42603334
18230111
18234101
18233101
18228206
18231102
18233102
18229201
18228204
18230107
18232105
18232104
18232102
18232107
18232103
18232101
18232108
18232112
18232115
18232116
18232124
18232121
18232114
18232109
18232111
18232113
18232122
18232120
18232119
18232117
18232110
18232123
18232118
18232125
18232128
18232131
18232132
18232129
18234102
18232127
18232130
18234105
18234104
18234103
18234107
City of Barstow
APPENDIX A
ZONING
RS-16
Desert Ranchette
DR
Desert Ranchette
DR
Desert Ranchette
DR
Desert Ranchette
DR
Desert Ranchette
DR
Desert Ranchette
DR
Desert Living/Precise Plan Overlay
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
ACREAGE
1.084
14.982
9.985
4.988
4.975
2.495
1.117
66.705
40.347
40.221
38.301
33.658
21.804
4.438
2.540
2.537
2.534
2.534
2.534
2.533
2.533
2.533
2.532
2.532
2.532
2.532
2.532
2.532
2.531
2.530
2.530
2.530
2.530
2.530
2.530
2.530
2.528
2.528
2.528
2.528
2.528
2.528
2.528
2.527
2.527
2.526
2.526
2.526
2.526
2.526
2.525
2006-2014
APN
18232126
18234106
18234108
18234109
18234113
18234112
18234111
18234110
18234114
18234116
18234117
18234115
18226303
18231101
18226305
18226302
18232106
18112212
42110147
42817106
42819101
42110148
42821104
42126104
42110122
18227101
41917101
42127106
42110146
42110123
18112212
18229101
42127101
42127103
42110105
42126103
18231201
42110127
18229102
42110103
42127104
42127105
42127113
42110104
42127107
42110108
42110106
42110109
42110107
42128106
42127110
City of Barstow
APPENDIX A
ZONING
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
T-DR/1.25
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
ACREAGE
2.524
2.524
2.523
2.523
2.523
2.523
2.521
2.521
2.520
2.520
2.519
2.518
2.513
2.511
2.352
2.226
1.329
1.202
324.041
323.979
323.867
320.764
162.472
112.130
106.892
81.029
80.678
80.188
58.283
53.725
53.622
40.272
40.182
40.085
40.040
32.067
28.051
26.785
24.638
20.069
20.037
20.021
20.012
19.994
19.982
19.911
19.893
19.831
19.814
16.917
13.799
2006-2014
APN
42110136
42110137
18228102
42110135
42110138
18228103
42110114
42110113
42110112
42110119
42110118
42127112
42127109
42110125
42110144
42110145
42110143
42110131
42110133
18233201
42110142
42127111
42128107
42127123
42127122
42127120
42127118
42127125
42127124
42110140
42110141
42110139
18202124
42606170
18203113
42606164
18202125
42604139
18203111
42604140
42606170
42606149
18171127
42215107
18171126
42215106
18183128
42216143
18321105
18183126
42216142
City of Barstow
APPENDIX A
ZONING
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Desert Living
DL
Mixed Use/Precise Plan Overlay
MU/T
MU/T
MU/T
MU/T
MU/T
MU/T
MU/T
MU/T
MU/T
MU/T
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
ACREAGE
12.777
12.761
12.197
12.007
11.961
10.420
10.095
10.073
10.065
10.043
10.029
10.020
10.018
9.466
9.195
9.186
8.504
6.747
6.724
5.399
5.207
5.015
4.995
4.797
4.793
4.516
4.507
4.361
4.356
2.346
2.343
1.970
25.598
24.836
16.766
15.897
10.530
9.106
7.258
4.527
1.351
1.167
91.720
58.782
25.569
18.284
16.574
15.339
12.470
12.174
10.748
2006-2014
APN
18315120
18323125
42215104
42215105
42419123
18183127
42419107
42411315
42411322
42706405
42217213
42706310
42706310
42217414
42217320
18103110
42216130
42217319
42706401
42216128
42410309
42216129
42411330
42706301
42216132
42706321
42510237
42216126
18204130
42706308
18314102
42216131
42217415
42706402
42216127
42510221
18322122
42217111
18323101
18323102
18156205
18323120
42217623
42217515
42217618
42217727
42217625
42217624
42217517
42217522
42217616
City of Barstow
APPENDIX A
ZONING
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
ACREAGE
8.226
7.903
6.807
6.680
4.252
3.967
3.759
3.673
3.581
2.551
2.445
2.428
2.428
2.376
2.367
2.211
2.172
2.112
1.960
1.948
1.841
1.799
1.757
1.697
1.687
1.686
1.678
1.676
1.674
1.629
1.621
1.621
1.612
1.601
1.556
1.554
1.520
1.426
1.249
1.249
1.212
1.186
1.164
1.162
1.160
1.158
1.158
1.158
1.158
1.158
1.157
2006-2014
APN
42217725
42217617
42217516
42216115
42216116
42217726
42217524
42217523
42216117
42217521
42409106
42216214
18112123
42217622
42216141
42216118
42217520
42411216
42411215
42113306
42113307
42113308
42113309
42113310
42113311
42113312
42113318
42113201
42113201
42113304
42113303
42113302
42113313
42113314
42113315
42113316
42113202
42113203
42113204
42113205
42112259
42112258
42112257
42111101
42802104
42405101
42405115
42408166
42408166
42408167
42408191
42408190
City of Barstow
APPENDIX A
ZONING
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Mixed Use
MU
Lenwood Specific Plan - RS-6,000
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
Lenwood Specific Plan - Desert Living
SP
SP
SP
SP
Rimrock Specific Plan
SP
Former Barstow Golf Course Specific Plan
SP
SP
SP
SP
SP
SP
SP
ACREAGE
1.157
1.157
1.157
1.157
1.157
1.156
1.156
1.156
1.154
1.152
1.136
1.086
1.084
1.069
1.020
1.019
1.016
1.010
1.009
10.299
10.169
10.177
10.179
10.175
10.163
10.201
4.066
6.640
2.091
8.330
9.377
9.382
9.384
9.388
9.394
9.598
30.629
30.623
38.184
38.639
31.655
1.146
1.148
314.056
559.298
134.336
328.980
16.379
64.721
4.298
10.281
19.902
2006-2014
APN
42405114
42408140
42408181
42408189
42408143
42408129
42408110
42405101
City of Barstow
APPENDIX A
ZONING
SP
SP
SP
SP
SP
SP
SP
SP
ACREAGE
121.985
10.091
20.207
1.146
10.100
11.441
40.547
201.999
2006-2014

City of Barstow : Home

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