HomeMy WebLinkAboutRES NO 188-02
RESOLUTION NO.
188-02
RESOLUTION MAKING FINDINGS, APPROVING NEGATIVE
DECLARATION, ADOPTING GENERAL PLAN AMENDMENT
P01-0734 THE HOUSING ELEMENT UPDATE, AN ELEMENT
OF THE METROPOLITAN BAKERSFIELD 2010 GENERAL
PLAN AND TRANSMITING THE HOUSING ELEMENT TO
THE STATE DEPARTMENT OF HOUSING AND
COMMUNITY DEVELOPMENT.
WHEREAS, the Planning Commission of the City of Bakersfield in accordance with the
provisions of Section 65353 of the Government Code, held a public hearing on Monday, July
15, 2002, and Thursday, July 18, 2002, on General Plan Amendment P01-0734 a proposed
update to the Housing Element of the General Plan, notice of the time and place of hearing
having been given at least twenty (20) calendar days before said hearing by publication in the
Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, said General Plan Amendment P01-0734 of the proposed update to the
Housing Element of the Metropolitan Bakersfield 2010 General Plan is as follows:
General Plan Amendment P01-0734
The City of Bakersfield has proposed to amend/update the Housing Element of
the Metropolitan Bakersfield 2010 General Plan consisting "... of an
identification and analysis of existing and projected housing needs and a
statement of goals, policies, quantified objectives, financial resources, and
scheduled programs for the preservation, improvement, and development of
housing. The housing element shall identify adequate sites for housing,
including rental housing, factory-built housing, and mobilehomes, and shall
make adequate provision for the existing and projected needs of all economic
segments of the community" (Government Code, Section 65583); and
WHEREAS, for the above-described project, an Initial Study was conducted and it was
determined that the proposed project would not have a significant effect on the environment
and a Negative Declaration was prepared; and
WHEREAS, the law and regulations relating to the preparation and adoption of Negative
Declarations as set forth in CEQA and City of Bakersfield's CEQA Implementation Procedures,
have been duly followed by the city staff and the Planning Commission; and
WHEREAS, by Resolution No. 79-02 on July 18, 2002, the Planning Commission
recommended approval of the Negative Declaration and General Plan Amendment P01-0734
and transmittal of such General Plan Amendment P01-0734 to the State Department Of
Housing And Community Development for a sixty (60) day review and comment period and this
Council has fully considered the finding made by the Planning Commission as set forth in that
Resolution; and
WHEREAS, the Council of the City of Bakersfield, in accordance with the provisions of
Section 65355 of the Government Code, conducted and held a public hearing on
WEDNESDAY, November 6, 2002 on the above described General Plan Amendment P01-0734
of the proposed amendment to the Housing Element of the Metropolitan Bakersfield 2010
General Plan, notice of time and place of the hearing having been given at least ten (10)
calendar days before the hearing by publication in the Bakersfield Californian, a local.'
newspaper of general circulation; and ..
WHEREAS, the State Department of Housing & Community Development (H&CD) has
reviewed and commented on the draft Housing Element; and
WHEREAS, comments from H&CD have been incorporated into the Housing Element;
and
WHEREAS, the Council has considered and hereby makes the following findings:
1. All required public notices have been given.
2. The provisions of the California Environmental Quality Act have been followed.
3. The proposed project will not have a significant effect on the environment.
4. Based on the initial study and comments received, staff has determined that the
proposed project could not have a significant effect on the environment. A
Mitigated Negative Declaration was prepared for the project in accordance with
CEQA.
5. The proposed Housing Element Update is consistent with the land uses within
the City of Bakersfield.
6. The proposed Housing Element Update is consistent with the Metropolitan
Bakersfield 2010 General Plan.
7. The public necessity, general welfare and good planning practices justify the
amendment/update to the Housing Element of the Metropolitan Bakersfield 2010
General Plan.
8. Based on the absence of evidence in the record as required by Section 21082.2
of the State of California Public Resources Code (CEQA) for the purpose of
documenting significant effects, it is the conclusion of the Lead Agency that this
project will result in impacts that fall below the threshold of significance with
regard to wildlife resources and, therefore, must be granted a "de minimis"
exemption in accordance with Section 711 of the Sate of California Fish and
Game Code. Additionally, the assumption of adverse effect is rebutted by the
above-reference absence of evidence in the record and the Lead Agency's
decision to prepare a Negative Declaration for this project.
NOW, THEREFORE, BE IT RESOLVED and found by the Council of the City of
Bakersfield as follows:
1. The above recitals and findings incorporated herein, are true and correct.
2. The Negative Declaration for is hereby approved and adopted.
3. The report of the Planning Commission, including maps and all reports and
papers relevant thereto, transmitted by the Secretary of the Planning
Commission to the City Council, is hereby received, accepted and approved.
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4. The City Council hereby approves and adopts General Plan Amendment P01-
0734 the update to the Housing Element of the Metropolitan Bakersfield 2010
General Plan, marked Exhibit "1", attached hereto and incorporated as though
fully set forth, for property generally located within the present and future
boundaries of the incorporated area of the City of Bakersfield.
---------000---------
I HEREBY CERTIFY that the foregoing Resolution was passed and adopted, by
the Council of the City of Bakersfield at a regular meeting thereof held on
NOV 6 2002 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COUNCILMEMBER CAFiSO!,!" BENHAM, MAGGARD, COUCH, HANSON, SULLIVAN, SALVAGGIO
COUNCILMEMBER ~ I '-
COUNCILMEMBER '1 '-'
cour,CILMEMBER I' '+} "'----'
..L1h'1.0A (j.IY\(~ Hi~>,,"
PAMELA A. McCARTHY, CM
CITY CLERK and Ex Officio Clerk of the
Council of the City of Bakersfield
APPROVED NOV 6 2002
JI.#1ti1
AARVEY~.HALL ~
Mayor of the City of BakerSfie(
APPROVED as to form
BART J. THIL TG~N
City Attorney /
I
By:
RD
S:\Dole\Housing Element\CC GPAR.DOC
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EXHIBIT NO. i
CITY OF BAKERSFIELD
HOUSING ELEMENT OF
THE GENERAL PLAN
October 2002
Adopted: November 2002
Certified: December 2002
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CITY OF BAKERSFIELD
HOUSING ELEMENT 2002-2007
OF THE GENERAL PLAN
Prepared under the direction of:
City Council
Harvey Hall, Mayor
Irma Carson, Councilwoman, Ward 1
Sue Benham, Councilwoman, Ward 2
Mike Maggard, Councilman, Ward 3
David Couch, Councilman, Ward 4
Harold Hanson, Councilman, Ward 5
Jacquie Sullivan, Councilwoman, Ward 6
Mark C. Salvaggio, Councilman, Ward 7
Planning Commission
W. Edward "Ted" Blackley
Burton R. Ellison
David Gay
Tom McGinnis
Ron Sprague
Jeffrey Tkac
Murray Tragish
Stanley Grady, Planning Director
Adopted: November 2002
Certified: December 2002
Prepared By A Joint Venture
Laurin Associates, Inc/Northcutt Associates
CITY OF BAKERSFIELD
HOUSING ELEMENT 2002-2007
OF THE GENERAL PLAN
TABLE OF CONTENTS
TABLE OF CONTENTS.................................................................................i
LIST OF TABLES ..........................................................................................iii
LIST OF CHARTS.......................................................................................... V
SECTION 1.0 -INTRODUCTION TO THE HOUSING ELEMENT................1
1.1 - Purpose........................................................................................1
1.2 _ Organization................................................................................. 2
1.3 - Relationship to Other Elements ...................................................2
1.4 - Citizen Participation .....................................................................3
1.5 - Review of the Previous Element ..................................................4
1.5.a. Approptiateness ............................... ................... .................5
1.5.b. Effectiveness....... ...... ......................... .............. .......... .........6
1.5.c. Progress of Bakersfield's Housing Program................................... 7
SECTION 2.0 _ EXISTING CONDITIONS AND DEMOGRAPHIC DA TA.....12
2.1 - Summary of Existing Conditions ..................................................17
2.1.a. Population Trends .................................................................17
2.1.b. Employment Trends ...............................................................21
2.1.c. Household Trends .................................................................25
2.1.d. Special Needs......................................................................32
2.2 - Inventory of Resources ................................................................52
2.2.a. Existing Housing Characteristics................................................ 52
2.2.b. Housing Conditions.......................... ..................... .... .............52
2.2.c. Residential Construction Trends................................................. ............ 55
2.2.d. Vacancy Trends.. .............. ..... ................. ....................... .......56
2.2.e. Housing Costs and Affordability .................................................57
2.2.f. At-lisk Housing............................. ............... .......................... 64
2,2.g. Inventory of At Risk Rental Housing....................................................... 66
2.2.h. Cost Analysis................................... ...... .................. ......... .............. .......69
2.2./. Preservation Resources ....................... ............................ ..... .................. 70
City of Bakersfield - Revised Public Review Draft Housing Element
July 2002 - TABLE OF CONTENTS continued
2.2.j Strategies to Retain Affordable Units....... .
2.2.k Residential Zoning and Density...
2.2.1. On- and Off-Site Improvements........... ...
2.2.m. Available Residentially Zone Land..... ...
....70
......70
..73
.....78
2,3 - Constraints, Efforts and Opportunities .........................................88
2.3. a. Governmental Constraints.........,......... ... .........,..., ....................88
2.3.b. Non-governmental Constraints.............. .............. .. ...................100
2.3.c. Constraint Removal Efforts....................................................... 103
2.3.d. Opportunities for Energy Conservation........... .............................. 105
SECTION 3.0 _ HOUSING NEEDS, ISSUES, AND TRENDS .......................108
3.1 - State Issues and Policies .............................................................108
3.2 - Regional Housing Policies ...........................................................109
33 _ Bakersfield RHNA - Issues/Trends and Strategies....................... 110
Trends............ .. . .................................. ..........................................111
SECTION 4.0 - HOUSING PROGRAM.......................................................... 114
4.1- Goals, Objectives, Policies and Programs................................... 114
4.2 - Quantified Objectives Summary................................................... 136
A TT ACHMENTS (included in this document)
Attachment A - Public Notices
Attachment B - Agency Distribution List
Attachment C - Public and Agency Comments
Attachment D - Planning Commission Minutes - July 18, 2002
Attachment E - Planning Commission Resolution
APPENDICES (in separate document)
A - Data Sources
B - Homeless Service Providers
C - Subsidized Rental Units
D - List of Non-Profit Housing Agencies
E - Vacant Land by APN and Suitability for Residential Development
F - Acronyms
G - Housing Unit Defined
Note: Copies of the Appendices are available at the City of Bakersfield Planning
Department"." ~.
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CITY OF BAKERSFIELD
HOUSING ELEMENT 2002-2007
OF THE GENERAL PLAN
LIST OF TABLES
Table 1 - RHNA Achievement Levels for Kern COG by City........................................... 5
Table 2- Achievement of RHNA New Construction Goal 1991-2001.............................. 6
Table 3 - Bakersfield Housing Element Achievements.................................................... 6
Table 4 - 1991-1996 City of Bakersfield Housing Element Progress............................... 7
Table 5 - Population Trends - Kern County and Cities ................................................... 18
Table 6 - City of Bakersfield Population Trends (1970-2005) .......................................... 18
Table 7 - Population By Age Groups (1990-2000) .......................................................... 19
Table 8 - Kern County Employment By Industry ............................................................. 20
Table 9 - Bakersfield Employment By Industry................................................................ 21
Table 10 - Bakersfield Employment by Occupation (2000) ............................................... 22
Table 11 -Bakersfield Labor Forr;e Trends....................................................................... 22
Table 12 - Employment By Commuting Patterns .............................................................. 23
Table 13 - Major Employers...................................................................,..........................24
Table 14 - Household Trends (1970-2000) ....................................................................... 25
Table 15 Persons Per Household Trends....................................................................... 28
Table 16 - Households By Tenure Trends ........................................................................ 29
Table 17 - Households By Income (1980-1990)................................................................ 30
Table 18 - Households By Income Group (2002) ..............................................................31
Table 19 - Senior Population Trends (65+) .......................................................................32
Table 20 - Seniors By Household Type (1990-2000) ........................................................ 33
Table 21 - Senior Group Quarters Population (1990-2000)...............................................34
Table 22 - Senior Households By Income (1990-2000)..................................................... 35
Table 23 - Senior Households By Shelter Payment (1990) ............................................... 36
Table 24 - Seniors By Limitation Type (1990) ................................................................... 37
Table 25 - Disabled Persons By Age and Work Disability Status (1990)...........................39
Table 26 - Overr;rowding (1980-1990) .............................................................................. 41
Table 27 - Over Crowding - Bakersfield........................................................................... 41
Table 28 - Households By Tenure By Bedroom Type (1990) ............................................42
Table 29 - Households By Tenure By Size (1990-2000) ................................_.................. 43
Table 30 - Privately Owned Farm Employee Housing ...................................................... 46
Table 31 - Publicly Owned Farmworker Housing.............................................................. 47
Table 32 - Single Parent Households ............................................................................... 49
Table 33 - Bakersfield Shelter Occupancy...................................................................... .. 50
Table 34 - Housing Units by Type - 1980 to 2000............................................................ 52
Table 35 - Housing Units by Condition (1999) Kern County ..............................................53
Table 36 - Housing Units By Condition (1999(Bakersfield) ................................................54
Table 37 - Housing Units By Year Built- Bakersfield........................................................ 54
Table 38 - Building Permits By Year- Bakersfield ........................................................... 55
Table 39 - Vacancy By Type ............................................................................................ 56
Table 40 - Multifamily Vacancy By Bedroom Type (1999) ................................................ 57
Table 41 -Income Groups By Affordabi/ity (2002) ............................................................58
Table 42 - Median Single Family Sales Price (1991-2002) ...............................................58
Table 43 - Average Condominium Sales Price (1996-2002) ............................................. 59
Table 44 - Current Sales Listings For Single Family Homes............................................. 59
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City of Bakersfield - Revised Public Review Draft Housing Element
July 2002 - LIST OF TABLES continued
Table 45 - Multifamily Rents (1999) Bakersfield .............................................................. 60
Table 46- Households By Income By Overpayment (1990) ..............................................61
Table 47 - Affordable Rental Rates ..................................................................................62
Table 48 - Affordable Housing Costs................................................................................ 62
Table 49 -Inventory of At Risk Assisted Complexes ........................................................ 68
Table 50 - Rehabilitation Costs ........................................................................................ 69
Table 51- New Construction/Replacement Costs ............................................................69
Table 52 - Zoning Categories and Useable Density .......................................................... 74
Table 53 - Acreage to Meet Current RHNA ......................................................................80
Table 54 - Summary of All Vacant Residential Land.......................................................... 81
Table 55 - Summary of Vacant Residential Land Suitable for Very Low Income Dev. ....... 83
Table 56 - Summary of Vacant Residential Land Suitable for Low Income Dev. ...............84
Table 57 - Summary of Vacant Residential Land Suitable for Moderate Income Dev........ 86
Table 58 - Summary of Vacant Residential Land Suitable for Above Moderate Income ....87
Table 59 - Development Standards By Residential Zone ..................................................89
Table 60 - Planning Application Fees - Surrounding Jurisdictions .................................... 90
Table 61 - Development Review and Approval Procedures............................................... 91
Table 62 - Discretionary Permits ...................................................................................... 93
Table 63 - Traffic Impact Fee Schedule (2002) ................................................................. 96
Table 64 - Effects of Interest Rates on Monthly Payments................................................ 101
Table 65 - Vacant Land Costs........................................................................................... 102
Table 66 - New Construction Need (2002-2007) ............................................................... 111
Table 67 -. Quantified Objectives For Goal 1 .................................................................... 123
Table 68 - Quantified Objectives For Housing Rehabilitation............................................. 129
Table 69 - Quantified Objectives For At-Risk Units ........................................................... 130
Table 70 - Housing Quantified Objectives Summary......................................................... 136
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CITY OF BAKERSFIELD
HOUSING ELEMENT 2002-2007
OF THE GENERAL PLAN
LIST OF CHARTS
Chart 1 - Median Age Comparison.................................................................................... 19
Chart 2 - Jobs per Household ........................................................................................... 23
Chart 3 - Population Change Versus Household Change.................................................. 26
Chart 4 - AvelClge Household Size.................................................................................... 26
Chart 5 - Renter Rate Comparison.................................................................................... 29
Chart 6 - Median Income Comparison............................................................................... 31
Chart 7 - Senior Households by Tenure ............................................................................ 33
Chart 8 - Senior Households by Income Group................................................................. 35
Chart 9 - Disabled Persons by Age ...................................................................................38
Chart 10 - Large Family Comparison ................................................................................ 40
Chart 11 - Large Housing Unit and Large Family Comparison .......................................... 41
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SECTION 1.0
INTRODUCTION TO THE HOUSING ELEMENT
Recognizing the importance of providing adequate housing, the State has
mandated a Housing Element within every General Plan since 1969. It is
one of the seven elements required by the State of California to be
included in the General Plan. Article 10.6, Section 65580 - 65589.8,
Chapter 3 of Division 1 of Title 7 of the Government Code sets forth the
legal requirements of the housing element and encourages the provision
of affordable and decent housing in all communities to meet Statewide
goals. Specifically, Section 65580 states the element shall consist of ". . .
an identification and analysis of existing and projected housing needs and
a statement of goals, policies, quantified objectives, financial resources
and scheduled programs for the preservation, improvement, and
development of housing." The element must also contain a five-year
housing plan with quantified objectives for the implementation of the
goals and objectives of the housing element. The contents of the element
must be consistent with the other elements of the General Plan.
Meeting the housing needs established by the State of California is an
important goal for the City of Bakersfield. As the population of the State
continues to grow and scarce resources decline, it becomes more difficult
for local agencies to create adequate housing opportunities while
maintaining a high standard of living for all citizens in the community.
This Housing Element (2002-2007) was created in compliance with State
General Plan law pertaining to Housing Elements and was certified by the
California Department of Housing and Community Development on _
-I 2002.
1.1 PURPOSE
The State of California has declared that ''the availability of housing is of
vital statewide importance and the earty attainment of decent housing and
a suitable living environment for every California family is a priority of the
highest order." In addition, government and the private sector should
make an effort to provide a diversity of housing opportunity and
accommodate regional housing needs through a cooperative effort, while
maintaining a responsibility toward economic, environmental and fiscal
factors and community goals within the general plan.
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Further, State Housing Element law requires ':4n assessment of housing
needs and an inventory of resources and constraints relevant to the
meeting of these needs. " The law requires:
o An analysis of population and employment trends
o An analysis of the City's fair share of the regional housing
needs
o An analysis of households characteristics
o An inventory of suitable land for residential development
o An analysis of the governmental and non-governmental
constraints on the improvement, maintenance and
development of housing
o An analysis of special housing needs
o An analysis of opportunities for energy conservation
o An analysis of publicly-assisted housing developments that
may convert to non-assisted housing developments
The purpose of these requirements is to develop an understanding of the
existing and projected housing needs within the community and to set
forth policies and schedules which promote preservation, improvement
and development of diverse types and costs of housing throughout
Bakersfield.
1.2 ORGANIZATION
Bakersfield's Housing Element is organized into three primary sections:
Summary of Existing Conditions: This section includes an inventory of resources,
housing cost and affordability, at-risk units, suitable lands, and a section
discussing constraints, efforts and opportunities.
Housing Needs, Issues[Trends: This section includes a discussion of State issues
and policies, regional housing policies, and Bakersfield's Regional Housing Needs
Assessment (RHNA) and housing issues.
Housing Program: This section identifies housing goals, policies and objectives.
Funding sources are identified and schedules for implementation are set forth.
In addition, a quantified objectives summary is provided.
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1.3 RELATIONSHIP TO OTHER ELEMENTS
State Law requires that "...the general plan and elements and parts thereof
comprise an integrated, internally consistent, and compatible statement of
policies...." The purpose of requiring internal consistency is to avoid policy
conflict and provide a clear policy guide for the future maintenance,
improvement and development of housing within the City.
This Housing Element is part of a comprehensive Metropolitan Bakersfield
General Plan. All elements of the Bakersfield General Plan have been reviewed
for consistency and the Housing Element was completed considering the
remaining elements.
1.4 CITIZEN PARTICIPATION
The City of Bakersfield has made diligent efforts to solicit public participation
pertaining to the development of the 2010 General Plan and the Consolidated
Plan 2005. Both processes included workshops, surveys, public review and
citizen participation. Additionally, public input has been gathered through
specific plans and neighborhood improvement plans.
Public participation for the 2002-2007 Housing Element has included a series of
study sessions, public workshops and public hearings. In addition, a public
review draft, dated May 2002, was prepared and made available to the
community for a 60-day review period. It was sent to 199 agencies, service
providers, and individuals. See Attachment B. One letter was received from the
Housing Authority. Those comments have been incorporated. See Attachment C
for letters. At their meeting, the Planning Commission requested two
clarifications regarding the RHNA numbers and available sites. Those concerns
were addressed at the meeting but did not result in changes to the draft.
In addition,
(a)
the City Redevelopment Agency conducts charrettes in specific
areas and includes information on the housing element update.
Information is provided to each homeowner, each of the 38
churches in the area, and to organizations, groups, and community
leaders. A copy of a flyer is included in Attachment A.
(b)
notice of the availability of the Draft Housing Element were posted
on the City's web site at www.cLbakersfield.ca.us
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(c) notice of availability of the Draft Housing Element was posted on
the local access cable television station, KGOV-lV.
1.5 REVIEW OF PREVIOUS ELEMENT
State law requires the City of Bakersfield to review its Housing Element in order
to evaluate:
a. "The appropriateness of the housing goals, objectives and policies
in contributing to the attainment of the state housing goaL"
b. "The effectiveness of the Housing Element in attainment of the
community's housing goals and objectives."
c. "The progress of the city, county, or city and county in
implementation of the Housing Element."
The remainder of this section fulfills this State requirement.
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1.5.a. APPROPRIATENESS
The State's housing goal is met by an assignment of gross allocations of housing
unit goals to regional governments, which in turn allocate the housing unit goals
to counties and cities. The document produced by regional governments that
allocates housing unit goals is referred to as the "Regional Housing Needs
Assessment" (RHNA's). Due to a lack of State funding, regional governments did
not produce a RHNA between 1994 and 1998. The last funded RHNA for Kern
County was in 1990 from the Kern Council of Governments (KernCOG) and
covered the period 1991 through 1996. Since there was not a RHNA between
1994 and 1998, the 1990 RHNA remained in effect through the end of 2000.
Even though the title of this Housing Element includes the dates "2002 - 2007,"
it will actually cover the needs and accomplishments for the period 2000 through
2007.
The 2002-2007 RHNA is discussed in Section 3.4-Bakersfield RHNA - Issues and
Trends, Page 83.
According to the California Department of Finance (DOF) housing unit estimates,
the 11 incorporated cities under the jurisdiction of KernCOG were able to achieve
127.7 percent of the goal for new construction. This was due, in large part to
the 18,134 new housing units constructed in the City of Bakersfield. Taken
together, the RHNA for all eleven cities was for 19,638 new units. In fact, a total
25,076 units were actually placed on the ground.
Table 1
RHNA Achievement Levels for KemCOG by City (1991-2000)
RHNA Actual Level of
City Goal Construction Achievement
Arvin 0 646 0
Bakersfield 13 305 18,134 136.3%
California Citv 1,216 1,221 100.4%
Delano 782 2,185 279.4%
Maricopa 37 21 56.7%
McFarland 12 384 3200.0%
RidQecrest 2,645 209 7.9%
Shatter 183 934 510.4%
Taft 56 92 164.3%
Tehachaoi 1,130 478 42.3%
Wasco 272 772 283.8%
Source: KernCOG 1990 RHNA, Department of Finance
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1.S.b. EFFECTIVENESS
The effectiveness of Bakersfield's Housing Program, in regards to meeting
regional housing needs, can be measured by a level of achievement. The level
of achievement is simply the actual construction divided by the RHNA GOAL.
Many uncontrollable factors influence the City's effectiveness. Over the seven-
year housing element period factors such as market fluctuations, available
programs, willing lenders, qualified developers and the political climate, all
combined to create 18,134 new housing units in the City of Bakersfield.
This means that the City achieved over 136 percent of its RHNA objective
between 1991 and 2000, the effective dates of the last recent RHNA. It also
effectively met its fair share of the most recent regional housing needs.
Table 2
Income Groups 1991 - 2000 1991 - 2000 Percent of Goal
RHNA Goal Actual New Achieved
Construction
Verv Low 2794 582 20.8%
Low 1.863 761 40.8%
Moderate 2,395 10,268 428.7%
Above Moderate 6.253 6.523 136.6%
TOTAL 13.305 18.134 136.3%
Source: 1990 KernCOG RHNA, Annual Review of the General Plan. Consolidated Annual Plan and
Performance Reviews, and Buildino Permit records
City of Bakersfield
Achievement of RHNA New Construction Goal 1991 - 2000
Table 3
Bakersfield Housing Element
Achievements (1991 - 20001
1991 - 2000
Element Goal Achieved Percent of
Goal
New Construction 13,305 18,134 136.3%
Rehabilitation 1.085 975 89.9%
Preservation 285 285 100.0%
Total 14.675 19.394 132.2
Source: 1990 KernCOG RHNA. Annual Review of the General Plan, Consolidated Annual Plan and
Performance Reviews. and Building Permit records
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The City of Bakersfield has the most affordable housing in the State of California. New
single family homes can still be found for less than $90,000. From 1991 to 2000 an
average of 1,618 new single family homes were built each year for an average of 135
units a month. A majority of these new units are affordable to the moderate income
household. This has been true even through the recessionary period of the first couple
years of the City's housing element period.
Despite dedicated and active housing professionals at both the City and in other
agencies, the City of Bakersfield did not meet its housing goal for very low and low
income families. The City has participated in every federal, state, and local housing
program available, however the need is so great that government programs are only
able to meet some of the shelter needs for the poorest of the poor.
The housing element preservation goal was met. The City facilitated and encouraged a
local housing non-profit to "preserve" two affordable housing complexes that were "at
risk" of being converted to market rate units.
Housing rehabilitation is another program that relies almost exclusively on government
funding. Over the housing element period a total of 975 housing units were
rehabilitated; about 90 percent of the previous housing element goal. Just 19 percent
of that total was multifamily units; the remainder was single family homes. In 1999 the
Kern Council of Governments conducted a housing condition survey that included the
incorporated City of Bakersfield. That survey indicated that over 92 percent of the
housing units in the city were in "sound" condition and did not require rehabilitation.
Only one percent of the housing was substantially dilapidated and another one percent
needed to be demolished and replaced.
I.S.c. PROGRESS OF BAKERSFIELD'S HOUSING PROGRAM
The following table provides an overview of the objectives and goals in the 1991
- 1996 Housing Element.
Table 4
1991 - 1996 CITY OF BAKERSFIELD Housing Element
Pro ress in Meetin Ob"ectives
Objective Accomplishments
Quantified Objective:
Develop 4,657 Very Low/Low
Income units
Available housing programs facilitated the construction of
1,343 new units affordable to very low and low income
households' about 29 rcent of the oal.
'<r/-..-"
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7
',;.<t,{j'i',i;\
Oily ol8a4.,.,i.,d fOOf-fOOl HOI4';H", SI.Iff.Ht
OetolJu fOOf
Table 4: Continued
Objective
Quantified Objective: Develop
2 395 Moderate Income Units
Quantified Objective: Develop
6,253 Above Moderate
Income Units
1.1 - Obtain additional Section
8 programs for lower income
households and senior citizens
1.2 - Provide units or
subsidies for the elderly,
handicapped, and other
special needs persons
1.3 - Prepare Article 34 for
voter a roval
1.4 - Use tax exempt revenue
bonds to fund rental and sale
housing at below market
interest rates
Accomplishments
The housing industry provided 10,268 new units over the
re rtin riod' 427 rcent of the oal
6,523 units affordable to above moderate families were
developed; 137 percent of the goal.
Through the Housing Authority, the City obtained 250
additional Section 8 certificates. HACK maintains a
waiting list and actively seeks additional Section 8 on a
ular basis,
The City with the Housing Authority assisted in the
development of 376 senior designated units (including 18
units for disabled seniors), 196 Public Housing units, eight
units for developmentally disabled persons, rent subsidies
for 42 female headed households and provides both
operating and administrative funding from HOME and
CDBG Programs for the Alliance Against Family Violence
to support their battered women shelter, Bakersfield
Homeless Center for homeless families, the Rescue
Mission for homeless men, Kern Mental Health for
emergency housing for mentally disabled persons, and
Teagler House SRO for destitute single persons. The City
also approved a site for farmworker housing in downtown
but the ro'ect did not receive State Tax Credits.
The City Attorney determined that Article 34 was not
uired.
The City has used Mortgage Bonds to provide ten to
twelve new loans a year; they also used CHAFA bond
funds for 300 new low income single family homes, and
CHAFA-HELP bond funds for a 73 unit mixed-income
rental project. AND
Obtained HUD funding for sale of 56 Public Housing units
to residents; use of HOME funds for 116 first time
homebuyers and 55 acquisition/rehab for low income
owners. In addition, HOPE 1 grant funds were used to
convert 184 public housing rental units to home owner-
ship. The grant also included funds for resident training.
A portion of the program will also provide for the
construction of 184 new rental units to replace those
converted .
..,'
8
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ally 01 8a4t1tSlltlld 2002-2001 HOI4s1H'I BltlllttlHI
Od06t1t 2002
Table 4: Continued
Objective
1.5 - Develop incentives for
the development of very low
and low units.
Accomplishments
The City adopted the following incentives for developers:
(1) density bonus incentives: even though each
developer is made aware of the program verbally and in
writing, over the last five years only two projects - of 350
- requested a density bonus. Biannual meetings with the
development community and individual interaction
through Team Bakersfield indicate that developers say
the bonus has not been needed since land has been so
inexpensive, City assistance is readily available, and
mortgage rates have been so low they can develop
affordable housing without the bonus. Since
circumstances may change, the City will continue to make
all developers aware of the program in the future.
(2) provides HOME funds to developers which resulted in
the development of 360 units over the last five years and
first time homebuyer down payment assistance to an
additional 200 families. This will continue in the future.
(3) a rebate of 25% of the traffic impact fee has been
provided to affordable developers who have constructed
1,000 very low and low income and 3,200 moderate
income units;. The City will continue to review all impact
fees to ensure that they will not adversely impact
affordable housing development and will update a fee
comparison to adjacent and similar jurisdictions.
(4) all affordable housing developers are assisted by
Team Bakersfield that was instituted to provide affordable
housing developers with a single contact for all
application and approval requirements;
(5) working with the County Housing Authority, an
additional 500 Section 8 vouchers were provided to very
low and low income households;
(6) has used CDBG and Redevelopment Agency set-aide
funds for construction and to extend necessary services in
low income areas.
Ji"'....-t.::
9
"+1 '~: ;tL'~
ally 01 Ba/fIl,sIlIlSd 2002-2001 H014sJHtI eSlIllfllHt
OetoiJlI' 2002
Table 4: Continued
Objective Accomplishments
1.6 - Develop a Home The City (1) started a quarterly newsletter, "Blueprints,"
Improvement Information that targets the real estate, development (both market
Program rate and non-profit), mortgage, and public service
industries to provide information on current and planned
development, City incentives and programs, and proVides
a forum for comment; (2) posts the newsletter on the
City's web site; (3) initiated quarterly meetings of all
interested development persons and agencies that is held
as part of the Consolidated Plan process; (4) conducted a
survey of housing rehabilitation recipients that resulted in
an increase in the maximum loans from $27,000 to
$70 000 which will allow for maior repairs.
1.7 - Develop relationships The Housing Authority of Kern County formed two
with non-profit corporations housing non-profit corporations, the Golden Empire
or take steps to establish one Affordable Housing, Inc. (GEAHI) and Kern Affordable
Housing, Inc. (KAHI) to make sure the local government
had a tool to acquire, rehabilitate, and operate at risk
housinQ.
1.8 - Pursue the use of bond Both bonds and CDBG funds have been used to provide
financing for infrastructure infrastructure improvement in low-income neighborhoods
improvements to support and for new construction of affordable housing. For
housing development. (Mello- instance, all water, sewer, and street improvements were
Roos Bond Program) provided to a 7.3 acre parcel in downtown Bakersfield to
assist the development of new low income rental housing.
In addition, the City rebates 25% of the traffic impact
fees to developers of low income housing to off-set the
costs.
1-9 - Offer energy Energy conservation and residential weatherization are
weatherization and public components of the City's housing rehabilitation program
awareness programs and can be covered by both the emergency grant
program for disabled persons and senior citizens or a part
of the single family home rehabilitation program. Direct
weatherization Droorams benefited 75 families.
""..'
.~,
...
10
Oily 01 8a4.,sll.td 2002-2001 HOlfsl"'1 ettUft."t
OetolJ., 2002
Table 4: Continued
Objective
1.10 - Evaluate sites to
accommodate growth
identified in the housing
element (RHNA) and, where
appropriate initiate zone
changes.
1.11 - Review impact of
allowable residential density
maximums on affordability.
1.12 - Evaluate the impact of
zone changes and General
Plan amendments on
availability of multifamily and
single family zoned land
Accomplishments
The City amended the zoning ordinance to permit
multifamily development in all CC zones (Civic Center)
that covers 201 acres in downtown Bakersfield. This
resulted in the development of a 143 very low and low
income units with an additional 80 units planned. In
addition, the City reduces fees and extractions for zone
change requests for affordable housing for any developer
that requests them. The City has started publishing a
quarterly newsletter called "Blueprints" that targets real
estate professionals, developers and lenders providing
information about current and completed developments,
new programs, available incentives, and other information
to assist them in bringing homes to the City. The city's
GIS land inventory system is updated on a monthly basis
as new development is approved. A quarterly report is
prepared to ensure that there is sufficient land to
accommodate the City's current RHNA. As a result of
these efforts, there is currently over 15,000 acres of
residentially zoned land sufficient to accommodate over
60,000 housing units. This will accommodate 16,710 units
for very low and low income households; 18,532
moderate income units; and 27,207 above moderate
units.
There is no impact. A review of development approvals
indicate that projects are built out to about 60% of the
allowable maximums - in all zones. A survey of
developers indicates that the land costs are so affordable
that projects do not have to be developed to the
maximum to meet market demand.
The City requires that findings be made for General Plan
amendments and zone changes that reflect the
cumulative amount of land available for housing of all
types with a specific designation for affordable housing to
ensure that all types of low income and special needs
housinq can be accommodated.
~.,"\:~ ,-.
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, 11
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alty 01 8a4elslle'd %00%-%001 HOl4sJllfJ S'elltellt
Oelo{Jel %002
Table 4' Continued
Objective Accomplishments
2.1 - Develop a capital The City has an active neighborhood beautification, street
improvement fund for low and scape, and landscaping programs in older in low income
moderate income neighbor- areas that is funded by the Redevelopment Agency and
hoods and to revitalize older some CDBG funds. Low income neighborhoods, with a
neighborhoods. total of over 15,000 persons, saw road and street
improvements, lighting, and landscaping over the last six
years. Other services included, sewer lines to 110
homes, reconstruction of 10,000 feet of sidewalk, repair
of underground storm drainage lines, and new fire
facilities and eauiDment
2.2 - Develop a Home The City (1) started a quarterly newsletter, "Blueprints,"
Improvement Information that targets the real estate, development (both market
Program rate and non-profit), mortgage, and public service
industries to provide information on current and planned
development, City incentives and programs, and provides
a forum for comment; (2) posts the newsletter on the
City's web site; (3) initiated quarterly meetings of all
interested development persons and agencies that is held
as part of the Consolidated Plan process; (4) conducted a
survey of housing rehabilitation recipients that resulted in
an increase in the maximum loans from $27,000 to
$70 000 which will allow for maior reoairs.
2.3 - Housing Rehabilitation, 975 units (90 percent of goal) were rehabilitated.
1,085 units AND, see the following.
2.3 - Provide financial The City has an active rehabilitation program which
assistance to property owners assisted 750 families and provided 225 grants of $2,500
who cannot afford to each for handicapped accessibility.
rehabilitate their properties
without assistance.
2.4 - Develop a substandard Using HOME funds, the City operates an acquisition,
structure demolition program clearance and demolition program and an acquisition and
to work in tandem with other rehabilitation program for individual units offered for sale
new construction and to low income households. In addition the City
rehabilitation programs. Redevelopment Agency's inspection and/or clearance and
demolition Drooram benefited 100 oersons.
i",',' ,
12
Oily 01 Btt4t11Slltl'd 2002-2001 HousllUJ B'tI".tlltt
OetolJtI, 2002
Table 4: Continued
Objective
2.5 - Pursue grant money to
finance rehabilitation
programs
2.6 - Develop a capital
improvement fund for low and
moderate income neighbor-
hoods and to revitalize older
neighborhoods.
2.7 - Rental Rehabilitation
Program
2.8 - Number not used in
revious element
2.9 - Systematically enforce
codes to maintain existing
housing and demolish
dila idated units
2.10 - Enforce the property
maintenance ordinance.
2.11 - Multifamily Residential
Inspection Program
Accomplishments
Bakersfield has been successful in obtaining both HOME
single- and multi-family program funds and HOME
acquisition and rehabilitation funds. Five hundred homes
were assisted with these funds.
The City has an active neighborhood beautification, street
scape, and landscaping programs in older in low income
areas that is funded by the Redevelopment Agency and
some CDBG funds. Low income neighborhoods, with a
total of over 15,000 persons, saw road and street
improvements, lighting, and landscaping over the last six
years. Other services included, sewer lines to 110
homes, reconstruction of 10,000 feet of sidewalk, repair
of underground storm drainage lines, and new fire
facilities and ui ment
The City provides 15 year non-interest bearing loans to
landlords for multifamily rehabilitation. Owners maintain
affordability for 15 years. Over the last housing element
period 98 privately owned units were rehabilitated. In
addition, the HOME CHDO set-aside provided for the
rehabilitation of ten rental units. The Programs are so
successful the will be continued.
Implemented an acquisition and rehabilitation or
demolition program. If inhabited affordable housing is
demolished, the City has a one-for-one replacement
r ram usin whichever funds are available at the time.
The City of Bakersfield implements the ordinance by
res ndin to citizen com laints.
The City did not implement this program. Instead they
broadened their public information section to make
information available to the real estate industry, including
apartment complex owners and managers. The City will
ins an residential build in on r uest of the owner.
13
;J,.';"
Oily 01 8~1l.'sli.'d %00%-%001 HOlts/"fI el."..,.1
Oel08., %00%
Table 4: Continued
Objective Accomplishments
2.12 - Identify rehabilitation In 1999, conducted a housing condition survey and
target areas; and Conduct a mapped substandard housing to target the areas of
windshield survey of land greatest need. Areas containing a concentration of
uses and housing conditions substandard units were targeted and residents were
in the City contacted by mail regarding available programs. These
programs are also featured at the City's Charettes for
neighborhood beautification which have been held in 38
different locations in the Citv.
3.1 - Coordinate the contents The Consolidated Plan has replaced the CHAS. An annual
of the CHAS with the housing report is prepared and its contents have been coordinated
element with the housina element.
3.2 - Promote and support In December 1999 the City conducted an analysis of
federal and State Fair Housing impediments to Fair Housing Law. Lack of knowledge of
Laws by participating in city the law, discriminatory attitudes, and less lending activity
and county Fair Housing in low income areas were the three top impediments.
Programs The City has allocated CDBG funds to training programs
for real estate professionals, lenders, and builders. It
provides 24-hour one-to-one counseling on the phone
and serves walk-in clients during office hours. It also
publishes brochures and newsletters. The City conducts
compliance and enforcement activities and meets at least
once a year with the lending and investment community
to make them aware of investment opportunities in low
income neiahborhoods.
3.3 - Housing Preservation. Accomplished the goal to preserve 228 very low income
Preserve 228 very low income units; preserved 152 low income units through the
housing rehabilitation of the Bakersfield Homeless Shelter an
existing building for homeless shelter serving 150 families
a day and renovated a 25-unit transitional housing center.
The City did not meet the goals to preserve moderate and
above moderate income housinq.
3.3 - Encourage replacement The City requires that housing units demolished in
of housing that is lost due to redevelopment areas be replaced on a one-for-one basis
private or public land use within four years of the demolition or conversion. This
conversion activities allows time for funds to be allocated.
14
I,..'"';,'''
OUy 01 8"4.'911.'11 2002.2001 HOles/H. el."..Ht
Od06., 2002
Table 4' Continued
Objective Accomplishments
3.3 - Encourage the The City facilitated the ownership transfer of a 40 unit at
replacement of "at risk" risk senior project to the Golden Empire Affordable
housing Housing, Inc, a local housing non-profit. In addition, the
City maintains a listing of non-profits interested in
acquiring at-risk properties. See Appendix D. When the
City is notified that an owner wishes to "opt-out" of an
affordable program, the City and Housing Authority
provide technical assistance to prospective buyers and,
when possible, allocate HOME or Redevelopment Agency
funds for acquisition and rehabilitation assistance.
Sewer Plant Expansion Completed 1998
Zoning Ordinance Review Completed 1997 and 2000
The Department of Economic and Community Development and the Redevelopment
Agency of the City of Bakersfield play an integral role in housing opportunities in the
community. Using Community Development Block Grant (CDBG) funds, HOME funds
and Redevelopment funds the City exceeded its 1991-2000 housing goal by 136 percent
with the construction of 18,134 units. Over 1,300 very low and low income housing
units were constructed and over 900 units were rehabilitated. Forty at-risk units were
preserved when the Housing Authority of the County of Kern formed a housing non-
profit agency to acquire, rehabilitate, and operate an apartment complex. Additional
homeless shelter units were preserved when federal funds were used to rehabilitate the
Bakersfield Homeless Shelter and the Rescue Mission.
In addition, the City of Bakersfield affordable housing stock is richer by 196 Public
Housing units, eight new units for the developmentally disabled and 250 new rental
subsidies of which 42 are for female-headed households. The City's CDBG funding
provides operating and administrative funds for a battered women's shelter, transitional
housing, homeless shelters for families and single men, an emergency shelter for
mentally disabled persons, and SRO housing for destitute single persons. In an on-
going effort to further homeownership, the City applied for, and received, HOPE-1 funds
to convert 184 publiC housing units to home ownership. Additional funding from that
program will provide funds to actually replace the 184 units through new construction.
15
,.,!\ i
Oily 01 Balllllslillld 2002-2001 Holtsl"tJ BIlIHtll"t
OetoiJlII 2002
The City has provided funds for both single family and multifamily housing units and for
grants to disabled persons to improve accessibility. Almost a thousand families were
helped over the housing element period. The City has further analyzed and improved
its Fair Housing Program to include a 24-hour hot line, regularly scheduled meetings
with bankers, lenders, and real estate brokers to point out the advantages of investing
in low income areas, and a continuing publicity program.
i."'....
."t
, 16
Oily 01 Ba/le,spe'd 2002-2001 HOlfslHIJ B'ellteHt
OetolJiIt 2002
SECTION 2.0
EXISTING CONDITIONS AND DEMOGRAPHIC DATA
The purpose of this section is to summarize and analyze the
existing housing conditions in Bakersfield. The section consists of
two major sections: Section 2,1 - Summary of Existing Conditions -
an analysis of population trends, employment trends, household
trends and special needs groups, and Section 2,2 - Inventory of
Resources - an analysis of existing housing characteristics, housing
conditions, vacancy trends, housing costs and availability, "at-risk
housing" and suitable lands for future development.
2.1 SUMMARY OF EXISTING CONDITIONS
It is important when evaluating housing needs to analyze
demographic variables, such as population, employment, and
households, in order to assess the present and future housing
needs of the City of Bakersfield. This section utilizes sources, such
as the 1970-2000 U.S, Census Reports, State Department of
Finance (Demographic Research Unit), Kern Council of
Governments (Kern COG) and Datum Populus. See Appendix B
for a complete list of data sources.
2.1.a. POPULATION TRENDS
Kern County has eleven incorporated cities within its boundaries of
which Bakersfield is one. In 2000, Bakersfield represented 37.3
percent of the Kern County population. Between 1990 and 2000,
Bakersfield experienced the largest numerical gain in population in
Kern County, In 2000, Bakersfield ranks first among Kern County
cities with a total population of 247,057 persons, while ranking sixth
in proportional gain between 1990 and 2000. Also, Bakersfield
experienced 61.1 percent of the total numerical change in
population for Kern County between 1990 and 2000.
,fL"," ,~
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,
'17
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Oily 01 8a/l"slI"tJ 2002.2001 HOl4sJH4J eltUlt'ltt
0<<06" 2002
Table 5
Population Trends - Kern County and Cities (1970-2000)
City 1970 1980 1990 2000 Change (1990-2000)
Number Percent
Kern Countv 330,234 403,089 543,477 661,645 118,168 21.7%
Arvin 5,199 6,863 9,286 12,956 3,670 39.5%
Bakersfield 69,096 105,611 174,820 247,057 72,237 41.3%
California City 1,309 2,743 5,929 8,385 2,456 41.4%
Delano 14,559 16,491 22,762 38,824 16,062 70.6%
Maricopa 740 946 1,185 1,111 -74 -6.2%
McFarland 4,177 5,151 7,005 9,618 2,613 37.3%
Ridaecrest 7,629 15,929 27,725 24,927 -2,798 -10.1%
Shatter Citv 5,327 7,010 8,409 12,736 4,327 51.5%
Taft 4,285 5,316 5,902 6,400 498 8.4%
Tehachapi 4,211 4,126 5,791 10,957 5,166 89.2%
Wasco 8,269 9,613 12,294 21,263 8,969 73.0%
Source: 1970-2000 Census
Bakersfield has had a steadily increasing population since the
1970's with average annual growth rates above 4.0 percent. There
were 247,057 persons estimated to reside in the City, according to
the 2000 Census. The current population represents a numeric
increase of 72,237 persons since 1990 or 41.3 percent growth.
Table 6
City of Bakersfield Population Trends (1970-2005)
Total Numeric Percent Annual
Year Population Change Change Percent
Change
1970 69,096
1980 105,611 36,515 52.8% 5.3%
1990 174,820 69,209 39.6% 4.0%
2000 247,057 72,237 41.3% 4.1%
Source: 1970-2000 Census
As reported in the 2000 Census, 29.9 percent of the population in
the City of Bakersfield is between the ages of 25-44. The 5-14 age
group experienced the largest numeric growth between 1990 and
2000 with a growth of 16,313 persons. In the same time period, the
45-54 age group increased by 14,156 persons. Some of the IClrgest
18
"';,t',,.
ttity 01 8Q!illrslilled 2002-2001 H014Siltlj eellH1llltt
OdoGllr 2002
proportionate growth is in the 45-54 and the 75 plus age groups.
The median age in 2000 is 30.1 years, compared to the current
national median age of 354 years.
Table 7
Population by Age Groups (1990-2000)
------ 1990 2000 Change
Age
Group Number Percent Number Percent Number Percent
Less Than 5 Years 17,175 9.8% 21,736 88% 4,561 26.6%
5-14 Years 29,974 17.1% 46,287 187% 16,313 544%
15-19 Years 11 ,763 6.7% 20,338 82% 8,575 729%
-- 20-24 Years 12,820 7.3% 17,207 7.0% 4,387 34.2%
25-34 Years 33,584 192% 35,523 144% 1,939 5.8%
-
35-44 Years 27,001 154% 38,334 15.5% 11,333 420%
45-54 Years 15,420 88% 29,576 120% 14,156 91.8%
-- - +--64%
55-64 Years 11,114 16,375 6.6% 5,261 47.3%
65-74 Years 9,453 54% 11,217 4.5% 1,764 18.7%
75-84 Years 4,720 2.7% 7,777 3.1% 3,057 64.8%
Older Than 85 Years 1,795 10% 2,267 0.9% 472 26.3%
TOTAL 174,820 100.0% 247,057 100.0% 72,237 413%
Median Age 29.6 30.1 0.5 1.7%
Source: 1990 - 2000 Census -- -.
Since 1980, City and County median age has been less than the
statewide median In 1980, the state median age was 28.7 years,
while the City and County median ages were 27.6 years and 27.2
years, respectively. Each of the jurisdictions has steadily increased
in median age much like the rest of the nation. By 2000, the state
median age was 33.3 while the City's was 30.1 years of age.
Chart 1
Median Age Comparisons (1980-2000)
35 -j
,
(I)
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30 'A!^
25- MJ
20 -~~-~~-
1960
./
1990
2000
-
DCITY
Year
---
IIlICOUNTY
DSTATE
__J
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itlty 01 8ttlletslleed 2002-2001 HOlcslHfI eeeHteHt
OelO(Jllt 2002
Table 8
Population by Race and Hispanic Heritage (1990-2000)
Race
1990
Number Percent
127,018 72.6%
16,509 9.4%
2,005 1.1%
6,247 3.6%
23,041 13.2%
Not collected in 1990
100%
White
Black
Native American
Asian/Pacific Is!,
Other
Two or More Races
TOTALS
2000
Number Percent
152,104 61.5%
22,186 9.0%
3,205 1.3%
10,967 4.4%
46,570 18.8%
12,353 5.0%
247,385 100%
Change
Number Percent
25,086 19.7%
5,677 34.4%
1,200 59.8%
4,720 75.5%
23,529 102.1 %
Cannot be compared
72,565 415%
There has been a very significant increase in the number of
persons of Hispanic Heritage in the City of Bakersfield over the ten
years between the 1990 and 2000 Census. This factor may also
explain the increase in household size over the last two Census
reporting years from an average 2.75 persons per household in
1990 to 2.92 at the present time since culturally it is not unusual for
Hispanic households to be multigenerationa!. Three, even four,
generations often share the same home. This could also be one of
the reasons for the increase in overcrowded units over the last two
Census reporting years, from 7.4 percent to 11.7 percent of all
households. Another factor to consider is the secondary cultural
impact with the increase in Asian families, who also tend to keep
the older generations with them at home.
.p."
1 Persons of Hispanic Heritage can be of any race; the mnnber listed is the aggregate number
20
':\,,-:;ihf"~
(tity 01 8ttl!o,slioed 2002.2001 UOlfSiH41 ee0ll10Ht
OeloGo, 2002
2.1.b. EMPLOYMENT TRENDS
According to the California Employment Development Department
(EDD), the Kern County labor force consisted of 200,100 persons in
1990 and was estimated at 245,600 persons in 2000. This
represents an annual average increase of 2.3 percent or 45,500
jobs Services are the largest industry in the County, followed by
farming and government. The three industries combined for 57.0
percent of the County labor force. At the same, the largest
employment group in Bakersfield is management and professional
(32 percent) followed by services. Farming is the smallest at 2.9
percent. This may be explained, at least in part, to the fact that the
City of Bakersfield is precluded by Local Agency Formation
Commission (LAFCo) action from having any agricultural lands
within its sphere of influence.
Table 9
Kern County Employment By Industry (1990-2001)
--------- ------.-- ------r-.--
1990 2001
Industry Number Percent Number Percent
Total Farm 29,500 14.7% 45,600 18.6%
---...-- Mining 13,300 6.6% 9,100 3.7%
Construction 10,100 5.0% 12,100 4.9%
---._- Manufacturing (durable) -- 5,900 2.9% 5,900 2.4%
1--
Manufacturing (non-durable) 4,500 2.2% 6,100 2.5%
Transportation, Communication, and 8,900 4.4% 11,200 4.6%
Utilities
-
Wholesale Trade 8,400 42% 7,700 3.1%
Retail Trade 32,600 16.3% 36,900 150%
Finance, Insurance & Real Estate 6,300 3.1% 7,300 3.0%
Services 36,600 18.3% 50,100 20.4%
Federal Government --..
12,500 6.2% 9,400 3.8%
State & Local Government 31,500 15.7% 44,200 18.0%
-. TOTAL 200,100 100.0% 245,600 100.0%
Source: Employment Development Department ".---..-------.---
In 1990, Bakersfield had a much larger percent of the population
employed in the services industry, 34.1 percent to 18.3 percent,
than in the County. Retail trade was the second largest industry in
Bakersfield in 1990.
,,-~-;., /:- ',"
21 oj,
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{my 01 8tt/le'slieed 2002-2001 #O~SiHIJ IUJe".eHt
OdoGe, 2002
Table 10
Bakersfield Employment By Occupation (2000)
-. 2000
Occupation Number Percent
Farming, Forestry, Fisheries 3,024 2.9%
Construction 9,887 9.7
- -----
Services 17,912 17.6%
Sales 11,752 11.5%
Office and Administration 14,977 14.7%
Production 11,823 11.6%
Manaaement and Professional 32,626 32.0%
TOTAL ALL OCCUPATIONS 102,001 100.0%
-
Source: 2000 Census
According to EDD, there was an average of 102,260 persons in the
Bakersfield labor force in 2001, which is comparable with the 2000
Census data. Generally, the unemployment rate has decreased
since 1992 in the City and the County with the City unemployment
rate consistently remaining lower than the Kern County rate. In
2001, the City unemployment rate was 7.7 percent and the County
rate was 10.5 percent.
Table 11
Bakersfield Labor Force Trends (1990-2002)
Year Labor Force Employment Unemployed Unemployment
Rate
1990 90,290 83,090 7,200 8.0% --
1991 91,600 83,660 7,940 8.7%
1992 93,490 82,770 10,720 11.5%
1993 93,680 82, 960 10,720 11.4%
1994 92,680 82,350 10,330 11.1%
1995 94,860 85,100 9,760 10.3%
1996 96,810 87,710 9,100 9.4%
1997 97,670 88,830 8,840 9.0%
1998* 97,820 89,080 8,740 8.9%
2001* 102,260 94,350 7,910 7.7%
Source: Employment Development Department * data not available for 1999 and 2000
,;.:.;"',h
~
,. 22
Y~,\~,,~INP.t
(my 01 8~4l1tslllled 2002.2001 HOl4slHfJ eellHiIlHt
Oeto(Jllt 2002
Between 1990 and 2001, employment in the City of Bakersfield
increased at an average of 1.2 percent per year for a three year
total of 4.5 percent.
According to the 2000 Census, 66.1 percent of the labor force that
lived within the City, actually worked there as well. A total of 97
percent of all employed persons worked in the County. A strong
majority of these workers are commuting alone by car (76.6 percent
in 2000) but their commute is less than 30 minutes each way.
Table 12
Employment By Commuting Patterns (1980-1990)
,.----~-- - ----
Commuting Pattern 1980 1990 2000
Worked in Bakersfield 69.9% 71.2% 66.1%
Worked outside Bakersfield 30.1% 28.8%
---
Source: 1980, 1990, 2000 Census --
-------_.---------
Between 1980 and 1990, the City and County had fairly
comparable job to household ratios, but in more recent years the
County's job to household ratio continues to increase slightly while
the City's is decreasing. Since 1990, the City's job per household
ratio has decreased from 1.33 jobs per household in 1990 to 1.09 in
2001.
Chart 2
JOBS PER HOUSEHOLD (1990-2001)
1.35
" 1.30
"
.<: 125
"
'"
::J 1.20
0
I
~ 1.15
'"
0-
'" 1.10
.0
0
..., 1.05
1.00
----I
. -
~-=- -
----== ----- --- ------
------- -----.
;
---I
_____.____i
i
-
1980
1990
Year
2001
[-=+- City ~--- CountY]
__n_n'_____......____'_
.J"'.'
:523
.'."
,)
;
iHrt.j}:'\i
cmy ol8tt/itllSlllled 2002-2001 HOI4SIHIJ eellHtllHt
OdOOll' 2002
Listed below are the top 15 employers in the Kern County. Five
have more than 2,000 employees. Kern County is the largest
employer in the City
Table 13
Major Employers
- Number of
Name Industry Emplovees
Kern Countv ~._.._--_._- Government - 7,475
Guimarra Farms Aariculture 4,200
Grimmwav Farms Aariculture 2,500
Dole Bakersfield, Inc. Food Processinq 2,300
William Bolthouse Farms Inc. Agriculture 2,000
Bakersfield Memorial Hospital ---- Medical 1,400
Citv of Bakersfield Government 1,300
Bear Creek Productions 1,250
Mercv Healthcare-Bakersfield Medical 1,200
Kern Medical Center Medical 1,200
Texaco Exoloration & production Petroleum 1,100
Chevron Texaco Petroleum Production 1,000
State Farm Insurance Insurance 1,045
Aera Enerav LLC Crude Petroleum & Natural Gas 870
Cal State Universitv Bakersfield Education 800
Source: Bakersfield Chamber of Commerce
,.hi".,"
-~0
24
'lh!(.~!l\'!\\
T
ally 01 8a'itlrslitlltd 2002.200111014SiHf elttllfttlHt
OefoOtlr 2002
2.1.c. HOUSEHOLD TRENDS
In 1970, 23,073 households resided in the City of Bakersfield and
that number more than tripled over the last thirty years. Between
1980 and 1990, the City of Bakersfield added 22,844 households.
Currently, there are 83,441 households, an increase of 20,941
households since 1990. The City increased by approximately 2,094
households a year since 1990, while increasing its land area from
61,244 acres to 73,026 acres
Table 14
Household Trends (1970-2005)
- Numeric--r
Year Households Percent ==r Annual Percent
Chan~_ .. Change . Change
-- .. . .-
1970 23,073
1980 39,656 16,583 71.9% 7.2%
-. 1990 62,500 22,844 57.6% 5.8%
2000 83,441 .----- 20,941 ---- 33.5% 3.4%
Source: 1970-2000 Census -
--.- _H__ .
Household growth rate is the primary factor in determining housing
needs. Even during periods of fairly static population growth, there
may be an increase in households due to: 1) young people leaving
home, 2) divorce, 3) aging of the population and, 4) other social
activities that cause people to occupy a new residence.
Conversely, the population may increase in fairly static household
growth periods. This relationship between population and
households is illustrated by the difference in proportionate change.
Between 1970 and 1980, household growth far exceeded
population growth, while in more recent times, population has been
slightly greater than household growth. The difference between
population and household growth rates has resulted in a fluctuating
household size over the years.
,\,:',,,,;:
~
25
',qtl.,jJ'J,l\1
lmy 01 8~40'Sli(d!d 2002-2001 HOIfSiHIJ (U!OHtOHt
O,toOo, 2002
Chart 3
Population Change Versus Household Change (1980-2000)
70.0%
80.00,.6 m._ __,____._,_,_,,_' _._~___._._._._.. ... ^ ._,.______.~_.__ ._~___.__.__
,
---I
60.0%
50.0%
40.0%
30.0%
20.0%
_ ---.21 '
52.8%
. --.------...-'~.~-.--...--..-.--'~...-.-.----..--.--.-.----1
57.6%
,
-----
,
I
i
-,
~--_.
--
41 ~% __
.
39.6%
u_
!
1980
1990
2000
l~H~~seholdS --- PO~~!a~~~J
The City of Bakersfield average household size has consistently
remained smaller than Kern County and the State until the 2000
Census, which was slightly higher. At the same time, the State
average household size has consistently remained less than the
County's, except in 1980. For example, the City average
household size was 2.75 persons per household in 1990, while the
County average household size was 2.91 and the State average
household size was 2.81.
Chart 4
Average Household Size (1980-2000)
'U
o
.rc
w
w
~
o ID
I.!:::!
wUJ
co
..
Ii;
~
3.1/;__
/j
3 / /!-____
/'j
2.9' )__
2_8 // i
27 1
2.6
2.5 .
------"-"-~~-_._~-~.----i
--. ------------l
!
---j
i
:=]
,
,
!
01980
.1990
02000
---
~: --- I - C;~~y - :...-1- ~~=-
275--::= 2.91 _ __ 28~
2.92 3.03 2.87
-- --._-
10 1 ~80 III 11)90 D20()61
~_.t'< f'. ..'
-~
26..
mM:i\!'.I1\\
alty oj 8ttllorsjloed 2002-2001110IcSIH'4 eeOllioHt
OeloOor 2002
In 1990, more than half of the Bakersfield population was in a one
or two person household, which was comparable to the County.
Between 1990 and 2000, two and four person households recorded
the largest numeric increases. However, the larger households
(five or more person) were the largest proportionate gainers
between 1990 and 2000. Seven or more person households had
the largest proportional increase over the time period with an
increase of 109.0 percent. This is a reflection of the increase in
Hispanic and Asian families moving to Bakersfield with cultures that
tend to favor multi generational households..
In 2000, the five or more person households represent nine percent
of all households. The 3 and 4 person households represent 34.1
percent of the total households. With an increased in larger
households, there will be a greater demand for three plus bedroom
units. However, the demand for one and two bedroom units should
continue since 1 to 2 person households constitute 49.7 percent of
all households.
I'. ,~,."
27
- ~{:'3 :j\~;'\i
(my 01 8~4t/'sllt/ld 2002-2001 UO,.SIH~ elt/Hit/HI
OeloOt/, 2002
Table 15
Persons Per Household Trends
(Bakersfield and Kern County -1990-2000)
1990 2000 CHANGE
Number I Percent Number I Percent Number Percent
CITY OF BAKERSFIELD
1 person 14,314 22.9% 17,962 21.5% 3,648 25.5%
2 person 18,632 29.8% 23,492 28.2% 4,860 26.1%
3 person 11,040 17.7% 14,431 17.3% 3,391 30.7%
4 person 10,280 16.4% 14,045 16.8% 3,765 36.6%
5 person 5,095 8.2% 7,517 9.0% 2,422 47.5%
6 person 1,887 3.0% 3,377 4.0% 1,490 79.0%
7 person 1,252 2.0% 2,617 3.1% 1,365 109.0%
TOTAL 62,500 100.0% 83,441 100.0% 20,941 33.5%
KERN COUNTY
1 person 36,501 20.0% 42,379 20.3% 5,878 16.1%
2 person 54,445 29.9% 59,384 28.5% 4,939 9.1%
3 person 30,862 16.9% 34,284 16.4% 3,422 11.1%
4 person 29,947 16.4% 33,462 16.0% 3,515 11.7%
5 person 16,995 9.3% 20,050 9.6% 3,055 18.0%
6 person 7,283 4.0% 10,056 4.8% 2,773 38.1%
7 + persons 6,083 3.3% 9,037 4.3% 2,954 48.6%
TOTAL 182,116 100.0% 208,652 100.0% 26,536 14.6%
Source: 1990, 2000 Census
-. ,
,~
~
-, '~f
'-{
28 :=.
eity 01 8tt/ltttS/itted 2002-2001 IIo14Si,,'4 eettHttt"t
(Jeto(Jttt 2002
In 1980, 44.5 percent of the households were renters in the City. In
1990, the percent of renters increased slightly to 449 percent of the
households, accounting for 45.6 percent of the household growth
between 1980 and 1990, As a result of a concentrated effort on the
part of the City to make homeownership affordable to all income
levels, the increasing renter trends have been reversed and in 2000
renters represented 39.5 percent of all households.
It is estimated that 14,746 households occupy a unit in an
apartment building with five or more units in the structure. That
represents 44.7 percent of the renters in the City. The remainder
occupies units in smaller buildings, duplexes, single family homes,
or mobile homes.
Tenure -- 1980 1990 2000
T ype _~ __ Number Percent Number Percent Number Percent
Owners 22,027 55.5% 34,430 55.1% 50,502 60.5%
Renters 17,629 44.5% 28,037 44.9% 32,939 39.5%
Total 39,656 100.0% 62,467 100.0% 83,441 100.0%
~rce: 1980 - 2000 Census .-
TABLE 16
Households by Tenure Trends (1980-2000)
Currently, the City of Bakersfield has a higher renter rate than the
County but less than the State. In 1990, the County renter rate was
41.8 percent and the State renter rate was 44.9 percent, compared
to 44.9 percent for the City. In 2000, the City exceeds the County
renter rate by roughly 1.6 percent.
Chart 5
Renter Rate Comparison (1980-2000)
46.0%
45.0% -
44.0%
430%
42.0%
41.0%
40.0%
39.0%
38.0%
37.0%
36.0%
44.5%
" "-
----:
..-'
i
--1
~
.~~%
---444% . .~
_ --=- ;.::=_ ~_ -431%
- - ~ ___- _=---...;;'-. ...... 39.5%
---.--
37.9%
______4<1.1 %._
==--_.~~
,
j
i
,
3B7%
--
,
I
1
!
..~
-~--,--~~
1980
1990
2000
[.~_~i!y-=""'" County ----~t~l
29
-Ii
:1;t':b\I;\i
(!ity oj 8tt/fllrsjilled 2002.2001 UO~SiH~ eellHtIlHt
Oelo(Jllr 2002
In 1990 almost 30 percent of all households in Bakersfield had
incomes less than $30,000 a year, and while the actual numbers in
that category have increased slightly, the percentage of all
households has declined to 25 percent. Households with incomes
over $75,000 a year almost tripled between the two Census years
and fully 40 percent of all households in Bakersfield have incomes
in excess of $50,000 a year. Over the ten-year reporting period,
the median income increased by 24.3 percent considerably less
than the 76 percent increase between the 1980 and 1990 Census
reports.
Table 17
Households By Income (1980-2000)
Income 1980 1990 2000
Groups Number Percent Number Percent Number Percent
Less Than $9,999 10,514 26.5% 9,029 14.4% 9,154 10.9%
$10,000-$19,999 10,923 27.5% 10,063 16.1% 11 ,790 14.1%
$20,000-$29,999 9,149 23.1% 9,608 15.4% 10,795 12.9%
$30,000-$39,999 4,923 12.4% 9,174 14.7% 10,978 121%
$40,000-$49,999 2,198 5.5% 7,721 12.4% 8,948 10.7%
$50,000-$74,999 1,285 3.2% 10,609 17.0% 15,748 18.8%
Greater Than $75,000 664 1.7% 6,286 10.1% 17,088 20.4%
TOTAL 39,656 100.0% 62,500 100.0% 83,601 100.0%
Median Income $18,280 $32,154 $39,982
Source: 1980, 1990, and 2000 Census -
The 2000 Census median income in Kern County is $35,446 which
is almost 13 percent lower than in the City of Bakersfield. This is
consistent with the differences between the two jurisdictions at the
time of the 1990 Census. The County median is the one used by
HUD to determine the annual median incomes for eligibility for
federal programs. Since that base number is smaller than if the
City median were used, more residents of Bakersfield will qualify for
assistance.
,:~
._ 30
"
''11-~\G\b!t\\
eity 01 8~4l1rslilled 2002-2001 Ho",s;'I'I eellHtIlHt
Oelo{Jllr 2002
Chart 6
Median Income Comparison (2000)
I
.------..-I---~.--r-----I---------l--------i
Median Income
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
Etate]
l~lounty I
~~..
//~
. . /7'~_.---'--7:
/
The U.S. Department of Housing and Urban Development (HUD)
estimates Area Median Income (AMI) for each county in the United
States. These AMI figures are used to classify households into
income groups (i.e., Very-low, Low, Moderate and Above-
moderate). Many housing programs, such as Community
Development Block Grant (CDBG), HOME and Low-Income
Housing Tax Credit (L1HTC), utilize some form of the income
groups to establish eligibility. For example, the HUD AMI figure for
Kern County was $40,300 in 2002 and the corresponding income
groups were defined as Very-low (Less Than $20,150), Low
($20,151-$32,240), Moderate ($32,241-$48,360) and Above-
moderate (greater than $48,360)
Generally, just over 40 percent of all households in Bakersfield can
be classified as low or very low income. Conversely, another 42
percent are considered Above Moderate Income The smallest
economic component in Bakersfield is the mid-income households
and less than 18 percent are considered Moderate Income,
Table 18
Income Percent of County Income Percent of Market's
Group Median Range ($) Households
Very-low income Less Than 50% Less Than $20,150 26.3%
Low-income 50% - 80% $20,151-$32,240 14_1%
Moderate Income 80% -120% $32,241-$48,360 17.7%
Above-moderate Greater Than 120% Greater Than $48,360 41.9%
~urce: HUD, 2000 Datum Populus ------------ -
Households By Income Group (2002)
2002 HUD Area Median Income for Bakersfield: $40,300
31
"":'1:,\1,:11
eity 01 8ttl!tlrslltlltd 2002-2001110fcSIH{J BlttlH1tlHt
OeloOtlr 2002
2.1.d. SPECIAL NEEDS
There are segments of the community that need special
consideration with regards to housing. For the purposes of this
element, special needs groups are defined as: Elderly,
Handicapped, Large Families, Single-parent Households,
Farmworkers, and Homeless.
2.1.d(1) Elderly
Elderly households may live in housing that costs too much or live
in housing that does not accommodate specific needs for
assistance. In this case, an elderly household may have difficulties
staying in their home community or near family. The purpose of
this section is to determine the housing needs for all social,
economic and physical characteristics of the elderly community.
The senior population of Bakersfield is defined as persons over the
age of 65 years.
In 1980, there were 9,726 senior households, which represented
9.2 percent of the total population in the City. Between 1980 and
1990, the senior population increased at 4.6 percent annually, on
average, slightly less than the rate of general population growth.
Since 1990, the senior population growth rate has exceeded the
City's general population growth rate.
In the 2000 Census there were 13,494 senior households
estimated in the City, constituting 16.2 percent of the total City
households. Comparatively, 16.1 percent of the City's households
were 65 plus in 1990, while the County's and State's proportion of
senior households was 18.8 percent and 19.3 percent, respectively.
Most likely, the demand for senior housing options will increase as
the baby boom generation ages.
Table 19
Senior Population Trends (65+)
Year Number Change % Change Annual %
Change
1980 9,726
1990 14,173 4,447 45.7% 4.6%
2000 21,681 7,508 53.0% 5.3%
Source: 1980 2000 Census
-
32
,-,!" _:.:l ~i
ally oj 8tt411rsjillea 2002-2001 UO"'SiHIJ eellHtIlHt
OeloOllr 2002
In 1990, 28.2 percent of the senior households were renters,
resulting in 2,842 senior renters. In the State, 27.7 percent of senior
households were renters and 21 percent were renters in Kern
County. Change in the proportion of senior renters is dependent on
the quantity of housing options and the propensity to convert from
ownership. In 2000, the proportion of senior renters had decreased
to 25.2 percent or 3,400 households.
Chart 7
Senior Households By Tenure (1990- 2000)
00%
80.0%
600%
40.0%
20.0%
1990
2000
10 6~~~ ~D Rente~.]
In the 2000 Census, a slight majority of the senior population (48.1
percent) live in family households, which are defined as a
householder living with one or more persons related by birth,
marriage or adoption.
The remainder of the senior population is in non-family households
(43.1 percent) or group quarters (8.8 percent). Non-family
households are persons living alone or with non-relatives only.
Most seniors in group quarters (74.6 percent) are institutionalized in
skilled nursing, intermediate care or congregate care facilities while
16.3 percent are in non-institutionalized group quarters.
Household Status 1990 .
I-- 2000
Number Percent Number Percent
In Family Households 5,405 48.0% 7,126 48.1%
In Non-Family 4,674 41.5% 6,388 43.1%
Households I----
--~-- ---- -- -
In Group Quarters 1,185 10.5% 1,324 8.8%
TOTAL 11,268 100.0% 14,818 100.0%
Source: 1990 - 2000 Census
.
'..
Table 20
Seniors By Household Type (1990-2000)
33
:'__1;(,;j-,;(\,
eity 01 8td!orsliCled 2002-2001 UOksiHfI eeClH1ClHt
OefoGClr 2002
Table 21
Senior Group Quarters Population (1990 - 2000)
Type 1990 2000
Number Percent Number Percent
-
Institutionalized Group 1,087 91.7% 1,130 837%
Quarters --'-- 1--.
Non-institutional Group 98 8.3% 220 16.3%
Quarters
Total 1,185 100.0% 1,350 100.0%
Source: 1990 - 2000 Census
In 1990, 40 percent of all senior citizen households (with the
householder age 65 plus) had incomes below $15,000. By the time
of the 2000 Census that percentage declined to 27 percent and
actual numbers declined as well. The greatest gains were in the
upper incomes. In 1990 just eleven percent of all senior
households had annual incomes over $50,000. At the time of the
2000 Census that income category increased to almost 24 percent.
Over 3,300 senior households are considered Above Moderate
Income. The middle income groups represent almost half of the
senior households - quite a bit different than all households where
the middle income households in the smallest component of the
economy.
Eligibility for federal programs is based on the median income of
the county in which the project or program is located. In this case,
eligibility will be based on the HUD Median Income of $40,300.
Using that as the basis
Very Low Income are households with annual incomes less
than $20,150 - they represent 37.2 percent of all senior
households.
Low Income households have incomes between $20,151
and $32,240 - they represent 18 percent of all senior
households.
Moderate Income households have annual incomes between
$32,241 and $48,360 - 19.1 percent of senior households
meet that criteria.
Senior households with incomes classified as Above
Moderate Income represent 25.7 percent of all senl9r:
households
34
_;.; ~ _)) ,'1"
ally oj 8"/ltl'sjitled 2002-2001 Ho,.siH", eetlll(tlHt
(Jeto(Jtl' 2002
It should be noted, that the median senior household income of
$29,345 is 36 percent lower than the City-wide median of $39,982.
This difference puts the lower-income senior households at a
significant disadvantage when considering market rate housing
choices since general households have the ability to pay higher
housing prices and rents, which then leads to increasing housing
prices and rents.
Table 22
Senior Households By Income (1990-2000)
------._------.--- .-----.--. -----
Income 1990 2000 Change
Range Number Percent Number Percent Number Percent
Less Than $9,999 2,803 278% 1,894 13.9% -909 -32.4%
$10,000-$14,999 1,347 13.4% 1,804 13.3% +457 +33.9%
$15,000-$24,999 2,128 21.1% 2,848 21.0% +720 +33.8%
$25,000-$34,999 1,381 13.7% 1.912 14.1% +531 +38.4%
$35,000-$49,999 1,266 12.6% 1.899 14.0% +633 +50.0%
$50,000-$74,999 615 6.1% 1.610 11.8% +995 +161.9%
$75,000 + 539 5.3% 1.624 11.9% +1,085 +201.3%
TOTAL 10,079 100.0% 13,591 100.0% 3,512 +34.8%
Median Income $20,828 $29,345 $8,517 +40.9%
~rce: 1990 and 2000 Censu_~___. _____ -
-----...----
Chart 8
Senior Households By Income Group (2002)
r------
I
I
I
Above
Moderate E
25 7 % .
V elY Low
37 2 %
.....d~_ Low
Mod era te 1 8 - 0 %
19.1 %
~ ----.----J-
eVery Low
.Low
DM oderate
DAbove Moderate
_____n______.._____"_
i
l
35
.-':'..:!"!.'_11
Oily 01 8~4111sl;lIl!d 2002.2001110149;1t1J (UIIHillltt
OetOOlll 2002
An important statistic to measure the affordability of housing in the
City of Bakersfield is 'overpayment'. Overpayment is defined as
monthly shelter costs in excess of 30 percent of a household's
gross income.
According to the 1990 Census, 75.3 percent of the senior renter
households were in overpayment situations and 19.3 percent of
owner households were overpaying for shelter in Bakersfield. In
California, 64.4 percent of the senior renters and 17.6 percent of
owner households overpay for shelter. In Kern County, 65.4
percent of the senior renters and 18.9 percent of the senior owners
overpay for shelter. Also, 55.1 percent of the Nation's senior
renters were overpaying and 18.7 percent of the owners were
overpaying.
In Bakersfield, 30.9 percent of senior households are paying more
than 35 percent of their income toward shelter, a majority of which
are renters. These senior households are cost burdened and
would benefit from publicly assisted housing or other types of public
assistance.
Table 23
Senior Households By Shelter Payment (1990)
Percent of Income to Senior Renters Senior Owners
Shelter Number Percent Number Percent
~. Less Than 20% 278 10.2% 3,915 64.3%
20 to 24% 226 8.3% 586 9.6%
25 to 29% 167 6.2% 408 6_7%
30 to 34% 292 10.8% 212 3.5%
Greater Than 35% 1,752 64.5% 964 15.8%
TOTAL 2,715 100.0% 6,085 100.0%
Source: 1990 Census
According to the 1990 Census, 80.3 percent of seniors in
Bakersfield did not have mobility or self-care limitations. This
proportion does not include seniors in skilled nursing or other
related facilities. In addition, 10.7 percent of the seniors had either
mobility and self-care limitations or self-care limitations. These
senior individuals may need some type of assisted living or
residential care facility.
36
":',' .l,,;,
alty 01 8tt'ituslltlld 2002.2001110llSIH/I eltlllftlHt
OetoOtlr 2002
Table 24
Seniors By Limitation Type (1990)
n - - ._--,"
Senior Limitation Type
1-- Mobility Limitation Only
1---- Self-care Limitation Only
Mobility and Self-care Limitation
No Mobilitv or Self-care Limitation
Source: 1990 Census
.---
Percent
8.9%
3.8%
6.9%
80.3%
There are several types of services and facilities available for
senior citizens, including:
o Subsidized Housing: Bakersfield has four subsidized
independent living housing complexes specifically targeted
for seniors. These are: the Plaza Towers, Plaza Towers
Annex, Sunny Lane Village, and Saint John's Manor. These
complexes contain 318 housing units.
o Licensed Residential Care Facilities: According to the
California Department of Social Services, there are 46
licensed residential care facilities located in Bakersfield,
These facilities have a total capacity of 1,002 beds. Some of
the larger facilities include: Rosewood with 220 beds, Laurel
Springs with 150 beds, Redwood Village with 99 beds, and
Hearthstone with 87 beds.
o Adult Day Care: Another care option for seniors is the use of
adult day care facilities. In the City, there are nine facilities
with a capacity of 724 persons that provide this service.
37
eity oj 8~4/ugj;lIed 2002-2001 #Ol4g;HIJ eelllf1l1Ht
OetoGlIr 2002
2.1.d(2) Disabled Persons
Three types of disabled persons are considered as having special
housing needs: Physically, Mentally, and Developmentally
Disabled. Each type is unique and requires specific attention in
terms of access to housing, employment, social services, medical
services and accessibility within housing.
For the purposes of this section, disabled persons have mobility or
self-care limitations. In 1990, a total of 7,002 persons lived in the
City with self-care and/or mobility limitations, excluding persons in
group quarters. Of these, 63.9 percent or 4,473 persons were
between the ages of 16 and 64 and the remaining 2,529 were 65
years of age or older. In 1990, persons 16 years of age or older
with self-care and/or mobility limitations represented 4.0 percent of
Bakersfield's population. If the proportion of persons with self-care
and/or mobility limitations the Bakersfield population were to remain
the same through the 2000 Census, approximately 9,895 persons
would have these limitations in 2000.
Chart 9
Disabled Persons by Age (1990)
Age 65 and Over
36.1%
The 1990 U.S. Census estimates that one-half of the disabled
persons in the City have a work disability and might need some
form of housing assistance. However, the proportion of disabled
persons with a work disability significantly increases with age, so
only 8.5 percent or 9,229 disabled persons between 16 and 64
years of age are estimated to have a work disability in the City.
38
alty 01 8tt/ie'slleed 2002.2001 H014SIHfJ eeellteHt
OeloOe, 2002
Table 25
Disabled Persons By Age and Work Disability Status (1990)
.- TOTAL
Work Disability 16-64 years 65 Years of Age
Status Number Percent Number Percent Number Percent
With a work disability 9,229 8.5% 5,525 37_1% 14,754 12.0%
No work disability 99,293 91.5% 9,356 62.9% 108,64 88.0%
9
.-
TOTAL 108,52 100.0% 14,881 100.0% 123,40 100.0%
2 3
Source: 1990 Census --
-
According to the 1994-1995 National Survey of Income and
Program Participation (SIPP), 52.4 percent of persons 21 to 64
years of age with a disability were employed. Hence in 2000, 2,807
of the 5,897 disabled persons between the ages of 16 and 64 (63.9
percent of 9,229) can be anticipated to need some form of
residential assistance.
According to the State Department of Social Services, there are
135 group homes in the City of Bakersfield. Most of these are small
homes serving six or fewer residents. In addition, there are nine
adult day care facilities for a total of 144 facilities with a total
capacity of 1,561 persons in the City serving mentally,
developmentally and physically disabled persons.
39
""d,:"'!'"..
alty 01 8~l!tlrs/ltled 2002.2001 HOlfslHIj eetlH1tlHt
Oet06tlr 2002
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u:
2.1.d(3) Laroe Families
For the purposes of this section, a large family is defined as a
household consisting of five or more persons. In some cases, the
needs of larger families are not targeted in the housing market,
especially in the multifamily market. This sub-section explores the
availability of larger housing units in Bakersfield.
In the 2000 Census, 16.2 percent of the households in the City of
Bakersfield consisted of five or more persons. At the same time,
the County had 18.8 percent and the State had 16.0 percent.
Chart 10
Large Family Comparison (2000)
20.0%
18.0%
16.0%
14.0%
15:;~:',~;~;:i'~':i;x.1
City
C 0 u n ty
State
In the City, the proportion of five or more person households has
been increasing over time. For example, 10.8 percent (4,261
households) of the persons were in five or more person households
in 1980 and 13.2 percent (8,234 households) of the population
were estimated to reside in five or more person households in
1990.
Between 1980 and 1990, the City of Bakersfield experienced an
increase of 3,973 large family households while 13,835 three or
more bedroom housing units were built during the same time
period. As a result, a surplus of 9,862 larger housing units was
measured for the 1980-1990 period.
'>
40 "':':i
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alty oj 8tt/te'sjleed 2002-2001 HOlcsIH(J eeeHfeHt
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Chart 11
Large Housing Unit and Large Family Comparison
rl
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E Q)
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o ell
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10,000
9,000
8,000
7,000
6,000
5,000
4,000
3,000
, ----'-------u.~--------'l
------------- -- --- i
uul3 ,S73 tUuu;]
T h re e 0 r More
Bed ro 0 m s
FiveorMore
Persons
Overcrowding is defined by the Census as more than one person per room living in a
housing unit.. Generally, a room is defined as living room, dining room, kitchen,
bedroom(s) and finished recreation room.
In 1990, 7.4 percent of the households in the City were considered
overcrowded by 2000 that percentage increased to 11.7 percent.
That represents 9,751 overcrowded units. The situation is even
more critical for rental households where almost 19 percent live in
overcrowded conditions.
1980 1990 2000
Number Percent Number Percent Number Percent
Bakersfield 3,159 5.5% 4,593 7.4% 9,751 11.7%
Kern County 17,615 9.9% 19,082 10.5% 31,345 15.0%
Source: 1980, 1990, 2000 Census
Table 26
Overcrowding (1980-2000)
Owner Households Household Size Renter Households
50,394 Total Units 33,034
2,104 1.01 - 1.50 persons 3,091
1,075 1.51 - 2,00 persons 1,991
393 2.01 + persons 1,097
3,572 TOTAL 6,179
~- 7.1% PERCENT 18.7%
Grand Total
9,751 Households -11.7%
Source: 2000 Census "
Table 27
Overcrowding Trends - Bakersfield (1990-2000)
41
.: i\ ;, ~, ',!
eity 01 8tt/io'slioed 2002-2001 HOlfSiHfJ eeOHtOHt
Odolo, 2002
Approximately 3,491 renter households and 1,102 owner
households were overcrowded in 1990. This situation is affected
by large renter households unable to afford the larger ownership
housing and a lack of larger rental housing units. For example, a
total of 746 - seven or more person renter households resided in
the City in 1990, while there was only 59 - five bedrooms or larger
and 453 - four bedroom rental units in the City. At the same time,
there were 5,926 owner occupied housing units with four or more
bedrooms and only 1,410 owner households with six or more
persons.
According to the 1990 Census, a substantial number of the City's
housing stock is anchored in a few bedroom types. For example,
70.6 percent of the renter housing units were either one or two
bedrooms and 76.1 percent of the owner housing units were either
three or four bedroom units. These unit types are considered more
versatile in the housing market, and consequently are built more
frequently.
Table 28
Households By Tenure By Bedroom Type (1990)
Bedroom Owner Households Renter Households
Type Number Percent Number Percent
o BR 32 0.1% 1,559 5.6%
1 BR 1,128 3.3% 7,043 25.1%
2 BR 6,611 192% 12,765 45.5%
3 BR 20,733 60.2% 6,158 22.0%
4 BR 5,467 15.9% 453 16%
5+BR 459 1.3% 59 02%
TOTAL 34,430 100.0% 28,037 100.0%
Source: 1990 Census
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42 ,
-
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Oily 01 Ba/f"'Sli.ed 2002.2001 1I014siH, elllllt"Ht
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Table 29
Households By Tenure By Size (1990-2000)
Household Owner Households Renter Households
Size 1990 2000 1990 2000
# % # % # % # %
1 Person 6,054 17.6% 8,420 16.7% 8,422 30.0% 9,542 25.6%
2 Persons 11,627 33.8% 15,553 30.8% 7,165 25.6% 7,939 21.8%
3 Persons 5,960 17.3% 8,672 17.2% 5,026 17.9% 5,759 15.3%
4 Persons 6,341 18.4% 9,421 18.7% 3,907 13.9% 4,624 11.9%
5 oersons 3,038 8.8% 4,849 9.6% 1,826 6.5% 2,668 5.5%
6 Persons 872 2.5% 2,066 4.1% 945 3.4% 1,311 2.9%
7 + Persons 538 1.6% 1,521 3.0% 746 2.7% 1,096 2.3%
TOTAL 34,430 100% 50,502 100% 28,037 100% 32,939 100%
~ Source: 1990 - 2000 Census
The number of large families has been increasing in Bakersfield
and consequently demand will increase for larger homes with more
bedrooms. Although the supply of larger housing units has met the
demand in the past, overcrowding is increasing and occurring in the
larger families. Bakersfield will continue to offer a balance of
bedroom types through the encouragement of many rental sizes
and ownership programs.
43
elty 01 8a41l,slllled '100'1-'1001 UOl4sJHIJ selllltll,.t
Odo(lll' '100'1
2.1.d(4l Farmworkers
At the time of the 2000 Census, only 2.9 percent of employed
persons in Bakersfield worked in "farming, fishing and forestry,"
This represents 3,024 persons of which many of them could be
employed in "forestry" positions with the Bureau of Land
Management, State Department of Conservation, Fish and Game,
the California Farm Labor Contractor Associates - all located in
Bakersfield.
Farmworkers have not been identified by the City in any of the
surveys, public participation programs, or the Consolidated Plan as
a "special needs" group.
This primarily because the City of Bakersfield is expressly
precluded, by the Local Agency Formation Commission (LAFCO),
from having agricultural land within its incorporated boundaries or
within the boundaries of their Sphere of Influence .
Farmworkers tend to live near the fields they work in.
All farmworker housing in the County is located in the County's
Northern San Joaquin Planning Area which includes the cities of
Delano, McFarland, Shatter, and Wasco.
The City of Bakersfield welcomes the development of farmworker
housing in any zone that permits the type of housing being built
(Le., multifamily or single family) without any special conditions as
the result of it being for farmworkers. In fact, in 2001 the City of
Bakersfield approved the development of an apartment complex
being sponsored by the United Farm Worker Union in the City's Old
Kern Downtown Redevelopment Area. However, the project was
not awarded Low Income Housing Tax Credits (lIHTC) by the State
of California Tax Credit Allocation Committee. The Union may
submit another Tax Credit application in the future, with full City
support. In addition, the City has established a program to provide
incentives for developers to build larger units (three and four
bedrooms) which could also accommodate the larger farmworker
family.
THE FOLLOWING DATA WAS EXCERPTED FROM THE KERN
COUNTY HOUSING ELEMENT APPROVED BY THE STATE IN
SEPTEMBER 2002 AND PROVIDES A COMPLETE ANALYSIS
OF FARMWORKER HOUSING IN THE COUNTY, WHICH
COVERS THE CITY OF BAKERSFIELD.
44 ,'f
'H"
aily 01 8a411,sllllld 2002.2001110lfsJHtJ BllllltllHt
Od0611, 2002
Agricultural workers are traditionally defined as persons whose primary
incomes are earned through permanent or seasonal agricultural labor.
Permanent farm laborers work in the fields, processing plants, or support
activities on a generally year-round basis. When workload increases
during harvest periods, the labor force is supplemented by seasonal labor,
often supplied by a labor contractor. For some crops, farms may employ
migrant workers, defined as those whose travel distance to work prevents
them from returning to their primary residence every evening.
Determining the tme size of the agricultural labor force is problematic.
For instance, the government agencies that track farm labor do not
consistently define farmworkers (e.g. field laborers versus workers in
processing plants), length of employment (e.g. permanent or seasonal),
or place of work (e.g. the location of the business or field).
According to the 1990 census, there were 18,112 Kern County residents
employed in farming, forestry, or fishing occupations. The California
Employment Development Department (EDD) maintains annual statistics
on the number of agricultural jobs reported by employers throughout the
County by Standard Industrial Classification (SIC) code. In calendar year
2000, 994 agricultural establishments were recorded in Kern County
(exclusive of veterinary and landscape services), supporting a monthly
average of 47,550 agricultural workers. The average deviation in monthly
employment from the monthly average employment was measured at
8,700 workers, indicating the high variability in employment throughout
the year, and the seasonal nature of many of the area's crops.
Historically, many migrant agricultural workers resided in farm labor
camps throughout the County. However, similar to areas throughout the
State, many farm operators have shifted away from hiring their own
workers, and instead use farm labor contractors to provide needed
agricultural labor, particularly for migrant or seasonal labor. The farm
operators are thus not directly involved with employing their workforce,
and have also removed themselves from providing housing for the
workers, which is typically economically unfavorable. This trend is borne
out by a significant decline in privately owned farm labor camps in Kern
County, decreasing from 71 camps in 1986, to 33 camps in 1993, and 18
camps in 2002. Table 9 identifies the remaining 18 camps, 12 of which
are year round camps and 6 which are seasona~ and provide housing for
469 employees. Discussion with the County Environmental Health
Services Department responsible for monitoring these privately owned
camps indicates the demand for seasonal housing has also decreased as
fewer seasonal crops are being produced, such as lettuce, and that most
agricultural workers in the County are full-time residents.
45
aily 01 &14.,.11.,11 2002-2001 UOlffPNJ BI."'.Ht
OdoS., 2002
TABLE 30
KERN COUNTY HOUSING ELEMENT - TABLE 9
PRIVA TEL Y OWNED FARM EMPLOYEE HOUSING FACILITIES
MONTHS
NUMBER OF OCCUPIED PER
NAME EMPLOYEES YEAR
BONANZA FARMS 16 12
WHEELER HIGHWAY 99 9 12
WHEELER ADOBE 7 12
PARAMOUNT 27 5 12
PARAMOUNT BELRIDGE 28 12
OPAL FRYE 15 12
WESrFARMERS 8 12
CAUZZA 7 12
JIMMIE ICARDO 7 12
GVC 37 72 7-10
GVC 23B 120 7-10
GVC IDA JJ 7-10
GVC lOB 90 7-10
KOVACEVICH CLARK 15 6-8
KOVACEVICH HILDEBRAND 45 6-8
SPRING FARMS 6 12
BELRIDGE DRIlliNG 8 12
SAN EMIGDIO 5
TOTAL 469
In addition to privately owned farm labor housing, Kern County Housing
Authority operates and owns farmworker housing in the San Joaquin
Valley areas of the County. The Housing Authority operates both year
round and seasonal housing, as presented in Table 10.
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46
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ally 01 8a4.'.li.,d %00%-%001110,.,;1UJ BI."'.Ht
OdotJ., %00%
Table 31
KERN COUNTY HOUSING ELEMENT TARLE 10
PURL/CL Y OWNED FARMWORKER HOUSING
NAME LOCATION NUMBER OF UNITS
YEAR ROUND HOUSING
INTERNATIONAL
VILLAGE DELANO 54
USDA SHAFTER SHAFTER 100
SUN GARDEN VILLAGE ARVIN 50
H.R. OLSON HOMES LAMONT 50
RUBEN J. BLUNT LAMONT 27
SEASONAL HOUSING
NORTH SHAFTER
VILLAGE SHAFTER 80
SUNSET FARM LABOR
CENTER LAMONT 130
SOURCE: KERN COUN'IY REGIONAL HOUSING ALLOCATION PLAN, MAY2001
NOTE: In addition, the 89 unit Arvin Farm Labor Center, is closed for
reconstruction and will open in April 2003. It is funded by the State Office of
Migrant Services.
The special housing needs of agriculture workers arise from three main
factors:
1. Limited Income - Farmworkers typically earn very low incomes.
According to the Employment Development Department, the average
annual pay for agriculture workers in Kern County was $1fi220 in 2000.
These wages do represent a 20% increase from 1997 when agricultural
wages averaged $13,414.
2. Overcrowding - Because of their very low incomes, farmworkers have
limited housing options and frequently live in overcrowded conditions to
afford rents. A Statewide survey indicates that overcrowding is prevalent
and a significant housing problem among farmworkers (7l1e Parlier
Survey, California Institute for Rural Studies, 1997).
3. Substandard Housing Conditions - The County receives ongoing
complaints about farm workers living in overcrowded trailers, garages,
converted animal barns and storage sheds, and of people living in self-
constructed barracks. During peak harvest season, there is a particular
shortage of suitable housing, with some workers and their families forced
to sleep in fields, orchards or in their vehicles.
47
':.f
Oily 01 8a4111BII.IIl 2002-2001 Ho~slNJ eltUlt.,.,
OeloS., 2002
For the majority of agricultural workers in the County who are full-time
residents, their housing needs are best met through the provision of
permanent affordable housing. The County is actively involved in
provision of permanent housing suitable for farmworkers, and has over
1,000 affordable rental units and 950 ownership units assisted through
Rural Development (formerly Farmer's Home), as well as several self-help
housing developments targeted to farmworkers. The County has
established the provision of larger units (3+ bedrooms) as a high priority
to address the needs of farmworkers, and continues to provide funding
support for affordable projects for large families. In terms of housing for
migrant farmworkers, the County's zoning regulations facilitate the
provision of such housing by permitting temporary (less than 120 days per
year) farmworker housing in the Exclusive Agriculture District, and
permanent farmwoker housing along with other residential types in the
Limited Agriculture District
This ends the excerpt from the Kern County Housing Element.
;-.,:.-.""
,,'}.,
48
Oily 01 8a411,slltlld 2002.2001 HOlfslHfI Bell".IIHI
OeloS", 2002
2.1.d(5) Single-parent Households
At the time of the 1990 Census, there were 7,293 single parent
households in Bakersfield, 79 percent of which were female head of
household. Ten years later, there are 11,042 single parent
households and 75 percent are female. The largest disparity
comes in the poverty status where over 82 of the single parent
households with incomes at or below the poverty level are headed
by single women with children,
The City of Bakersfield recognizes the needs of female single-
parent households. During the last housing element reporting
period the City specifically designated 50 new Section 8 rental
subsidy vouchers for female head of households. The quantified
objective for this housing element is for 50 new units (sales and
rental) and 50 new Section 8 rental subsidy vouchers for female
single-parent households.
Table 32
Single Parent Households
Percent of
Category Number Percent Total
Households
Total Sinale Parent Households
Male Head of Household 2,804 25.4% 3.4%
Female Head of Household 8,238 74.6% 9.8%
Total 11,042 100.0% 13.2%
Sinale Parent Households Below Poverty Level
Male Head of Household 865 17.7% 1.0%
Female Head of Household 4,024 82.3% 4.8%
Total 4,889 100.0% 5.8%
Source: 1990 Census
49
Oily 01 8~411'81111Id 200'1-2001 1I014s1H'I eltllftllHt
Od0611, 2002
2.1.d(6) Homeless Persons (Persons in Need of EmerQencv
Shelter)
The 1990 Census provided a point-in-time count of the homeless
population in the City of Bakersfield. The 1990 Census figures
classified approximately 380 persons as homeless in "sheltered"
facilities in Bakersfield. The Census data was never intended to be
a complete count of all homeless persons in the City. It is a
snapshot in time and reflects the number of homeless persons
"sheltered" on a particular night.
Table 29 summarizes shelter occupancy in "person shelter days"
for the period 1995 through 1999. A person shelter day may be
defined as one person staying in a shelter for one night; it is a
measure of occupancy for the shelter facility.
Table 33
Bakersfield Shelter Occupancy
Bakersfield Bakersfield Alliance Desert
Time Period Homeless Rescue Against Counseling Total
Family
Center Mission Violence Clinic
1995 Annuallv 48,023 26,727 5,107 8,669 88,526
Dailv* 132 73 14 24 243
1996 Annuallv 44,101 23,746 5,971 12,120 85,640
Dailv* 121 65 16 33 235
1997 Annuallv 41,470 29,075 4,239 14,856 89,640
Dailv* 114 80 12 41 246
1998 Annuallv 42,761 39,164 5,787 13,732 101 ,444
Dailv* 117 107 16 38 278
1999 Annuali" 37,654 60,356 7,834 11,982 117,826
Dailv* 103 165 21 33 323
Source: City of Bakersfield Consolidated Plan 2005, Bakersfield Homeless Center, Statement for
Case for Support, January 1999.
Note: * Daily total is calculated using the annual total and dividing by 365 (the number of day in a year).
The City is sensitive to the needs of the homeless population and
provides funding to those service providers listed in the above
table. Over the next five years the City of Bakersfield has a stated
objective to assist service providers in contacting and assisting the
needs of at least 2,500 homeless families and individuals and to
provide referral services to 5,000 homeless persons, In addition
~
50
Oily 01 8a/lll,slillld 2002-2001 HOlffJilUJ BIII".II,.t
Od0811, 2002
they anticipate performing case management for an additional 250
homeless families and individuals.
They intend to expand existing shelter space or develop a new
shelter space to accommodate at least 50 additional persons or
family members and expand the vendor voucher programs for
areas where shelters are not available. They also intend to develop
24 additional transitional housing units.
Homeless shelters are defined in the City of Bakersfield code as
"food and/or shelter service agency" and not a "residential use of
property." As a result they are permitted in all zone districts,
subject to a Conditional Use Permit (CUP). In this case, a CUP is
presented to the Planning Commission for decision at a public
hearing. The City of Bakersfield Planning Commission approved
the existing Bakersfield Homeless Shelter in an industrial area near
the downtown over citizen protests.
,--
.;,
51
ally 01 8"4111"1'11111 2002.2001 HOlfgl"lJ BIIl",Il,.t
lJdoOlll 2002
2.2 INVENTORY OF RESOURCES
2.2.a. EXISTING HOUSING CHARACTERISTICS
Between 1990 and 2000 the City had an estimated increase of over 2,500
multifamily (two or more units per structure) dwelling units. In 2000, 69.0 percent
(19,683 units) of the housing in the City were single-family units. Proportionally,
single-family construction increased by 47.8 percent for 1990 to 2000, while
multifamily new construction increased by 11.4 percent. During the same time
period, single-family units in Kern County increased by 20.2 percent and
multifamily units increased by 9.6 percent proportionally.
Table 34
Housing Units By Type - 1980 to 2000
Housing 1980 I 1990' 200cf
Type Number I Percent I Number Percent Number Percent
City of Bakersfield
Single-family 27,392 64.1% 41 ,207 62.7% 60,890 69.0%
2-4 Units 4,371 10.2% 8,888 13.5% 10,130 11.5%
5+ Units 9,925 23.2% 13,568 20.6% 14,884 16.9%
Mobile Home 1,052 2.5% 2,052 3.1% 2,358 2.6%
TOTAL 42,740 100.0% 65,715 100.0% 88,262 100.0%
Kern County
Single-family 108,881 70.6% 133,482 67.7% 160,440 69.3%
2-4 Units 12,715 8.2% 19,820 10.0% 20,798 9.0%
5+ Units 19,066 12.4% 20,708 10.5% 23,637 10.2%
Mobile Home 13,475 8.7% 23,210 11.8% 26,689 11.5%'
TOTAL 154,137 100.0% 197,220 100.0% 231,564 100.0%
Source: 1980, 1990, 2000 Census, State Department of Finance (ooF) January 2000 estimates
2.2.b. HOUSING CONDITIONS
According to the 1998 California Statewide Housing Plan Update, 12 percent of
the State's housing stock was substandard. This is just about the same rate of
substandard homes in Kern County as counted by KernCOG for a Housing
Condition Survey conducted in September 1999.
'The other category is not included in Table 30 Housing Units by Type for 1990 as it is not available for
the 1980 and 2000 Census. The other category for 1990 represents 460 housing units in the City of
Bakersfield and 1,416 in Kem County.
2 The 2000 Housing Units by Type calculation is based on the 2000 Census "Total Housing Units" al1ll,tl'le
Department of Finance "Housing units by Type" ratios. ;;
-~
52 -
'-
~
,."..'"
eity 01 &t/lll,slllltd 2002-2001 HOl4tPlUJ BtlUltllHt
OdoOIl' 2002
The KernCOG 1999 survey is the most recent survey for all incorporated cities and
unincorporated communities in Kern County. It was based on a statistical analysis
of the assessed value of parcels supported by an extensive windshield survey.
Housing conditions were aggregated by neighborhood and reported by city,
community, and county areas.
Table 35
Housing Units By Condition (1999) - Kern County
I Units Needing Units
COMMUNITY Units Needing Substantial Needing Standard
Minor Reoair Reoair Demolition Units
Bakersfield 5.4% 1.0% 1.0% 92.6%
Arvin 11.4% 3.2% 0.69% 84.7%
California City 6.5% 0.55% 1.7% 91.3%
Delano 13.7% 2.3% 0.65% 83.4%
Maricopa 21.4% 10.7% 3.1% 64.9%
Mcfarland 15.5% 4.7% 1.2% 78.7%
Ridgecrest 6.3% 1.1% 3.6% 89.0%
Shaffer 17.8% 4.9% 3.7% 73.7%
Taft 21.5% 13.4% 3.5% 61.6%
T ehachapi 12.3% 1.5% 1.3% 84.9%
Wasco 14.0% 2.8% 3.1% 80.2%
Unincorporated County 10.4% 2.8% 1.8% 85.0%
Kern County 8.7% 2.1% 1.6% 87.5%
Source: 1999 KemCOG
Substandard is defined as either suitable for rehabilitation or in need of
replacement. Of the substandard housing units, a majority (68.6 percent or 1,198
housing units) is identified as suitable for rehabilitation and the remaining 548
housing units are most likely in need of replacement.
Just over 39 percent of the housing in the City of Bakersfield has been
constructed over the last twenty years. Even with the relative age of the housing
stock, the housing condition survey that was conducted by the City in the fall of
1999, indicates just over 80 percent of all housing units in Bakersfield were
considered sound.
53
~; ;~1
Oily 01 8a4111sllllld 2002-2001 #lo14s1HIJ BltUltllHt
OdOtJIII 2002
Table 36
Housing Units By Condition (1999)
City of Bakersfield
Units Needing Units
COMMUNITY Units Needing Substantial Needing Standard
Minor Reoair Reoair Demolition Units
Bakersfield 2,895 units 539 units 530 units 49,273 units
5.4% 1.0% 1.0% 92_6%
The City of Bakersfield takes a proactive approach toward housing
conditions through housing rehabilitation programs and code
enforcement programs. Existing housing rehabilitation and code
enforcement programs are successfully correcting code violations
and maintaining the housing stock. Bakersfield uses both
Community Development Block Grant (CDBG) and HOME funds to
provide rehabilitation assistance, Over the last housing element
period 975 units were rehabilitated. The goal of the 2002-2007
period is for 785 units.
Table 37
Housing Units By Year Built
City of Bakersfield
Year Bakersfield Kern County
Number Percent Number Percent
1990 - 2000 22,087 24.9% 32,928 14.2%
1980-1989 22,767 25.7% 58,346 25.2%
1970 -1979 17,108 19_3% 43,617 18.8%
1960 -1969 9,679 10_9% 31,165 13.5%
1950 - 1959 9,081 10.3% 34,864 15.1%
1949 and earlier 7,840 8.9% 30,644 13.2%
Source: 1990, 2000 Census
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54
.i'. ~,F.' ".,
Olty 01 8a/fIl,sllllld 2002-2001 HOlfsllllJ 611111tllHt
Odo~II' 2002
2.2.c. RESIDENTIAL CONSTRUCTION TRENDS
A total of 20,735 new housing units were constructed in the City of
Bakersfield over the last 12 years. Almost 90 percent of the new
homes were standard single family units, just fewer than ten
percent were multifamily units in large complexes containing five
units or more and the remainder was in smaller projects with two to
four rental units. As reflected in Table 30, above, there have been
only 306 additional mobile homes placed on permanent foundations
in the City over the same period of time. This is probably due, in
large part, to the relative affordability of standard single family
homes and the availability of low mortgage interest and first time
home buyer programs,
Based on the figures in Table 34, an average of 1,728 new housing
units are constructed each year in Bakersfield. This was sufficient
to meet the previous Regional Housing Needs Assessment, but
with a total RHNA for 13,805 over five years (2,751) Bakersfield
may have trouble meeting the new 2002-2007 RHNA. Even
considering the increased housing production since 2000, that
would result in a total 10,412 new units over five years - a shortfall
of 3,393 units. However, the City is ready and has zoned sufficient
land to meet, or exceed, the RHNA at all income levels.
Table 38
Building Permits By Year - City of Bakersfield
Single Family 2 - 4 multifamily 5+ multifamily
Year Units Units Units
1991 1,046 8 136
1992 1,767 14 380
1993 1,696 20 169
1994 1 ,432 2 181
1995 1,567 2 380
1996 1,336 0 141
1997 1 ,436 2 163
1998 2,045 6 133
1999 1,869 2 75
2000 1,994 10 122
2001 2,067 0 80
2002~ 345 0 111
Total 1991-00 18,600 64 2,071
Source: City of Bakersfield Building Permit records through March 30, 2002
"..p..,-,.
"
3 As of March 3D, 2002
55
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aity 01 8lt4.'811.,d 2002.20011101fs}"9 BI.".."t
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2.2.d. VACANCY TRENDS
Vacancy trends in housing are analyzed using a "vacancy rate" which
establishes the relationship between housing supply and demand.
For example, if the demand for housing is greater than the available
supply, then the vacancy rate is probably low, and the price of
housing will most likely increase or remain stable. Additionally, the
vacancy rate indicates whether or not the City has an adequate
housing supply to provide choice and mobility.
According to the 1990 Census, the total vacancy rate was 5.6
percent (3,708 vacant units) in the City of Bakersfield, compared to
8.6 percent for Kern County and 7.7 percent for the State. These
figures are skewed by the number of seasonal and other types of
vacancies. According to the 2000 Census, the vacancy rate for the
City was 5.5 percent, 9.9 percent for the County and 5.8 percent for
the State.
In the Census, there are four "vacant" categories: 1) for rent, 2) for
sale only, 3) for seasonal, recreational, or occasional use and, 4) all
other vacant. The "other" vacant category includes everything that
has not already been classified, such as units held for occupancy
by a caretaker or janitor, or units held for personal reasons of the
owner. In the 1990 and 2000 Census, a large majority of the
vacant housing units in the City were in the for rent category.
Table 39
Vacancy By Type
Type of Vacant City of Bakersfield Kern County
Units 1990 2000 1990 2000
Number Percent Number Percent Number Percent Number Percent
For Rent 2,039 55.0% 2,187 48.5% 5,206 30.3% 7,029 32.3%
For Sale Only 556 15.0% 1,018 22.6% 2,185 12.7% 3,409 15.7%
For Seasonal,
Recreational, or 186 5.0% 268 5.9% 4,973 29.0% 5,738 26.4%
Occasional Use
Other 927 25.0% 1,036 23.0% 4,792 27.9% 5,267 24.2%
TOTAL 3,708 100% 4,509 100% 17,156 100% 21,743 100%
Source: 1990, 2000 Census
"
. ,
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2.2.d(1) Multifamilv Vacancv
During October 1999, Laurin Associates, Inc, conducted a housing
market study for the development of a Low Income Housing Tax
Credit Project in Bakersfield. A total of 1,740 multifamily units were
surveyed for rent levels and vacancies, At that time, about seven
percent of the multifamily rental units were vacant with the highest
vacancy level in the studio apartments which were undergoing
rehabilitation. This is 1.5 percentage points higher than the 5.5
percent over-all vacancy reflected in the 2000 Census and is not
unusual for rental units. In fact, HUD recommends a minimum five
percent vacancy rate to provide choice and mobility.
Table 40
Multifamily Vacancy by Bedroom Type (1999)
Bedroom Type Vacancv Rate
Studio 18%
1 BR/1 BA 7%
2BR/1 BA or 2BA 6%
3BR/2BA 4%
4BR/2BA 0%
AVERAGE 7%
Source: Laurin Associates, Oct. 1999
2.2.d(2) Sinqle Familv Vacancv
According to the California Association of Realtors, there were a
total of 757 single-family listings in the City of Bakersfield on April
15, 2002. The estimated vacancy rate for single-family dwellings is
1.2 percent based on a total of 63,302 single family units.
2.2.e. HOUSING COSTS AND AFFORDABILlTY
One of the major barriers to housing availability is the cost of
housing, In order to provide housing to all economic levels in the
community, a wide variety of housing opportunities at various prices
should be made available. The following table describes the ideal
monthly payment for households in the four major income groups:
Very-low, Low, Moderate and Above-moderate.
:,ilJ~
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Table 41
Income Groups by Affordability (2002)
Income Group Income Ranoe Ideal Monthly Payment *
Very-low Less Than $20,159 Less Than $504
Low $20,160 to $32,240 $504 to $806
Moderate $32,241 to $48,360 $806 to $1 ,209
Above-moderate Greater Than $48,361 Greater Than $1,209
Source: HUD AMI at $40,300; * 30% of income eQual to monthly shelter payment
2.2.e(1) Sinale-familv Sales Units
Since the end of the previous housing element period in 1996,
13,392 homes were sold with a median single family home sale
price ranging from a low of $87,000 in 2000 to a current high of
$105,000. This means that home prices have increased 20 percent
over two years.
The following table includes numbers from 1991, however, until
1996 HUD and other subsidized homes sales were not reported
through multiple listing services but they are now. As a result, the
median sales price of $113,700 is not readily comparable to
subsequent years.
Table 42
Median Single-Family Sales Price (1991-2002)
Year o - 2 BR 3BR 4BR SF Total
2002" $63,000 $99,000 $159,000 $105,000
2001 $59,000 $95,000 $149,000 $100,000
2000 $51,000 $85,000 $138,000 $87,000
1996 $58,000 $85,000 $145,000 $89,000
1991 $60,800 $98,900 $181,400 $113,700
Source: Bakersfield MLSlBoard of Realtors, March 2002
4 First Quarter 2002
.,'
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2.2.e(2l Condominium Sales
Since 1996 condominium sales prices in Bakersfield have been
fairly flat. The median price in 1996 was $63,000 and in 2001 it
was $66,000. For the first quarter of 2002, the median on 30 units
is $58,000. Records are not available for 1991. Condominiums are
an excellent alternative for small families and first time home
buyers. A three bedroom single family home currently costs
$99,000 but a three bedroom condo sells for $73,000, which would
be affordable to a low income household.
Table 43
Averaae Condominium Sales Price 11996-2002\
Year o - 2 BR 3BR Condo Total
2002 $59,000 $73,000 $58,000
2001 $58,000 $80,000 $66,000
2000 $60,000 $82,000 $66,000
1996 $51,000 $80,000 $63,000
Source: Bakersfield MLSlBoard of ReaRors, March 2002
2.2.e(3l Current Sinale Family Listinas
There are 757 single family units currently listed for saleS in
Bakersfield ranging from a $32,000 two bedroom/one bath fixer-
upper home to a $2,195,000 5 bedroom/3.5 bath home with pool. -
Interestingly, both are in the northeast portion of the City.
urren a es IS mas or male amllY I omes
Price Range Number of Units Available
Below $40,000 3
$40,000 - $45,000 4
$45,000 - $50,000 17
$50,000 - $60,000 39
$60,000 - $70,000 47
$70,000 - $75,000 29
$75,000 - $100,000 134
$100,000 - $125,000 119
$125,000 - $150,000 111
$150,000 - $175,000 65
$175,000 - $200,000 56
$200,000 - $250,000 52
$250,000 - $300,000 36
over $300,000 65
Table 44
C t S I L" f f S' I F "I H
","'",'
5 April 15, 2002, Realtorcom
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2.2.e(4) Rental Units
According to the 1990 Census, the median gross rent was $468 in
the City of Bakersfield, compared to $390 for Kern County in the
same year.
According to a rental housing market study prepared in October
1999, rental rates for apartments in Bakersfield range from $419 a
month for a two bedroom/one bath unit to $834 a month for a luxury
three bedroom apartment. Rent for a two bedroom/two bath unit is
about $70 higher per month than for those same units with only one
bedroom. As expected, the rents for subsidized units are from
$222 to $319 a month less than for market rate units. The only four
bedroom apartments found in the survey were subsidized Housing
Authority units. A summary of all assisted apartment complexes is
located in Appendix C.
Based on the survey, apartment rents have been increasing at
about six percent per year or approximately $25-$50 per year.
Table 45
Multifamily Rents (1999) - Bakersfield
Bedroom Type Market Rent Subsidized Rent
Studio N/A $250 - $397
1 BR/1 BA N/A $354 - $505
2BR/1 BA $565 $415
2BR/2BA $637 N/A
3BR/2BA $834 $515
4BR/2BA N/A $552
Source: Laurin Associates, Oct. 1999
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2.2,e(5) Affordabilitv
Affordability is defined as a household spending 30 percent or less
of household income for shelter. Shelter is defined as gross rent or
gross monthly owner costs. Gross rent is the contract rent, plus
utilities. In most cases, the contract rent includes payment for
water, sewer and garbage. "Gross monthly owner costs" includes
mortgage payments, taxes, insurance, utilities, condominium fees,
and site rent for mobile homes.
A total of 27,784 households, which is just over 35 percent of all
households, in the City of Bakersfield pay in excess of 30 percent
of their income for shelter. As expected, renter households had a
higher percentage of households who over pay with 45.9 percent.
However, almost a third of home owners also overpay. The
overpayment situation is particularly critical for renters with annual
incomes less than $20,000 where almost 12,000 households (35.6
percent) are cost burdened.
Table 46
Households By Income By Overpayment (2000)
Renters Owners
Income Range Percent of all Percent of all
Number of Renter Number of Owner
Households Households Households Households
Less than $10,000 5,395 16.3% 1,586 3.4%
$10,000-$19,999 6,369 19.3% 2,343 5.1%
$20,000-$34,999 3,006 9.1% 3,564 7.8%
$35,000-$49,999 360 1.1% 3,129 6.8%
Greater than $50,000 38 0.1% 1,994 4.3%
TOTAL 15,168 45.9% 12,616 27,5%
Source: 2000 Census
,.,,-
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As noted above, almost 46% of renter households pay in excess of
30 percent of their income for shelter. To put this in perspective,
Table 44 shows the current, 2002, income ranges based on the
Area Median Income (AMI) of $40,300 along with the "affordability
range." For instance, very low income families can generally afford
a total of $504 a month for rent and utilities. At that rate, 35 percent
of all renters need some type of subsidy, voucher, or low income
housing unit to fall within established affordability.
Table 47
Affordable Rental Rates
Income RanQe Maximum Affordabilitv
Very Low <$20,150 <$504
Low $20,150-$32,240 $505 - $806
Moderate $32,241-$48,360 $807 - $1 ,209
Above Moderate >$48,361 over $1 ,209
While shelter costs for rental units are generally figured to be
affordable at 30 percent of gross income, households are able to
obtain a mortgage loan based on 35 percent of gross income. This
is subject to individual credit and budgeting conditions and those
with less revolving loan-type debt can generally find financing for a
more expensive home.
For instance, using the income categories, very low income
households in Bakersfield could afford a home in the $75,000
range. Based on the information in Table 40, above, there are
currently 110 homes available in that price range.
Table 48
Affordable Housing Cost
Income Range
Ve Low <$20,150
Low $20,150-$32,240
Moderate $32,241-$48,360
Mort a e 6.5%
$79,738
$127,517
$191,276
Mort a e 7.5%
$72,080
$115,272
$172,908
Table 45 also illustrates the difference mortgage interest rates
make in housing affordability and supports the needs for
government-assisted first-time homebuyer programs.
According to data in Table 38, above, the median price for a single
family home sold in 2002 in Bakersfield was $105,000. At todax,:l1
7.5 mortgage interest rate, a household would require an inCQfiTie'of
62
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Oet06111 %00%
$24,880 a year to qualify. With home prices increasing at about ten
percent a year, home values will be $115,500 in 2003 and will
require an annual income of $26,280. By the end of this housing
element period in 2007, the median value of a single family home
will be $153,730 and will require an income of $35,000 per year
that is still in the "moderate income" range.
63
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2.2.1. AT - RISK HOUSING
California Housing Element Law requires all jurisdictions to include
a study of all low-income housing units which may at some future
time be lost to the affordable inventory by the expiration of some
type of affordability restrictions. The law requires that the analysis
and study cover a five-year and a ten-year period, coinciding with
updates of the Housing Element. There i'lre three general cases
that can result in the conversion of public assisted units:
a PreDavment of HUD mortaaaes: Section 2211d)(31. Section 236
Section 202. and Section 811 - A Section 221 (d)(3) is a
privately owned project where the U.S. Department of Housing
and Urban Development (HUD) provides either below market
interest rate loans or market rate loans with a subsidy to the
tenants. With Section 236 assistance, HUD provides financing
to the owner to reduce the costs for tenants by paying most of
the interest on a market rate mortgage. Additional rental
subsidy may be provided to the tenant. In 1991, capital
advances replaced direct loans for the Section 202 program.
These capital advances are granted to approved low income
housing developers and cover 100 percent of the approved
development costs for low-income elderly residents. The major
difference between the two funding processes is that the capital
advance does not have to be repaid, so the project rental
assistance covers only operating costs, not debt service as
under Section 8. HUD provides the difference between what
tenants pay in rent and what it actually cots the sponsor to
operate and maintain the project. There is no debt service;
capital advances are not loans.
Low income use restrictions on Section 236(j)(1) projects are for
the full 40-year mortgage term. However, owners have the
option to repay the remaining mortgage at the end of the first 20
years,
FHA-insured mortgages under the Section 221(d)(4) program
have no binding use restrictions, The affordability of these
projects is governed by the Section 8 contracts maintained on
the projects which are now approved on a year-ta-year basis.
Because of the uncertain future of the Section 8 program at the
federal funding level, HUD considers projects assisted with
Section 8 contracts at risk. The 1997 Balanced Budget
Agreement committed full-funding to annual renewal of all
expiring Section 8 contracts from Fiscal Year 1998 thtough,
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2002, The FY 2003 budget is currently being debated in
Washington.
The Multifamily Assisted Housing Reform and Affordability Act
of 1997 addresses expiring Section 8 contracts. It provides
authority to HUD to operate a mark-to-market program to (1)
reduce over-subsidized Section 8 contracts, (2) restructure
project financing, and (3) provide funds for rehabilitation needs.
The bill also includes tax legislation to ensure that adverse tax
consequences do not deter owners from participating in the
program. In exchange for favorable tax treatment, owners
would preserve the units at rents affordable to low and
moderate income households.
In addition to instituting these changes in Section 202 program,
the National Affordable Housing Act of 1990 created a separate
program, Section 811, to support the development of housing
for people with disabilities. Prior to 1990, Section 202 funds
could be used to develop housing for disabled persons in
addition to low income elderly.
o Opt-outs and expirations of project-based Section 8 contracts -
Section 8 is a federally funded program that provides for
subsidies to the owner of a pre-qualified project for the
difference between the tenant's ability to pay and the contract
rent. Opt-outs occur when the owner of the project decides to
opt-out of the contract with HUD by pre-paying the remainder of
the mortgage. Usually, the likelihood of opt-outs increases as
the market rents exceed the contract rents,
o Other - Expiration of the low-income use period of various
financing sources, such as Low-income Housing Tax Credit
(L1HTC), bond financing, density bonuses, California Housing
Finance Agency (CHFA), Community Development Block Grant
(CDBG) and HOME funds and redevelopment funds. Generally,
bond financing properties expire according to a qualified project
period or when the bonds mature. The qualified project period
in Bakersfield's bond financed multifamily properties is 15 years.
Density bonus units expire in either 10 or 30 years, depending
on the level of incentives. Also, properties funded through the
Redevelopment Agency generally require an affordability term
of 20 years.
."....;'>.
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2.2.0 Inventory of At Risk Rental Housino Units
The following inventories include government assisted rental
properties in the City of Bakersfield that may be at risk of opting out
of programs that keep them affordable to very low and low income
households over the five year Housing Element Period (2002 -
2007) and for the subsequent five years (2012), Generally, the
inventory consists of Housing and Urban Development (HUD),
Redevelopment Agency, multifamily bonds and Density Bonus
properties. Target levels include the Very Low income group and
the Low income group.
The California Housing Partnership Corporation lists 17 apartment
complexes in Bakersfield that "may" be at risk. Of those, the eight
complexes listed in Table 46 are at moderate risk of being sold out
of the affordable program. Realistically, those with expiration dates
that have passed probably will not be sold for market rate since
owners have not taken any action to do so.
Two complexes have been sold (Sundance Apartments and Villa
Capri Apartments) but the Housing Authority was able to provide
Section 8 rental vouchers for all 214 residents. In addition, the
Housing Authority formed two non-profits for the purpose of
providing affordable housing. The owners of a third, Alta Cresta
Arms, filed notice that they wanted to sell the project. The Housing
Authority has been notified and will make a decision on acquisition
before the end of the year.
Kern Affordable Housing Inc., (KAHI) is a single purpose
501 (c) nonprofit sponsored by the Housing Authority of Kern
County (HACK). It was formed to acquire and operate two
HUD 236 properties within the City that were at risk of
converting to market rate. The Park Real Apartments (16
units) and the Villa San Dimas (36) units will now maintain
affordability for at least the next 30 years (2030).
Golden Empire Affordable Housing, Inc. (GEAHI) operates as
a housing non-profit that has completed construction on two
new complexes but, in addition, they have acquired Village at
East Hills and the Village at Lakeside as rehabilitation
projects using federal tax credits and Fannie Mae financial
bonds. These two complexes provided an additional 394
affordable family units,
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Two other of the 17 complexes (Joshua Tree Apartments and
Magnolia Tree Apartments) have expiration dates in 2015 and 2017
and both are owned by housing non-profit corporations so the level
of risk is low. And the last two, Villa San Dimas and Park Real, are
owned by housing non-profits who do not intend to sell them for
market rate use.
Table 46 lists eight (8) at risk units with possible expiration date from
August 2001 through December 2004. None of the owners of
projects with opt-out dates that have passed - Agua Terrace,
Panorama Park, Pioneer Village Estates, or Woodlane Apartments,
- have filed a prepay notice. The risk as been determined to be at a
"moderate" level for two reasons:
(1) the process of selling out of affordable programs is a
thorough and lengthy process which requires notices to local
government and local housing authorities. In fact Appendix
D of this housing element lists 30 housing non-profit
organizations known to both the State and local governments
as being interested in acquiring at-risk units and maintaining
affordability for the life of the structure.
(2) the City of Bakersfield, the Housing Authority of Kern
County (HACK), and its two housing non-profit organizations
KAHI and GEAHI have continually demonstrated a
willingness and capability to acquire at risk units or - at a
minimum - locate rental subsidy vouchers for those tenants
displaced by the sale as evidenced by the following case.
The Sunny Lane Village Apartments had an insured 221(d)4
HUD Loan with a renewed maturity date of January 1, 2019.
The owners have decided not to renew their contract with
HUD and are in the process of opting out through the Mark to
Markel Program. This action places 40 units of affordable
housing for age-restricted tenants (62 years of age) and
tenants with a mobility handicap at risk. The Housing
Authority is negotiating with the owners to purchase and
preserve the complex. As of July 2002 they are awaiting
HUD approval.
Under HUD regulations, the property owners are required to
provide a six-month notice to tenants prior to opting out. In
1998 the California legislature adopted AB 1701 requiring a
nine-month notice to tenants.
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Table 49
Inventory of AT RISK Assisted Complexes (2002)
# Assisted
Units
Pro"ect
Financin
236(j)( 1 )
lower income
236(j) 1
22
12
A ua Terrace A ts
Alta Cresta Arms
Min Gardens
221 d) 4)
221 d) 4
15 of 75
Panorama Park A ts
66
Pioneer Villa e Estates
South Real Gardens
Summerfield Place
85
20
18
40
278
oration Revised Februa
Families
Families
displaced
families
displaced
families
displaced
families
Families
Families
Families
Risk
Assessment
moderate6
moderate
moderate8
moderate9
moderate10
moderate
moderate
moderate
6 Original Expiration Date was August 2001: owners do not have plans to prepay at this time
7 Earliest Expiration date was Nov 1994; option not exercised; notice not filed to date
8 Original Expiration Date is December 2004; no decision has been made at this time; project is eligible
rorma~4~ma~ffiprogrnm
9 Original Expiration Date was February 2002; no action has been taken: project is eligible for ma~-to-
ma~ffi program
10 Original Expiration Date was January 2002; no action has been taken
1] Original Expirntion Date is June 2003; no decision has been made at this time; project is eligible for
ma~-t~ma~ffi program
12 Original Expiration Date is March 2003, no decision has been made at this time; project is eligible for, ,.
ma~-t~ma~ffi program " .
13 Original Expiration Date was September 2001: owned by limited dividend corporation; no decisioByel
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2.2.h Cost Analvsis
In order to provide a cost analysis of preserving "at-risk" units, costs
must be determined for rehabilitation, new construction or tenant-
based rental assistance.
2.2.h(1) Rehabilitation - the factors used to analyze the cost to
preserve the at risk housing units include acquisition,
rehabilitation, and financing costs. These figures are estimates
since actual costs will depend on condition, size, location,
existing financing and the availability of financing. Local
developers have provided the following information,
Fee/Cost Tvoe Cost per Unit
Acquisition $75,000
Rehabilitation $10,000
Financina/Other $18,000
TOTAL COST PER UNIT $103,000
Table 50
Rehabilitation Costs
2.2.h(2) New Construction/Replacement. The following cost
estimates are estimates based on recent new apartment
construction in Bakersfield. The actual replacement costs for
any of the at risk units will depend on many variables such as
the number of units, location, density, unit sizes, on and off-site
improvements, and both existing and new financing.
Table 51
New Construction/ReDlacement Costs
CosUFee Type Cost Per Unit
Land Acauisition $65,000
Construction $51,000
Financing/ Other $40,000
TOTAL PER UNIT COST $156,000
2.2.h(3) Tenant-based Rental Assistance. Over the last
housing element period two at risk complexes in Bakersfield
were converted to market rate. The Housing Authority was
able to obtain a sufficient number of Section 8 vouchers so
that existing tenants could stay in place, The difficulty in
estimating the per unit cost is that there are so many
variables, starting with the household income of the family
who will occupy the unit. Based on current condition data, it
is assumed that a four person household is very low income,
earning, and $15,295 a year. Shelter affordability wOlJ~(flre{
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$382 a month of which $250 would be attributable to rent. If
the complex converted to market rate, the two bedroom unit
would have an estimated rent of $565. This means
subsidizing the household at $315 per month, or $3,780 a
year. Over 20 years, which is the average afford ability term,
the total rental assistance would be $75,600,
2.2.1. Preservation Resources
Efforts by the City to retain low-income housing must be able to draw
upon two basic types of preservation resources: organizational and
financial. Qualified, non-profit entities need to be made aware of the
future possibilities of units becoming "at risk." Groups with whom the
City has an on-going association are the logical entities for future
participation. A list of potential organizational preservation resources
is provided in Appendix D.
2.2.1. Strateaies to Retain Affordable Units
The following is a list of potential financial resources considered a part
of the City's overall financial plan to deal with retaining affordable units.
The number and availability of programs to assist cities and counties in
increasing and improving their affordable housing stock is limited and
public funding for new projects is unpredictable. The following
programs are local, state and federal programs, Some are managed
locally by the City through funds accessed directly from HUD.
o HOME Program: The HOME Program was created under Title II of the
Cranston-Gonzales National Affordable Housing Act enacted on
November 28, 1990. The City of Bakersfield receives approximately
$1.4 million a year in HOME funds from HUD Approximately $500,000
is available to develop and support affordable rental housing and home
ownership affordability. Activities include acquisition, rehabilitation,
construction, and rental assistance.
o Housing Authority of the County of Kern (HACK) is a Public Housing
Authority with jurisdiction within the City of Bakersfield and the County
of Kern. It administers federal and state funds for its public housing
projects and government assisted housing units such as Section 8
Rent Subsidy. The Housing Authority sponsored a single purpose
non-profit (Kern Affordable Housing, Inc.) to purchase two at risk
complexes, Villa San Dimas and Park Real Apartments to maintain
affordability. HACK was also able to obtain a sufficient number of
rental assistance vouchers to permit residents of two complexes that
converted to market rate to stay in place. HACK will also utilize a
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HOPE planning grant to complete feasibility studies for the conversion
of some public housing to owner-ship status. The analysis will include
strategies for "replacing" the units with additional rental units.
o Community Development Block Grant (CDBG) Funds - The City of
Bakersfield is an entitlement city. An entitlement city is a city with a
population over 50,000 that receives funding directly from HUD, The
City receives approximately $3.1 million from the federal government
annually. The City utilizes CDBG funds for rental and owner housing
rehabilitation activities, infrastructure, public facilities and public
services. Proceeds from those activities are deposited into a revolving
loan fund established from low interest loans for rehabilitation and are
used to retain subsidized housing projects whose federal assistance is
expiring.
o Redevelopment Agency Tax Increment Funds - The City of
Bakersfield Economic and Community Development Department
(ECDD) provides staff support for administering tax increment set-
aside funds for low income housing. by State law, the Bakersfield
Redevelopment Agency (RDA) sets aside 20 percent of the gross tax
increment revenues received from the Redevelopment Area into a low
to moderate income housing fund for affordable housing activities.
The RDA utilizes approximately $800,000 a year to assist both non-
profit and private developers to develop and preserve affordable
housing and for first-time home buyer down payment assistance.
o Community Reinvestment Act (CRA) - Federal law requires that Banks,
Savings and Loans, Thrifts, and their affiliated mortgaging subsidiaries,
annually evaluate the credit needs for public projects in communities
where they operate. Part of the City's efforts in developing
preservation programs will be to meet with the Community
Reinvestment Act Lenders Group organized by the Bakersfield
Economic and Community Development Department to discuss future
housing needs and applicability of the Community Reinvestment Act.
Although an unpredictable resource, it is important to establish a
working relationship for future problem solving.
o Low-income Housing Tax Credit Program (L1HTC) - The L1HTC
Program provides for federal and state tax credits for private
developers and investors who agree to set aside all or an established
percentage of their rental units for low-income households for no less
than 30 years. Tax credits may also be utilized on rehabilitation
projects, contributing to the preservation program.
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The program begins when developers and investors apply for an
allocation of tax credits from the California Tax Credit Allocation
Committee (CTCAC), Tax credits are awarded on a competitive basis
at varying times. Compliance is monitored according to Internal
Revenue Service (IRS) rules and regulations.
Q The Affordable Housing Program (AHP) and Community Investment
Program (CIP) are facilitated by the Federal Home Loan System for
the purposes of expanding the affordable housing supply. The San
Francisco Federal Home Loan Bank District provides local service.
Subsidies are awarded on a competitive basis usually in the form of
low-interest loans and must be used to finance the purchase,
construction, and/or rehabilitation of rental housing.
Q The Urban Predevelopment Loan Program, conducted through HCD,
provides the funds to pay the initial costs of preserving existing
affordable housing developments for their existing tenants. Priority is
given to applications with matching financing from local redevelopment
agencies or federal programs.
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2.2.k. Residential Zoning and Density
To date, the City of Bakersfield has had a large amount of low cost,
easily developed vacant land. While the City regularly offers
density bonuses to developers of affordable housing, only two
subdivisions of 350 have used that bonus. So while it is generally
true that higher density housing reduces the land cost on a per unit
basis and contributes to development of affordable housing, this
has not proven to be the fact in Bakersfield.
Since 1996 the sales price of single family homes in Bakersfield
has increased a little less than two percent a year. The median
sales price in 2002 is $105,000, A three bedroom condominium
can be purchased for $73,000. At the current mortgage rate of 6,0
percent, a family would only require an annual income of $22,000
to afford that unit. $22,000 is considered very low income.
The housing industry always responds to market demand. The City
meets regularly with both non-profit a market rate developers and
lenders, and with the BIA. The City has made it very clear they
welcome residential development and will continue to do so.
The City of Bakersfield Zoning Ordinance provides nine residential
zones with single family detached densities ranging from one
dwelling unit per 20 acres to 7.25 units per acre with density and
overlay bonuses. The multifamily zone provides densities ranging
from 14.5 to 34.8 dwelling units per acre before the density
bonuses are applied.
The City also provides for multifamily housing "by right" in the 201.6
acre Civic Center (CC ) zone in the Downtown area at a density of
14.5 dwelling units to the acre.
In addition, the City's zoning ordinance recognizes the potential for
in-fill construction and allows for the possibility of multifamily
dwellings on lots with minimum lot sizes of 6,000 square feet. This
makes it possible to build units at maximum density on in-fill lots
without requiring the assembling of large parcels of property.
looking toward the future, the City has a policy that permits and
encourages a lot consolidation program and has actually used
imminent domain powers of the Redevelopment Agency to
assemble a lot for the development of a campus type development
on downtown (including multifamily, cottages, and service-based
supportive housing).
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the zoned maximums), approximately 62,449 units could be
constructed. This estimate is based on the following:
Residential growth areas and densities are among issues and
policies addressed in the General Plan. Residential densities are
specified for each residential land use designation, and the General
Plan provides for a wide range of residential densities. Single
family detached housing densities range from one dwelling per five
acres to 7.26 units per net acre. Multiple family densities, including
but not limited to attached, zero lot line and apartments, range from
greater than 7.26 to 34.8 dwelling units per net acre. Land
designated for resource purposes allows minimum lot sizes ranging
from 20 to 80 gross acres.
Zoning districts specify minimum lot size, permitted uses,
conditional uses, building height and front, and rear and side yard
setbacks. Zoning districts further the health, safety and welfare of
the residents. In addressing the minimum lot size, the zoning
districts must be consistent with the densities of the general plan.
Sinole family zoning districts have minimum lot sizes ranging from
6,000 square feet to 10 acres. Limited multiple family and multiple
family districts have minimum lot areas of 2,500 square feet per
dwelling unit to 600 square feet per dwelling unit and minimum lot
sizes of 6,000 square feet. Agricultural zoning districts have
minimum lot sizes of 5 and 20 acres. Table 51 defines the
minimum lot area for the various residential zoning districts,
. ,;,.,""
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The MH (Mobilehome) zone provides for mobilehome subdivisions.
Zoning standards are reduced. A maximum density of seven
mobilehomes per gross acre is allowed. Consistent with Section
65852.7 of the Government Code, the City allows mobilehome
parks and subdivisions on all land designated by the General Plan
for residential use, Development standards are less stringent than
for conventional residential development.
The PUD (Planned Unit Development) zone allows for a density
based on the underlying general plan designation. Within the
perimeters of the general plan designation, development may be a
combination of uses including multifamily. The Planning
Commission approves development standards.
The City's development standards are applicable to residential
zoning districts. Development standards include, but are not limited
to, building height, yard setbacks, lot area, site plan review, parking
space requirements and parkland requirements, These
requirements were adopted through the public hearing process and
reflect the minimum standards thought necessary for protection of
the public.
The City has adopted a local subdivision ordinance that implements
the requirements of the State of California Subdivision Map Act.
This ordinance sets forth the rules and requirements for the division
of real property. The City has limited discretion when acting on a
subdivision map, Other than implementing the State Map Act
requirements, the City primarily insures that the map is compliance
with the conditions of the California Environmental Quality Act, and
that the map is consistent with the general plan and zoning.
When a developer proposes a housing development state law
requires that the city provide incentives for the production of low-
income housing. A density bonus agreement between the
developer and city is used to set forth the incentives to be offered
by the city and the requirements of the developer. Such an
agreement requires that 25 percent of the units in the development
be made available for low income families and that those units,
whether they are for sale or rent, shall remain available for low
income persons for a period of thirty years. Since July 1, 1992 the
City of Bakersfield has had an ordinance to implement the state law
covering density bonuses.
The City has expanded its zoning ordinance to provide a HD
(Hillside Development) combining zone. As development potential
in the northeast area occurred with the new sewer and w~!W,
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infrastructure, the foothill area of the City required specialized
zoning standards to ensure appropriate development. This HD
Combining Zone contains specific standards for driveways,
emergency secondary access, fire scape plant selections,
defensible space requirements and specific grading requirements.
Consistent regulations facilitate the processing of land division
requests as uniform development standards are now available.
Other provisions of the Zoning Code include (1) defining Homeless
shelters as "food and/or shelter service agency" and not a
"residential use of property." As a result they are permitted in all
zone districts, subject to a Conditional Use Permit (CUP). In this
case, a CUP is presented to the Planning Commission for decision
at a public hearing. The City of Bakersfield Planning Commission
approved the existing Bakersfield Homeless Shelter in an industrial
area near the downtown over citizen protests. (2) The City allows
second dwelling units on owner-occupied lots with approval by the
Planning Director. (3) Group homes for six or fewer persons are
permitted within a residential zone. Those for seven or more
residents are permitted in all commercial zones and in residential
zones with a Conditional Use Permit approved by the Planning
Commission.
2.2.1 On- and Off-Site Imorovements
For residential projects the City requires both on- and off-site
improvements. These include: curb/gutter and drainage facilities,
sidewalks, paved streets, landscaping and water and sewer
service. Such improvements are required as a condition of the
subdivision map, or if there is no required map, improvements are
required as part of the building permit. These on- and off-site
improvements promote the health, safety and general welfare of the
public.
Curbs/gutters and drainage facilities direct storm and runoff water
out of residential developments. City roadways are required to be
paved. Pavement creates an all-weather roadway, facilitates
roadway drainage and reduces dust. It also produces a high speed
circulation system and facilitates relative safe traffic movement.
Roadways are classified in the City according to traffic needs.
They are as follows:
o Arterial - 6 lanes, 90 feet wide, 110 foot right-of-way
o Collector - 4 lanes, 68 feet wide, 90 foot right-of-way
o Local - 2 lanes, 40 feet wide, 60 foot right-of-way
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Arterials and collectors are designated on the General Plan
according to existing and projected needs. Arterials are normally
located at one mile intervals, while collectors are at one-half mile
intervals. Local streets are located as needed throughout
residential development. Developers are responsible for
development of roadways associated with the residential project
and also participate in regional transportation system improvements
through payment of a Traffic Impact Fee (refer to discussion in
Section 2.3, Constraints, Efforts, and Opportunities).
As noted in the Zoning Code, the City clearly recognizes that
reduced densities can result in more affordable residential
development - in that same vein, the City also acknowledges that
infrastructure costs add to the cost of housing. The City has
adopted a program that will rebate 25 percent of the traffic impact
fee to developers of affordable housing. And, this fee may be
waived entirely for projects which can clearly demonstrate that the
fee (alone) will increase the cost of the housing from low income
affordability to moderate income.
Sidewalks are for movement of pedestrian traffic. Where sidewalks
are available, safety of pedestrian traffic is enhanced, particularly
for school-age children.
In addition, the Consolidated Plan Objectives for the years 2000 -
2005 include funding in low income and blighted neighborhoods
that will provide street reconstruction for approximately 5,000
people; approximately 10,000 linear feet of streetscaping and
landscaping; reconstruction of about 50,000 square feet of
deteriorated sidewalk; and installation of street light upgrades for
about 2,000 people.
Landscaping of medians and parkways is required for both "arterial"
and collector" roadways. Such landscaping would include, but not
be limited to, shrubbery, trees, grass and decorative masonry walls.
Landscaping contributes to a cooler and more aesthetic
environment in the city by providing relief from developed and
paved areas. In hillside areas, landscaping helps prevent erosion.
Median and parkway landscaping is installed by the developer of
the subdivision tract and maintained by a property owners
association.
Development of and connection to municipal water and sewer
services are required as a condition of tract maps. Water service is
necessary for a constant supply of potable water. Sewer services
are necessary for the disposal of liquid waste. These off."sile-
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requirements allow for the development of much higher residential
densities.
Objectives for the period 2000-2005 also include funding for
approximately 5,000 linear feet of piping and related appurtenant
improvements to upgrade or replace water main systems in low
income neighborhoods. The City will also provide new or
reconstnucted sewer lines for approximately 200 homes in low
income neighborhoods.
2.2.m, Available Residentiallv Zoned Land
Tables 54 through 58 provide a summary of available residentially
zoned land throughout the City of Bakersfield. Individual tables
indicate the acreage suitable to accommodate very low, low,
moderate and above-moderate housing is also identified, by zoning
classification and unit capacity.
Of the approximately 60,370 units that could be constnucted, over
15, 500 units (or 26 percent) are suitable for very low or low income
housing. Approximately 17,900 units (or 30 percent) could be
constructed for moderate income housing, and approximately
26,900 units (or 44 percent) could be available for above-moderate
housing. A compilation of available vacant residentially-zoned lots
(identified by Kern County Assessor's Parcel Number) is contained
in Appendix E.
Land most feasible for ease of residential development and
immediate availability is located in the northwest and southeast
portions of the City. Development potential varies based on the
geographical location of land.
The current development trend is to the southeast where the City of
Bakersfield is using CHAFA-HELP 1 funds to assist five developers
to build single family homes for low and moderate income
households. They are also making HOME first-time homebuyer
funds available.
The City has also made California Rural Gold program funds
available for mortgages and down payment assistance. While this
is generally available city-wide, the southeast area has significant
amounts of vacant land currently zoned for housing~
According to the City's Zoning Ordinance, multifamily housing can
be built on any in-fill lot in the City's Downtown area. In that regard,
the City has assisted developers of two low income housing tax'
78
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credit projects with Redevelopment Agency Set-aside funds. Two
currently planned projects are: (1) the old 7.2 acre Foundry Site
just north of Central Park where 73 mixed-income units will be built;
and (2) in the Old Town Kern project area where the Housing
Authority is developing a 50 unit senior citizen complex using
Section 202 funds.
While there is developable land in the northeast, there are
numerous development obstacles such as: topography (foothill
terrain), seismic zones identified in the Alquist-Priolo studies.
inadequate accessibility, relative isolation and petroleum
production. The lack of infrastructure was previously identified as a
development constraint in the northeast area; however,
construction of comprehensive water and sewer systems
throughout the area has significantly enhanced its development
potential. With the variety of zoning classifications, development
can occur or will be accommodated to consider the topography,
seismic and petroleum production conditions in the northeast.
According to the State Department of Housing and Community
Development's" Housing Resources - Q&A," - "The analysis of the
relationship of suitable sites to zoning provides a means for
determining the realistic number of dwelling units that could actually
be constructed on those sites within the current planning period of
the housing element. The analysis should also identify the zones
the locality believes can accommodate its share of the regional
housing needs for all income levels. "
Tables 54 through 58 are a listing of vacant parcels by zone
classification along with the conservative unit capacity for those
parcels. A total of 14,510.63 acres are currently zoned for homes
in the City of Bakersfield that will accommodate 62,449 new
housing units - more than four times the number needed to meet
the City's current Regional Housing Needs Assessment of 13,805
new units to be built by 2007.
Current multifamily zoned land in Bakersfield can accommodate
15,447 multifamily units which is more than sufficient, by itself, to
meet the City's housing demand as evidenced by the current
RHNA. However, as noted throughout this report, the City is also
concerned about making single family homes available to as many
low income households as possible through mortgage and down
payment assistance. Single family homes for low income families
can be located in any residential zone.
'. ..~,," ':
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It is recognized that multifamily zones represent 7.2 percent of the
total land zoned for residential development. That will
accommodate over 15,000 multifamily units at an average density
of 14.7 units to the acre. The City will continue to meet with the
development community to ensure that this sufficient to meet
market demand and will monitor zone change requests on a
quarterly basis at the time the GIS data is being updated.
Table 53
Acreage and Units to Meet Current RHNA
Current Zoning Current Zoning Current Zoning
Income Category Multifamilv Sinale Familv Total
and RHNA Acreaae Units Acreaae Units Acreaae Units
Very Low
3175 units 294.95 3,877 796.0 3,891 1,090.95 7,768
Low
2,34 7 un~s 185.83 2,541 1,544.32 6,401 1,730.15 8,942
Moderate
2,761 units 215.6 3,382 4,657.12 15,150 4,872.72 18,532
Above Moderate
5,522 units 343.5 5,647 6,463.51 21,560 6,816.81 27,207
TOTAL 1,049.68 15,447 13,460.95 47,002 14,510.63 62,449
13,805 units
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2.3 CONSTRAINTS. EFFORTS AND OPPORTUNITIES
The purpose of this chapter is to analyze potential and actual
governmental and non-governmental constraints on the
maintenance, improvement and development of housing in the City
of Bakersfield. A discussion of Bakersfield's efforts to remove
constraints is included as well as efforts to promote energy
conservation.
2.3.a. GOVERNMENTAL CONSTRAINTS
2.3.a(1) State and Federal Policv
Actions or policies of numerous governmental agencies, whether
involved directly or indirectly in the housing market, can impact the
ability of the private sector to provide adequate housing to meet
consumer demands. One example, the impact of federal monetary
policies, and the budgeting and funding policies of a variety of
departments can either stimulate or depress various aspects of the
housing industry. Local or state government compliance or the
enactment of sanctions (sewer connection or growth moratoriums) for
noncompliance with the federal Clean Air and Water Pollution Control
Acts can impact all types of development.
State agencies and local government compliance with state statutes
can complicate the development of housing. Statutes such as the
California Environmental Quality Act and sections of the Government
Code relating to rezoning and General Plan amendment procedures
can also act to prolong the review and approval of development
proposals by local governments, In many instances, compliance with
these mandates establishes time constraints that cannot be altered
by local governments.
Local governments exercise a number of regulatory and approval
powers which directly impact residential development within their
respective jurisdictional boundaries. These powers establish the
location, intensity, and type of units that mayor may not be
developed. The City's General Plan, zoning regulations, project
review and approval procedures, development and processing fees,
utility infrastructure, public service capabilities, and development
attitudes all play important roles in determining the cost and
availability of housing opportunities in Bakersfield,
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2,3.a(2) Land use controls
In terms of land use controls, the General Plan is of paramount
concern. This policy document not only establishes the location and
amount of land that will be allocated to residential development, but
also establishes the intensity of development (in terms of unit
densities and total number of units) that will be permitted. While
nearly all components or elements of the General Plan contain goals
and policies that influence residential development, it is the Land Use
Element that has the most direct influence.
The City of Bakersfield Development Standards do not contain any
unduly restrictive provisions. Building height, setbacks, lot areas,
and parking are generally within the range of other cities in the
State. Open Space provisions (parklands) only apply when the
population of the development will exceed 1000 persons,
Table 59
Development Standards by Residential Zone
r Yard Setback Open
Zone District Bldg Minimum Lot Lot Area Parking Space
Height Front Side2 Rear Area Per DU Spaces (parks) 1
E Estate 35' 25' 5' 25' 10,000 NA 21DU Yes
R-S Res Suburban 35' 25' 5' 25' 24,000 NA 21DU Yes
R-1 Sinale Familv 35' 25' 5' 25' 6,000 NA 21DU Yes
R-2 Muttifamily 2.5 stories
35' 3 5' 25' 6,000 2,500 1.5/DU Yes
R-3 Muttifamilv 35' " 5' 15' 6,000 1,250 1.5/DU Yes
R-4 Muttifamily 4 stories
35' 3 5' 15' 6,000 600 1.5/DU Yes
MH Mobilehome 1 story Max Density
15' 15' 5' 5' 7 lots/acre NA 21DU Yes
PUD Planned Unn - - - 1 acre - 1.5IDU Yes
R-H Res Holdina NA NA NA NA 20 acres NA 21DU Yes
Source: City of Bakersfield Zonina Ordinance
2.3.a(3) Local Entitlement Processina and Fees - Two aspects of
local government have been criticized as placing undue burdens on
the private sector's ability to build affordable housing. These are:
(1) the fees or other exactions required of developers to obtain
project approval and, (2) the time delays caused by the review and
1 Two and one half acres per one thousand persons.
2 Minimum side yard of a comer lot is 10 feet on side street frontage.
3 Determined at Site Plan Review
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approval process. Critics contend that lengthy review periods
increase financial and carrying costs and that fees and exactions
increase expenses. These costs are in part passed onto the
prospective home buyer in the form of higher purchase prices or
rents.
As part of the City's continuing assessment of development
constraints, the Planning Division made a survey of eight regional
jurisdictions (Cities of Fresno, Escondido, Merced, Modesto,
Riverside, Santa Barbara, and Stockton and Kern County). The
assessment determined that the average total fees for development
of an average project in eight regional jurisdictions are $14,390.
The same fees in Bakersfield total $11,495.
A survey of the planning application fees charged by the City of
Bakersfield is generally lower than cities outside Kern County, but
is comparable to Kern County fees. Smaller cities in Kern County
generally have lower application fees. Kern County charged a fee
of $850 plus $25/lot for a zone change, plus the cost of the
environmental document ($1,610 for an Initial Study and Negative
Declaration).
Table 60
Planning Application Fees - Surrounding Jurisdictions
General Plan Zone
Jurisdiction Amendment Chance Tract Map Variance
City of $3,552 (env. $2,537 (env.
Bakersfield doc.fee doc. fee $2,314 $1,096
included) included)
City of Shatter $574 plus $250 $570 plus $250 $1,850 plus $540
env. doc. env. doc. $25/1ot plus
$250 env. doc.
City of Santa $10,000 plus $12,300 $9,070 plus $3,910
Clarita deposit for env. deposit plus env. doc.
doc. cost of env.
doc.
Kern $1,185 plus $850 plus $330 plus $650 plus
County env. doc. cost $25/lot plus $25/lot plus $25/lot
env. doc. env. doc.
Source: Cny of Bakersfield Planning Dept. Application Fees, June 1, 2001. Kem County Resource
Management Agency Land Development Services fee Schedule, Sept. 2000. City of Shatter Fee
Schedule, Amil 2002. City of Santa Clama Planning Division Fees, October 2001.
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The time required to process a project varies tremendously from one
project to another and is directly related to the size and complexity of
the proposal and the number of actions or approvals needed to
complete the process. The following chart identifies the most
common steps in the entitlement process. It should be noted that
each projecl does not necessarily have to complete each step in the
process (i.e., small scale projects consistent with General Plan and
zoning designations do not generally require Environmental Impact
Reports, General Plan Amendments, Rezones, or Variances). Also,
certain review and approval procedures may run concurrently. Since
a majority of Environmental Impact Reports (EIR) are prepared in
response to a General Plan Amendment request, these two actions
are often processed simultaneously. Bakersfield also encourages the
joint processing of related applications for a single project. As an
example, a rezone petition may be reviewed in conjunction with the
required, site plan, a tentative tract map and any necessary
variances. Such procedures save time, money and effort for both the
public and private sector.
Table 61
Development Review and Approval Procedures
City of Bakersfield
Action/Request Processing Time Comments
Environmental Impact Report 4-6 Months Processing and review time limits controlled
(Fee: actual cost to prepare - through CEQA. Accepted by decision
$3,552 min. deposit) making bodv
Negative Declaration 3-4 Weeks Processing time can be extended if the
(Fee: Included in project project has a longer review and approval
application fee) period. Adopted bv decision-makina bodv.
General Plan Amendment 4-6 Months Gov. Code Section 65358 limits the number
(Fee: $3,553, single element; of times any element of the General Plan
$4,060, multiple elements) can be amended each calendar year.
Approved by the City Council upon
General Plan Amendment recommendation by Planning Commission
and Zone Change processed
Simultaneously
(Fee: Map Change - $4,166
Map & Text Change-
$4,567)
Zone Change 90 days Certain procedures and time limits
(Fee: $$2,537) established by Gov. Code Sections 65854-
PUD & PCD 65857. Approved by the City Council upon
(Fee: $3,045) recommendation by the Planning
Commission
Parcel Map 7 weeks Approved by the Planning Commission
(Fee: $$1,875)
Continued next page.:......
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Table 61 - Continued
Action/Request Processing Time Comments
Tentative Tract Map 7 weeks Approved by Planning Commission
(Fee: $$2,314)
Variance 90 days Approved by Planning Commission
(Fee: $$1,096)
Administrative Adjustment 3-4 Weeks Approved by Zoning Administrator
(Fee: $$343 - $446)
Site Plan Review 3-4 Weeks Staff level review
(Fee: $103 - $1,539)
In development jargon - time is money! That is true of whatever type
of a project is under construction, but particularly true for affordable
housing with its smaller profit margins. Recognizing that fact, the City
of Bakersfield has developed an innovative program entitled "Team
Bakersfield." Under this program, whichever city employee is the first
person to assist the developer then becomes the sole contact for that
developer for that project. That staff member will lead the developer
through approvals, permits, inspections, and even financing.
With this in mind, the City also has a one-stop in-take counter where
multiple applications can be made at the same time. Also, the costs
for some fees (traffic, park) and permits for affordable housing are
reduced and the costs for zone changes and general plan
amendments for affordable housing are subsidized by the City
General Fund.
A majority if the processing times referenced in Table 61 are
established by law and/or are subject to statutory public hearing and
comment periods.
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The following discussion outlines the level of review required for
various permits and timelines associated with those reviews.
Ministerial Permits Issued by Development Services
. Single family dwelling
The permit is issued the same day as requested if all
required documentation is correct.
Discretional permits issued by Development Services.
. Multifamily residential
Site plan review process is required for multifamily
residential projects. Three day review for completeness,
then processing for 45-day public review, environmental
document and public hearing. Virtually all multifamily
projects are processed with a negative declaration which has
only a 20-day review period.
Discretionary permits issued by Board of Zoning Adjustment.
. Zone modification
. Conditional use permits
The process includes a three day review period for
completeness, a 45-day processing for environmental
documents, and a public hearing in front of the Board of
Zoning Adjustment. Decisions may be appealed to the
Planning Commission.
Environmental Impact Reports (EIR) are rarely required.
Approximately one project out of 200 require one. This
means it happens only once every five years for this
category of permit When required, processing of an ErR
requires eight to ten months.
Discretionary permit issued by Planning Commission.
. Tentative tract map
A tract is almost always processed with a negative
declaration.
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Discretionary permit review by Planning Commission prior to
City Council.
. Zone change
. General plan
. Special site plan review
Three days for completeness determination. Maps sent to
agencies for review - 30 days. The negative declaration is
sent for a 20 day review and the notice to property owners
and newspaper notice all take place simultaneously. This
means that the tract maps, zone change, and special site
plan reviews only take a total of 60-days. The Planning
Commission hearing is normally within 90 days of submittal
for general plan amendments and related zone changes.
If there is no appeal then Planning Commission decision is
final. If the application is denied, the applicant may appeal
the decision to the City Council within ten days.
Some general plan amendments require environmental
impact reports, so this type of project frequently takes 8 to
10 months. City council meetings are held within 45 days of
Planning Commission hearing.
Table 62
Discretionary Permits
City of Bakersfield
Decision Maker
Develo men! Services De artment
Development Services De artment
Board of Zonin Ad'ustment
Board of Zoning Ad'ustment
Plannin Commission
Cit Council with Plannin Commission Review
Cit Council with Plannin Commission Review
Cny Council with Plannin Commission Review
,,,
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The single most important improvement to the development
process has been the initiation of "Team Bakersfield" in the City's
Development Services Department. It provides a personal one-on-
one relationship between an applicant and a City employee. Team
Bakersfield provides a single point of contact for all dealings with
the City, including other department review, application and permit
processing, and inspections. This one-stop support helps eliminate
challenges caused by red tape and ensures that affordable housing
developments are fast-tracked through the system.
Fees, land dedications, or improvements are also required in most
instances to provide an adequate supply of public parkland and to
provide necessary public works (streets, sewers, and storm drains) to
support the new development. While such costs are charged to the
developer, most, if not all, additional costs are passed to the ultimate
product consumer in the form of higher home prices or rents.
The significance of the necessary public works improvements in
determining final costs varies greatly from projecl to project. The
improvements are dependent on the amount of existing
improvements and nature of the project.
The City has additional fees that are charged to new development.
Both the City and County collect the Habitat Conservation Fee,
currently $1,240 per gross acre, within the Metropolitan Bakersfield
area. The school impact fees of $2.05 per sq. ft. for residential
projects and $0.31 per sq. ft. for commercial projects, are
considered "typical." Some school districts have adopted slightly
different fees. A park fee of $635 per residential unit is imposed, as
is a Strong Motion Instrumentation (seismic) fee of $10 per
$100,000 of assessed valuation for residential projects. Sewer fees
for residential construction are: single family - $2,100 per unit;
multifamily (1 bathroom) - $1,330 per unit; and multifamily (2 or
more bathrooms) - $1,520 per unit.
A Traffic Impact Fee is assessed to each new housing unit
constructed within the Metropolitan Bakersfield area by both the
City of Bakersfield and Kern County.
Twenty-five percent of the City's traffic impact fee is rebated to
developers of affordable housing. The entire fee can be waived if it
can be clearly demonstrated that the fee (alone) will increase the
cost of the housing so that it is no longer affordable to low income
households.
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Table 63
Traffic Impact Fee Schedule (2002)
Residential Units Traffic Impact Fee
Sinale Family $2,197 per unit
Multiole Familv $1,471 per unit
Source: cny of Bakersfield Plannina Department, Application Fees, June 1, 2001
Compliance with numerous governmental laws or regulations can
also add to the cost of housing. Requirements which relate to site
coverage, parking, and open space within developments can
indirectly increase costs by limiting the number of dwelling units
which can occupy a given piece of land. This is especially true with
larger units when the bulk of the buildings and increased parking
requirements occupy an increasing share of the site. In some
instances, developers must decide whether or not to build smaller
units at the maximum allowable density or fewer larger units at a
density less than the maximum. Either solution can have different
impacts on the housing market.
During the Consolidate Plan Update process, the City made a
commitment to developing a process for an overall collaborative
effort to link needs and develop compatible and cooperative
programs from all sources.
Building a higher number of small units can reduce costs and provide
additional housing opportunities for smaller households but does not
accommodate the needs of larger families. Bigger units can be made
available to families but because of their size and lower density, the
cost of these units is higher.
Other development and construction standards can also impact
housing costs. Such standards' may include the incorporation of
additional design treatment (architectural details or trim, special
building materials, landscaping, and textured paving) to improve the
appearance of the development. Other standards included in the
Uniform Building Code state regulations regarding noise transmission
and energy conservation can also result in higher construction costs.
While some of these features (interior and exterior design treatments)
are included by the developer to help sell the product in the
competitive market, or some features (energy conservation regula-
tions) may actually reduce monthly living expenses, all add to the
initial sales price, which is becoming an increasingly difficult hurdle for
many new home buyers. ' "" .
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Specifically, compliance with SB 520 (Article 10) is met by permitting
supportive multifamily or single family housing for the disabled in any
residential zone that permits non-designated single or multifamily
housing. Over the last housing element period, 196 units of disabled
designated housing were constructed in downtown Bakersfield and in
the southeast area. In addition, the City provides $2,500 grants to
disabled persons to improve access and mobility in their homes.
Over the current housing element period, 50 new units for the
mentally disabled will be constructed, as well as 35 units of disabled
designated housing and 160 units of senior citizen disabled housing.
An additional 40 units of developmentally disabled housing will also
be developed. The City will continue to fund out-reach programs at
the County Mental Health facility.
The City of Bakersfield offices are handicapped accessible. Disabled
applicants are treated with the same courtesy as all applicants. They
are provided one-on-one assistance to complete the forms for zoning,
permits, or other building applications. The City will reasonably
a=mmodate any specific verbal or written request for assistance.
Applications for retrofit are processed over-the-counter in the same
process as for improvements to any single family home.
Requests for group homes, special needs housing, and supportive
housing are processed through Team Bakersfield that assigns one
City employee to be the point-person for the complete application,
processing, and permitting process. This reduces processing time
and provides one-stop coordination for all municipal actions and
approvals.
The City of Bakersfield continually reviews its ordinances, policies
and practices for compliance with fair housing laws. A recent review
resulted in a broadened and revised definition of "family" to include
State and federal definitions relating to unrelated adults.
All multifamily complexes are required to provide handicapped
parking at a rate of one for every 20 non-handicapped spaces. The
City works with the developers of special needs housing and will
reduce parking requirements if the applicant can demonstrate a
reduced need for parking.
The City permits group homes with less than six persons in any
residential zone without restriction or additional permits. This allows
proponents to locate these facilities in any area they can afford
without addition development or permit costs. It is a market issue not
jurisdictional.
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Group homes with more than six persons are permitted in all
commercial and civic center zones without additional action and in
residential zones with a Conditional Use Permit from the Planning
Commission at a noticed public hearing. There are no regulations
relating to the siting of special needs housing in relationship to
distance or location to one another.
The City of Bakersfield holds public hearings for every change or
amendment to any ordinance, policy, program, procedure, funding,
and other similar actions. There is no public comment request for the
establishment of a group home for six or less persons. Requests for
group homes of more than six persons are determined at a noticed
public hearing before the Planning Commission. Property owners
within 300 feet of the site are noticed and may attend and comment.
There are no special conditions for group homes that also provide
services if there will be six persons or less in residence or if the larger
facility is located in a commercial zone or civic center. However, If
the larger facility is planned in a residential zone the service
component will become a part of the Conditional Use Permit process
outlined above.
2.3.a(41 Buildino Codes and Enforcement
Compliance with Building Code standards often adds to the cost of
construction but is seen as necessary to protect the health, safety
and welfare of the citizens. Compliance results in greater
construction costs up front but ensures that the buildings retain
their structural integrity.
The City of Bakersfield does not have any amendments to its
building codes that might diminish the ability to accommodate
persons with disabilities.
Also, the City uses the CALDAG Book, an interpretive manual that
shows the correlation between federal and state rules, regulations,
and guidelines for compliance with ADA and California requirements.
And, the City has adopted these design elements into their building
code.
The City of Bakersfield will ensure that its ordinances comply with the
provisions of Chapter 671 pertaining to reasonable accommodation.
In 1997 the City of Bakersfield adopted the Uniform Building/~()(je .
(UBC), Uniform Housing Code, and the Uniform Code fi5r th.e ~
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Abatement of Dangerous Buildings. New structures must conform
to the standards of the UBC. In addition, the City has adopted the
following amendments to the UBC: dust abatement, fee schedule,
geological and flood hazards, concrete quality and mixing,
excavation and grading, application procedures, plan review fees,
grading permits and fees, Uniform Mechanical Code and
amendments for LPG appliances, need for Type 1 hood,
condensate disposal, Uniform Code For Abatement of Dangerous
Buildings and enforcement, procedures for work by private contract,
and repair and demolition fund; Uniform Plumbing Code and
minimum plumbing facilities, water heater floor support, installation,
inspection, and testing of water piping, and testing for swimming
pools; sewer required if connection is within 1000 feet of property
line, appliance connectors for mobile home gas, Electrical Code
permits and meter-re-set, special requirements for rigid metal
conduit, service equipment protection, swimming pool panel board
grounding, Uniform Sign Code repainting or cleaning, real estate
sign limits, Fencing, Swimming Pools, Spas, and Hot Tubs,
protective enclosures, doors and gates, extension of time, Pay
Toilets Prohibited, Uniform Housing Code standards provide for
repair of existing dwellings under the building code criteria in effect
at the time the dwelling was constructed. The Uniform Housing
Code is not applicable to structural modifications or additions. The
Uniform Code for the Abatement of Dangerous Buildings applies to
all buildings, old or new. The primary thrust of this code is safety.
These building codes ensure structural integrity, and facilitate the
City's efforts to maintain a safe housing supply.
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2.3.b. NON-GOVERNMENTAL CONSTRAINTS
The ability to address the underserved needs of the citizens of the
City of Bakersfield must overcome a variety of obstacles, many of
which are beyond the scope of municipal governments. The
responsibility for identifying, responding to, and mitigating these
needs rests with the agencies providing services. Funding
limitation exist at all levels.
The private market influences the selling and rental prices of all types
of housing. This includes existing and new dwelling units. While
actions within the public seclor play important parts in determining the
cost of housing, the private sector affects the residential markets
through such mechanisms as supply costs (i.e., land, construction,
financing) and value of consumer preference.
2.3.b(1) Availabilitv of FinancinQ
Another constraint affecting housing costs is the cyclical nature of the
housing industry. Housing production can vary widely from year to
year with periods of above-average production followed by periods of
below-average production. Fluctuations are common in most
industries but appear to be more dramatic in the homebuilding sector
because of susceptibility of the industry to changes in federal fiscal
and monetary policies. Bakersfield has a relatively stable housing
market despite interest rate fluctuations. Building permits for new
residential units average 1,728 units per year since 1991.
One significant component to overall housing cost is financing.
After decades of slight fluctuations in the prime rate, the 1980's saw
a rise in interest rates that peaked at approximately 18.8 percent in
1982. As the decade closed and the economy weakened, the
prevailing interest rate was around ten percent. The decade of the
1990's saw interest rates drop dramatically, fluctuating between six
and eight percent. Through 2002, the rates on a 30-year fixed rate
mortgage have varied between six-and-a-half and eight percent,
roughly. The substantial drop in the cost of fixed rate mortgages
and the widespread use of adjustable rate mortgages have
sU,bstantially decreased the effects of financing on the purchase of
a home.
Interest rates impact housing costs in two ways. First, the costs of
borrowing money for the actual development of the dwelling units are
incorporated directly into the sales price or rent. Second, the interest
rate of the homebuyer's mortgage is reflecled in subsequent moo&/i\ly
payments. Often the monthly costs are more criticallO the
p.
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homeowner than the final sales price. As such, variations in interest
rates can price many consumers out of the housing market. For
example, a 30-year loan of $105,000 financed at 6.5 percent
translates into a monthly payment of $597 while a similar loan at 7.5
percent increases the payment to $661 per month.
The following table shows the current cost of a single family home
($105,000) and the annual income required and the estimated cost
of that same home, adjusted for inflation, over the next five years.
Over the housing element period, households with a "moderate
income" level can afford the median priced home in Bakersfield.
Table 64
Effects of Interest Rates on Monthly Payments
House
Price
105 000
115 500
$127 000
139 755
$153 730
105 000
115 500
127 000
$139,755
153730
Down
Pa ment
Loan
Amount
Monthly
Pmt
597
657
$723
795
$875
661
727
780
$879
967
Annual
Income*
23 880
26 280
$28 920
31 800
35,000
26 440
$29 080
31 200
35 160
38 680
The cost of residential land has a direct impact on the cost of a new
home and is, therefore, a potential non-governmental constraint.
The higher the land costs, the higher the price of a new home.
However, like the costs for homes, land in Bakersfield is still among
the most affordable in the State. Current vacant land listings range
from a half-acre lot near the golf course for $98,000 to an R-2 lot in
southeast Bakersfield for $15,000.
6.5% Interest
10 500
11 550
$12,705
13 976
$15 373
94 500
103 950
$114,345
125 779
$138 357
7.5% Interest
94 500
103950
114 345
125 779
138 357
2.3.b(2) Cost of Land
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In early 2002 the Housing Authority paid $1.6-Million for a 7.3 acre
site in downtown Bakersfield for the construction of 73 mixed
income housing units.
Table 65
Vacant Land Costs
Area Lot Size Potential DU I Total Cost Est. Cost per Lot
Multifamily
SE Bakersfield 1 acre R-2 - 16 u $72,000 $4,500 per unit
E Bakersfield .52 acre R-3-12u $55,000 $4,583 per unit
SE Bakersfield 1 acre R-2-16u $79,950 $4,997 per unit
SE Bakersfield 2.4 acres R-3 - 84 u $65,000 $1,000 per unit
electrical wires run through
property; requires wide set-
backs
E Bakersfield .753 acre R-3 - 27 u $87,000 $3,222 per unit
SW Bakersfield .928 acre R-2 -16 u $65,000 $4,063 per unit
W Bakersfield .172 acre R-3 - 3 u $54,950 $18,317 per unit
Sinale family
NE Bakersfield 20 acres 145 $120,000 $827 undeveloped
SW Bakersfield 20 acres 1 $100,000 $100,000 out of town
SW Bakersfield 20 acres 1 $70,000 $70,000 out oftown
NE Bakersfield % acre 1 $98,000 $98,000 Country Club
Central Bakersfield 18,000 sf 3 $72,500 $24,167 R-2 permitted
NE Bakersfield 1/3 acre 1 $65,000 $65,000 Country Club
SW Bakersfield 855x473 sf 2 $65,000 $32,500 R-2 permitted
SE Bakersfield 6,000 sf 1 $15,000 $15,000 R-2permitted
Source: t<JN Associates, Realtors in Kern Couniv, Mav 2002
2.3.b(3l Cost of Construction
The costs of labor and materials have a direct impact on the price of
housing and are the main components of housing cost. Residential
construction costs vary greatly depending upon the quality, size, and
the materials being used.
In 2002, construction costs range between $66.76 and $91.71 per
square foot for single family units.
In 2002, construction costs range between $75.07 and $96.16 per
square foot for wood frame apartments.
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The Housing Authority has just completed the construction of a 50
unit apartment complex in downtown Bakersfield, The cost per unit
for that project was $156,000.
As noted throughout this housing element, land costs in the City of
Bakersfield are affordable to developers of all types and costs of
housing. The City has the most affordable housing of any urban
area in the State of California. While this is expected this situation
will continue for the housing element period (to 2007), the City
collects development cost and location data on a regular basis and
publishes it in the quarterly newsletter "Blueprints." This ensures
that City officials are aware of and track any changes to supply and
cost. If land costs increase or availability decrease the City can be
proactive to direct available funds toward affordable residential
development or to zone additional land to accommodate very low
and low income apartments and/or single family homes.
Product design and consumer expectations also influence the types
and styles of units being constructed in this area. Today's new
homes are quite different than those produced during the 1960's.
Numerous interior and exterior design features (larger master
bedroom suites, microwave ovens, trash compactors, dishwashers,
wet bars, decorative roofing materials, exterior trim, and architectural
style) make it difficult to make direct comparisons in costs over the
years. In a highly competitive and sophisticated market such as
Southern California, many consumers consider these "extra touches"
as necessities when buying a new home. While the basic shelter or
"no frills" house has met with varying degrees of consumer
acceptance, the high costs of homeownership may lead to a return to
less complicated designs.
A significant constraint to many families is the specific design features
(lack of recreational facilities or unit size and design) in individual
projects that are not suited for children. In addition, design features
such as stairs, hallways, doorways, counters, and plumbing facilities
restrict access to handicapped persons.
2.3.c. CONSTRAINT REMOVAL EFFORTS
The City of Bakersfield has instituted actions aimed at reducing the
impact of the public sector role in housing costs. Development
permits were being delayed due to the requirements of the California
Department of Fish and Game and the U.S. Fish and Wildlife Service
requirements to mitigate endangered species for proposed develop-
ments within the Metropolitan Bakersfield area. In late 1994, the City
of Bakersfield and Kern County successfully processed a Habitat
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Conservation Plan (HCP). This HCP allowed proposed development
to occur with the payment of a per acre fee which would be used to
purchase habitat for a mitigation bank. The adoption of the HCP has
eliminated the need for individual negotiations with Fish and Game
and Fish and Wildlife Service, which had added more than a year to
development application approvals.
The City's processing policies regarding "piggyback" or concurrent
review of related applications for a single project also reduce overall
time and costs.
Although the City's processing and development fee structure
accounts for less than two percent of the final costs, cost implications
for developers of low-income housing can be significant when any
increase inhibits the ability to provide units affordable to their clients.
To offset developer's costs, the City sometimes installs public
improvements for affordable housing. Such an effort results in a
reduction in fees paid by private housing developers.
In 2001, the City of Bakersfield paid the costs of water and sewer
lines to a parcel in Southeast Bakersfield for the development of a
Section 202 project. In 2002 the City provided $1.7 Million in HOME
funds and $990,000 from the Downtown Redevelopment Set-aside
fund to help off-set the infrastructure, relocation, and project
demolishment costs for a 180 unit senior housing project in
Downtown.
The City provides cost reductions to developers through the
Density Bonus and Other Incentive Ordinance when low and very-
low income housing units are proposed. Further cost reductions
occur in the form of increased densities and concessions such as
flexibility in site development standards and zoning code
requirements, reductions in development fees and dedication
requirements, financial aid, and/or accelerated plan check.
Cost reductions occur through the more efficient use of land in the
Commercial/Residential land use zone, SRO conversions, the
creation of specific parking requirements for the downtown area,
granny units, accessory units and the Planned Unit Development
(PUD) program. For example, the PUD residential districts of the
zoning code allow design flexibility through, but not limited to, small
lots, zero lot line, cluster developments, mixed unit types and high-
rise apartments.
Through the Redevelopment Agency, the City provides cost
savings through financing options. Activities include, but are not
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limited to home buyer assistance, owner rehabilitation and rental
rehabilitation.
2.3.d. OPPORTUNITIES FOR ENERGY CONSERVATION
Two basic and interrelated approaches to creating energy
conservation opportunities in residences are conservation and
development.
2.3.di11 Conservation
Conservation can be accomplished by reducing the use of energy-
consuming items, or by physically modifying existing structures and
land uses. The California Energy Commission first adopted energy
conservation standards for new construction in 1978. These
standards, contained in Title 24 of the California Administrative Code,
contain specifications relating to insulation, glazing, heating and
cooling systems, water heaters, swimming pool heaters, and several
other items. Specific design provisions differ throughout the State
depending upon local temperature conditions. Because of the warm
climate, some of the insulation and heating standards are significantly
less stringent in Bakersfield.
The California Energy Commission revised the standards for new
residential buildings in 1981. These "second generation" standards
were then delayed until 1983 when AB 163 was passed which
provided options for complying with the standards.
Although the energy regulations establish a uniform standard of
energy efficiency, they do not insure that all available conservation
features are incorporated into building design. Additional measures
may further reduce heating, cooling, and lighting loads and overall
energy consumption. While it is not suggested that all possible
conservation features be included in every development, there are
often a number of economically feasible measures that may result in
savings in excess of the minimum required by Title 24. Title 24
energy requirements are consistently reviewed in all building
applications processed in the City.
Land use policies also affecl the consumption of energy for
transportation. The historic pattern of growth and development in
Southern California (urban sprawl) has made necessary an intricate
network of freeways and surface streets. As the region becomes
more decentralized, residences and places of employment are
become more scattered over large areas and mass public transit
(trains, subways, etc.) become less feasible. The private auto
becomes a necessity.
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Although the regional pattern has already been established,
opportunities still exist for energy sensitive land use and
transportation decisions on a local level. Concentration of higher
density housing and employment centers along major transportation
corridors increases the convenience of public transit and may
encourage reduced use of private automobiles with a corresponding
reduction in vehicular fuel consumption. Integrated, or mixed-use
developments provide the opportunity for people to live within walking
distance of employment and/or shopping. The continued
development of traditional 6,000 sq. ft. subdivisions at the urban
fringes reduces the ability to take advantage of increase use of mass
transit.
2.3.di21 Development
Solar energy is a viable alternate energy source for the City of
Bakersfield. There are two basic types of solar systems; active and
passive. In passive solar systems, the structure itself is designed to
collect the sun's energy, then store and circulate the resulting heat
similar to a greenhouse. Passive buildings are typically designed
with a southerly orientation to maximize solar exposure, and are
constructed with dense material such as concrete or adobe to
better absorb heat. Properly placed windows, overhanging eaves,
and landscaping can all be designed to keep a house cool.
Active solar systems typically collect and store energy in panels
attached to the exterior of a house. This type of system utilizes
mechanical fans or pumps to circulate the warm/cool air, while
heated water can flow directly into a home's hot water system.
Solar cells absorb the sun's rays that generate electricity and can
substantially reduce one's electric bills. Technology has made the
cells increasingly efficient and has reduced their cost to the level
that may make them more popular with the average consumer.
Although passive solar systems generally maximize use of the
sun's energy and are less costly to install, active systems have
greater potential application to cool and heat a house plus provide it
with hot water and electricity. This may mean lower energy costs
for Bakersfield residents.
Approximately 51 percent of the City's housing stock has been built
since 1980 and most of these units benefit from Title 24 and other
energy conservation measures. Some conservation opp~nities'
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will come from remodeling the existing residences. Major
opportunities for residential energy conservation will include insulation
and weatherproofing, landscaping and maximizing orientation and
lowering appliance consumption. With the energy crisis of 2001,
many new residential structures are incorporating energy
conservation equipment and design, as well as technological
advances (such as automatic timers to control air conditioning,
lighting, etc.) to help reduce energy dependence.
Electric utility service in the Bakersfield area is provided by the
Pacific Gas and Electric Company (PG&E); gas utility services are
provided by PG&E and the Southern California Gas Company
(SCG). Both utility companies sponsor programs designed to
conserve energy and to reduce energy dependence. Some
programs have eligibility requirements, but most are available to the
general public.
Energy conservation programs sponsored by both PG&E and SCG
include a Weatherization and Furnace program, and financing
and/or rebate programs for new equipment purchases or upgrading
older equipment to more energy efficient models (including such
items as water heaters, home cooling equipment, roofing, and
central heating and cooling systems).
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SECTION 3.0
HOUSING NEEDS. ISSUES AND TRENDS
The purpose of this chapter is to assess state, regional and local
housing issues, in order to provide a foundation for the City of
Bakersfield's Housing Program.
3.1 - STATE ISSUES AND POLICIES
In 1980, the State of California amended the Government Code by
adding Article 10.6 regarding Housing Elements. By enacting this
statute, the legislature found that "the availability of housing is of vital
statewide importance, and the early attainment of decent housing
and a suitable living environment for every California family is a
priority of the highest order. The early attainment of this goal requires
the cooperative participation of government and the private sector in
an effort to expand housing opportunities and accommodate the
housing needs of Californians of all economic levels...Local and state
governments have a responsibility to use the powers vested in them
to facilitate the improvement and development of housing to make
adequate provision for the housing needs of all economic segments
of the community..."
A May 22,2000 update to the Statewide (1996-2000) Housing Plan
indicates that California may have to accommodate 45 million people
by 2020. To meet the enormous needs for housing and other
services, the State will have to use all resources at its disposal.
The five-year housing strategy is intended for the utilization of federal
resources toward housing needs in the state. Three broad objectives
are identified for the use of federal funds:
IJ Meeting low-income renters needs.
o Meeting low-income homeowners needs.
o Meeting the needs of homeless persons and households
requiring supportive services.
Within the five year strategy is a sub-list of strategies that are
intended to address housing as a statewide concern:
o Development of New Housing (assisting local governments
in preparing and implementing housing elements of U1~ir
..,f'",
general plan, expedited permit processing for affD(dablec.
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housing, funding resources and fostering partnerships
between housing providers).
D Preservation of Existing Housing and Neighborhoods
(rehabilitation of existing homes, code enforcement,
preserving government-assisted housing projects and
mobile home ownership).
D Reduction of Housing Costs (development on surplus and
under-utilized land, self-help construction and rehabilitation
programs, tax-exempt bonds for development and
rehabilitation, financing and manufactured homes,
eliminating duplicative environmental review procedures
and revising regulations that add to the cost of housing
development).
D Much higher levels of housing construction are needed to
adequately house the State's population.
D High housing cost burdens are increasingly an issue for
both owners and renters. The combination of upward price
pressure in the housing markets and relatively tight urban
housing markets has led to increasing cost burdens,
particularly for low-income renter residents.
D In some portions of the State, the level of overcrowding
has dramatically increased.
D A substantial portion of affordable rental housing
developments statewide are at risk of conversion to market
rate use.
D Significant numbers of temporary agricultural workers
migrate throughout the State facing housing challenges
that impact their welfare.
IJ Homeless individuals and households face significant
difficulties in obtaining shelter and reintegrating themselves
into the broader society.
3.2 - REGIONAL HOUSING NEEDS (RHNA) AND POLICIES
The City of Bakersfield falls under the jurisdiction of Kern Council of
Government (KernCOG) that uses a predominately demographic
formula to allocate the regional housing needs amqtlg'the
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incorporated cities and unincorporated county. This process results
in a Regional Housing Needs Assessment (RHNA) and the number
reflected in that assessment must be considered when the housing
element is prepared.
KernCOG does not set housing policy. They have adopted the
philosophy that each city within its jurisdiction knows their own
needs and resources and should have the responsibility for
developing their own policies to meet their portion of the regional
housing need.
Historically, COGs prepared RHNAs every five years according to a
statewide schedule prepared by the State. However, during the
early 1990s the State suspended funding for the development of
the RHNA and the previous report prepared by KernCOG covered
the period 1990 to 1996. The current RHNA is for the 2002 through
2007. For accuracy of reporting, the 1990 period has been
extended to 2000. The effectiveness of City housing programs for
the 2000 - 2002 period will be included in the 2002 - 2007 report.
KernCOG housing needs figures are limited to new housing
construction. That number is then allocated to income groups.
Income Group Goals
The purpose of the income group goals is to ensure that each
jurisdiction within a COG attains their share of the state housing
goal without any relative disproportionate distribution of household
income groups. The household income groups are defined
according to the HUD Area Median Income (AMI): Very-low (less
than 50% of AMI), Low (50-80% of AMI), Moderate (80-120% of
AMI) and Above-moderate (greater than 120% of AMI).
3.4 - BAKERSFIELD RHNA - ISSUES AND TRENDS
The 2000 KernCOG Housing Plan determined that 23 percent of
the households in Bakersfield are classified as Very Low Income,
which is the same percentage as the countywide distribution. An
additional 16 percent of households have been determined to be
Low Income. The Assessment must include an analysis of the
housing need for all income groups including the 20 percent of
households with Moderate Incomes and the 42 percent with Above
Moderate Incomes.
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Construction Needs
Construction needs are derived from KernCOG population and
household growth projections. The income group proportions are
then applied toward the construction need, which results in a goal for
the number of housing units by income group within the City of
Bakersfield
For the period 2002 to 2007, the City of Bakersfield has been given
a construction need of 13,805 new housing units. The specific
need by income group is depicted in the following table.
Table 66
Construction Need (2002-2007)
Income Group/Percent of Households Construction Need
Very Low - 23% 3,175 units
Low -16% 2,347 units
Moderate - 20% 2,761 units
Above Moderate - 42% 5,522 units
TOTAL 13,805 units
Source: 2000 Regional Housing Allocation Plan, KemCOG, Mav2001
TRENDS
The following is a summary of housing trends in Bakersfield.
o Over the last Housing Element period, the Bakersfield Housing
Program was fairly effective in meeting Regional Housing
Needs Assessment (RHNA) goals. A variety of housing types
and economic segments have been accommodated through the
Housing Program.
o The City of Bakersfield is generally geographically isolated from
other major population centers. Instead, it is a regional magnet
for commercial, legal, social, governmental, and housing
programs and services.
o The City has continued to accommodate additional households,
providing maximum housing assistance within its resources for
very low, low, and moderate income families. With a viable
General Plan and consistent zoning, the City has provided for
housing growth far beyond this housing element period.
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o Three key household trends impacting Bakersfield's housing
are:
. An increased demand for four bedroom units
. A growing demand for non-subsidized rental units
. Despite the availability of zoned residential land, the push
to convert land from agricultural to urban uses
These three issues will be major challenges for Bakersfield
over the next five years.
The first will require close cooperation with the development
community and an infusion of money from several sources to
make the larger units affordable. The City has been very
successful in obtaining or developing 400 new senior citizen
units in four years. While that demand continues, the City is
now planning to focus on family units, including larger units.
At the present time the City is investigating incentives and
policies that will result in larger units. The review will be
completed for incorporation into the City's consolidated plan
review by June 2003.
If the units are planned within the redevelopment area or
with funds from City sources, the City will have more
leverage to require the inclusion of the four bedroom units,
or provide an additional subsidy for those units, or provide
some density bonus.
The second issue will require the identification of pent-up
demand for move-up rental units for the upwardly mobile
young professional who do not want to buy a home.
The third issue is best addressed in the City General Plan - it
is a twist of fate that the very land that is excellent for
agriculture (flat, level, well drained, easy accessed) is
exactly the same land that is excellent for urban
development. For at least the next five years, there is
sufficient, easily developed land in the northwest and
southeast areas to meet the demand. Beyond that, the City
will address this issue in the Planning process by the end of
2003.
o Currently, 5.4 percent of Bakersfield's housing stock or 3,964
housing units need some level of repair. Of these, 530 housing
units are most likely in need of replacement. "
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Q Eight projects or a total of 278 units are "at-risk" of converting to
market rate over the next ten years. Realistically, the Housing
Authority of the County of Kern (HACK) or an approved housing
provider will be able to purchase and operate any of them that
may be opted out. At a minimum, HACK may be able to find
vouchers for the families. To date, none of the eight have given
notice, and the expiration dates have passed. The owners of a
ninth project due to expire in 2019 have already started the
process to opt-out. The Housing Authority is awaiting HUD
approval to purchase the complex.
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SECTION 4.0
HOUSING PROGRAM
The purpose of this chapter is to formulate a housing program that
will guide the City of Bakersfield and all of its housing stakeholders
toward the preservation, improvement and development of housing
for all economic sectors. It is the City's intent to create a municipal
climate that welcomes good, varied, affordable housing
development by both the public and private sectors. The following
program includes goals, objectives and programs that will form the
foundation for specific activities.
4.1 - GOALS. OBJECTIVES. POLICIES AND PROGRAMS
The goals, objectives and programs of the 1984 City of Bakersfield
housing element focused on recommending studies to determine
which federal and state programs would be available to help the
City meet its construction objectives. The 1991 update added the
identification and maintenance of an adequate supply of zoned
sites to support the construction of a variety of housing types and
identified housing rehabilitation as a means to preserve the existing
housing stock.
The current update continues to address the adequate site issues,
and the availability of federal and state housing programs and
housing preservation but it also focuses on the identification and
mitigation of constraints to affordable housing and the identification
of incentives. It further incorporates portions of the housing
program from the Consolidated Plan, which is an integral part of the
federal spending process, and the City's Redevelopment Agency
Low and Moderate Housing Income Fund program that identifies
and prioritizes local spending. These two programs focus on very
low and low income persons and on homeless and other special
needs groups.
The objectives in this update will be quantified to meet the Regional
Housing Needs Assessment (RHNA) for the City.
The City of Bakersfield has five broad housing priorities:
1. To provide housing opportunities and accessibility for all
economic segments of the City.
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2. To provide and maintain an adequate supply of sites for the
development of affordable new housing.
3. To preserve, rehabilitate, and enhance existing housing and
neighborhoods.
4. Ensure that all housing programs are available without
discrimination on the basis of race, color, religion, sex, national
origin, ancestry, marital status, age, household composition or
size, or any other arbitrary factor.
5. Encourage and enhance intergovernmental, public, and
private coordination and cooperation to achieve an adequate
supply of housing for all economic and social segments of
the community.
GOAL 1: HOUSING OPPORTUNITIES AND ACCESSIBILITY
It is the Goal of the City of Bakersfield to concentrate its efforts to
increase the availability of permanent housing for all economic
segments in the City.
Objective 1-1: Seek assistance under federal, state, and other
programs for eligible activities within the City that address affordable
housing needs.
Policy 1-1-1: Continue to use Redevelopment Agency Low
and Mod Income Set Aside funds for housing and
housing programs.
Program: Continue to allocate set-aside dollars from
the three redevelopment areas. The annual allocations
are approximately: $340,000 from the Downtown area,
$80,000 from the new Southeast Area, and $70,000
from the Old Downtown Area.
Policy 1-1-2: Continue to apply to HUD for and State HCD for
grant funds that may be used for housing-related
programs.
Program: The City of Bakersfield receives an
entitlement of approximately $4.6-million dollars a year
in federal assistance. That represents $3.1 million in
CDBG funds, $1.4 million in HOME funds, and
$100,000 in ESG money. HOME and ESG funds ar~
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required to be used for affordable housing and
supportive service projects.
Responsibility: Economic and Community Develop-
ment Department.
Timing: On-going, annual request, Annual Action Plan
Policy 1-1-3: Continue to allocate Redevelopment Agency
Low to Moderate funds to direct housing-related
programs.
Program: The City of Bakersfield Redevelopment
Agency sets-aside approximately $400,000 a year for
low to moderate income housing programs including
gap financing, infrastructure improvements, land
acquisition, and construction.
Responsibility: City of Bakersfield Redevelopment
Agency and Economic and Community Development
Department.
Timing: On-going, subject to an Annual Report
Policy 1-1-4: Continue to apply for HOME funds to provide
"gap" financing for eligible multifamily housing
projects.
Program: The City of Bakersfield will continue to apply
for HOME funds to provide an estimated $400,000 a
year for gap financing to qualified developers to
construct 40 very low and low income multifamily units
a year..
Responsibility: Economic and Community Develop-
ment Department.
Timing: On-going, subject to an Annual Report
Policy 1-1-5: Provide technical assistance to developers,
nonprofit organizations, or other qualified private sector
interests in the application and development of projects for
federal and state financing.
Responsibility: Economic and Community Develop-
ment Department.
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Timing: On-going
Objective 1-2: Pursue a housing "in-fill" program for three
households at 30 percent of Area Median Income; four households
between 31 and 50 percent of AMI; and three households between
51 and 80 percent of AMI.
Policy 1-2-1: Aggressively pursue low income_and market
owner-occupied new construction programs within the City.
Program: Using $10,000 per lot from HOME funds,
along with $5,000 per household from the First Time
Homer Buyer Program and by providing incentives
such as reduced lot size in the Downtown Area to
affordable housing developers, acquire/construct in-fill
homes for ten new homebuyers per year.
The City has also received $500,000 from CHFA-HELP
funds to establish a revolving loan fund which will
leverage the cost of construction loans for ten new in-fill
homes each year.
Responsibility: Economic and Community Develop-
ment Department.
Timing: Before 2003
Objective 1-3: Provide home ownership opportunities whenever
possible.
Policy 1-3-1: Continue to allocate HOME funds to the first time
homebuyer program.
Program: The City of Bakersfield uses HOME funds to
assist up to 600 households with first time homebuyer
down payment assistance of $5,000 each. On an
annual basis, a total of 221 units will be designated for
extremely low income households; 276 units for very
low income households; and 103 units for low income
households. In addition, the Rural Gold fist time home
buyer program is extremely successful in Bakersfield.
To date, the City has an entitlement of $3.2-Million, but
can access up to $15-Million from the general pool at
the end of the funding year.
Responsibility: Economic and Community Develgp-:
ment Department. "
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Timing: On-going, subject to an Annual Report
Policy 1-3-2: Continue to find programs to move very low
income families from renters to home owners.
Program: Use $3.5 Million in Home Ownership for
People Everywhere (HOPE) funds to transition 84
renter families living in Oro Vista, a Public Housing
complex, to ownership of their current units. The
mortoaoes on the units ranae from $20.000 for a two
bedroom unit to $35.000 for a three bedroom unit.
Responsibility: Economic and Community Develop-
ment Department working with HACK.
Policy 1-3-3: Continue program to monitor the extent of
residential, commercial, and industrial
development on an annual basis. Sufficient
detail should be provided to monitor employment
growth and housing production. Monitor housing
development costs on an annual basis to ensure
affordability to a broad spectrum of City
residents.
Program: Include information from the Bakersfield
Board of Realtors, Multiple Listing Service and the BIA
to track housing development, sales, and listing costs.
Responsibility: Economic and Community Develop-
ment Department.
Timing: Annually
Objective 1-4: Encourage the development of housing and programs
to assist special needs persons.
Policy 1-4-1: Continue to apply for and allocate Emergency
Shelter Grants to assist housing and service
providers.
Prooram: Continue using approximately $76.000 a
vear in ESG funds for Homeless Services (includino
fundino for an additional 50 beds at the Homeless
Shelter), Homeless Center Services, Rescue Mission
Services, Kern Mental Health At Risk HomeleSll
Services, and HIV/AIDS Homeless Support Servi~.~ "
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Responsibility: Economic and Community Develop-
ment Department.
Timina: Annually
Policy 1-4-2: To provide housing to single individuals, working
poor, homeless, senior citizens, students and
others in need of basic, safe housing to prevent
or reduce the incidence of homelessness in
areas near service providers, public
transportation, and service jobs.
Program: Facilitate the development of 15 additional
SRO units in the Downtown area using $1-Million in
HOME funds.
Program: Initiate the development of a 60 unit SRO
project for the elderly in the southeast area using $1.1-
Million in Brownfields Economic Development funds for
land acquisition, $400,000 of HOME funds and $1.5
Million in Low Income Housing Tax Credits.
Responsibility: Redevelopment Agency and Economic
and Community Development Department.
Timing: Calendar year 2003.
Policy 1-4-3: Continue to provide for elderly and frail elderly
persons similar to the recently completed Park
Place and Canon Hills Projects.
Program: See Program 1-4-2, above.
Program: Using a $6.5-MillionSection 202 HUD Capitol
Investment grant for site acquisition and construction,
and $800,000 in HOME CHCO set-aside funds,
develop 100 new units.
Responsibility: Bakersfield Redevelopment Agency
and Economic and Community Development
Department.
Timing: Apply for 202 grant in calendar year 2003.
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Policy 1-4-4 Continue to provide for housing for persons with
disabilities.
Program: Use federal and state funds to provide 24
new units of supportive housing for persons with
disabilities using $500,000 HOME funds, $2.5-Million in
Economic Development Blight removal grant, and
$100,000 in CDBG funds~
Program: Continue to permit persons with disabilities
of any age to locate in senior citizen independent living
facilities that are funded with federal funds.
Program: Provide 100 accessibility and mobility
enhancing device grants of $2,500 each from HOME
and CDBG funds to persons with disabilities.
Responsibility: Economic and Community Develop-
ment Department and HACK
Timing: Grant application in calendar year 2004.
Grants are on-going subject to annual CALPER
Policy 1-4-5: Ensure that the City complies with the provisions
of SB 520 (Chapter 671 of the government code).
Program: Regularly monitor the City's ordinances,
codes, policies, and procedures to ensure that they
comply with the "reasonable accommodation"
provisions.
Responsibility: Planning Division and Economic and
Community Development Department.
Timing: April 2003
Policy 1-4-6: Assess the need for farmworker housing in the
City.
Program: Coordinate with the United Farm Worker
Union to determine the need for farmworker housing in
the City.
Responsibility: Economic and Community Develop-
ment Department
Timing: July 2003
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Objective 1-5: Assist the Housing Authority of the County of Kern to
meet the growing demand for public housing units and rental
assistance through the Voucher programs.
Policy 1-5-1: HACK currently administers 3,032 tenant based
rental assistance Section 8 certificates and vouchers (1,560
certificates and 976 vouchers). They currently have about
5,000 households on the waiting list.
Prooram: Respond to the federal government Super
NOFA on an annual basis and use whatever influence
exists to obtain an additional 250 certificates/vouchers.
ResPOnsibilitv: HACK, and City Economic and
Community Development Department.
Timina: December 2002, and each December
thereafter, or in whatever month the federal
government issues the NOFA
Policy 1-5-2: Expand the supply of public housing in the City.
Prooram: Approximately $6-Million in Public Housing
Funds will be requested. The City has not been asked
to provide funding assistance; however, the City could
allocate $50,000 in HOME funds, and the HACK would
access approximately $1.5-Million in Low Income
Housing Tax Credits to construct 100 additional rental
units: 37 of the units would benefit the extremely low
income household; 46 would target very low income
house-holds; and 17 would be for low income
households.
ResPOnsibilitv: HACK, Bakersfield Redevelopment
Agency and the City Economic and Community
Development Department.
Timina: December 2002
Objective 1-6: Provide the citizens in the City of Bakersfield with
reasonably priced housing opportunities within the financial capacity
of all social and economic segments of the community.
Policy 1-6-1: To preserve affordability, allow and encour(il,Q.~.
developers to "piggyback" or file concurrent application~'(i.e.,
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rezones, tentative tract maps, conditional use permits,
variance requests, etc.) if multiple approvals are required, and
if consistent with applicable processing requirements.
Policy 1-6-2: To preserve affordability, provide incentives (i.e.,
density bonus units, fee reductions, fee deferral, fast-tracking,
etc.) to developers of residential projects who agree to provide
the specified percentage of units mandated by State law at a
cost affordable to Very-low and/or Low income households.
Policy 1-6-3: Encourage developers to employ innovative or
alternative construction methods to reduce housing costs and
increase housing supply.
Prooram: Provide incentives (i.e., density bonuses, fee
reduction, etc.) to developers who agree to construct a
set percentage of very low and low-income units or
senior citizen affordable units.
Prooram: Continue the use of "Team Bakersfield" that
establishes that the first staff person that assists a low
income housing developer, then becomes the primary
City contact for that developer on that project and will
assist the developer through permits, approvals, plan
checks, inspections, etc. This reduces the time a low
income housing developer must spend in City offices
and makes the approval process smoother and faster.
Objective 1-7: Provide technical assistance to developers, nonprofit
organizations, or other qualified private sector interests in the
application and development of projects for federal and state housing
programs/grants.
Policy 1-7-1: To ensure that the development community
(both non-profit and for profit) is aware of the housing
programs and technical assistance available from the City.
Proaram: Publish the City's Housing Element and
updates, Annual Action Plan, Annual Redevelopment
Agency Report and respective notices. Provide an
annual funding application workshop for interested
agencies and developers.
Responsibilitv: Economic and Community Develop-
ment Department.
Timina: By January 2003
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Table 67
Quantified Objectives for Goal 1 - Affordable Housing
Opportunities and Accessibility (2000 - 2007)
Programs Number of Units
New multifamily construction 150 units
In-Fill Sinole Family Units 50
First-time Homebuyer 600 units
Transition Public Housing Renters to
Ownership of their Units 84 units
Rental Vouchers/Certificates 250 households
Construct/Acquire Public Housino Units 100 units
Emeroency Shelter for Mentally III 50 units
Units for Developmentally Disabled 40 units
Disabled Persons Housino 35 units
Domestic Violence Shelter 14 beds
Units or Subsidy for Female-headed
households 50 units/vouchers
Sinole Room Occupancy 75 units
Elderly/Frail Elderly Housino 160 units
TOTAL 1,294 units/14 beds/250 vouchers
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GOAL 2:
PROVIDE AND MAINTAIN AN ADEQUATE SUPPLY
OF SITES FOR THE DEVELOPMENT OF NEW
AFFORDABLE HOUSING
It is the goal of the City of Bakersfield to provide adequate, suitable
sites for residential use and development or maintenance of a range
of housing that varies sufficiently in terms of cost, design, size,
location, and tenure to meet the housing needs of all segments of the
community at a level no greater than that which can be supported by
the infrastructure.
Objective 2-1: Provide information to profit and non-profit developers
and other housing providers on available vacant land.
Policy 2-1-1: Monitor and update the inventory of vacant
lands.
Proaram: Using the City's GIS mapping capabilities,
the Information Technology Division will_continually
update the base map to overlay urban vacant lands
with zoning and density information and make this
information available on line and in various City offices.
ResPOnsibilitv: Information Technology Division
Economic and Community Development, Planning
Division
Timino: On a regular monthly basis.
Proaram: Continue publication of the City newsletter,
"Blueprints," that reports on recent and planned
developments and existing and proposed City
programs and incentives.
ResPOnsibilitv: Economic and Community Development
Timino: Quarterly
Objective 2-2: Provide opportunities for mix-use developments.
Policy 2-2-1: To ensure the development of housing that has,
to the extent possible, a support structure of shopping,
services, and jobs within easy access.
Prooram: Encourage development of well planned,~nQ
designed projecls that provides for the developlJ1!'lnt of
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compatible residential, commercial, industrial,
institutional, or public uses within a single projecl or
neighborhood. A new $1.2 Million Brownfields
Economic Development Initiative grant is being applied
for to purchase 13 acres of land for a mixed-income
housing/mixed use project in the Old Downtown Area.
The housing will receive $1.4-Million CHFA - HELP
funds.
Resoonsibility: Economic and Community Develop-
ment Department, Planning Division
Timina: Zoning Ordinance Updating early 2003;
Brownfields application in mid-2003.
Objective 2-3: Provide a sufficient amount of zoned land to
accommodate development for all housing types and income levels.
Policy 2-3-1: Monitor the amount of land zoned for all types of
housing and initiate zone changes if necessary.
Prooram: Utilizing GIS updates, monitor the amount of
land zoned for both single family and multifamily
development and initiate zone changes to
accommodate affordable housing.
Responsibility: Planning Division
Timina: Annually with the Annual Report to the
Governor's Office of Planning and Research (OPR).
Policy 2-3-2: Ensure that there is a sufficient number of
multifamily zoned land to meet the housing need identified in
the Regional Housing Needs Assessment (RHNA).
Proaram: Continue the program of lot consolidation to
combine small residential lots into a large lot to
accommodate affordable housing production.
TiminQ: Ongoing, but formally at the time of the Annual
Report to the Governor's Office of Planning and
Research.
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Prooram: Work with the development community to
identify the incentives and programs that will encourage
the construction of three and four bedroom rental units.
Timino: March 2003; on-going.
GOAL 3:
PRESERVE, REHABILITATE, AND ENHANCE
EXISTING HOUSING AND NEIGHBORHOODS
It is the goal of the City of Bakersfield to initiate all reasonable efforts
to preserve the availability of existing housing opportunities and to
conserve as well as enhance the quality of existing dwelling units and
residential neighborhoods
Objective 3-1: Preserve existing neighborhoods.
Policy 3-1-1: Protect existing stabilized residential neighbor-
hoods from the encroachment of incompatible or potentially
disruptive land uses and/or activities.
Proaram: Review of development proposals within or
adjacent to existing residential neighborhoods for
potential conflicts (intrusive, disruptive or incompatible
land uses and/or activities). Review will be initiated at
the point in the processing of the proposal (general plan
amendment, rezone, conditional use permit, variance,
etc.) when sufficient detail to determine project
compatibility is available.
Responsibilitv: Economic and Community Develop-
ment Department, Planning Division
Timino: With Zoning Ordinance Updating early 2003
Policy 3-1-2: Establish code enforcement as a high priority
and provide adequate funding and staffing to support code
enforcement programs.
Prooram: Enforce existing regulations regarding
derelict or abandoned vehicles, outdoor storage, and
substandard or illegal buildings and establish
regulations to abate weed-filled yards when any of the
above is deemed to constitute a health, safety or fire
hazard.
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Resoonsibility: Economic and Community Develop-
ment Department, Planning Division
Timina: With Zoning Ordinance Updating early 2003
Policy 3-1-3: Install and upgrade public service facilities
(streets, alleys, and utilities) to encourage increased private
market investment in declining or deteriorating neighborhoods.
Proaram: Funding is from CDBG Blight Removal funds
of about $350,000 and an additional $500,000 to
$600,000 in other CDBG money.
Prooram: Continue to program of rebating 25 percent
of the traffic impact fees to developers of low and
moderate income housing.
Resoonsibility: Economic and Community Develop-
ment Department, Planning Division
Timina: Annually with Action Plan and City's budget.
Objective 3-2: Maintain, preserve and rehabilitate the existing
housing stock in the City of Bakersfield.
Policy 3-2-1: Provide technical and financial assistance to all
eligible homeowners and residential property owners to
rehabilitate existing dwelling units through grants or low
interest loans.
Proaram: The City will continue to aggressively market
the single family rehabilitation loan program in the City
using federal and Redevelopment Agency LMIHF for
deferred or below market interest loans to 140 single
family residents as follows: 44 units for households
with incomes below 30 percent of Area Median Income;
59 units for households between 31 and 50 percent of
AMI; and 37 units for households between 51 and 80
percent of AMI using $450,000 a year in HOME
funding.
Responsibility: Economic and Community Develop-
ment Department, Bakersfield Redevelopment Agency
Timino: Annually with Action Plan.
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Policy 3-2-2: Provide technical and financial assistance to all
eligible multifamily complex owners to rehabilitate existing
dwelling units through low interest or deferred loans.
Prooram: Use $200,000 to $300,000 of HOME new
construction funds each year for the rehabilitation of
120 multifamily units over five years. If the project is in
the redevelopment area, the Set-aside fund would
contribute $200,000 to the funding pool.
Responsibilitv: HACK, City Economic and Community
Develop-ment Department, Bakersfield Redevelopment
Agency.
Timinq: Annually with Action Plan and City budget.
Policy 3-2-3: Act to reduce Lead Based Paint Hazards and
incorporate the appropriate actions (pursuant to the Lead-
Based Paint Hazard Reduction Act of 1992) into all housing
programs under the jurisdiction of the City.
Prooram: Incorporate LBP policies and programs into
housing programs.
Prooram: Provide $80,000 in HOME funds for the
testing and mitigation of 40 housing units for lead-
based paint.
Responsibilitv: Economic and Community Develop-
ment Department.
Timinq: Annually.
Policy 3-2-4: Continue to apply for and allocate $337,500 over
five years of CDBG, HOME, and ESG funds to housing for
special needs groups.
Proaram: Continue funding the Home Access Grant
funds to provide a one-time grant of $2,500 to 135
disabled persons to improve or provide access to their
homes.
Responsibilitv: Economic and Community Develop-
ment Department.
Timino: Annually
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Policy 3-2-5: Continue to set-aside 15 percent of HOME
entitlements ($210,000 a year) funds for CHDO acquisition
and rehabilitation.
Prooram: Make funds available to community based
organizations to acquire, rehabilitate, and two units
which may have been abandoned or otherwise lost
from the City's housing stock and sell them to very low
and low income first-time homebuyers.
Responsibility: Economic and Community Develop-
ment Department.
Timino: Annually
Table 68
Quantified Objectives For Housing Rehabilitation (2000-2007)
Owner Rental Total Units
PROGRAM Rehabilitation Rehabilitation Rehabilitated
Single Family 140 units 140 units
Multifamily 120 units 120 units
Lead-Based Paint Mitiaation 20 20 units
Access Grants for Disabled 100 units 35 units 135 units
Public Housino 340 units 340 units
CHDO set-aside 15 units 15 units
TOTALS 255 units 495 units 770 units
Objective 3-3: Preserve At Risk Housing
Policy 3-3-1: Preserve the existing affordable rental housing
stock in the City of Bakersfield.
Proaram: Continue regular contact with the California
Housing Partnership Corporation, the agency that
monitors the at-risk units and owner notifications of
intent to opt-out.
Prooram: Continue to assist the housing non-profit,
Golden Empire Affordable Housing, Inc., formed by
HACK, in the purchase and rehabilitation of any at risk
units in the City. GEAHI has already acquired two such
complexes. The HACK has not requested funding from
the City at this time.
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Resoonsibilitv: HACK, Economic and Community
Development Department.
Timino: Annually
Policy 3-3-2: Closely monitor the status of 278 affordable
rental housing units.
Prooram: Continue regular contact with the owners/
operators of eight rental complexes that may be at risk
of selling out of the affordable housing program. Those
eight are: Aqua Terrace, Alta Cresta Arms, Ming
Gardens, Panorama Park, Pioneer Village, South Real
Gardens, Summerfield Place, and Woodland
Apartments.
Prooram: Provide technical assistance to potential
purchasers, including non-profits, developers, and
tenants of potentially converting affordable properties.
Responsibilitv: HACK and City Economic and
Community Develop-ment Department.
Timino: Coordination with HACK is on-going. Bi-
annually check with owners.
Table 69
Quantified Objectives For At-Risk Units (2000-2007)
Project Preserve At-risk Units
Aqua Terrace Apartments 22 familv units
Alta Crest Arms 12 family units
Mino Gardens 15 displaced family units
Panorama Park 66 displaced family units
Pioneer Villaoe Estates 85 displaced family units
South Real Gardens 20 family units
Summerfield Place 18 familv units
Woodland Apartments 40 family units
TOTAL 278
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GOAL 4:
PROVIDE HOUSING FREE FROM DISCRIMINATION
It is the goal of the City of Bakersfield to ensure that all existing and
future housing opportunities are open and available to all social and
economic segments of the community without discrimination on the
basis of race, color, religion, sex, national origin or ancestry, marital
status, age, household composition or size, or any other arbitrary
factors.
The Economic and Community Development Department through its
Fair Housing Office administers the City's Fair Housing Program.
Objective 4-1: Eliminate housing discrimination.
Policy 4-1-1: Support the intent and spirit of equal housing
opportunities as expressed in the Civil Rights Act of 1986, Title
VII of the 1968 Civil Rights Act, California Rumford Fair
Housing Act, and the California Unruh Civil Rights Act.
Proaram: Complete a Fair Housing "analysis of
impediments (AI)" on an annual basis concurrent with
the Consolidated Plan Annual Action Plan.
Timino: Annually with the Action Plan
Proaram: Expand public information and outreach
programs for first time home buyers in high minority
areas to help them qualify for special lending programs
offered by local lending institutions.
Proaram: Educate mortgage lenders that they need to
increase their outreach in lower income areas.
Timino: On-going at quarterly development
community meetings.
Proaram: Continue annual assistance to the
Association of the Board of Realtors in coordinating the
annual Fair Housing Arts Contest.
Timino: Annually.
Proaram: Inform the Housing Authority of the County of
Kern (HACK) that they need to continue to actively
solicit additional units for Section 8 hou~iqQ' in
,
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neighborhoods that are not traditional residential areas
for such holders.
Timina: Immediate and on-going.
Program: Promote transit accessibility with KernCOG
for needed public transportation to link major employers
currently not served by public transit with existing lower
income housing locations.
Timina: June 2003
Proaram: Require that all recipients of locally
administered housing assistance funds be required to
acknowledge their understanding of fair housing law
and affirm their commitment to the law.
Timino: June 2003; on-going
Proaram: Develop information flyers and brochures
that highlight (1) disability provisions of both federal
and state fair housing laws and (2) familial status
discrimination to be distributed at all types of outreach
events including school fairs, health fairs, and City
sponsored events.
Proaram: Collaborate with service agencies to
distribute educational materials.
Proaram: Develop fair housing brochures aimed at
reaching the growing Asian and Hispanic communities.
Timino: July 2003; on-going
Proaram: Conduct regular. workshops on the fair
housing laws to educate property owners and
managers and real estate professionals about race and
disability discrimination and familial status protections.
Timino: July 2001; on-going quarterly.
Proaram: Provide annual fair housing tester training in
order to promote tester-pool retention.
Timino: July 2002; on-going annually.
ir."
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Prooram: Investigate all formal housing discrimination
complaints received by the Fair Housing Program and
make appropriate referrals to enforcement agencies.
Timino: 2000; on-going.
Prooram: Employ one full time counselor for one-on-
one counseling programs through telephone or walk-in
contact.
Timina: 2000; on-going
Proaram: Provide information and referral services to
approximately 1,200 housing consumers and housing
providers per year via the City of Bakersfield's 24-hour
discrimination hotline.
Timina: 2000; on-going
Prooram: Meet with the City Attorney's office to review
and revise and adopt code modifications.
Timino: June 2003
ResDonsibilitv: Economic and Community Develop-
ment Department, Bakersfield Redevelopment Agency,
Housing Authority of the County of Kern
Objective 4-2: Reduce the incidence of displacement.
Policy 4-2-1: In development of public projects, require an
analysis of potential displacement of existing residences with
an emphasis on minimizing both temporary displacement and
relocation.
Proaram: Continue to use CDBG or HOME funds
when necessary to mitigate the unsettling impacts of
temporary and permanent relocation during the
construction or rehabilitation of publicly funded housing.
ResDonsibilitv: Economic and Community Develop-
ment Department, Redevelopment Agency, Housing
Authority of the County of Kern
Timing: Immediate and on-going.
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GOAL 5:
ENCOURAGE AND ENHANCE COORDINATION
It is the goal of the City of Bakersfield to coordinate local housing
efforts with appropriate federal, state, regional, and local
governments and/or agencies and to cooperate in the implementation
of intergovernmental housing programs to ensure maximum
effectiveness in solving local and regional housing problems.
Objective 5-1: Maximize coordination and cooperation among on
housing providers and program managers.
Policy 5-1-1: Continue to support the Housing Authority of the
County of Kern (HACK) to provide housing assistance to
Extremely Low, Very Low, Low and Moderate-income
households.
Proaram: Maintain membership in HACK to qualify City
residents for Section 8-Existing housing assistance
administered by the Housing Authority. Provide
information on the availability of Housing Authority
programs to qualified residents.
Prooram: Continue to participate in the monthly
meetings of the Homeless Collaborative composed of
service providers, the County, mental health
professionals, Continuum Care advocates, and
interested individuals.
Proaram: Continue the Team Bakersfield program that
pairs the first City employee that assists a developer of
low income housing with that developer for the entire
processing period. The City employee is the primary
contact for all City actions for that project.
Responsibility: Economic and Community Develop-
ment Department, Bakersfield Redevelopment Agency,
Housing Authority of the County of Kern
Timino: Immediate and on-going.
Policy 5-1-2: Investigate alternative intergovernmental
arrangements and program options to deal with area-wide
housing issues and problems.
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Prooram: Work with the Kern County Administration to
identify and solve regional problems.
ResDonsibilitv: Economic and Community Develop-
ment Dept. Bakersfield Redevelopment Agency, HACK.
Timina: June 2003
Objective 6-1: Achieve a jobslhousing balance.
Policy 6-1-1: Cooperate with large employers, the Chamber of
Commerce, and major commercial and industrial developers
to identify and implement programs to balance employment
growth with the ability to provide housing opportunities
affordable to the incomes of the newly created job
opportunities.
Policy 6-1-2: Consider the effects of new employment,
particularly in relation to housing demands, when new
commercial or industrial development is proposed.
Proaram: Participate in the development of Employers
Training Resource training center which will be located
in a low income area in southeast Bakersfield. It will
incorporate a day care center, retail training, offices,
and be a one-stop for job search and job training. The
Housing Authority is discussing donating the land. The
City can participate $200,000 in CDBG funds.
ResDonsibilitv: Economic and Community Develop-
ment Dept, Bakersfield Redevelopment Agency, HACK
Timina: Immediate and on-going. The application for
entitlement to construct the center will be filed in late
2003 or early 2004.
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4.2 - HOUSING Quantified Objectives Summary
ACCOMPLISHED
PROGRAM QUANTIFIED OBJECTIVE QUANTIFIED OBJECTIVE
BY INCOME RANGE 2000 - 2001
<30% 31- 51- 80- >120% <30% 31- 51- 80- >120%
50% 80% 120% 50% 80% 120%
New multifamily 55 69 26 0 0 56 70 28
construction - 150
In-Fill Single Family 3 4 3 0 0
Units - 10
First-time Homebuyer- 15 15 79 0 0 30 30 32
100
Transition Public
Housing Renters to 31 39 14 0 0
Ownership of their
Units - 84
Rental 92 115 43 0 0 52 65 24
Vouchers/Certificates -
250
Construct/Acquire PH 37 46 17 0 0 37 45 12
Units - 100
Emergency Shelter for 18 23 9 0 0
Mentallv 11I- 50
Units for 15 18 7 0 0 2 3 3
Developmentally
Disabled - 40
Disabled Persons 12 15 4 4 0
Housino - 35
Domestic Violence 4 4 3 3 0
Shelter - 14 beds
Units or Subsidy for 14 14 12 10 15 18
Female-headed 7
households - 50
Single Room 15
Occupancy - 15
ElderlylFrail Elderly 59 74 27 0 0 30 30 30
Housing - 160
Rehab Single Family - 44 59 37 0 0 3 3 4
140
Rehab Multifamily - 120 38 50 32 0 0 23 29 11
Table 70 - Housing Quantified Objectives Summary
..,~' --
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Table 70 - Housing Quantified Objectives Summary - continued
l---- ACCOMPLISHED
PROGRAM QUANTIFIED OBJECTIVE QUANTIFIED OBJECTIVE
BY INCOME RANGE 2000 - 2001
<30% 31- 51- 80- >120% <30% 31- 51- 80- >120%
50% 80% 120% 50% 80% 120%
Lead-Based Paint 5 5 55 5 0
Miti ation - 20
Access Grants for 25 25 35 15 0
Disabled - 100
CHDO set-aside -15 5 7 3 0 0 2
Rehab Public Housing - 125 156 59 0 0
340
Preserve At Risk Units
-278
Moderate & Above 1,795 3,589 464 1,856
Moderate New SF
Moderate & Above 966 1,933 20 20
Moderate New MF
New Units 566 697 268 2,761 5,519
Rehab Units 242 302 221 20 0
The City of Bakersfield intends to use its own resources to construct 530 units
affordable to extremely low, very low, and low income households. This represents 9.5
percent of the very low and low income RHNA of 5,522 units. The City has policies and
zoning in place to permit the balance of the RHNA by other than City-funded sources.
137
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PUBLIC NOTICES
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City of Bakersfield
HOUSING ELEMENT UPDAT'E
The City of Bakersfield is updating the Housing Element of the
General Plan. The Draft Housing Element is anticipated to be
available for public review and comment
June 1, 2002.
Notice of Availability of the Draft Housing Element will be
posted on the City's Web Site at
www.ci.bakersfield.ca.us
and on
KGOV-TV.
Copies of the Draft Housing Element will be available for
review at:
Beale Memorial Library, 701 Truxtun Avenue
and
City of Bakersfield Planning Department
1715 Chester Avenue
We Encourage Your Participation!
For more information, call 326-3733
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BAKErC;:SF
E L D
RENOTIFICATION OF PUBLIC HEARING
NOTICE OF RENOTIFICATION OF PUBLIC HEARING AND PROPOSED NEGATIVE
DECLARATION BEFORE THE PLANNING COMMISSION OF THE CITY OF BAKERSFIELD
HOUSING ELEMENT UPDATE
NOTICE IS HEREBY GIVEN that a hearing accepting testimony will be held before the
Planning Commission of the City of Bakersfield. The hearing will begin at 12: 15 p.m., or as
soon thereafter, as the matter may be heard on MONDAY, JULY 15, 2002, in the Council
Chambers, City Hall. The Monday portion will be for presentation of staff testimony only. No
action to approve or deny this project will be taken on Monday. The hearing will be continued to
take testimony from others at 5:30 p.m., or as soon thereafter as the matter may be heard on
THURSDAY, JULY 18, 2002, in the Council Chambers of City Hall, 1501 Truxtun Avenue,
Bakersfield, California, 93301, to consider the following request:
1" The project to be considered: The City of Bakersfield is updating the Housing Element
of the Metropolitan Bakersfield 2010 General Plan. The Housing Element identifies and
analyses existing and projected housing needs and the statement of goals, policies,
quantified objectives, financial resources, and scheduled programs for the preservation,
improvement, and development of housing. The Housing Element identifies adequate
sites for housing, including rental housing, factory-built housing, and mobilehomes, and
shall make adequate provision for the existing and projected needs of all economic
segments of the community. The Draft Housing Element is anticipated to be available
for public review and comment June 10, 2002. Copies of the Draft Housing Element will
be available for review at Beale Memorial Library, 701 Truxtun Avenue and City of
Bakersfield Planning Department 1715 Chester Avenue.
We Encourage Your Participationl
2. Project location: Citywide
3. The name and address of the project applicant:
City of Bakersfield
1501 Truxtun Avenue
Bakersfield, CA 93301
NOTICE IS ALSO HEREBY GIVEN that a public hearing will be held at the same time
and place by the Planning Commission to receive input from the public on the potential effect of
this project on the environment. Pursuant to the California Environmental Quality Act (CEQA),
an Initial Study has been prepared, describing the degree of possible environmental impact of
the proposed project. This study has shown that the proposal will not have a significant effect
on the environment; therefore, a Negative Declaration is proposed. Copies of the Initial Study
and proposed Negative Declaration are on file and available to the public through the Planning
Department (contact Marc Gauthier) in the Development Services building at 1715 Chester
Avenue, or by telephoning the department at (661) 326-3733, or bye-mailing the department at
Planninq(cj)ci.bakersfield.ca.us. Our website address is http://www.cibakersfield.ca.us.
PUBLIC COM MEN I ,egarding the proposed project and/or c.~equacy of the Negative
Declaration, including requests for additional environmental review, will be accepted in writing
on or before the hearing date indicated above at the Planninq Department. If you challenge the
action taken on this proposal in court, you may be limited to raising only those issues raised at
lhe public hearing, or in written correspondence delivered to the City of Bakersfield prior to the
close of the hearing.
The City of Bakersfield in the enactment or administration of ordinances does not
prohibit against and does not discriminate against any residential development or emergency
shelter because of the method of financing or the race, sex, color, religion, ethnicity, national
origin, ancestry, lawful occupation, familial status, disability, or age of the owners or intended
occupants of the residential development or emergency shelter.
DATED: June 12, 2002
~~POS~D: Ju\ne 12, 2002
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Planning Direca
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AGENCY DISTRIBUTION LIST
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A COPY OF THE PUBLIC REVIEW DRAFT - dated May 2002
of the
CITY OF BAKERSFIELD HOUSING ELEMENT UPDATE
was sent to the 199 individuals and/or agencies
listed on the attached pages
during the month of May 2002
\iF.
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AMI
ATTENTION LOIS WISE
3017 POMONA STREET
BAKERSFIELD CA 93305
AF FORDABLE HOMES INC
An ENTION HAL ROSEN
POBOX 900
AVILA BEACH CA 93424
OFFICE OF AGING AND ADULT
SERVICES DEPARTMENT
A TTENTION DIRECTOR
2717 0 STREET
bAKERSFIELD CA 93301
AMERICAN CANCER SOCIETY
I\TlENTION DIRECTOR
ib;'3 CALIFORNIA AVENUE
I3AKERSFIELD CA 93304
AMFRICAN LEGION
'C?C, H STREET
BAKERSFIELD CA 93301
AHTHRITIS ASSOCIATION
ATTENTION DIRECTOR
1800 WESTWIND DRIVE # 500
f-lA"ERSFIELD CA 93301
BIA OF KERN COUNTY
13;'6 H STREET STE 15
BAKERSFIELD CA 93301-5134
BAKERSFIELD COMMUNITY HOUSE
ATTENTION DIRECTOR
2020 R STREET
BAKERSFIELD CA 93301
BAKERSFIELD SENIOR CENTER
ATTENTION LOU BROWN
&30 FOURTH STREET
BAKERSFIELD CA 93304
BIG BROTHERS
ATTENTION DIRECTOR
525 18TH STREET
BAKERSFIELD CA 93301-4932
ADOLESCENT FAMILY NETWORK
ATTENTION DIRECTOR
2000 24TH STREET #110
BAKERSFIELD CA 93301-3815
AFRICAN AMERICAN NETWORK
ATTENTION DELORIS SLADE
POBOX 1215
BAKERSFIELD CA 93302
ALLIANCE AGAINST FAM VIOLENCE
ATTENTION JOANNE BOWEN
1921 19TH STREET
BAKERSFIELD CA 93301
AMERICAN HEART ASSOCIATION
POBOX 10358
BAKERSFIELD CA 93389-0358
AMERICAN LUNG ASSOCIATION
306 CHESTER AVENUE
BAKERSFIELD CA 93301
AWARE
ATTENTION DIRECTOR
1631 30TH STREET
BAKERSFIELD CA 93301
BAKERSFIELD AIDS FOUNDATION
ATTENTION DIRECTOR
POBOX 2824
BAKERSFIELD CA 93303
BAKERSFIELD MAYORS
COMMITTEE TO EMPLOY
PERSONS WITH DISABILITY
POBOX 9972
BAKERSFIELD CA 93389.9972
BEREAVED PERSONS
ATTENTION DIRECTOR
130 17TH STREET
BAKERSFIELD CA 93301
BOYS AND GIRLS CLUB
ATTENTION ZANE SMITH
POBOX 5J
BAKERSFIELD CA 93385
ADOPT A FAMILY PROGRAM
ATTENTION DIRECTOR
2030 14TH STREET
BAKERSFIELD CA 93301-5001
AGAPE INTERNATIONAL TRAINING
1225 CALIFORNIA AVE
BAKERSFIELD CA 93304
ALZHEIMER'S ASSOCIATION
ATTENTION DIRECTOR
5500 OLIVE DRIVE BLDG 1
BAKERSFIELD CA 93308
AMERICAN INDIAN COUNCIL
1701 TWENTY-SEVENTH STREET
BAKERSFIELD CA 93301-2807
ATTENTION MIKE ELLISON
AMERICAN RED CROSS
KERN CHAPTER
POBOX 1226
BAKERSFIELD CA 93302-1226
B-GLAD DEAF SERVICES
ATTENTION VALERIE LYNN CLOUD
1527 19TH STREET STE 202
BAKERSFIELD CA 93301
BAKERSFIELD CITY SCHOOL DIST
SPECIAL PROJECTS
1300 BAKER STREET
BAKERSFIELD CA 93305
BAKERSFIELD RESCUE MISSION
ATTENTION DANIEL GORMAN
POBOX 2222
BAKERSFIELD CA 93303-2222
BETHANY SERVICES
RICHARD TEMPLE EXEC DIRECT
1600 EAST TRUXTUN AVE
BAKERSFIELD CA 93305
GLADYS BUCKNER
1627 VIRGINIA AVENUE
BAKERSFIELD CA 93307
\ ,,'lli,'<.,
SHAY BURKE
20120 STREET
BAKERSFIELD CA 93301
CALIF CONSERVATION CORPS
ATTENTION JUAN SALAZAR
1406 S HILLCREST STREET
PORTERVILLE CA 93257
CANYON HILLS ASSEMBLY OF GOD
ATTENTION EXECUTIVE PASTOR
7001 AUBURN AVENUE
BAKERSFIELD CA 93306
CHAMBER OF COMMERCE
ATTENTION METRO EDITOR
POBOX 1947
BAKERSFIELD CA 93303
COLLEN SULLIVAN
CLlNICA SIERRA VISTA
POBOX 457
LAMONT CA 93241
COMM CONNECTION FOR CHILD
CARE
ATTN LISA DUNCAN-PURCELL
2000 24TH STREET STE 100
BAKERSFIELD CA 93301
BONITA COYLE
800 TANGERINE STREET
BAKERSFIELD CA 93306
DHS
ATTENTION ROS TOLLIVER
PO BOX 511
BAKERSFIELD CA 93302
EBONY COUNSELING CENTER
ATTENTION IRMA CARSON
1309 CALIFORNIA AVE
BAKERSFIELD CA 93304
TERRI ELiSON-IICKE
1927 EYE STREET
BAKERSFIELD CA 93301
CASA
C/O JUVENILE COURT JUDGE
2100 COLLEGE AVENUE
BAKERSFIELD CA 93305
CSUB BUSINESS RESEARCH
9001 STOCKDALE HWY
BAKERSFIELD CA 93309
CATHOLIC SOCIAL SERVICES
ATTENTION DIRECTOR
310 BAKER STREET
BAKERSFIELD CA 93305
CHRISTMAS IN APRIL
ATTENTION DEBBIE TAYLOR
10013 VANESSA AVENUE
BAKERSFIELD CA 93312
ARA COLLI EO
1105 MCNEW CT #B
BAKERSFIELD CA 93307
ATTENTION DIRECTOR
COMMUNITY SERV ORGANIZATION
715 LAKE STREET
BAKERSFIELD CA 93305.9338
ALLYN HARRINGTON
SOCIETY FOR CRIPPLED CHILD/AD
1819 BRUNDAGE LANE
BAKERSFIELD CA 93304
DESERT COUNSELING CENTER
ATTENTION RUSS SEMPELL
1617 30TH STREET
BAKERSFIELD CA 93301
ELDERLlFE
ATTENTION BARBARA LONG
1111 COLUMBUS STREET
BAKERSFIELD CA 93305
EMPLOYERS TRAINING RESOURCE
ATTENTION JOHN NILON
2001 28TH STREET
BAKERSFIELD CA 93301
C C JUSTICE
ATTENTION ROY MALAHOWSKI
615 CALIFORNIA AVE
BAKERSFIELD CA 93304
STEPHANIE CAMPBELL
VALERIE STRONG
1408 VIRGINIA AVE
BAKERSFIELD CA 93307
CENTER FOR THE BLIND
ATTENTION DIRECTOR
1124 BAKER STREET
BAKERSFIELD CA 93305
CLlNICA SIERRA VISTA
ATTENTION STEVE SHILLING
8787 HALL ROAD
LAMONT CA 93241
COMMUNITY ACTION AGAINST
DRUG/ALCOHOL
ATTENTION DIRECTOR
POBOX 60367
BAKERSFIELD CA 93386
COMMUNITY RELATIONS
POBOX 9338
BAKERSFIELD CA 93389-9338
CRISIS PREGNANCY CENTER
ATTENTION JOHN DRAGOUN
2920 F STREET
BAKERSFIELD CA 93301
DOWNTOWN BUSINESS ASSOC
1330 17TH STREET
BAKERSFIELD CA 93301-3919
ELDERLlFE
ATTENTION EXECUTIVE DIRECTOR
1111 COLUMBUS AVE
BAKERSFIELD CA 93305
EPILEPSY SOCIETY OF KC
ATTENTION DIRECTOR
405 S CHESTER AVE
BAKERSFIELD CA 933M ~
,
,
FAMILY LIFE RESOURCES FIRST ASSEMBLY FIRST INTERSTATE BANK
218 SOUTH H STREET REVEREND ROBERT JOHNSON ATTENTION BILL BLANTON
BAKERSFIELD CA 93304 4901 CALIFORNIA AVE 1515 17TH STREET
BAKERSFIELD CA 93309 BAKERSFIELD CA 93301
FOX THEATER FOUNDATION FREE WILL COGIC FRIENDS OUTSIDE
ATTENTION DIRECTOR ATTENTION ELDER C ENGLISH ATTENTION BILL OLDENKAMP
2001 H STREET 317 NORTHRUP STREET 1128 TRUXTUN AVE
BAKERSFIELD CA 93301 BAKERSFIELD CA 93307 BAKERSFIELD CA 93301
FRIENDSHIP HOUSE GOLDEN EMPIRE GLEANERS G BLA
P,TTENTION TERI MCCLANAHAN ATTENTION SHELLY SHIFLEFF BARBARA HARRIS EXEC
POBOX 70005 2030 14TH STREET DIRECTOR
BAKERSFIELD CA 93387 BAKERSFIELD CA 93301 615 CALIFORNIA AVE
BAKERSFIELD CA 93304
G BLA GIRL SCOUTS OF AMERICA GOOD SAMARITAN HOSPITAL
ATTENTION ESTELLA CASAS ATTENTION SALLY IHMELS ATTN RICHARD MAMULA PH D
615 CALIFORNIA AVE 1831 BRUNDAGE LANE 901 OLIVE DRIVE
BAKERSFIELD CA 93304 BAKERSFIELD CA 93304 BAKERSFIELD CA 93308
GOODWILL INDUSTRY COMMUNITY RELATIONS ASSN OF ATTENTION DIRECTOR
ATTENTION DIRECTOR REALTORS HABITAT FOR HUMANITY
1401 COMMERCIAL WAY STE 220 POBOX 9338 1214 E CALIFORNIA AVE
BAKERSFIELD CA 93309-0628 BAKERSFIELD CA 93389 POBOX 3267
BAKERSFIELD CA 93385-3267
HALL AMBULANCE SERVICE JABCO GROUP MARKETING JEFFREY HALL
ATTN DARLENE DENISON ATTN JAMES S SAUNDER 1110SUNGROWAY
1001 21sT STREET PO BOX 41934 BAKERSFIELD CA 93311-2885
BAKERSFIELD CA 93301 BAKERSFIELD CA 93384
HAVEN COUNSELING CENTER HERE'S LIFE INNER CITY K C HOUSING AUTHORITY
ATTN DIRECTOR CHRIS AND KEN FRECH ATTN BILL CARTER
730 CHESTER AVE 6021 FRIANT DRIVE 525 ROBERTS LANE
BAKERSFIELD CA 93301 BAKERSFIELD CA 93309 BAKERSFIELD CA 93308
HACK OEPT OF HUMAN SERVICES YUSUFIOOEEN
ATTN RANDY COATS ATTN GLENN BASCONCILLO 801 S TULARE STREET
525 ROBERTS LANE POBOX 511 BAKERSFIELD CA 93305
BAKERSFIELD CA 93308 BAKERSFIELD CA 93302
IMPACT COMMUNITY YOUTH CNT INDEPENDENT LIVING CENTER INDEPENDENT LIVING CENTER
ATTN EXECUTIVE DIRECTOR JANET WHEELER ATTN PAT BRENNER
BOX711 1927 EYE STREET 1631 30TH STREET
KERNVILLE CA 93238 BAKERSFIELD CA 93301 BAKERSFIELD CA 93301
INDIAN HEALTH SERVICES INTERNATL REFUGEE TUTORIAL JASONS RETREAT
1830 TRUXTUN AVE #110 ATTN DIRECTOR ATTN YVONNE KENDRICK
BAKERSFIELD CA 93301 2320 D STREET POBOX 3246 .. ,;,t _
BAKERSFIELD CA 93301 BAKERSFIELD CA;93385-~46
JOB CORPS
ATTN DIRECTOR
4040 NILES STREET
BAKERSFIELD CA 93306
JUNIOR LEAGUE OF BAKERSFIELD
ATTN DIRECTOR
POBOX 2920
BAKERSFIELD CA 93302
KERN BRIDGES YOUTH HOMES
1615 V STREET
BAKERSFIELD CA 93301.5321
KERN COUNTY CYSTIC FIBROSIS
ATTN DIRECTOR
2724 LAYTON DRIVE
BAKERSFIELD CA 93309
K CEO C FAMILY HEALTH CLINIC
1611 FIRST STREET
BAKERSFIELD CA 93304
K C EPILEPSY SOCIETY
ATTN THERESA HERNANDEZ
405 S CHESTER AVE
BAKERSFIELD CA 93304
KERN MENTAL HEALTH
SUBSTANCE ABUSE
ATTN DIRECTOR
345 CHESTER AVE
BAKERSFIELD CA 93301
K C HEALTH DEPARTMENT
ATTN DIRECTOR
1700 FLOWER STREET
BAKERSFIELD CA 93305
K C MENTAL HEAL TH- SAS
ATTN APRIL ADAMS
POBOX 1000
BAKERSFIELD CA 93302-1000
K C PUBLIC HEALTH DEPT
ATTN DR BA JINADU
1700 FLOWER STREET
BAKERSFIELD CA 93305
FRANK JUAREZ
300 19TH STREET
BAKERSFIELD CA 93301
KAISER PERMANENTE PUBLIC
AFFAIRS DEPT
ATTN DANIELLE MCKINNEY
5055 CALIFORNIA AVE STE 110
BAKERSFIELD CA 93309
KERN CARE CENTER
2029 CENTURY PARK E STE 900
LOS ANGELES CA 90067-2910
K C HISPANIC- KCHCC
140119THSTREETSTE110
BAKERSFIELD CA 93301-4400
K CEO C HELPLINE
ATTN NONA TOLENTINO
300 19TH STREET
BAKERSFIELD CA 93301
K C FEMA BOARD
ATTN ROLLlE MOORE
217 EL TOVAR COURT
BAKERSFIELD CA 93309
KCMHA
ATTN ERMA KENDRICK
345 CHESTER AVE
BAKERSFIELD CA 93301
K C PUBLIC HEALTH DEPT
ATTN ELIZABETH HOWARD
1600 NORRIS ROAD
BAKERSFIELD CA 93308
K C MENTAL HEALTH
ATTN GENE ST AMAND
3300 TRUXTUN AVE
BAKERSFIELD CA 93301
K C SUPERINTENDENT OF SCH
1300 17TH STREET
BAKERSFIELD CA 93301
JUNIOR LEAGUE
ATTN SYLVIA CATTANI
9913 SUNSET BLVD
BAKERSFIELD CA 93307
KENYA ENTERPRISES
1627 VIRGINIA AVE
BAKERSFIELD CA 93307
KERN COG
1401 17TH STREET STE 256
BAKERSFIELD CA 93301
K C CHILD & FAMILY SERV AGEN
ATTN NATALIE SENTZ
2000 24TH STREET
BAKERSFIELD CA 93301
KCEOC
ED VELASQUEZ
300 19TH STREET
BAKERSFIELD CA 93301
KERN MEDICAL CENTER
ATTN DIRECTOR
1830 FLOWER STREET
BAKERSFIELD CA 93305
KCMHA
ATTN ENEDINA RAMOS
345 CHESTER AVE
BAKERSFIELD CA 93301
K C DEPT OF HUMAN SERVICES
ATTN DIANE ROSSO
PO BOX 511
BAKERSFIELD CA 93302
K C DEPT OF MENT AL HEALTH
ATTN DIRECTOR
POBOX 1000
BAKERSFIELD CA 93302
K C SUPERINTENDENT OF
SCHOOLS
ATTN STEVE MCCLAIN
1300 17TH STREET, ",V,.
BAKERSFIELD C~'9301
',-if;-'-,,)
KERN ECONOMIC DEVEL CORP
ATTN DIRECTOR
2700 M STREET STE 225
BAKERSFIELD CA 93301
KE RN HOSPICE
AlTN DIRECTOR
1315 BOUGHTON DRIVE
BAKERSFIELD CA 93308
KERN LINKAGE PROGRAM
I'! TN WILLIAM DRAKOS
POBOX 1000
BAKERSFIELD CA 93302
KERN REGIONAL CENTER
AnN DIRECTOR
;j200 N SILLECT AVE
BAKERSFIELD CA 93308
LINKS INC
ATTN MARY PATTERSON
4101 ADIAS AVE
BAKERSFIELD CA 93313
rHE MARE PROGRAM
ATTN DIANE HOPKINS
9620 BRACKEN OAK WAY
BAKERSFIELD CA 93311
MAOF
ATTN ROBERT SINGH
2001 28TH STREET
BAKERSFIELD CA 93301
MERCY HEAL THCARE SPECIAL
NEEDS DEPT
ATTN JONATHAN WEBSTER
POBOX119
BAKERSFIELD CA 93302-0119
MUSCULAR DYSTROPHY ASSN
ATTN DONNA HYLTON
4621 AMERICAN AVE STE C
BAKERSFIELD CA 93307
NEW DIRECTIONS GROUP HOME
FOR GIRLS
A TTN W ALTER & MARY WALKER
POBOX 41374
BAKERSFIELD CA 93384
KERN FAMILY HEAL THCARE
ATTN ROSANNA WESTMORELAND
1600 NORRIS ROAD
BAKERSFIELD CA 93308
KERN INDOCHINESE AMR CNTR
ATTN DIRECTOR
1700 14TH STREET
BAKERSFIELD CA 93301
KERN MEDICAL CENTER
ATTN BARBARA HARRISON
1830 FLOWER STREET
BAKERSFIELD CA 93305
PAULA LEWIS
400 4TH STREET
BAKERSFIELD CA 93304
LIVING CONNECTIONS
ATTN BONITA COYLE
POBOX 637
BAKERSFIELD CA 93301
DAVE MCARTHUR
405 GALNEY
BAKERSFIELD CA 93304
MERCY HEAL THCARE
SPECIAL NEEDS DEPT
ATTN DEBBIE HULL
PO BOX 119
BAKERSFIELD CA 93302
JANICE MONTOYA
2000 24TH STREET
BAKERSFIELD CA 93301
NATIONAL ASSOCIATION FOR
PEOPLE WITH DISABILITIES
ATT DIRECTOR
4032 JEWETT AVE
BAKERSFIELD CA 93301
DIANE NEWTON
323 T STREET
BAKERSFIELD CA 93304
KERN FOOD BANK
ATTN DIRECTOR
800 14TH STREET
BAKERSFIELD CA 93301
KERN LIFELINE
ATTN MARTA MADDEN
3550 Q STREET
BAKERSFIELD CA 93301
KERN MEDICAL CENTER
HOME HEALTH DEPT
1830 FLOWER STREET
BAKERSFIELD CA 93305
TO LIFE
ATTN CAROL BARRAZA
1706 CHESTER AVE STE 450
BAKERSFIELD CA 93301-5242
LOVE INC
ATTN KATHIE BINGHAM
POBOX 10082
BAKERSFIELD CA 93389
MAOF
A TTN MARTIN CASTRO
2001 28TH STREET
BAKERSFIELD CA 93301
MERCY SOUTHWEST PROJECT
ATTN JONATHAN WEBSTER
1627 VIRGINIA AVE
BAKERSFIELD CA 93307
MOTHERS AGAINST DRUNK
DRIVING
ATTN DIRECTOR
1802 OAK STREET #8
BAKERSFIELD CA 93301-3008
NEW CREATIONS MINISTRIES
5912 MEADOWS OAK CT
BAKERSFIELD CA 93306
NILES ASSEMBLY OF GOD
ATTN KEN RASMUSSEN
1701 NILES STREET
BAKERSFIELD C~ 9llSo5i.
,",_ ",1
'4'
";'1;
NILES ASSEMBLY OF GOD NO BAKERSFIELD RECREATION OUR LADY OF GUADALUPE
ATTN BILL HIRSCH & PARKS DISTRICT PRESCHOOL
1701 NILES STREET ATTN DAVE MCARTHUR ATTN AMENDA PEREZ
BAKERSFIELD CA 93305 405 GALAXY AVE 800 HARVEST CREEK RD
BAKERSFIELD CA 93308 BAKERSFIELD CA 93312
fiJUE M PARSONS POTEUS RESTORATION COMMUNITY
2000 24TH STREET ATTN DIRECTOR PROJECT INC
BAKERSFIELD CA 93301 1400 S UNION AVE NO 102 ATTN GIL ANTHONY
BAKERSFIELD CA 93307-4142 POBOX 70006
BAKERSFIELD CA 93387.0006
STEPS GENE SAINT AMAND SAINT JOHN MANOR
I'\TTN DIRECTOR POBOX 3778 ATTN DIRECTOR
3533 MT VERNON AVE WOFFORD HIEGHTS CA 93285 900 FOURTH STREET
BAKERSFIELD CA 93306 BAKERSFIELD CA 93304
SAINT VINCENT DE PAUL SOCIETY SALVATION ARMY SELF HELP ENTERPRISES
ATTN DIRECTOR CAPT MARILEE ESTES ATTN DIRECTOR
fO 0 BOX 6339 4417 WILSON ROAD POBOX 351
BAKERSFIELD CA 93386 BAKERSFIELD CA 93309 VISALlA CA 93279
SENIOR LEGAL CENTER SENIOR SERVE SERVICE ACCESS COALITION
A TTN DIRECTOR ATTN JOHN MARSHALL ATTN WYNDA GARRISON
1601 F STREET 12320 BACKDROP CT POBOX 456
BAKERSFIELD CA 93301 BAKERSFIELD CA 93306 BAKERSFIELD CA 93302
SIERRA TRIBAL CONSORTIUM A SIPPE CLINIC RIVERSIDE RANCH STEPS
ATTN DIRECTOR ATTN SUSAN RAJLAL ATTN SALLY HOOVER
1527 NINETEENTH STREET STE 18200 HIGHWAY 178 3533 MT VERNON AVE
418 BAKERSFIELD CA 93306 BAKERSFIELD CA 93306
BAKERSFIELD CA 93301-4440
S E BAKERSFIELD CIVIC LEAGUE TOLIVER RESIDENTIAL tRAINING RESOURCE
ATTN RAVEN HAWKINS POBOX 70032 ATTN JOHN NILON
931 BANK STREET BAKERSFIELD CA 93389 2001 28TH STREET
BAKERSFIELD CA 93304 BAKERSFIELD CA 93301
TURNING POINT UNITED WAY OF K C U C COOPERATIVE EXTENSION
ATTN DIRECTOR ATTN RANDI BATTAGLIA ATTN LISA BAUER
1101 UNION AVE POBOX 997 1031 S MT VERNON AVE
BAKERSFIELD CA 93301 BAKERSFIELD CA 93302 BAKERSFIELD CA 93307
KERN CITY VETERANS SERV CNT VIDA SCOTT CENTER VINESMAN PONDEROSA
1120 GOLDEN STATE AVE ATTN DIRECTOR ATTN DON SMITH
BAKERSFIELD CA 93301-2416 1101 EPANAMALANE 3231 E PANAMA LANE
BAKERSFIELD CA 93307 BAKERSFIELD CA 93307
VINESMAN PONDEROSA VINESMAN PONDEROSA MARIE WALL PHN
CHRISTIAN RECOVERY RNCH ATTN VALARIE TAYLOR 601 CHERRY HILLS
A TTN ANTHONY GARY 3231 E PANAMA LANE BAKERSFIELD CA. ~,~301
3231 E PANAMA LANE BAKERSFIELD CA 93307
BAKERSFIELD CA 93307
SUSANNE CAMPBELL DIRECTOR
H WEILL CHILD GUIDANCE CLINIC
3628 STOCKDALE HIGHWAY
BAKERSFIELD CA 93309
AI iCE ALDRETTE
~912 MEADOW OAKS CT
BAKERSFIELD CA 93306
E BAKERSFIELD COM COALITION
"TTN KELLY ALBA
1832 FLOWER STREET
BAKERSFIELD CA 93305
SE NEIGHBORHOOD PRTNRSHP
[ BAKERSFIELD COMMUNITY
HEALTH CENTER
815 l.lIKEVIEW AVE
bl'.KERSFIELD CA 93307
MIKE MAGGARD
j)cINCIL MEMBER WARD #3
i!,,\1 TRUXTUN AVE
BAKERSFIELD ClI 93301
DAVID COUCH
COUNCIL MEMBER WARD # 4
15[,1 TRUXTUN AVE
Rf\KERSFIELD CA 93301
>v1AYOR BOB PRICE
CITY OF BAKERSFIELD
',5U1' TRUXTUN AVE
BAKfRSFIELD CA 93301
YOUTH FOR CHRIST
ATTN DIRECTOR
POBOX 763
BAKERSFIELD CA 93302
34'H ST NEIGHBORHOOD PRTNSHP
GREENFIELD UNION SCHOOL DIST
ATT WYNONA KING
1624 FAIRVIEW ROAD
BAKERSFIELD CA 93307
S CHESTER COLLABORATIVE
ATTN JULIE ALLMON
405 S CHESTER AVE
BAKERSFIELD CA 93304
JACQUIE SULLIVAN
COUNCIL MEMBER WARD #6
4123 PINEWOOD LAKE DR
BAKERSFIELD CA 93309
MARK SALVAGGIO
COUNCIL MEMBER WARD#7
2213 WOOLARD DR
BAKERSFIELD CA 93304
P:\MarcIAGENCY NL.wpd
YMCA
ATTN DIRECTOR
POBOX21165
BAKERSFIELD CA 93390-1163
STELLA HILLS SCH FAMILY RESOURCE
CENTER
3800 JEWETT AVE
BAKERSFIELD CA 93301
SAFE HARBORS
ATTN JANIS ROBERTS
BAKERSFIELD CITY SCH DIST
1300 BAKER STREET
BAKERSFIELD CA 93306
IRMA CARSON
COUNCIL MEMBER WARD #1
1126 OLEANDER
BAKERSFIELD CA 93304
PATRICIA J DEMOND
COUNCIL MEMBER WARD #2
1104 RADCLIFFE AVE
BAKERSFIELD CA 93305
RANDY ROWLES
COUNCIL MEMBER WARD #5
1501 TRUXTUN AVE
BAKERSFIELD CA 93301
....," ,
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PUBLIC AND AGENCY
COMMENTS
~,;. 11-2002 12:36 PM NORTHC0T~ HENS-rR~
,'60 379 1778
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07/11/02 11:20 !tOOS 325 0288
COB BLDG DEn
t!:r
-
WIL1.1AM 1. CAll'm
bO<ll1iVl D1R"",
HOUSING AUTHORITY OF
THE COUNTY OF KERN
.lZ$ ROlllKTS LANE . lIAXEIllIl'lI!lD, CA 9JJOO...199
PHON!! (661) JgJ-2lS0
II
FAX 16611 39J.;25J
'!DD 161 J9J-6ZW
Mr. Stanley C. Omdy,
PlImilla Dirc;,tor
city of BBkertfieId
1715 Cbester Ave.
Bakerst1eld, CA. 93301
RECEIVED'
JUL 11 20m
JWy 3, 200:2
CITY OF BAI<(;~SFIEUl
PUl,NNINO DEP....R11VI~T
RAt; H01J&inII Ek:lner4 Upd~e Review
And CoIlllllllll1.s
~ar Mr, Grady:
I have nMeW$d tbe Public RevIew Dl'aft of tbc City ofBakcrsfidd Hol15jpg E..........t of
tba General Plan lIIId have the followini COtllabe.lb;
1. Page SO, Seclion2.2,t: AT - RISK HOUSING
Prepaymmt ofHUD.mortgases: (Secltion 202)
In 1991. capital advll!lOOsl'DpJat;ed direct loans tin- the 202 program. These
CllpiIsJ Ild~ are aramecI to approvecllow-iIlcome oomm, dcvdopers, IIIId
.:0__ lOOperoent of tile lIpplOved development OOft!l. The major di1mrenc1'
bclWlltl tbc&e two filrIdiQg processea e that the capital advance does not haw
to be repaJd, $0 tile :project rental w~ covers only operatma wills, DOt
<I.bt service, llJ unlSel' section 8, HUn provi4es the difIinacc betwm1 what
tenant, pay in rclIl 8lld wbat It ao\ufJly oom u", 'JXlIl501' to opc:t1dc lIllO
maintain tile project. B_ll8pitaledVBllCcs lfC not loans. there i~ J1(J debt
seMol'.
In addilion to institutiD& these clJanee, in Seotion 202 proilfllIl, dlc NUioaal
AffOrdable HousiDg Act of 1990 anated fl !epltfltll prognm, Section 811. to
lIUppon the i:IeVlIlopmInt ofholllini fur people with diabilities. Prior to
1990. Seoticm 202 Aulds could be used 10 dIlvclop ooumg 8:lr dUabIcd peoplt
ill addition to low-lncoJXlAl elc*Jy people.
2, Paac S 1. SllCtion 2.211. IrMlntOlV of At RiIIk 1:1_1 g"uo;,,~ Units
Table 46 dJd no! iDDludc tbl: S1Dl1lY L8Ile Villago ap.ul..-lts. The ori.-
iDs1nd 221 (d) 4 HUD Lombllll a nmewal maturity date ofJllnuary I, 2019.
The owners have decldid llDt to mlCW their contraclt with HOD and IlrC in the
prcroess of optms out throuah the Mark to MaIbt Program.
This action will pIaoe 40 \IIlits of a1lbl'dabJe housillll mr ase-restricted tenams
(62 ~1If!I) and tllllllllts with mobility.hOMVoo:pped 1IlIItJ at risk. The HousiDa
AlItborlty lllld owners haw lJI!801iatcd a purchale option to preserve the
aftbnlBhle hDusing IIllIIIIJt! IIW&lImg approval by HUn.
Till -11-?VlVI? THII 1?:~1PM Tn:
PA(;F:?
NORTHCUTT HENSTRA
-(60 3'(9 1778
P~03
~0031003
~-'-"--
TUl--11-2002 12:37 PM
OTI1110: 11:%1
qo
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COB BLOG DEPT
In tblullm:: llllCtion (2.2.s), at tIIIl top of ~ ~J. tlIere I.. el,' ~ .1 that 1b:
Houma AutboriQ- has ~d two oomplexel1bl preIOMtilm or
dfurdabJe boualna. I do ml beu-, we bavc purchaMd IMlY priwtcI.y 0WDed
~op....,.;l~ 1mdar tho Ho~ AutbotlliesllIIDe. YOIl rJl#IY be (witbolll
iDowe, 1:be IIlIrIleI oftbe cIeveIopElll!dl in qgatlol1) ..dWhla to two
proportb (Villa San Dimu &. Pm Real A~ tw.dlIl) pW'Cbaed by Kern
Aflbrdablc aou.m.. u..., a SOl (1:) DOIIpI'OftI: spomorcd by the HDusinc
Autbority.
3. Pqe'4,llrtl~
"The second ~ slmdd '-"" the word ItlI1e IIlsetllld 1ftill' r.deral. U
would tbea n:1ld .. It .m..m:'\tas ildentl and IIlatll fiIDdI b- itB JlIIbI\c
llouana projecU"....."
.The thlrd ~ lIbould have the tbllowiog wordI tttlcke!l: "- thnluah ita
two bousina Illq)fOfitl". A mon: lKlCUI'Ilte IllIlflaDl would b8: "The HOllIlDll
AutborI1y ilPOlIIOred...1G purpo~ no.u."oftt (K=I .6.4bd1llol. 11"''':''11.
Jnc.) to pIJl'Chall twD "at r!U:" allDp'.... VillI S. DIma Gd hrk ReIll
At:"Ilbl...lt.1o 1l:UItIliD afIimIIlbi1ity." 'This would .ll",,~ \be tbCJlDOle 14
Uom m. bottom of. plIO 11II WIlD.
4, PIp 57.1aBt pnpaph
TblIlut ,-....... IIW'tI 0IJt with the words .S~ an" and ill cominued OD P88'
~8 with 1hc wonts ''Wtldber lilr IIlIe, Ialtal or resale, ........ H I bllIiM a
~w of the WOIdibg is ill otcklr.
~. Pap 59, Bn11ledlC1lCe.
The ..m_. BlIrl8 out with tho wordl "reoWmti.1 ckvelopll1llllL ,. I believe
t:lds Is a C(\1II'IIIIlIrrlnn oftllo prniouIll8&C, which etldi with 1hc wuniJ
''mIdcntiIJ projeot"
89, 0bjecdYc 1.....1; 8IlllI+Z: PJoIfllll.
6.
The IIeec:I tbr hoUlllaa fbt DIJI&aIIy ill is lIllt reellf kIlown. Golden IWpIre
Aftbrdllhle HouI..... IDe. .. a 25% VICIlDCy IIu:tor at it. o.e.n O..dao (SRO)
fiM:iIitr. The Maal Health ~.t-tu-4lw t.rlod 10 fiIllbo faeiIity bat tlldr
eflDrIt have !lOt _ with IIltKthIUOCM. I bolIM thIt a mot'Il in-depth ltudy
needs to be coadvcted to redy tmdInrand tbe DDeCls oftln: City and Cnunt,..
7. Paac90,P01lcy1.j..I: Sbouldbllcorr"lWtolW;
HACK. cum:ndy O<hnlnl"'o:n 3,032 tc!IaIlt baed rmIaI..... ./" '" SectXJIl B
~. llId ""~ They curnoJI!y law about s.ooo bouII:mlds an tbo
v.diDg Iitt.
,~\ ~'.
.,. ;If ~'
Till _11_~lAf7I;:::l TUII 1?-:;:1PM Tn.
Dar.::c-?
JlIL-11-2002 12:37 PM
07/1110% ll;%~
1'6.0
379 17'78
t-lORTHCUT-;.
C'~O~ 3%e OZOO
HE~...~TRA
COB BLDll DEfT
R. APPENDIX C.
~.."":t1l_ bntIl UDits - BlIkersIIdd -1002
A. Coveattyl'J.,oAptl, 3101 CoveDtrYDrM{GoIdelll~
A1lbllllbla HDusiq. lllC. - GB.AH( I. nol tbc ownw).
B. Oteen Oardom Apts, 2300 S. UlliDn. (GBAHl ill tho OWllt:l').
C. Joshua TlCll AptJ. 11 owaecl by LiVinS ConIleetloIll.
D. Ow VIsta. ElaIn mUbi_ demotiJlled Illd EiabtY-firur .pat tuJr;;OtI
In bBlD8 sold to 1ow-iDoolllll rlilliddllllldtlr the HUD HOPE I
Pro~ (CaIi:lbmiD GerdeaI). Tbll ~... 921J111ts will remain .
the Oro ViI1a pIl!!& bollliq d.wlopmIllt.
B, Part Place AptJ. II 0WIled by OEAHl. 1'_81re 36 Olll!.bedroom@
45" of Am Mc4iaD lllcOD (AMI). 21 O:lll-~........ @ 50% AMI,
12 two-hedroom @ 5~ AMI, _4 two-bcdroom@6O% AMr. All
UlIlt. are Tax Clodit Q1lIIillod (L1HTC). PIIk ReI! Aptt, 414 1tft1
'Road. n-.1UIits IItlI oWllllCi by KAHllJIIdllr the mm 2.36 Proaram.
F. ViDa San DiIIlaB ill oWllllll by KAHr IIPder 1be HUD 236 pto8l'1IID.
P. Lis! ofNonpl'oflts:
JCern A1!lmlable HouJiIlg, IDe, is pre&Gly ~ lit 3600 CbIstr:r A'VrI~
Suite B., BakcrlI&h\, CA. \l~301. KAHI wIIl1le relocRtina 14 Nowmbot of
2002 to 601 24. Street, Sua a. 8Ikm1leJd, CA., 93301.
Go1dmB~ A5:lrdIblo Hou8bII. IaI:. is pre&eat~ 1oe8tt.d at 3600 ~
A~., Suite B.. Bakir61d. Ca. 93301. GMHI will be relDl:atina iD.
November of2()()2 to 601 24. Street, SuIte B., JW,...ofIoId, CA. 113301.
Hotllioi Authority of1llt Coua1y ofKau IIIl1ted 1;Orrc.<<J,y, but. HACK will
~ ~1oc:atinC nNoVlll!lb.r of2002 tu (jOt 24111 S1n!e1, Bakmfleld, CA 93301.
ThmIc )'0\1 Slr alIowins 'WI to pllltklIJllIl:e III thil 'VrIl)' impor1uJt rerinr JIIvCO" Jfwt
lIIlI)' be orl1XY 1i1rtbIIE~, plNlie \lIJIItBI:l uq 0. lit 661-393-1150, ela. ~8.
SiDccRIy,
~~~~
RmI.y M. eoata
Deputy Diroetor - p!lwniDg
Till -11-::J171171::J TI-lII 1::J~~~Ptv1 Tn~
P~04
1ili00llOOl
i'~ 'i ,"
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."Ii. 902 rUE 10: 57
CITY PLANNING
FAX NO, 805 3270846
p, 02
t""'I
~
~.';""
.
STATE OF CALIFORNIA
f~~'
.._1
'~,,:;'
Tal Finney
INTElUM: :DHtECTOR
Gray Davis
(;.uvERNOR
Governor's Office of Planning and Research
State Clearinghouse
ACKNOWLEDGEMENT OF RECEIPT
DATE:
July 1,2002
RE:
General Plan Amendment POI-0734
SCH#: 2002061062
]R1t1''''''' fu~ 'If "T ~:'"Tt~\
.ll:J ....' 1t;, lI, \ I.,. I
. ,
.' .~
Jut - ~ 7''''>
CITY or !'JAKEl'"
PLANNING CliF..
TO:
Marc Gauthier
City of Bakersfield
1715 Chester Ave.
Bakersfield, CA 93301
This is to acknowledge that the State Clearinghouse has received your environmental document
for slale review, The review period assigned by the State Clearinghouse is:
Review Start Date:
Review End Date:
June 11, 2002
July 11,2002
We have distributed your document to the following agencies and departments:
CaJifomia Highway Patrol
Ca!trans, District 6
Caltrans, Division of Aeronautics
Department of Fish and Game, Region 4
Department of Housing aud Community Dcvelopment
Department of Parks and Recreation
Depm1ment of Water Resources
Native American Heritage Commission
Public Utilities Commission
Regional Water Qua.lily Control Rd., Region 5 (Fresno)
Resources Agency
State Clearinghouse
State Lands Commission
The State Clearinghouse will provide a closing tetter with any state agency comments to your
allention 011 the date following the close of the review period.
Thank you for your panieipation in the State Clearinghouse review process.
J:400 TENTH STREET }'.O. 'BOX 304~ S^GRAMEN-rO~ CALIFORNIA 95812-304>1
!)I6r445-D6n FAX 9I6-.J11-30r8 WWW.OpL.;,LgOV
~
"..,.1;" .
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PLANNING COMMISSION
MINUTES
WELCOME TO YOUR CITY OF BAKERSFIELD
PLANNING COMMISSION MEETING
ON BEHALF OFTHE PLANNING COMMISSION, WELCOME. IFTHIS IS YOUR FIRST VISIT, WE HOPE YOU FIND THE FOLLOWING
iNFORMATION HELPFUL IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, IF YOU NEED SPECIAL
ASSISTANCE TO PARTICIPATE IN THIS MEETING, OR HAVE QUESTIONS, PLEASE CONTACT MY OFFICE DURING REGULAR
BUSINESS HOURS AT (661) 326-3733 YOU MAY ALSO FIND ADDITIONAL INFORMATION AT THE CITY'S WEBSITE ADDRESS:
www.ci.bakersfield.ca.us
,.. JACK HARDISTY
DEVELOPMENT SERVICES DIRECTOR
LEGEND
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1 . Murray Tragish
2 - Burton R. Ellison
3 - Tom McGinnis
4 - Ron Sprague - Chair
5 - Jeffrey Tkac - Vice Chair
6 . Ted Blackley
7 - David Gay
8 - Dennis Fidler, Building Director
9 . Marian Shaw, Civil Engineer, IV
10. Stanley Grady, Planning Director
11 - Ginny Gennaro, Deputy City Attorney
12. Pam Townsend, Secretary
13 - News Media
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!;;.QNDUCT OF MEETINGS:
'he Planning Commission ("Commission") Meetings are televised on KGOV TV. Bakersfield. A final agenda may be obtained from the
Planning Department 72 hours prior to the meeting. Items listed on the agenda for pre-meetings of the Commission may be amended
up to 72 hours prior to the regular Planning Commission meeting.
Proceedings oftha Commission are ~overned under ~Robert's Rules of Order" on all matters pertaining to parliamentary law. However,
00 action of the Commission will be Invalidated or legally challenged by the failure to strictly follow such rules.
PUBLIC STATEMENTS:
You are invited to address the Commission during the Public Statements portion of the Agenda on any matter related to City business.
'0 do so, fill out a Speaker's Card and present it to the Secretary before the meeting. Speakers are required to state their name before
speaking. The only action the Commission may take on public statements is to refer the issue to committee or staff. Any person who
has not notified the Secretary or filled out a Speaker's Card will not be allowed to speak during the publiC statement portion of the
meeting, unless approved upon motion by the Commission alter being notified of the name of the person and the subject matter
addressed. ANY PERSON WHOSE NAME APPEARS ON THE AGENDA OR WISHES TO SPEAK REGARDING A PUBLIC HEARING
DOES NOT NEED TO FILL OUT A SPEAKER'S CARD.
CONSENT CALENDAR:
The non-public hearing items will be acted on as a group and approved in one motion without individual staff presentations. The items
are recommended for approval by staff. The applicant has been informed of any special conditions and has signed an agreement to
conditions of approval and requested to be placed on the consent agenda. If a member of the Commission wishes to discuss, comment
or ask questions on a consent item(s}, the item(s) will be taken off consent and will be considered next in order on the agenda.
Anyone wishes to discuss or testify on a public hearing consent item, helshe should indicate so when the public hearing on Public Hearing
Consent items is opened. The item(s) will be taken off consent and will be considered in its regular order an the agenda. OthelWise, the
public hearing will be closed and all matters approved in one motion. Again, these items are recommended for approval by staff. The
applicant has been informed of any special conditions and has signed an agreement to conditions of approval and requested to be placed
on the consent agenda.
NOTICE OF RIGHT TO APPEAL:
Decisions of the Planning Commission on Zone Changes, Parcel Maps and Tentative Subdivision maps are subject to appeal by any
interested person adversely affected by the decision of the Commission. No permit shall be issued for any use involved in an application
until alter the final acceptance date of appeal.
The appeal shall include the appellant's interest in or relationship to the subject property, the decision or action appealed and shall state
specific facts and reasons why the appellant believes the decision or action of the Commission should not be upheld.
Such appeal must be filed in writing within 10 days from date of hearing, addressed to the City Council, clo Office of the City Clerk, 1501
Truxtun Avenue, Bakersfieid, CA 93301. A $334 non.refundable tiling fee must be included with filing of the initial appeal for those
appeals filed by the applicant or any person outside the notice area. All appeals filed on land divisions will require a $334 non-refundable
filing fee. If all arpeals are withdrawn prior to the City Council hearing, the hearing will not be conducted and the decision of the Planning
Commission wil stand.
If no appeal is received within the specified time period or if all appeals filed are withdrawn, the action of the Planning Commission shall
become final.
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AGENDA
REGULAR MEETING OF THE
PLANNING COMMISSION
OF THE CITY OF BAKERSFIELD
Thursday, July 18 - 5:30 p.m.
Council Chambers, City Hall
1.
ROLL CALL
RON SPRAGUE, Chairman
TED BLOCKLEY
BURTON R. ELLISON
DAVID GAY
TOM MCGINNIS
JEFFREY TKAC
MURRA Y TRAGISH
2. PLEDGE OF ALLEGIANCE
3. PUBLIC STATEMENTS
4. CONSENT CALENDER
4.1 Non-Public Hearing Items:
4.1a Approval of minutes from Planning Commission meetings of June 4 and 6, 2002.
Group Vote
4.2 Public Hearing Items
4.2a Approval of Extension of Time for Vesting Tentative Tract Map 5989 (Porter-
Robertson) located south of Cesar Chavez School, at the northeast corner
of Chase Avenue and Mesa Marin Drive. (Ward 3)
A request for an extension of time for a vesting tentative tract map containing 24
lots on 7.2 acres zoned R-1 (One Family Dwelling) with a waiver of mineral rights
signatures pursuant to BMC 16.20.060 B.1. (Ward 3)
4.2b Approval of Street Name Change for a Portion of Georgia Drive to Peacock
Park Lane (City of Bakersfield) located on a portion of Georgia Lane west of
Fallgatter Street to Denise Avenue. (Ward 3)
4.2c Approve continuance to August 1, 2002, of Master Wall and Landscape
Concept Plan P02-0534 (Porter- Robertson) for Vesting Tentative Tract
6000, located on the northeast corner of Highway 178 and Alfred Harrell
Highway. (Ward 3) (Agenda Item 5)
Items on the Pre-Meeting Agenda will be continued to 5:30 p.m. on the following Thursday, but not~ M',
necessarily in the same order. .....
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Agenda, PC - Thursday, July 18, 2002
- Council Chamber, City Hall
Page 2
4.2d Approve Tentative Tract Map 6112 (Smith & Associates Engineering)
located on the south side of Panama Lane between Akers Road and
Wible Road. (Negative Declaration on file) (Agenda Item 6.2)
Containing 7 lots on 2 acres for single family residential purposes and a request
for modification of standards to allow a reduction of the lot depth requirement for
one of the lots and a private street/driveway. (Ward 7)
Group Vote
5. ADDroval of Master Wall and LandscaDe ConceDt Plan P02-0534 (porter- Robertson) for
Vesting Tentative Tract 6000, located on the northeast corner of Highway 178 and
Alfred Harrell Highway. (Ward 3) (MOVED TO CONSENT CALENDAR)
6. PUBLIC HEARINGS - Tentative Tract Maps
6.1) Vestina Tentative Tract Map 6108 (Porter-Robertson) located at the
northwest corner of Allen Road and Dove Creek Drive. (Negative
Declaration on file) (Continued from June 6, 2002)
Containing 23 lots for multi-family residential purposes and one sump lot on 9.09 acres
zoned R-2 (Limited Multiple Family Dwelling) and a request for a waiver of mineral rights
owner's signatures pursuant to BMC Section 16.20.060 B.1. (Ward 4 )
RECOMMENDATION:
Approve
Roll Call Vote
6.2) Tentative Tract MaD 6112 (Smith & Associates Engineering) located on the south
side of Panama Lane between Akers Road and Wible Road. (Negative
Declaration on file) (MOVED TO CONSENT CALENDAR)
Containing 7 lots on 2 acres for single family residential purposes and a request for
modification of standards to allow a reduction of the lot depth requirement for one of the
lots and a private street/driveway. (Ward 7)
6.3) Revised Vestina Tentative Tract Map 6018 (Porter-Robertson) located
between Southshore Drive and Coffee Road, approximately 1,200 feet north
of Hageman Road. (Negative Declaration on file) (This item was continued
until the October 17, 2002 hearing but has to be heard sooner because of
the permit streamlining act.)
Items on the Pre-Meeting Agenda will be continued to 5:30 p.m. on the following Thursday, but not,
necessarily in the same order.
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Agenda, PC - Thursday, July 18, 2002
- Council Chamber, City Hall
Page 3
Containing 26 lots on 9.48 acres for purposes of multiple family development zoned R-2
(Limited Multiple Family Dwelling) including a request for alternate lot and street design.
(Ward 4)
RECOMMENDATION:
Approve
Roll Call Vote
7. PUBLIC HEARING - Street Name Chanae from Lakeview Avenue to Dr. Martin
Luther Kina Jr. Blvd. (Isaiah Crompton) located on all of Lakeview Avenue,
between California and East Brundage Lane. (Ward 1)
RECOMMENDATION:
Approve
Roll Call Vote
8. GENERAL PLAN AMENDMENT P01-0734 HOUSING ELEMENT. (Citvwide)
RECOMMENDATION:
Motion to accept report and send draft to State
Department of Housing and Community Development
for review.
Roll Call Vote
9, AD HOC COMMITTEE REPORT REGARDING PROJECT NOTICE TO RENTERS. IAII
Wards)
RECOMMENDATION:
Motion to accept report and refer to staff for
implementation.
Group Vote
10. WORKSHOP - PROCEDURES WORKSHOP BY STANLEY GRADY AND GINNY
GENNARO.
Presented at Monday pre-meeting. No discussion necessary.
11. COMMUNICATIONS
A) Written
B) Verbal
,\,.
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Agenda, PC - Thursday, July 18, 2002
-- Council Chamber, City Hall
Page 4
12. COMMISSION COMMENTS
A) Committees
13. DISCUSSION AND ACTION REGARDING POSSIBLE CANCELLATION OF THE
NEXT PRE-MEETING.
14. ADJOURNMENT
::NLE GR~(~~
Planning Director ary \
July 15, 2002
Items on the Pre-Meeting Agenda will be continued to 5:30 p.m. on the following Thursday, but not,
necessarily in the same order.
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Minutes, Planning Commission, July 18, 2002
Page 11
8. GENERAL PLAN AMENDMENT P01-0734 HOUSING ELEMENT. (Citv-wide)
Jean Lauren, a principal with Jean Lauren and Associates, gave a presentation to the Planning
Commission on the Housing Element. She stated that the Housing Element is required to be
updated every five years according to State law. It is one of the required elements of the general
plan. It is mainly comprised of three separate parts: 1) the previous Housing Element and what
was accomplished over that five year period, 2) what's going on right now and 3) its goals and
policies to guide the city over the next five to ten years as far as housing development.
After the presentation the following questions were asked by the Commission:
Chairman Sprague asked Ms. Lauren how many buildable lots are available in residentially zoned
properties within the central core of Bakersfield? Ms. Lauren said unit capacity is 60,377 within
the city.
Commissioner Tragish made a motion, seconded by Commissioner Tkac, to adopt a resolution
making findings, approving a Negative Declaration and Draft Housing Update and directing staff to
transmit same to the State Department of Housing and Community Development,
Motion carried by group vote.
9. AD HOC COMMITTEE REPORT REGAR ING PROJECT NOTICE TO RENTERS. All Wards
Ms. Gennaro stated that the committee met nd are ready to give their recommendation. Their
recommendation was to have staff implemen a policy that on all notices which will be mailed to
property owners, staff will place the language 'f your property if rented or leased, we request that
you provide your tenants notice of this public h ring." Ms. Gennaro said that since that is
basically policy, there is no need to implement a y type of ordinance change.
Commissioner Sprague asked if a notice could be laced on the property in bold print that the
general population in the area would be able to revl w prior to the approval? Ms. Gennaro said
that the committee did consider that at length. The imaryJactor that the committee did not
include it as part of its policy was because: 1) someti es that would require the applicant to go
onto private property, which would not be legally advis ble, and 2) if it were a vacant lot there is
no proof that a notice had been placed. The committee elt that that was a very difficult thing to
enforce and that is why the committee steered away fro implementing that policy.
Commissioner Tragish asked what the penaity would be if landiord does not notify the renters?
Ms. Gennaro said there would be no penalty. This policy w s put into effect to go above and
beyond our duty.
Commissioner Tragish asked if the city could somehow get inv Ived in a lawsuit between a tenant
and a landlord if the landlord fails to notify his tenant as per the otice? Ms. Gennaro said that
from a legal perspective she does not think staff is proposing any dditional vulnerability to
litigation on behalf of the city.
Commissioner McGinnis thanked staff and Ms. Gennaro for her sum at ion of their meetings.
Their main intent was not question whether the city has given legal n tice of any items on the
agenda but was a courtesy to try to go above and beyond what we ar doing right now without
incurring a great deal of cost to the City of Bakersfield to do that. Wha the city is doing at U)is ,
point is completely adequate and theirs was just a public courtesy to giv the tenants a little input<;;.
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PLANNING COMMISSION
RESOLUTION
RESOLUTION NO. 79-02
RESOLUTION OF THE PLANNING COMMISSION
DIRECTING THE PLANNING DIRECTOR TO TRANSMIT
THE DRAFT HOUSING ELEMENT UPDATE TO THE STATE
DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT FOR A 60 DAY REVIEW AND COMMENT
PERIOD AND RECOMMENDING APPROVAL OF GENERAL
PLAN AMENDMENT P01-0734 AN AMENDMENT/UPDATE
TO THE HOUSING ELEMENT OF THE METROPOLITAN
BAKERSFIELD 2010 GENERAL PLAN, AND
TRANSMITTING REPORT TO CITY COUNCIl.
WHEREAS, the Planning Commission of the City of Bakersfield in accordance with the
provisions of Section 65353 of the Government Code, held a public hearing on MONDAY,
JULY 15, 2002 and THURSDAY , JULY 18, 2002, on General Plan Amendment P01-0734 of the
proposed amendment to the Housing Element of the Metropolitan Bakersfield 2010 General
Plan, notice of the time and place of hearing having been given at least thirty (30) calendar
days before said hearing by publication in the Bakersfield Californian, a local newspaper of
general circulation; and
WHEREAS, General Plan Amendment P01-0734 an amendment to the Housing
Element of the Metropolitan Bakersfield 2010 General Plan is as follows:
General Plan Amendment P01-0734
The City of Bakersfield has applied to amend/update the Housing Element of the
Metropolitan Bakersfield 2010 General Plan consisting "... of an identification and
analysis of existing and projected housing needs and a statement of goals,
policies, quantified objectives, financial resources, and scheduled programs for
the preservation, improvement, and development of housing. The housing
element shall identify adequate sites for housing, including rental housing,
factory-built housing, and mobilehomes, and shall make adequate provision for
the existing and projected needs of all economic segments of the community"
(Government Code, Section 65583); and
WHEREAS, for the above-described segment, an Initial Study was conducted and it was
determined that the proposed project would not have a significant effect on the environment
and a Negative Declaration was prepared and posted on June 12, 2002 in accordance with
CEQA; and
WHEREAS, the law and regulations relating to the preparation and adoption of Negative
Declarations as set forth in CEQA and City of Bakersfield's CEQA Implementation Procedures,
have been duly followed by the city staff and the Planning Commission; and
WHEREAS, the Planning Commission found as follows:
1. All required public notices have been given.
2. The provisions of the California Environmental Quality Act have been followed.
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3. The proposed project will not have a significant effect on the environment.
4. Based on the initial study and comments received, staff has determined that the
proposed project could not have a significant effect on the environment. A
Mitigated Negative Declaration was prepared for the project in accordance with
CEOA.
S. The proposed Housing Element Update is consistent with the land uses within
the City of Bakersfield.
6. The proposed Housing Element Update is consistent with the Metropolitan
Bakersfield 2010 General Plan.
7. The public necessity, general welfare and good planning practices justify the
amendment/update to the Housing Element of the Metropolitan Bakersfield 2010
General Plan.
8. Based on the absence of evidence in the record as required by Section 21082.2
of the State of California Public Resources Code (CEQA) for the purpose of
documenting significant effects, it is the conclusion of the Lead Agency that this
project will result in impacts that fall below the threshold of significance with
regard to wildlife resources and, therefore, must be granted a "de minimis"
exemption in accordance with Section 711 of the Sate of California Fish and
Game Code. Additionally, the assumption of adverse effect is rebutted by the
above-reference absence of evidence in the record and the Lead Agency's
decision to prepare a Negative Declaration for this project.
NOW, THEREFORE, IT IS HEREBY FOUND AND RESOLVED as follows:
1. The above recitals, incorporated herein, are true and correct.
2. The Negative Declaration (Exhibit 1) for General Plan Amendment P01-0734 is
hereby approved.
3. As to General Plan Amendment P01-0734, an amendment/update to the
Housing Element (Exhibit 2), the Planning Commission recommends the
following:
a. Transmit the Draft Housing Element Update to the State Department of
Housing and Community Development; and
b. The Planning Commission hereby recommends adoption of such
Element by the City Council with incorporation of comments from the
State Department of Housing and Community Development.
On a motion by Commissioner Tragish and seconded by Commissioner Tkac, the
Planning Commission approved the foregoing by a group vote.
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I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the
Planning Commission of the City of Bakersfield at a regular meeting thereof held on the 18th
day of July, 2002.
DATED: July 18, 2002
PLANNING COMMISSION OF
THE CITY OF BAKE SFIELD
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Planning Commissio
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Submitted by:
A Joint Venture
Northcutt II. Associates/Laurin Associates
Karen Northcutt
Northcutt & Assodates
Post Office Box 2893
Lake Isabella, CA 93240
Tele: 760-379-4626
Jean Laurin
Laurin Assodates
Southem California Sacramento Area
55 La Cerra Drive 8084 Old Aubum Road, Ste E
Rancho Mirage, CA 92270 Citrus Heights, CA 95610
Tele: 760-770-4212 Tele: 916-725-1181
Land Planning and Development
Consulting since 1981
Serving local govemments and the housing industry since 1981.
It is our objective to treat every client as if they were our only client.
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1.S.b. EFFECTIVENESS
The effectiveness of Bakersfield's Housing Program, in regards to meeting
regional housing needs, can be measured by a level of achievement. The level
of achievement is simply the actual construction divided by the RHNA GOAL.
Many uncontrollable factors influence the City's effectiveness. Over the seven-
year housing element period factors such as market fluctuations, available
programs, willing lenders, qualified developers and the political climate, all
combined to create 18,134 new housing units in the City of Bakersfield.
This means that the City achieved over 136 percent of its RHNA objective
between 1991 and 2000, the effective dates of the last recent RHNA. It also
effectively met its fair share of the most recent regional housing needs.
Table 2
Income Groups 1991 - 2000 1991 - 2000 Percent of Goal
RHNA Goal Actual New Achieved
Construction
Verv Low 2,794 582 20.8%
Low 1.863 761 40.8%
Moderate 2,395 10,268 428.7%
Above Moderate 6.253 6.523 136.6%
TOTAL 13 305 18 134 136.3%
Source: 1990 KernCOG RHNA, Annual Review of the General Plan, Consolidated Annual Plan and
Performance Reviews, and BuildinQ Permit records
City of Bakersfield
Achievement of RHNA New Construction Goal 1991 - 2000
Table 3
Bakersfield Housing Element
Achievements (1991- 2000)
1991 - 2000
Element Goal Achieved Percent of
Goal
New Construction 13,305 18,134 136.3%
Rehabilitation 1.085 975 89.9%
Preservation 285 285 100.0%
Total 14.675 19.394 132.2
Source: 1990 KernCOG RHNA, Annual Review of the General Plan, Consolidated Annual Plan and
Performance Reviews, and Building Permit records
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