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Home My WebLink About1992-06-09 - AGENDA REPORTS - HOUSING AFFORABILITY STRATEGY (2)UNFINISHED BUSINESS DATE: SUBJECT: DEPARTMENT: BACKGROUND June 9, 1992 AGENDA REPORT i City Manager Approv Item to'be present b nn Raquel Garcia 16k6; -W9,.1 Comprehensive Housing Affordability Strategy=(CHAS) Parks and Recreation On April 28, and May 26, 1992, the City Council held public hearing to receive public testimony on the City's Draft Comprehensive Housing Affordability Strategy Report or CHAS and on the City!s affordable housing needs. At the last meeting, City Council directed staff to meet with San Fernando Valley (SFV) Legal Neighborhood Services to discuss further the comments received from this agency. City staff met with agency staff, addressed these comments and has incorporated them in City's acknowledgement, into the Citizen Comments section of the' CHAS. Specifically, City staff concurs with SFV Legal Neighborhood Services -that based on the needs indicated by 1980 census data and the City's current financial investment in identified CHAS priorities is not fully reflective of.current needs. The City acknowledges that it needs to take more affirmative steps to expand needed programs which can provide adequate opportunities for low income multi -family. housing, opportunities for home ownership, relieving overcrowded conditions and can significantly impact existing substandard housing conditions in 'needed areas of the City. Additionally, as part of the City's commitment to affordable housing the City will integrate community input received into possible future funding mechanisms such as the City's redevelopment strategy and other feasible local and federal funds available to the City such as HUD's HOME and HOPE Programs. Staff has incorporated the attached attachments into the draft CHAS report. The attachments include the summary of public comments and City's acknowledgement, a transmittal letter to HUD, a supplemental Table of Contents which provides a detailed comprehensive guide to the report and revised CHAS Table -3, Priorities` for Assistance, Five-year Plan. An additional statutory requirement required as part- of the CHAS Report certifications and citizen participation requirements for the City's; Final Statement for the CDBG program is an approved Residential Antidisplacement and Relocation Assistance plan for the City as governed by, Section 104(d) of the Housing and Community Development Act of 1974. City staff has worked with HUD to develop a draft plan .which conforms with federal regulations. The plan must be adopted prior to the submission of the City's. CHAS Report and Final Statement for the CDBG program. 451f��1�1V6� pgmdalhm:_� Agenda Report Page 2 City Council to approve attachments as incorporated into the draft CHAS Report, adopt Antidisplacement and Relocation Assistance Plan, and approve and adopt the City's Draft CHAS report -and direct staff to execute certifications and transmit report to HUD. ATTACHMENTS Transmittal letter to HUD Citizen Comments Summary and City Acknowledgement CHAS Table of Contents (Detailed Guide) CHAS Table 3, Priorities -for Assistance, Five-year Plan Residential Antidisplacement and Relocation Assistance -Plan RG: slc PRCOUNC.121 City of Santa Clarita 23920 Valencia Blvd. Suite 300 City of Santa Clarita California 91355 May 29, 1992 Phone (805) 259.2489 Fax (805) 259.8125 Mr. Herb Roberts Community Planning and Development Division 9.4c U.S. Dept. of Housing and Urban Development Los Angeles Office, Region IX 1615 West Olympic Boulevard Los Angeles, CA 90015-3801 Dear Mr. Roberts: It is with great pleasure that the City of. Santa Clarita submits its Comprehensive Housing Affordability Strategy (CHAS) for FY 1991-96. The approved CHAS report was adopted by City Council on June 9, 1992, and is submitted to the U.S. Department of Housing and Urban Development (HUD) for consideration and approval. The City of Santa Clarita as an entitlement grantee for the Community Development Block Grant (CDBG) Program is aware of its inability to submit the City's approved Final Statement for the CDBG Program for FY 1992-93 without certifying that the City is following a current CHAS approved by HUD. We can assure you that the City's CHAS Report has been developed in accordance to HUD requirements and we hope its format and contents will facilitate and assist you in expediting the review and approval of the report by your office. A new City like Santa Clarita faces many demands to provide municipal services with limited resources. For Santa Clarita, the CHAS Report has been developed with extensive citizen participation and represents an initial first step to begin to fully understand and address the numerous affordable housing needs of very low, low and moderate income population and special need groups through its five year housing strategy. The City's needy persons and families include: renters, owners, large families with children, elderly, female heads of households with children and female heads of households without children. Mr. Herb Roberts Page 2 Of significant importance, the City acknowledges that needs indicated by 1980 census data and the City's current financial investment in indentified CHAS priorities is not .fully reflective of current needs. Consequently, as part of the City's commitment to addressing affordable housing needs and through. its ongoing and future planning efforts, the City will need to take more affirmative steps to expand needed programs which can provide adequate opportunities for low income multi -family housing, opportunities for home ownership, relieving of overcrowded conditions .and can significantly impact existing substandard housing conditions in needed areas of the City. Additionally, the City will continue to integrate community input into possible future funding mechanisms such as the City's redevelopment strategy and other feasible local and federal funds available to the City such as HUD's HOME and HOPE programs. We await HUD's approval of the City of Santa Clarita's Comprehensive Housing Affordability Strategy. Please do not hesitate to contact our Parks and Recreation staff, Raquel Garcia at (805)255-4394 or Sohn Danielson at (805)255-4980 for any further questions you may have about the City's CHAS report. We look forward to hearing from you very soon. ty Manager GC/RG:slc.520 CITY OF SANTA CLARITA VE HOUSING AFFORDABILITY STRATEGY- (CHAS) SUMMARY OF PUBLIC COMMENTS. PUBLIC COMMENTS -Verbal PUBLIC HEARING 4/28/92 FAVORING: "Hispanic families are looking to the Council for assistance." Jaime Torres, Newhall, CA.' "Neighborhood that he lives in does not look good, wants assistance in the high cost of living in the area." Jesus Rodriguez, Newhall, CA. OPPOSING: "Need for affordable housing." "Urge the City to take a proactive position to affordable housing." "CHAS presents opportunities for the City to meet the need for affordable housing to.various programs:" "Need for affordable housing ,throughout City, not only Newhall, but new developments." "Adopt a balanced and fairer allocation of resources between low income and very low income seniors and other low and very low income residents in the one year and five year action plans." "Creation of the Housing Authority." "CHAS. does. not address adequately the need for assistance for homeless." "CHAS does not address the full extent of .the need for fair housing opportunities throughout the City." "Need of urgent repairs not currently being served by the City or County in its code 'enforcement of dilapidated conditions.* Anthony Rodriguez, Attorney. San Fernando Valley Neighborhood Legal Services PUBLIC COMMENTS -Written Letter 4/28/92 (Copy of Letter Attached - 5 Pages) Comments submitted on behalf of Pedro Flores and other low income residents. "Imbalance allocation of affordable resources." 'Racial/Socio economic disparities between different areas of the City." "Maps should be clearer." R. Mona Tawatao and Anthony Rodriguez, Attorneys San Fernando Valley Neighborhood Legal Services PUBLIC COMMENTS RECEIVED DURING 60 DAY PUBLIC REVIEW PERIOD. Letter 5/1/92 (Copy of Letter Attached - 1 Page) "It is urged that any funds which may be set aside for the construction of new 'low-income housing' instead be used to repair and maintain currently existing low income housing." Mark Bridgeford, Santa Clarita, CA. Letter 5/13/92. (Copy of Letter Attached - 3 Pages) "Track the population patterns of racial/ethnic groups." "Provide information on the City's homeless population and explanation of lack of homeless shelter." "Need for shelters for abused women." . "Need to address supportive services for families with female heads of households." PUBLIC COWMTS.RECEIVED DURING 60 DAY PUBLIC REVIEW PERIOD. (Continued) "Need for specific programs for providing replacement housing and or relocation .benefits for .those displaced." "Specify the operations of the.City's Fair. Housing Program, its location, access, goals and handling of discrimination complaints." "Specify at least one specific potential program and funding source for the ' rental rehabilitation program." "Include East Newhall as a target area in the City's Five -Year Strategy priority for . Redevelopment Agency.* "The East Newhall area is a prime site for a HUD assisted project. The City must give a project serious consideration on the CHAS in an effort to avoid internal consistencies and over look the problems of the Hispanic population in the City." "Greatest need is among renters not homeowners, allocation of.CDBG funds should go to renters.", "City should consider creating own Housing Authority rather than relying on the County." "The final CHAS should contain a Table.of Contents." R. Mona Tawatao and Anthony Rodriguez, Attorney's San Fernando Valley Neighborhood Legal -Services CITY OF SANTA CLARITA COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS) PUBLIC HEARING 5/26/92: SUMMARY OF PUBLIC COMMENTS PUBLIC COXMTS-Verbal OPPOSING: "Verbally provided an overview, of the comment's as previously documented in the letters of 4/28/92 and 5/13/92. (Copy of Letters Attached) R. Mona Tawatao, Attorney San Fernando Valley Neighborhood Legal.Services CITY ACKNOWLEDGHM OF COXMTSt The development of the City of Santa Clarita's first CHAS Report is also the city's first view at .the numerous issues, needs and concerns essential to fully understand the affordable housing needs of very needy families and special need groups and how the City can begin to study and address them. The City of Santa Clarita appreciates. public response and has considered the comments voiced throughout the City's public participation process. This participation has broaden and provided depth to the City's identification of needs. The CHAS Report provides a first step and opportunity to respond proactively and research further the many issues raised through the development of the CHAS .and by citizen comments provided. The City's increased understanding of these issues is critically important to effective and successful programs begun or planned to meet the multifaceted needs . which will .conserve and create affordable housing opportunities. An annual update is recommended along with HUD performance reports to allow staff to research issues and comments further and update the CHAS document. HUD will advise City of time schedules for submittal in the near future. The City encourages continued citizen participation in the many future steps the City must take in its development in this area and achievement in meeting the affordable housing goals and programs determined as CHAS. priorities. Updating the CHAS annually as resources are identified and become available and new 1990 census data is provided to the City will also need the participation of the citizens of Santa Clarita. During the CHAS public review period, San Fernando Valley (SFV) Legal Neighborhood Services appeared at public hearings held on the draft CHAS and also provided a written response. The City acknowledges that needs indicated by 1980 Censusdata and the City's current financial investment is not reflective in identified priorities. The City concurs with SFV Legal ' Neighborhood Services of the City's need to take more affirmative steps to expand needed programs which can provide adequate opportunities for low income multi -family housing, opportunities for homeownership for renters, relieving of overcrowded conditions and impactsubstandard housing conditions in the needed areas of the City. The City recognizes the full extent of needs for the City's very low and low income population which is comprised of - renters, owners, large. families with children, elderly, female heads of households with children. CHAS Table 3 on Strategy Page 45 identifies and prioritizes . assistance needs, in regards to investment priorities. A review -of this table indicates priorities to be the areas were expansion of programs is necessary to meet affordable housing needs of needy persons and families. Also as part of the City's CHAS ongoing and future planning process, the City will integrate comments provided by SFV Legal Neighborhood Services into possible and future funding mechanisms such as the City's Redevelopment strategy and other feasible local and federal funds available to the City such as HUD's HOME and HOPE programs. EEK 242 SAN FERNANDO VALLEY NEIGHBORHOOD LEGAL SERVICES. INC. 13327 VAN NUYS SOULEMM PACOIMA, CAUFORNM 91331 (818189"211 April 28, 1992 mayor Jill Klijac. Mayor Pro -Tem Howard McKeon Councilman Carl Boyer III Councilwoman Jo Anne Darcy Councilwoman Jan Heidt City of Santa clarita 23920 Valencia Blvd., Suite 300 Santa Clarity, CA 91355 Re: Draft CHAS, City of Santa Clarita, 1991 - 1996 Dear Members of the City council: our office submits the following comments to the Draft CHAS, 1991 - 1996, on behalf of Pedro Flores and other low-income residents of the City of Santa Clarita ("City"). Since we obtained the document only last week, please consider the following as our preliminary comments to the document. After a more intensive review of the document, we intend to submit supplemental comments before the May 20, 1992 deadline. TMBALANCED ALLOCATION OF AFFORDABLE HOUSING RESOURCES our main criticism of the Draft CHAS is that it contains internal inconsistencies as between the housing needs set forth in the Community Profile and the City0s proposed response to those needs. This is especially true when comparing the statistics between elderly low-income households and other low- income households. A look at the statistics provided in the document. bears this out. On page 15 of the community .Profile ("Profile"), it states that the "largest percentage of'housing assistance needs of low- income household are generated -by small related types of households who are renters." (Emphasis added.) Further, in the Poverty Status Table on P. 12 of the Profile, it appears that the elderly households comprise a smaller percentage of those living below the poverty level than female headed households and families with children. Despite these statistics, the CHAS proposes to allocate more resources, in particular actual housing stock, to low-income elderly households and low-income owner occupied dwellings than to small related low-income households. 900'3Dbd 3JIna3s IH931 nds woad IZ:SI as, 01 AUW Flores - Santa Clarita City Council April 28, 1992 Page 2 we must preface.the remainder of our comments with an acknowledgement of the continuing need for affordable senior housing and an appreciation of the City's response to these needs. However, given the needs assessment and the limited resources, we urge the City to adopt a more balanced allocation of resources between low and very -low income seniors and other low and very low-income residents in the one -Year and Five -Year Action Plans. The present .disparity .in allocation is found in nearly.every category of housing assistance discussed in the CHAS as illustrated below. Affordable Complexes There are three HUD subsidized Senior Complexes in the City with a fourth scheduled for construdtion. In -addition, there are four seniors complexes listed which accept Section 8 certificates or Vouchers. (See Profile, V. 49). By comparison, there are no HM Subsidized multi -unit family complexes, the very type that corresponds with the greatest need as stated by the CHAS itself. (Profile P. 15). Although the CHAS provides a list of multi -unit family units with a 20% set aside, the set aside is for low and moderate income families as.opposed to very low_ income families. Since Santa clarita is, according to the CHAS, an "affluent community" (Profile, p. lo), this means that so-claled low/moderate income units may be out of reach for those residents in the very -low income category 150% or less of median income for the area). Tenant Based Subsidies: Section 8 Certificates and Vouchers The CHAS states that a total of 54 renters were issued - Section 8 certificates and vouchers (Profile, p. 43.) However 49 were issued to elderly households and only 3 were issued to family households. This allocation is obviously completely at odds with the data on poverty status and the other information discussed earlier showing the greatest need to be with small related households. Moreover, in the one Year Action Plan, p. 15, the allocation is identical, 51 certificates for elderly households and only 3 for families. This imbalance must be remedied. Since a new 202 building is soon to be constructed for seniors and there is no other.type of subsidized low-income construction even being contemplated in Santa Clarita, it is imperative that other low and very low income residents of Santa Clarita get their fair share, especially when it comes to actual housing stock e.g. units, certificates. Finally, the total number of certificates issued falls woefully short of those issued in other comparable and 9L00'3oud 331nb3S -IU93-1 nJS W08J 2a:SI Z6, bI AUW Flores - Santa Clarita City Council April 28, 1992 Page 3 smaller communities. The city -must request additional Section 8 certificates and vouchers to alleviate the overwhelming need for affordable housing. . .. The CHAS identifies Newhall as the area where the greatest number of substandard housing units are located. (Profile, P. 59). Thus, we commend the City for committing monies toward upgrading the infrastructure in East Newhall, referred to in the document as census tract 9203.11. (See one -Year, p. 7). However, some of the other CDBG proposals, though in the right spirit, are in our. assessementmisguided given the Community Profile statistics. In general, the proposals offer cosmetic and superficial solutions to the problem of substandard housing. Based on the prior public hearing/meeting testimony from residents of East Newhall, major rehabilitation, new construction of affordable housing and tenant based subsidies ( i.e. Section 8 certificates and vouchers) are -what is needed. See list of Housing Needs/Issues, Profile, p. 29. specifically, we submit -the following comments for each CDBG program/plane Fair Housing Services A good allocation, however, the City should remain, in contact with the county wide Fair Housing Services to ensure that the local office is using the proper standards/methods to meet the community's fair housing needs. Handvworker Program Given that renters have the greatest need for affordable/safe housing, this program should be allocated more heavily in favor of renter occupied dwellings. Better still would be to allocate this money, if possible, to substantial rehabilitation rather than minor repairs. ��. •tee - �, Again, these monies should be allocated to renters over homeowners as the need is greater for the former. Residential Rehabilitation Loans see comments under previous heading. 800'39Hd 30Ind3s 1H931 nds W083 62:91 26, 01 Adw Flores - Santa Clarita city Council April 28, 1992 Page 4 RACI,. SO O- CONWC DISPARTTIES B EEK DIFFE ENT AREAS OF TH CITY According to the CHAS, the City is predominantly white, however there is a significant Hispanic community (13.5$). Apparently, the number of Hispanics differs greatly from area to area within the City. For instance, -the CHAS provides that only 7.3% of Valencia is Hispanic, whereas 33.2% of the residents in tract 9203.11 (East Newhall) are Hispanic. As stated earlier, the worst housing and infrastructure conditions exist in.census tract 9203.11. Thus, we commend the City for allocating monies 'for improving the area's infrastructure and for targeting the area for redevelopment and revitalization. However, these actions barely begin to address the problems in the area. Again, we cannot emphasize enough that the aid needed for the residents in that area, as articulated in the CHAS itself, is substantial rehabilitation, new construction and tenant -based rental assistance. The available resources should be so allocated. Further, if the City decides -to revitalize the area through its Redevelopment Agency, we urge the City not to make the mistake of upgrading and gentrifying by displacing the residents of East Newhall without.just compensation. Such compensation must come in the form of both relocation (pre -demolition of units) and/or construction to give upgradedshome/apathe rtment or moviof either n4 to a safe,the sanitarytandn an affordable place. Finally, the City must ask itself why HUD subsidized complexes are built in and why renters holding certificates are being directed to predominantly white areas of the City. Why is East Newhall being ignored as far as affordable housing construction/issuance of certificates and vouchers? As a relatively new city, Santa Clarita has the opportunity to remedy this segregation before it becomes endemic as it is in other areas of the County. We urge the City to include in both its One -Year and Five -Year Action Plans, specific plans for reaching out to the low and very -low-income minority residents of Newhall, not only by directing them to the affordable housing resources available, but procuring new resources, e.g. grants to build HUD housing, to meet their needs. Perhaps the Fair Housing council could be involved in meeting this goal. Moreover, fair housing opportunities should be available in all areas of Santa Clarita including new developments. 60013sud 30M83S IUS31 nJS W08J EZ:SI as, PI AUW Flores - Santa clarita City Council April 2a, 1992 Page 5 As a purely technical matter, it would be tremendously helpful if the City would recopy or redo some of the maps included in the CHAS as some of the numbers, words and legends on these maps are illegible. Sea, e.g., Profile, P. 14. There are ogler portions of the CHAS on which we would like to comment, however, time does riot permit us to do so at this time. we will reserve such comments for our supplemental letter. we thank the City Council for its consideration of our comments. our criticisms and proposals are supported by material contained within the CHAS itself. Thus, we urge the council members to take our proposals to heart and amend the Draft CHAS to provide a fairer allocation of housing resources to those residents of Santa Clarita with the greatest unmet need -- the low and very low income renters living in unaffordable, substandard housing. Respectfully Submitted, R. Mona aTatao Anthony Rodriguez San Fernando valley Neighborhood Legal Services, Inc. 0I0'39bd 33In2135 'IU931 n35 W02ld bz:91 as, bI AUW _:Tr OP SANT9 CLARITA DEPARTMENT OF iAh'F:S ANG RE-1-REiATIUN '392i. VALENCIA DGULEVARD SUITE 300 SANTA CLARITA. CA. 'gI355 Lear Gentlapersons: May 1, 1 ?7.7 RE: C.H...S. Subsequent to attanding the City Council Meeting on the evening ^- :;prl, 28, 14 2 and --viewing the "iA;lT CHAS", the under=_.33red mases na •s;lcw:ng comment 4cr Incorporation into the "FINAL CHAS REPORT"; It is urged that any funds which may be set aside for the construction of new "low-income houseing" instead be used to repair and maintain currently existing low income houseing. Given the high cost of land in this valley, this proposal would result, in more bang for each tax dollar.spent. Additionally, it would ease over-devleopment in current low density areas where tow income houseing might prove incompatible. If existing low- income houseing is allowed to further deteriorate and fall out of compliance with the "code", we will be left with a surplus of uninhabitable ruins, fit only to foster crime and social unrest. Thank you. % Mark Bridge d 22002 West Kristin Lane Santa Clarita, Ca. 91350 RECEIVED MAY 01 1992 PARK$ A RECREATION DEPT. CITY OF SANTA CLARITA SAN FERNANDO VALLEY NEIGHBORHOOD LEGAL SERVICES. INC. 13327 VAN NUYS BOULEVARD PACOIMA. CALIFORNIA 91337 (818) 888.5211 .Now•. May 13, 1992 SENT BY FAX AND MAIL Mayor Jill-Klijac' Mayor Pro -Tem Howard McKeon Councilman Carl Boyer III Councilwoman Jo Anne Darcy Councilwoman Jan Heidt. City of Santa Clarita 23920 Valencia Blvd., Suite 300 Santa Clarita, CA 91355 Re: Draft CHAS, City of Santa Clarita, 1991 - 1996 Supplemental Comments Dear Members of the City Council: As stated in our first letter to the City Council of April 28, 1992, we are submitting supplemental comments to the City of Santa Clarita's Draft CHAS for 1991 -- 1996- These comments are set forth below and should be read and considered in conjunction with the comments in our first letter. A copy of the April 28 letter is attached.for your reference. The comments below are divided.into four categories: comments on the Community Profile portion of the CHAS, comments on the Five Year Strategy portion, comments on the One Year Action Plan and General Comments. l�Infermation on Other Racial/Ethnic Groins The CHAS states that information regarding the concentration of racial/ethnic groups other than Hispanics is not available. Profile, p. 8. While it may be that these other groups, e.g. Blacks, Asians, constitute a small percentage of the population the City should nevertheless track the population patterns of these groups in order to prevent problems other cities are experiencing, e.g. segregation, discrimination in housing. ✓✓T_anle ..f Tnfnrnatinn about th_e Homeless: Lack f omeles As the City acknowledges, the CHAS should include statistics on homelessness. The CHAS states that this information is not available but offers no explanation why this is so. (See Profile, p. 17.) Further, there is no adequate explanation as to why the City does .not have a homeless shelter. From the.citizen 200.39Hd 301A83S IUS31 ndS woad 61:51 26. 01 AUW Flores - Santa Clarita City Counil; CHAS May 13, 1992 Page 2 and community organization comments contained in the Profile, there certainly appears to be a need for one. This is especially true given the geographical distance between the Cityand other areas which do have homeless shelters, e.g. Los Angeles. Lack of Shelters or Abused Women Nationwide, 3 to 4 million women are battered each year. Domestic violence is the single major cause of injury to American women, exceeding rapes, muggings and even auto accidents. More than 50% of homeless women left their homes to escape an abusive spouse or partner. There are only 22 shelters providing 400 beds for battered women and children in Los Angeles County. (Taken from the Los Angeles Superior Court Domestic Violence Clinic Handbook, 1990.) As these grim statistics illustrate, there is areal need for abused women shelters in this area. The City should obtain statistics from Aid to Victims of Domestic Violence and use its resources, including private sources from its own relatively affluent population, to build a shelter. Supportive Services for Female Heads of Households The CHAS states that it is important to address supportive services for elderly. Profile, p. 21. However, the city fails to specifically acknowledge the same -for families with female heads of households. we urge the city to recognize and implement the necessary supportive services e.g. affordable child care, job training and counseling, for this group as well. .Further, in the Five -Year and One -Year sections, the CHAS fails to set forth specific proposals for implementing the City's commitment to supportive services. Such proposals should be included in the final CHAS. Loss'of Housing Without Replacement The CHAS makes reference to the potential loss of affordable housing to conversion. Profile, p. 65. While the anticipated loss is small, it seems given the current deficit in affordable housing that no affordable.housing that is currently in place should be converted unless the conversion us to improved and/or rehabilitated affordable housing. Further, wherever the CHAS discusses the loss of affordable housing, it must state a commitment and specific programs for providing replacement housing and/or just relocation benefits for those displaced. 800'39bd 30M835 -IU931 nJS W083 02:51 as, PI AHW Flores - Santa Clarita City Counil; CHAS May 13, 1992 Page 3 FIVE YEAR STRATEGY Fair Housing Education and Outreach on p. 24 of the Strategy, the CHAS outlines the proposed Fair Housing services over five years. The description is much too general. In "the final CHAS the description/discussion of the Fair Housing Program must answer the following questions: How is the program run/staffed? What are the goals of the program? Where are the offices of the program located? How does one access the program? How were the past discrimination complaints resolved beyond referral, e.g. is there a discrimination problem in Santa Clarita? Rental Rehabilitation The Rental Rehabilitation goals are set forth on p. 25 of the strategy. Again, the goals are much too vague. The Five - Year Results paragraph refers to a program and possible funding sources. The CHAS should set forth at least one specific potential program as well a potential funding source. Redevelopment'Aaencv To the City's credit, in .other portions of the document, the CHAS targets East Newhall as an area ripe for redevelopment. The Five -Year Strategy should state the same goal so that there is consistency throughout the document. See Strategy, p. 26. Affordable Housina Funding Resources On p. 28 of the Strategy, the CHAS states that the recent rejection of the City's application for funding for a proposed senior citizen's housing project on the basis that the community is predominantly white leads the City to question which areas, if any, would be eligible for HUD assistance. -This statement completely ignores -the fact, as stated in the Profile portion of the document, that there is a significant Hispanic population in the City, and that East Newhall is one third Hispanic. Based on the CHAS statistics, which show East Newhall to have a large minority population, the most substandard housing in the City and a lower average household income, it seems obvious that the area would be a prime site for a HUD assisted project. The City must give such a project serious consideration in the CHAS. Otherwise, the CHAS will contain internal inconsistencies and overlook the problems of the Hispanic population in the City. 700'39Ud 30Ind3S IU931 OAS W06A 02:S1 26, 01 AUW Flores - Santa Clarita City Counil; CHAS May 13, 1992 Page 4 ONE-YEAR A I P On pages 8 - 10 of the Action Plan, it appears that a large chunk of the CDBG funds are going to homeowners. While there may be some need among such homeowners, according to the CHAS (see Profile, p. 15) -the greatest need is among renters. Thus it seems that most of the allocation should go to renters and the remainder to homeowners instead of the opposite. Please refer to p. 3 of our April 28, 1992 letter for a more detailed discussion of this issue. GENERAL CO S Housing Authority There is an obvious need both among the elderly and other low and very low income residents for affordable housing. The City should consider creating its own Housing Authority so that it can more efficiently meet this need rather than relying on the County, whose offices are far from the City, to take care. of the situation. other communities similar to Santta in such ethnic make up and average income but smaller in .population as Burbank have their own Housing Authority. The City should contact the Housing Authority officials in such cities to learn how to implement a similar program. Table of Co to is The final CHAS should contain a Table of Contents for easier reference. Thank you for considering our comments. Again, we urge the City Council to focus on the low and very low income renters of Santa Clarita living in substandard housing. As the recent unrest in Los Angeles has tragically illustrated, to ignore the needs of persons living in blighted areas of the community is to invite disaster. Respectfully submitted, �d?t 7 2� R. Mona Tawatao, Esq. Anthony Rodriguez, Esq. San Fernando Valley Neighborhood Legal Services, Inc. S00'39Ud 301nd3S "IH931 n1 S WONd IZ:SI 26, 4I AUW CITY OF SANTA CLARITA (CHAS) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Section I COMMUNITY PROFILE Profile Part I NEEDS ASSESSMENT Background 1 Data Barriers 2 Data Sources 3 POPULATION DEMOGRAPHICS Background 4 County of Los Angeles 4 Exhibit I — Map of 1980 Census Tract Boundaries 5 City of Santa Clarita 6 Chart 2 -1990 Census Tracts 6 Population 7 Racial/Ethnic Groups 7 Population and Minority Data 8 LOW INCOME HOUSEHOLDS 9 Background 9 Household Income 9 Chart 3 — 1980 Family Poverty Status by Household Type 12 Chart 4 — Lower Income Households 13 Exhibit 2 — Map of Low Income Households 14 Very—Low Income and Low—Income Households 15, Cost Burden adn Severe Cost Burden 16 HOMELESS HOUSING 17 Background 17 Shelters for Abused Women 17 Farm Workers 17 SPECIAL NEEDS HOUSING 18 Background 18 Female Heads of Households 18 Chart 5 — Special Housing Needs 19 Large Family Households 20 Elderly and Handicapped Households 20 Special Housing Needs of Handicapped Persons 22 Chart 6 — Handicapped Households 22 IDENTIFIED COMMUNITY HOUSING NEEDS THROUGH CITIZEN PARTICIPATION 23 Community Meetings 23 Citizen Participation 24 Los Angeles County Survey 24, Attachment 1 — Survey Questionnaire 25 Attachment 2A— Aug 27 91 Meeting 26 Attachment 213— L A County Needs Assessment 28 Attachment 2C— Oct 30 91 Meeting 29 City of Santa Clarita Survey 30 Attachment 3A— Survey Ranking 31 Attachment 313— Total Number of Responses 32 Attachment 3C— Total Number of #1's 33 Attachment 3D— Comments to Survey 34 CITY OF SANTA CLARTTA (CHAS) COMPREHENSIVE. HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Profile EXISTING PUBLIC AND PRIVATE RESOURCES 38 Background 38 CDBG FUNDS—COMMUNITY DEVELOPMENT BLOCK GRANT 38 CDBG—Recipient 38 CDBG—Target Area 39 CDBG PROGRAMS 39 CDBG—Fair. Housing Services 39 CDBG—Handyworker Program 39 CDBG—Paint Rebate Program 40 CDBG-Residential Rehabilitation Loans 40 CDBG—Infrastructual Improvements 40 CDBT—Other Programs 40 CITY REDEVELOPMENT AGENCY 41 Availability of Housing Resources 41 Section 8—Rental Assistance Program 42 Section 8—Contracts 42 Section 8—Certificates and Vouchers 42 Total Renters Assisted 43 Types of Households Assisted 43 Income Levels of Households Assisted 43 Attachment 4 — Section 8 Tenant Rental Assistance 44 CITY IS A PARTICIPANT OF LOS ANGELES COUNTY HOUSING AUTHORITY 45 Publication "A Guide to Local Housing for Older Persons" 47 Listing of Housing Resources for Older Persons 47 Low Cost Housing for Older Persons 47 Housing Availability and Waiting Lists 52 for Older Persons 47 Types of Housing for Older Persons 48 Other Local Resources for Persons with Special Needs 48 Attachment 5 — HUD Subsidized Senior Complexes 49 Attachment 6 — L A County Affordable Multi—Unit 54 Family Home Bond Program 50 Part 2 MARKET AND INVENTORY CONDITIONS Housing Demand and Costs 51 Average Monthly Rentals 51 Supply of Housing Types 52 Housing Stock—Single Family Units 52 Housing Stock—Mobile Homes 52 Housing Stock—Multi—Family Units - 53 Decreasing Housing Stock—Mobile Homes 53 Mobile Home Parks and Rental Costs 54 CITY OF SANTA CLARITA (CHAS) COMPREHJENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Profile Housing Trends 54 Housing Tenure (Renter Verses Owned Units) 55 Locations of Rental Housing 55 Exhibit 3 - Map of Rental Households 56 Housing Stock Inventory 57 Loss of Rental Housing 57 Age of Housing 58 Condition of Housing 58 Substandard Housing 58 Chart 7 - Total Lower Income Minority Households 58 Identified Substandard Housing Areas 59 Conditions of Substandard Housing 59 Overcrowding 60 Exhibit 4 - Map of Overcrowding 61 Future Housing Needs 62 Chart 8 - Regional Housing Needs Assessment 63 RHNA-Estimates of Future Housing Needs 63 SCAG-Growth Management Plan 63 Air Quality Management Plan 63 RHAN-Estimates of Existing Housing Needs 64 Focus on City's Housing Opportunities 65 CHAS Table 1A -Housing Assistance Needs of Low & Moderate Income Households -All Households 66 Hispanic 67 American Native 68 Asian 69 Black 70 Other 71 CHAS Table 1B -Other Special Needs Population 72 CHAS Table 2A -Population and Minority Data 73 CHAS Table 2B -Market and Inventory Conditions Housing Stock Inventory 74 CHAS Table 2C -Assisted Housing Inventory 75 CITY OF SANTA CLARITA (CHAS) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Strategy Section IL FIVE-YEAR HOUSING STRATEGY 1 Executive Summary 1 Part 3 STRATEGIES Affordable Housing. 3 Five—Year Strategy Goals, Policies, Priorities and Programs 4 4 City's Affordable Housing Goals and Policies 4 GOALS AND POLICIES - 5 Development of New Housing 5 Availability of Land for Residential Development 7 Affordable Housing 8 Affordable Housing Policies 8 Maintenance of Affordable Housing 11 Maintenance of Affordable Housing Policies 11 Meeting the Need 14 Meeting the Need Policies 14 Equal Housing Opportunities 15 Equal Housing Opportunities Policies 15 Five—Year Priorities/Programs/Services 16 PRIORITY: MINOR HOME REPAIRS 17 Five—Year Results 17 Rationale 17 PRIORITY: STATE AND FEDERAL PROGRAMS 18 Five—Year Results 18 Rationale 18 PRIORITY: PUBLIC FACILITIES FUNDING 19 Five—Year Results 19 Rationale 19 PRIORITY: RESIDENTIAL REHABILITATION LOANS 20 Five—Year Results 20 Rationale 20 PRIORITY: ADDRESS BARRIERS TO AFFORDABLE HOUSING 21 Five—Year Results 21 Rationale 21 PRIORITY: TAX FREE BONDS 22 Five—Year Results 22 Rationale 22 CITY OF SANTA CLARITA (CHAS) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Strategy PRIORITY: FIRST-TIME HOMEBUYERS PROGRAM 23 Five -Year Results 23 Rationale 23 PRIORITY: FAIR HOUSING EDUCATION AND OUTREACH 24 Five -Year Results 24 Rationale 24 PRIORITY: RENTAL REHABILTATION 25 Five -Year Results 25 Rationale 25 PRIORITY: REDEVELOPMENT AGENCY 26 Five -Year Results 26 Rationale 26 PRIORITIES FOR ASSISTANCE 27 Resources 28 Attachment 7 -Funding Sources for Affordable Housing 29 Organizational Capacity and Roles 30 Attachment 8 -Comparison Chart -HUD Appropriations 31 CHAS MONITORING PLAN 33 Barriers to Affordable Housing 33 Governmental Constraints 34 Land Use Controls 34 Codes and Enforcement 36 On -Site and Off -Site Improvements 36 Housing Conservations 37 Fees and Exactions 37 Processing and Permit Procedures 38 Constraints to Lower Income Housing 39 NonGovernmental Constraints 40 Financing 41 Developer Profit Margin 41 Vacant Land 42 Land Prices 42 Environmental Characteristics 43 Housing discrimination 43 Availability of Public Service and Infrastructure 44 Energy Costs and Construction 44 CHAS Table 3 -Priorities for Assistance 5 Year Plan 45 CITY OF SANTA CLARITA (CHAS) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Action Section III. ONE-YEAR ACTION PLAN/ANNUAL UPDATE 1 Executive Summary 1 One -Year Action Plan/Objectives 2 Part 4 RESOURCES 3 CDBG Grant Funds 3 CDBG Funds to Housing Programs 3 Part 5 IMPLEMENTATION 6 One -Year Plan 6 PRIORITY: Minor Home Repairs 7 One -Year Objective 7 PRIORITY: State and Federal Programs 7 One -Year Objective 7 PRIORITY: Public Facilities Funding 7 One -Year Objective 7 PRIORITY: Residential Rehabilitation Loans One -Year Objective PRIORITY: Address Barriers to Affordable Housing 8 One -Year Objective 8 PRIORITY: Tax Free Bonds 8 One -Year Objective 8 PRIORITY: First -Time Homebuyers Program 9 One -Year Objective 9 PRIORITY: Fair Housing Education and Outreach 9 One -Year Objective 9 PRIORITY: Rental Rehabilitation 10 One -Year Objective 10 PRIORITY: Redevelopment Agency 10 One -Year Objective 10 ONE-YEAR MONITORING PLAN: 11 CITY OF SANTA CLARIPA (CHAS) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS (Detailed Guide) Section Page Action CHAS Table 4/5A—Anticipated Resources and Plan for Investment 12 CHAS Table SB—Goals for Families to be Assisted with Housing 15 Attachment 9A Low Cost Senior Citizen's Housing 16 Attachment 9B Mayor Carl Boyer 17 Attachment 9C So Calif Presbyterian Homes 18 Attachment 9D U S Dept of Housing 20 Attachment 9E Newsclip—Daily News 22 Attachment 9F.Newsclip—Signal 23 Attachment 9G.Newsclip—L A Times 24 CITY OF SANTA CLARITA (CHAS) COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY TABLE OF CONTENTS 8 (Detailed Guide) Section CHAS—Primary Goal Page INTRODUCTION Intro City of Santa Clarita 1 Chart I — Population 1 Newhall 2 Valencia 3 Saugus 3 Canyon Country 4 Placerita Canyon 4 Adoption of the City's General Plan 5 The City's Community Development Block Grant Program 7 CHAS—Background 8 CHAS—Components 9 CHAS—Primary Goal 9 CHAS—Purpose 10 CHAS—Strategy 11 CHAS—Citizen Participation 12 CHAS—Staff Preparation 13 CHAS—A Pre—requisition for HUD Funding 14 EEK 168-2 CHAS.Table 3 Priorities for Assistance 5 -Year Plan U.S. Department of Housing and Urban Development Office of Community Planning and Development Comprehensive Housing Affordability Strategy (CHAS) Name of Jwisclictim(s) of Consortium City of Santa Clarita Fwa Year Period: (enter fiscw yrs.) 23920 Valencia . Santa Clarita, CA 91355 FY. through FY. 1991 1991 M�Wm Banco In- M. W. ®®®sem®®a • Other Persons 7. New Construction, Subs Rehabilitation, Related] E.Lat.'ruct"'. 8. Rental Assistance 9. .. .:Services sa®a��®ara * Revised priority for assistance. form HUD -40090 (9191) r m w City of Santa Clarita Residential Antidisplacement and Relocation Assistance Plan under Section 104(d).of the Housing and Community Development Act of 1974, as Amended The City of Santa Clarita will replace all occupied and vacant occupiable low/moderate-income dwelling units demolished or converted to a use other than as low/moderate-income housing in connection with an activity assisted with ,.funds provided under the Housing and Community Development Act of 1974, as amended, as described in 24 CFR 570.606(c)(1). All replacement housing will be provided within three year's after. the commencement of the demolition or conversion. Before entering into a contract committing the City of Santa Clarita to provide federal funds for an activity that will directly result in demolition or conversion the City of Santa Clarita will make public and submit to HUD the following information in writing: 1. A description of the proposed assisted activity; 2. The location on a map and number of. dwelling.units by. size (nusiber of bedrooms) that will be demolished or converted to a use other than as low/moderate-income dwelling units as a direct result of the assisted activities; 3. A time schedule for the commencement and completion of the demolition or conversion; 4. The location on a map and the number of dwelling units by size (number of bedrooms) that will be provided as replacement dwelling units. If such data are not available at the time of the general submission, the City of Santa Clarita will identify the general location on.an area map and the approximate number of dwelling units by size and provide information identifying the specific location and number of dwelling units by size and soon as it is available; 5. The source of funding and a time schedule for the provision of the replacement dwelling units; 6. The basis for concluding that each replacement dwelling unit will remain a low/moderate-income dwelling unit for at least 10 years from the date of initiai occupancy; 7. Information demonstrating that any proposed replacement of dwelling units with smaller dwelling units (e.g., a 2 -bedroom unit with two 1 -bedroom units) is consistent with the housing needs of lower-income households in the jurisdiction. Antidisplacement and Relocation Assistance Plan Page 2 The City 'of Santa Clarita, Parks and Recreation Department, at (805)255-4394, is responsible for tracking the replacement of housing and ensuring that it is provided within the required period. The City of Santa Clarita, Parks and Recreation Department, at (805)255-4394, is responsible for ensuring requirements are. met for notification and provision of relocation assistance, as described in §570.606(c)(2), to any lower-income person displaced by the demolition of any dwelling unit or the conversion of a low/moderate-income dwelling unit to another use in connection with an assisted activity. Consistent with the goals and objectives of activities assisted under the Act, the City of Santa Clarita will take the following steps to minimize the direct and indirect displacement of persons from their homes: 1. The City will give funding priorities to projects that will not result in the displacment of low/moderate income households and create affordable housing opportunities. 2. Coordinate code enforcement with rehabilitation and housing . assistance programs. 3. Consider -and if applicable adopt public policies to identify and mitigate displacement resulting from intensive public investment in neighborhoods. 4. Consider and if applicable adopt policies which provide reasonable protection for tenants faced with conversion to a condominium or cooperative. 5. Evaluate applicability of City's plan to affordable housing goals and programs of the City's Comprehensive Housing affordability Strategy or CHAS. RG:slc.501