HomeMy WebLinkAbout1993-12-08 - RESOLUTIONS - GEN PLAN AMEND 92-001 (2)RESOLUTION NO. 92-226
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SANTA CLARITA, CALIFORNIA, APPROVING
GENERAL PLAN AMENDMENT NO. 92-001 AMENDING
THE HOUSING ELEMENT OF THE GENERAL PLAN FOR
THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby find, determine and
declare as follows:
A. On June 25, 1991, the City Council adopted
Resolution No. 91-98, approving and certifying the
Environmental Impact Report on the General Plan and
adopting the General Plan for the City of Santa
Clarita.
B. On October 20, 1992, the Planning Commission of
the City of Santa Clarita conducted a duly noticed
public hearing on proposed General Plan Amendment No.
92-001.
C. Following the public hearing of October 20, 1992,
after duly considering all testimony and evidence
presented on General Plan Amendment No. 92-001, the
Planning Commission for the City of Santa Clarita
adopted Resolution P92-37, recommending adopting of the
negative declaration of environmental impact and
recommending approval to the City Council of General
Plan Amendment No. 92-001.
D. On November 24, 1992, the City Council for the
City of Santa Clarita conducted a duly noticed public
hearing in the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita, at 6:30 p.m. on proposed
General Plan Amendment No. 92-001.
E. The City Council fully considered all testimony
and evidence regarding proposed General Plan Amendment
No. 92-001.
F. The City Council fully considered the initial
study and negative declaration of environmental impact
prepared for General Plan Amendment No. 92-001.
159.2
G. Proposed General Plan Amendment No. 92-001 would
amend the General Plan Housing Element to identify and
appraise housing stock needs, existing and future, for
the planning area.
H. General Plan Amendment No. 92-001 would amend the
General Plan Housing Element to accurately describe
existing and projected housing inventories and
opportunity for additional housing within the planning
area.
I. General Plan Amendment No. 92-001 would amend the
General Plan Housing Element to determine the extent of
housing problems in the community and planning area for
the General Plan.
J. General Plan Amendment No. 92-001 would amend the
General Plan Housing Element to describe the selection
and solution of methods for solving housing
deficiencies and providing the City and its planning
area with sufficient housing at all income levels.
SECTION 2. Based upon the testimony and other evidence
received, and upon studies and investigations made by the City
Council and on its behalf, the City Council further finds and
determines that the proposed General Plan Housing Element
Amendment No. 92-001 is consistent with the goals and policies of
the adopted General Plan, and that the proposed amendment
complies with all other applicable requirements of state law and
local ordinances.
SECTION 3. The City Council of the City of Santa Clarita
has reviewed and considered the environmental information
contained in the initial study and determines that it is in
compliance with the California Environmental Quality Act ("CEQA")
and state and local CEQA guidelines, and the proposed project
will not have a significant impact on the environment. A
negative declaration was prepared for this project. Based upon
the evidence and testimony, and upon the findings set forth in
this Resolution, the City Council hereby approves the negative
declaration of environmental impact.
SECTION 4. The City Council of the City of Santa Clarita
has reviewed and considered the evidence and testimony provided
at the public hearing and has reviewed and considered the
proposed General Plan Amendment No. 92-001. Based upon the
evidence received and the findings set forth in this Resolution,
the City Council hereby adopts General Plan Amendment No. 92-001,
an amendment to the Santa Clarita General Plan Housing Element,
as set forth in Exhibit 1, attached hereto and incorporated
herein by this reference as if set forth in full.
36759.2 - 2 -
SECTION 5. The City Clerk shall certify to the adoption of
^' this Resolution.
PASSED AND ADOPTED by the City Council of the City of Santa
Clarita at a regular meeting held on the 8th day of
December , 19 92 .
• A
MAYOR
I HEREBY CERTIFY that the foregoing Resolution was duly
adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 8th day of
December, 19 92 , by the following vote of the Council:
AYES: COUNCILMEMBERS Boyer, Darcy, Pederson, Heidt
NOES: COUNCILMEMBERS None
ABSENT: COUNCILMEMBERS Klajic
CIT CLERK
—59.2 -3-
RESOLUTION NO. 92-226
EXHIBIT 1
CITY OF SANTA CLARITA
November 24, 1992
LARGE FAMILIES
page H-38, following paragraph 1, insert the following:
The 1990 Census indicates 28,925 families in the City of Santa Clarita of which 4,719 (6 percent)
are large families (more than four family members per household). Of the large family total, 3,528
are owner households and 1,191 are renter households.
An important need that large families have is that of adequate living space. Most housing units
provide one to three bedrooms when large families may need four or more. Due to the
combination of limited availability of larger units and their higher price, low and moderate income
families may have to move into smaller homes, resulting in overcrowding.
There are 9,820 housing units with four or more bedrooms, of the City's 43,463 total dwelling
units according to the 1990 Census. Of the total large family housing that is present within the
City, it is unknown how much of the housing is affordable to these large families. The large units
may not be within an affordable range, but rather targeted for the upper income households.
Large family issues and needs are addressed in Goal 3, Policy 3.12, and Programs 1.c, 2.b, and
3.a.
FARM WORKERS
page H-41, following paragraph 1, add the following:
In the Santa Clarita Planning Area, according to the Land Use Map, there is one location west
of Interstate 5 and north of State Highway 126, near Val Verde, that is designated as agricultural
land. This location is comprised of approximately 1,160 acres and is generally range -land. It is
hilly topography and limited water availability makes it unsuitable for more intensive forms of
agriculture. The 1990 Census states that 446 City residents were employed in farming, forestry,
and fishing occupations. Additionally, the Census reports that in the City of Santa Clarita 693
persons were employed within the City, in the agricultural, forestry and fishery industries. As a
result, there are between 446 and 693 persons employed in the agriculture -related industry, some
of whom may be farm workers. The limitations of these data make it difficult to discern of those
who reside locally, how many work locally, and conversely, of those who work locally, how many
reside locally. Since crop production is not present in this area, it is likely that a farm worker
housing problem does not exist.
Because of the transitory nature of agricultural employment, farm workers presumably migrate
to various locations to find employment year-round. Consequently, the demand for farm worker
housing may be considered a seasonal need and the type of housing is different from
conventional housing. Policies 6.3 and 6.6, and Program 5.c, address the needs of farm worker
housing by including provisions for affordable, local, and temporary shelter.
Amend Goal 3 to read as follows:
"To provide sites suitable for a variety of housing types for all income levels and assist in the
development and provision of affordable and proportionally priced and sized homes to meet the
needs of all community residents, including low and moderate income, large families,
handicapped, families with female heads of households, farm workers, and the elderly."
Amend Policy 3.12 to read as follows:
"Encourage the exploration of nontraditional housing models to accommodate affordable housing
and/or the need for temporary or transitional shelter for special needs such as for the abused,
neglected, divorced, homeless, handicapped, large families, farm workers. etc."
Amend Program 3.h to read as follows:
"Special Needs Prioritizing
Prioritize housing projects which include housing to meet the special needs of the community,
such as low or very low income households, the elderly, the single -parent family, the homeless,
large families, farm workers, and the disabled.
Status: Ongoing implementation."
LAND USE CONTROLS
Page H-46 and H-47: Land Use Controls
Delete paragraphs 1-4 and insert the following:
The City of Santa Clarita is currently using Los Angeles County's subdivision, planning and zoning
codes until the City's own development requirements have been completed. As of November
1992, the City's draft zoning code, the Unified Development Code (UDC), has received
conceptual approval from the Planning Commission and is anticipated to be adopted by the City
Council by the end of 1992.
Land use controls act as a constraint to the development of housing for all income levels.
Development standards are intended to protect the public welfare and quality of construction and
can influence the cost of housing and/or a reduction in development densities. For this reason,
the City has included provisions that will help offset some of the effects of land use controls on
project densities and costs. These provisions include density bonuses, joint living and working
quarters, and home occupations.
Under the County land use provisions, the maximum possible density of residential development
is limited by the land use designation (including maximum density and minimum lot size), required
setbacks and a height limit of two stories and/or 35 feet depending on the land use designation.
There are six residential designations which provide for the development of a variety of housing
2
types in the County. The permitted density ranges from less than 0.5 units per acre to 50 units
per acre as shown in Table H-19.
The Land Use Element identifies seven residential designations in the City which allow for
densities similar to the County designations (0.5 units per acre to 35 units per acre, and up to 50
units per acre in the Valley Center). The following sections in the proposed Unified Development
Code are in addition to development standards currently imposed by the County and will affect
the maximum possible density of multi -family residential units:
• Provisions are available to consider densities above the maximum permitted density as
a density bonus in accordance with Government Code Section 65915.
Under the proposed UDC, a minimum of 200 square feet of open area per ground floor
unit and a minimum of 150 square feet of open space for units contained wholly on the
second story or above will be required. The current County standards do not presently
quantify an open space requirement for residential development unless it is a clustered
development.
Minimum standards for recreation facilities and trash areas are also being established for
multi -family residential developments but are not anticipated to affect maximum possible densities.
Parking requirements and minimum lot frontages will not be changed.
Under the County land use provisions, the residential planned development zone allows flexible
standards of development for hillsides and other natural scenic areas. The City recently adopted
a Ridgeline Preservation and Hillside Development Ordinance which will reduce the permitted
density of hillside development below the midpoint of the permitted density range. Also,
development in a significant ecological area (SEA) will require a detailed biota study and
compliance with specific development criteria.
Single family residential development not on hillsides or in an SEA are expeditiously reviewed at
the public counter. Similar multifamily residential developments require an application for plot
plan review. Also, environmental review is required for projects exceeding 15,000 square feet.
Under the County land use provisions, residential uses in commercial zones are subject to the
approval of a conditional use permit. Commercial uses in residential zones are prohibited. As
the combining of such uses can reduce transportation costs, energy consumption, air pollution
and aids in the rehabilitation of buildings and revitalization of central city areas, the City's
proposed UDC incorporates provisions for joint living and working quarters for artisans, artists,
and similarly situated individuals. Joint living and working quarters will be subject to the approval
of a conditional use permit in Community Commercial, Industrial Commercial, and Industrial
Zones. Home occupations in residential zones (not presently allowed by the County Code) will
be allowable subject to a "home occupation permit" a simple process conducted at the staff level.
The proposed UDC incorporates provisions for density bonuses of at least 25% to facilitate the
construction of senior, very low, and low income housing units with the approval of a conditional
use permit. These requirements are intended to work in conjunction with the applicable general
and special development requirements while at the same time providing assurances that such
units will remain available and affordable to seniors, very low, low, and moderate income
3
individuals and families. The County Code currently allows for density bonuses of 10 to 25% for
conventional low, moderate and senior housing and bonuses of up to 50% for new manufactured
housing development including used mobilehomes with the approval of a conditional use permit.
Page H-46, following the Land Use Controls section, insert the following:
Inventory of Land Suitable for Residential Development
Section 65583 (a) of State Housing Element Law requires that a Housing Element contain an
inventory of land suitable for residential development, including vacant sites and sites having
potential for redevelopment, and an analysis of the relationship of zoning and public services and
infrastructure to these sites. The majority of existing land use in the City of Santa Clarita has
been recently developed; therefore, the focus of the inventory is on the development potential of
vacant lands, rather than redevelopment of existing uses.
The primary purpose of the inventory is to determine if there are sufficient sites available for
residential development to meet projected needs within the five year period covered by the
housing element. In Southern California, the needs projections for housing are prepared by the
Southern California Association of Governments (SCAG). Current projections are for the period
of 1989 to 1994.
An inventory of sites currently available and suitable for residential development within the City's
planning area was completed in August, 1992. As required by State Housing Element Law, sites
within the current City boundaries have been analyzed for their relationship to the City's zoning
categories. The zoning category densities in the City's proposed development code match those
of the General Plan, as required by State law. Table A-1 in Appendix A presents this inventory.
Each available site is listed along with the zoning designation and the potential number of
dwelling units that could be built on the site.
Densities of development projects recently approved by the City are generally consistent with the
densities allowed under the City's proposed Unified Development Code, which includes zoning
regulations. For example, Tract 43145, Watt -Parker (Appendix A - site no. 82) located within the
Residential Moderate (RM) zone consists of 82 multi -family units at a density of 8.8 units/acre;
under the proposed development code, the RM zone would allow 11 units per acre. Tract 48108,
P & V Development/William S. Hart Union High School District (Appendix A - site no. 63) consists
of 161 single family units at a density of 2.1 units per acre; under the proposed development
code, the zoning for this development is Residential Low (RL), which allows 2.2 units per acre.
The City has seven residential categories allowing development at maximum densities varying
from 0.5 to 28 units per acre. The maximum density allowed in each residential category is the
midpoint of the density range allowed. This density can be exceeded if overriding community
benefits or low/moderate income or senior housing projects are provided. Four of the zones are
primarily intended for the development of single family homes. These are the Residential Estate
(RE), Residential Very Low Density (AVL), Residential Low Density (RL), and Residential
Suburban (RS) zones. Additionally, the Agriculture (A) Zone allows one single family home per
legal lot (with a minimum size of 80 acres) and associated farm labor housing. The remaining
three residential zones --Residential Moderate (AM), Residential Medium High (RMH), and
Residential High (RH)--are intended for attached and multifamily dwellings, including apartments.
The City's Land Use Element and proposed Unified Development Code (draft as of November
1992) set a range of allowable density for each residential zoning category. The midpoint for
each range has been set as the maximum development threshold for each category, however,
this midpoint may be exceeded if senior, or low or moderate income housing projects with
overriding community benefit are proposed. The development potential of each site may be
affected by a number of factors. Potential constraints on development could include such
environmental considerations as topographic features, steep slopes, the existence of riparian
areas, sensitive natural resources, location near a known fault, etc. While the designations
assigned to land within the City and Santa Clarita Valley reflects some of these constraints and
the suitability of the land for residential development, site specific environmental evaluation will
occur in connection with individual project proposals. As a result of the environmental evaluation,
alternative designs and residential densities may be permitted in certain locations.
On the other hand, certain sites may have increased development potential from density bonuses
provided by the City to encourage provision of affordable housing, senior housing, or other
housing projects offering significant community benefits. In connection with the City's Unified
Development Ordinance as currently proposed, the City of Santa Clarita is currently preparing a
density bonus ordinance that will allow development of a site to exceed the maximum density by
at least 25 percent. Development within the Valley Center area, as designated in the General
Plan, would be allowed at densities as high as 50 dwelling units to the acre. The density bonuses
would be available if housing is provided to senior citizens in the very low, and low income
categories.
Table 1 presents a summary of the residential land inventory for the City of Santa Clarita. Vacant
land zoned for residential development currently within the city includes a total of 82 sites with
the potential to contain approximately 14,790 dwelling units. These vacant sites can be divided
into three categories: sites where there is no pending development, sites where there is proposed
residential development and sites where there is an approved residential development project.
TABLE 1
SUMMARY OF CITY-WIDE RESIDENTIAL DEVELOPMENT POTENTIAL
Land Category
# Sites
# Dwelling
Type of Dwelling
Units (du)
Unit (SF/MF)
Vacant
38
7,788
SF: 2,545
MF: 5,243
Proposed
15
4,670
SF: 2,404
MF: 2,266
Approved
29
2,332
SF: 2,296
MF: 36
TOTAL
82
14,790
SF: 7,245
MF: 7,545
5
As shown in Table 1, there are currently 38 vacant sites with no pending development plans.
These sites range from 2 acres to 257 acres in size and are located throughout the city. The total
dwelling unit capacity of the vacant sites is estimated at 7,788 units. Of these, 11 sites, having
a development potential of 5,243 units (67 percent of the dwelling unit potential) are in the RM
and RMH zones, which allow attached and multifamily units. Typically this development type is
more affordable for both rental and ownership of housing.
The allowable density in the RM zone is 10.9 dwelling units per acre and the allowable density
in the RMH zone is 20.1 units per acre. While the density allowed in the RMH zone is most
suitable for the development of rental apartments, the RM zone is also suitable for the
development of rental units. Most projects in the RM zone are subdivided as condominiums.
Many of these units, however, are developed as rental units. These projects are initially
subdivided as condominiums to avoid the cost and processing requirements involved with
converting a rental project to a condominium project at a later date. Therefore, it is anticipated
that many projects in the RM zone will also provide rental housing. Due to the fact that the City
has been recently incorporated, little historical information on development in this zone is
available. An example of this trend to subdivide rental projects is the Valencia Vista project in
the Newhall area of the City. This project, built in the RM zone at a density of approximately 8
units per acre, contains both rental and for sale units.
The development potential of vacant land zoned RMH is 241 units. These units are likely to be
rental units. The development potential of the available RM zoned land is 5,074 units. As
discussed above, it is anticipated that projects in this zone will contain both rental and for sale
units.
The potential dwelling unit capacities for approved and proposed residential projects were based
upon a review of development applications. As indicated in Table 1, a total of 2,332 new units
have been approved by the City on 29 sites, with two of these sites located in zones which allow
multifamily housing, and the remainder in zones designated for single-family housing.
Additionally, 4,670 units are proposed for future development on the 15 remaining vacant sites
in the inventory, including 2,396 single family units and 2,266 multifamily units. Adding all the
potential residential units in all three categories results in a total future residential development
potential of 14,790 dwelling units within the City boundaries.
This inventory includes two major projects that will provide a substantial number of new housing
units in the City, particularly multi -family units. The Valencia Company North Hills project (Site
No. 53 on Table A-1) would provide 706 multi -family units, and 314 single-family units. This
project is currently scheduled for a hearing before the City Council in the third quarter of 1992.
The proposed Porta Bella Specific Plan (Site No. 51 on Table A-1), would provide a 1,560 new
multi -family units and 1,678 new single-family units. It should be noted that this project is in the
The environmental review process was recently initiated for this project and the length of time for
project approval is estimated at one year. It should be noted that many of the single family units
in these and other projects will be small lot single family and/or residential planned developments
that are more affordable than traditional single family homes.
In addition to the vacant land currently within the confines of the City of Santa Clarita's present
boundaries, there is significant residential development potential on sites located within the City's
planning area. As shown in Table 1, there are 4,200 dwelling units currently proposed (as of
1992) in areas pending annexation to the City. Also, it is estimated that 31,472 additional units
could be potentially developed in remaining portions of the planning area based on the medium
buildout scenario under the General Plan land use designations. This estimate was made by
deducting existing residential units in the planning area in 1988 (43,259 units) and all potential
units discussed in the inventory analysis (20,823 units) from the buildout capacity of the planning
area (94,976 units) as discussed under Section 11 (Population/Housing) of the General Plan Final
EIR.
Table A-1 in Appendix A also lists the number of dwelling units that have been constructed since
1989. A review of City building permits indicates that a total of 1,020 single family residential
units and 813 multifamily units have been produced in the city since 1989; of the 813 multi -family
units produced, 233 have been apartments. As indicated in Table 1, addition of these units to
the inventory would increase the residential development potential in the City to a total of 20,823
units.
Relationship of Residential Land Inventory and Housing Needs
As shown in Table H-11 of the Housing Element, The Regional Housing Needs Assessment
(RHNA) prepared by SCAG indicates an existing housing need of 3,087 units for very low income
households, and 1,285 units for low income households in the city. Additionally, the RHNA
projects a need for 6,401 new housing units in the City between 1989 and 1994. Of this figure,
the RHNA estimates project that 1,031 units (16.1 percent) will be required for very low income
households, 531 units (8.3 percent) will be required for low-income households, 992 units (15.5
percent) will be required for moderate income households, and 3,847 units (60.1 percent) will be
required for high-income households.
As previously discussed, a total of 1,833 residential units, consisting of 1,020 single family units
(56 percent) and 813 multifamily units (44 percent) have been produced in the City between 1989
and August, 1992. This represents approximately 29 percent of the City's regional housing
allocation of 6,401 new housing units. The residential land inventory indicates more than
sufficient vacant land available for future residential development within the City to meet the
remaining regional allocation of 4,568 units (6,401 - 1,833 = 4,568 units). Even more residential
units could be provided through future annexation of land within the City's planning area. Based
on affordability criteria, SCAG also identified an existing need for 4,372 units for low and very low
income households. While many of the potential residential dwelling units in the City and the
surrounding outlying planning area are located within zoning categories intended for development
of low density, detached single-family units, the inventory of residential land also includes
approximately 500 acres of land zoned for multifamily units in the RM and RMH zones, for a
potential total of 5,985 multifamily dwelling units. In addition, the Porta Bella project, which is
located within the City's single family RS zone, proposes 1,560 multifamily units, in addition to
1,678 single-family dwelling units. Altogether, this represents a potential total of 7,545 multi -family
dwelling units to meet the demand for affordable housing within the City.
Sales data collected on new housing units developed in the Santa Clarita Valley since 1989
indicates a sales price range of $95,000 to $322,000 for attached dwelling units, and a range of
7
$146,950 to $1,245,000 for detached dwelling units during this period.'
acre, comatneo conaommwm units for sale at a price of $95,000. The average sales price in
1991 was $141,434 for attached housing and $259,000 for detached housing. A survey of local
realtors indicates rental prices for housing that range between $500 and $3,000 per month. Two-
bedroom apartments typically rent between $600 - $700 per month, and the median rent for all
housing in the City, based on the 1990 census, is $832 per month.
For housing costs to be considered affordable by Federal standards, the cost to purchase a home
should not exceed 2.5 times the gross annual income of a household, and monthly rent should
not exceed 25 percent of gross monthly income. In the Los Angeles region, however, housing
costs typically exceed these thresholds. The SCAG threshold for housing affordability is 30
percent of monthly income.
Household income categories are updated annually by the California Department of Housing and
Community Development (HCD), based upon the median family income for different areas within
the State. In Los Angeles County, the median family income is currently estimated at $42,300
(May, 1992). Table 2 summarizes current income ranges for very low, low, moderate, and high
income households based upon this median income, as well as the range of affordable rent
and/or housing costs for each income category, based upon regional threshold of 30 percent of
monthly income for rent, or 3 times annual income for housing ownership.
TABLE 2
HOUSEHOLD INCOME AND HOUSING AFFORDABILITY
Household Income
Category (% of Median)
Household
Income Range
Affordable Housing
Range
Very Low (50% or less)
$21,150 or less
Rent: $529/mo or less
Low (50 - 80%)
$21,150 - $33,840
Rent: $529-$846/mo
Buy: $63,450-$101,520
Moderate (80 - 120%)
$33,840 - $50,760
Rent: $846-$1264/mo
Buy: $101,520-$152,280
High (120% or more)
$50,760 or more
Buy: $152,280 or more
As can be seen in Table 2, households in the high, moderate, and low income categories would
be able to afford housing in the Santa Clarita area, given the range of sales price and monthly
rents for new housing described previously. Moreover, resale housing prices and rents in older
residential properties would most likely be less than costs for new housing. Households in the
very low income range could have difficulty in obtaining affordable housing, although rental
housing affordable to these households is available within the city.
' Continental Land Title Company Market Bulletin; a quarterly
report on residential sales activity. Spring 1989 - Winter 1991.
93
Based on the rental rates and sales prices of units recently constructed in the City, the available
land inventory appears sufficient to meet the need for approximately 1,000 units for very low
income households and 500 units for low income households. The affordability information
contained in Table 2 indicates that rental units need to be produced for very low income
households.
Since 1989, 233 apartment units have been produced in the City. As previously discussed, rental
units have been primarily built in the RM and RMH zones. There is a potential for over 5,000
units in these zones. In addition, rental housing can also be provided in the City's other zones.
The Porta Bella Specific Plan project, currently proposed in the City's RS zone, would provide
over 1,500 multi -family units for rent and sale. The City's density bonus program will also likely
result in the production of additional rental units. Due to the recent formation of the City, detailed
historical information that would indicate the likelihood that rental units would be produced by
these types of projects in these zones, is not available. However, with a potential of over 6,500
units that could be multi -family rental units, it is considered reasonable that at least 800 to 1,000
rental units will be produced and at least 500 condominium units affordable to low income
households will be produced. The rental rates for newer apartments in the City indicate that
rental assistance will probably be needed to make these rental units affordable to very low income
families.
Production of higher density, multifamily units should be promoted through density bonuses, such
as discussed under Housing Element Program 3e (Density Bonuses), and other City programs
to increase the availability of housing affordable to those households within the very low income
category. In particular, larger planned development projects, such as the Porta Bella Specific
PJ may provide a primary opportunity for this type of development, where land costs and other
costs of development can be spread out among a larger number of units. Initially, however, these
units are typically not affordable to low and very low income households unless a subsidy is
involved. In the long term, however, as these units age they may "trickle down" to become more
program in the future.
may be utilized to achieve these goals.
Public Services and Infrastructure for New Residential Development
To meet future housing need, development of potential residential sites must be coordinated with
the development of public services and infrastructure, such as water and sewer systems, roads,
and schools. The Public Services, Facilities, and Utilities Element outlines programs for
development of public services and infrastructure in the City. All of the potential residential
development sites within the City's boundaries as identified in the inventory can be feasibly
served with upgrades to the existing water and sewer systems. The City will condition
improvements to these service systems as necessary in order to serve new development.
Schools within the City of Santa Clarita are currently overcrowded; additional schools will be
required to serve new residential development. Implementation of school construction fees will
help to offset this impact. For residential development within the planning area, outside the City's
boundaries, additional upgrades to water and sewer service systems will be required. As new
areas are annexed, the City will condition improvements to these systems and other public
services and infrastructure as required to serve new development.
Onsite and Offsite Improvement Requirements
Page H-48, delete paragraphs 1-3 and insert the following:
Site improvement requirements should remain the same for the development of housing for all
income levels. As with the existing County code, the following will be required of new
construction:
• Alleys, streets and highways shall be dedicated from the centerline to the width required
by the Circulation Element of the General Plan
• Payment of bridge and thoroughfare fees
• Curbs, gutters, sidewalks, base, pavement, street lights, street trees and drainage
structures shall be constructed where required
• Connection to sewer and utilities
Page H-48 & 49, following the paragraph entitled "Housing Conservation," insert the following:
QUANTIFIED OBJECTIVES
To meet the requirements of Section 65583(b) of the Government Code, the City's quantified
objectives for the period June 25, 1991 through June 30, 1994 are identified in Table 3. This
represents the period since the adoption of the General Plan until the next required Housing
Element update.
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TABLE 3
QUANTIFIED OBJECTIVES
Income Level
Units Constructed
Units Rehabilitated
Units Conserved
Very Low
13
141
0
Low
81
22
76
Moderate
216
0
High
811
0
0
Total
1,121
167
76
Under Goal 3 (Affordable Housing) in the Housing Element (page H-63), there are nine
programs listed to assist the City in meeting the quantified objectives.
Units Constructed
The total units constructed, 1,081, represents the total number of new units the City actually
anticipates will be constructed and available for occupancy from June 25, 1991 (date of General
Plan adoption) through June 30, 1994. This number is based on a total of 2,332 units (identified
in Table 2, Summary of Citywide Residential Development Potential) which are presently
approved by the City. Of these 2,332 units, it is estimated that forty-five percent (45%), or 1,081
units, are likely to be completed by mid-1994.
All of these units represent projects submitted for review and approval by local developers. None
of these are City subsidized. Therefore, most fall into the moderate and high income categories
since they are in response to market demand. Only 13 units of very low income and 81 units of
low income housing have been committed by local developers. None have requested a density
bonus, which would likely provide a portion of the units in the lower income categories. No other
indication exists that these projects are due to allocate a portion of their units to low income
levels. The division of these units between the moderate and high income levels is representative
of the proportions of these income levels according to the 1990 U.S. Census in Santa Clarita.
The City can also utilize several programs in the Housing Element, particularly programs 1.a,
1.c -j, 2.c -d, 3.a, 3.b, 3.e -g, and 5.a, to assist in gaining additional housing at the very low and low
income levels.
Units Rehabilitated
The 167 units to be rehabilitated represent an actual number of units budgeted through
Community Development Block Grant (CDBG) funds for the fiscal years 1991 through 1993 in
four different housing rehabilitation programs. These programs are: (1) Handyworker Program
- minor home repairs addressing code violations and improvement of safety and living conditions
are emphasized, (2) Two different Paint Programs offering rebates for exterior painting for
11
residential properties. One is designated for a specific target area, and the other is available
citywide to eligible recipients, and (3) a Residential Rehabilitation Loan Program, limited to
owner -occupied single family residences, in a target area, and must quality under Section 8
eligibility requirements. Income level breakdowns indicated represent how the income levels
actually occurred in the first two years of these programs, and then projected through the
remaining years to mid-1994. Approximately 86 percent of qualified applicants appear in the very
low income category, and 14 percent in the low income category.
Units Conserved
Only 76 units of subsidized low and moderate income housing are due to expire by June 30,
1994, the end of the current five-year update period of the Housing Element. This represents the
amount of affordable housing units that the City should commit to conserve. A conservation
program is detailed in the section of the Housing Element entitled, Subsidized Multiple Family
Housing Units at Risk of Conversion to Non -Low Income Uses. All 76 units are within one
apartment complex, which is an all -Section 8, all senior citizen building. The units are available
to low and moderate income level residents. No predetermined formula is set that requires a
percentage of the units to either income level, which is why the chart above shows 76 units as
being combined under low and moderate as a single category.
Page H-53, following paragraph 1 insert the following:
Potential Loss of Affordable Housing Subsidies
This section discusses subsidized multiple family housing units at risk of conversion to non -low
income uses. It pertains to apartment buildings where either a significant portion, or the entire
complex is subsidized to offer affordable rents for low income levels, and that subsidy is due to
expire by June 30, 1999. The City must be aware of these expirations and diligently help
maintain those subsidies, in the event any of them are due to expire and subsequently may not
be renewed. If the subsidy expires, then the building owner is no longer required to offer low
income rents; most likely these rents would then change to market rate rents. If this occurs it
could lead to a large scale displacement of tenants who could not afford the new, higher rents.
Inventory and Project Information
This section is an inventory of multiple family rental housing projects which are wholly or partially
subsidized to accommodate low and/or moderate income tenants, and where that subsidy is due
to expire prior to June 30, 1999. The list is divided into two five-year periods coinciding with the
next two mandatory Housing Element review periods. For each housing project identified, the
following information is provided: name, address, number of units and number of units
subsidized, type of subsidy, senior citizen units, and the earliest date at which the subsidy may
expire, (thus allowing for conversion to market rate rents), and the source of this information.
The following sources were investigated and found to list housing units with subsidies showing
an expiration date: (1) HUD programs (only Section 8 was applicable), and (2) State and local
multifamily revenue bond programs.
12
Additional sources that were examined, but indicated no subsidized units with expiration dates
were: (1) Community Development Block Grant program (CDBG), (2) Redevelopment programs
(for an explanation of these two sources, please refer to the section below entitled "Resources
for Preservation"), (3) Local in -lieu fee or inclusionary programs - none have been established
to date, and (4) density bonus and direct government assistance per Government Code Section
65915 - none have been requested to date.
First 5 -year Period (July 1, 1989 through June 30, 1994)
Valencia Villa Apartments'
25827 Singing Hills Drive
Valencia, CA 91355
76 units
Section 8 rental units (all, and all are senior citizen)
Earliest conversion date: January 17, 1994
Second 5 -year Period (July 1, 1994 through June 30, 1999)
Projects are listed in chronological order of their eligible conversion dates:
Canyon Terrace Apartments 3
22640 Garzota Drive
Saugus, CA 91350
242 Units (26 units low/mod. income)
H.U.D. Prepay - opt out (earliest conversion date): July 1991
Multifamily Housing Bond Issue - earliest conversion date December 1994
Sierra Canyon Apartments 2
27520 N. Sierra Hwy.
Canyon Country, CA 91351
232 Units (42 units low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: 1996
Park Sierra Apartments 2
18414 Jake's Way
Canyon Country, CA 91351
13
780 Units (156 units low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: 1997
Riverpark Apartments 2
27303 N. Sara Street
Canyon Country, CA 91351
256 Units (52 units low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: 1998
Diamond Park Apartments 2
27940 Solemint Road
Canyon Country, CA 91351
544 Units (109 units low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: 1999
Sand Canyon Villas 3
28923 Prairie Lane
Canyon Country, CA 91351
220 Units (44 low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: 1999
Canyon Country Villas 3
26741 Isabella Parkway
Canyon Country, CA 91351
328 Units (66 low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: December 1997
Valencia Village Apartments 3
23700 San Fernando Road
Newhall, CA 91321
384 Units (77 low/mod. income)
H.U.D. Prepay
Opt out (earliest conversion date): 1999
14
Sierra Canyon Apartments 3
27520 Sierra Highway
Canyon Country, CA 91351
232 Units (42 low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: April 1997
Meadow Ridge Apartments 3'4
23645 N. Meadow Ridge Drive
Newhall, CA 91321
176 Units (36 low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: December 1, 1995
Additionally, four projects are identified which have subsidies, but do not expire until well after the
ten-year period required to be inventoried. These are listed to demonstrate that some affordable
units are assured beyond ten years, even if all units due to expire in ten years do so. Therefore,
additional units will remain to assist the City's affordable housing needs:
Sand Canyon Ranch 3
28856 N. Silver Saddle Circle
Canyon Country, CA 91351
255 Units (51 units low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date 2006)
Canyon Villas 3
27850 Solemint Road
Canyon Country, CA 91351
215 Units
Multifamily Housing Bond Issue
Earliest conversion date: 2011
Valencia Village 3
23700 N. San Fernando Road
Newhall, CA 91321
384 Units (77 units low/mod. income)
Multifamily Housing Bond Issue
Earliest conversion date: 2014
15
Whispering Oaks'
22816 Market Street
Newhall, CA 91321
65 units (13 units very low income, 21 units low income)
Los Angeles County land write-down
No conversion date - in perpetuity
' Units identified through California Debt Advisory Commission report: 1990 Annual
Summary - The Use of Housing Revenue.Bond Proceeds"
2 Units identified through report entitled, 'Inventory of Subsidized Low -Income Rental Units
at Risk of Conversion," 1991 Update, prepared for the California Housing Partnership Corporation,
by the California Coalition for Rural Housing Project.
3 Units identified through County of Los Angeles Department of Regional Planning as H.U.D.
Prepay projects and Multifamily Housing Bond Issue projects
` Units identified through County of Los Angeles Community Development Commission
(provider of Housing Authority services to the City of Santa Clarita).
'Units identified through "A Guide to Local Housing Resources for Older Persons," third
edition, May 1992, by Consumer Housing Information Service for Seniors: a joint program of the
Santa Clarita Valley Committee on Aging, and the American Association of Retired Persons.
Analysis of Preserving Versus Replacing At -Risk Units
Since only one project is due to expire within the first five-year period, a cost estimate for
replacement is provided for this one development only. This is an example of the direct costs
involved to demonstrate what would be required to replace this project if new construction were
required to do so. Those projects whose subsidy is due to expire within the second five-year
period will be estimated as part of the 1994 Housing Element update, since costs are expected
to change by then. Additionally, different programs may be available in the future to alternatively
address housing replacement, or extensions of existing subsidies.
Estimated Proforma for Replacement - 76 unit apartment building
Land
$1,820,400
Engineering and Plans
250,000
Grading, materials and labor
3,174,000
Contingency
250,000
Appraisal
7,500
.— Fund Control
6,580
Inspections
1.000
$6,319,480
16
Only hard costs are provided to show actual replacement figures. If the project were financed, a
prudent loan would be 65% max. financed. In this case, financing would expend an additional
$396,551 (at 10%).
The costs of preserving all units, by means other than land acquisition and physical construction,
would be determined by costs of staff time or adding staff to the City and other public agencies
to adequately oversee this function. Since only one project is due to expire within the first
five-year period, it appears reasonable that existing staffs of public agencies could accommodate
the responsibility of attempting to preserve this one project's subsidy.
Resources For Preservation
Community Redevelopment Agency
Santa Clarita is a newly incorporated City, incorporating on December 15, 1987, The City's
Community Redevelopment Agency was activated on November 28, 1989. However, no
redevelopment project areas have been designated as of July 1992, and therefore the Agency
does not have the statutory authority to assist in housing projects. Should the agency develop
its full authority, this form of assistance should be given consideration in the future to provide
funding as a means of extending existing subsidies for low income tenants.
Housing Authority
The City does not have a housing authority; projects requiring Housing Authority services may
be contracted with the Community Development Commission of Los Angeles County. Presently,
there are 53 Section 8 vouchers issued within the City through the County. Also, most of the
units inventoried above are administered through the County. It is conceivable that the City may
create its own housing authority in the future.
Public Aaencv and Nonprofit Housinq Corporations
Presently, three nonprofit housing corporations have contacted the City expressing interest to
participate in affordable housing projects:
Mr. Barry J. Kamel
PresidenUCEO
CORPORATE FUND FOR HOUSING
6029 Bristol Parkway, Suite 200
Culver City, CA 90230
Mr. Marc Herrera
SOUTHERN CALIFORNIA PRESBYTERIAN HOMES
1111 N. Brand Blvd., Suite 300
Glendale, CA 91202
17
(This organization is also among the list of "Entities Interested in Right of First Refusal Program"
and has shown an interest in developing a particular site in the City with an affordable housing
project.)
Mr. Peter Boron
President - Board of Directors
HABITAT FOR HUMANITY
P.O. Box 7315
North Hollywood, CA 91603
Other similar nonprofit corporations are capable of providing similar assistance. A 300 -member
listing of these agencies is contained in the 1991 Membership and Resource Directory" published
by the So. California Assn. of Nonprofit Housing. Additionally, the publication available through
the State of California Department of Housing and Community Development entitled, "Entities
Interested in Right of First Refusal Program," also identifies eligible nonprofit and other public
entities capable of participating.
Prior to the 1994 Housing Element update, the City intends to identify which of these nonprofit
corporations and other entities have the best capability to work with the City to assist in the
potential need for continuing, extending, or replacing subsidies due to expire.
HUD Programs
Community Development Block Grant
The years 1988-91 were the City's first as a "participating city," with funding through the
Community Development Commission of Los Angeles County of $714,267. No funds were used
for multiple family rental housing during this period.
Since 1991-92, Santa Clarita has been a CDBG Entitlement City. In the first year in this category,
$522,000 was allocated. No funds were used for multiple family rental housing.
1992-93 $593,126 budgeted. No funds to be used for multiple family rental housing.
Above indicates the City's past CDBG activity. Based on past experience it appears that
approximately $500,000 annually has been the City's allotment, in the more recent years.
However, the City cannot guarantee future receipt of these funds. To the extent that CDBG
funding remains available future uses of funds could include extension of subsidies for multiple
family housing where low and moderate income units are at risk of conversion to market rate
rents.
Section 8
As discussed above 53 vouchers are currently in effect, and administered through the Community
Development Commission of Los Angeles County. One Section 8 New Construction program is
currently in effect (Valencia Villas).
m
Other Programs
Numerous additional local, state, and federal assistance programs are available as outlined in the
"Directory of Housing Programs." March 1987, by the State of California Department of Housing
and Community Development.
Also, as discussed above, prior to the 1994 Housing Element Amendment, the City intends to
identify which programs are best suited and capable of assisting with affordable housing needs.
Quantified Objectives: Number of At -Risk Units to be Preserved
The City's objective is to preserve all 76 federally -assisted housing units that are eligible for
conversion to non -low-income housing during the first five year period.
Program Efforts to Preserve At -Risk Units
No notices of "intent to convert" have been received by the City since incorporation; therefore no
low or moderate income subsidized units are nearing termination. The one project whose subsidy
is due to expire within the first five-year period, has been contacted by the City; the owner has
already indicated a willingness to continue Section 8 participation, contingent upon continued
availability through the federal government.
Many of the goals, policies, and programs contained in the Housing Element emphasize creating
and maintaining low and moderate income housing. A great number of these are ongoing
presently, those not yet implemented, are scheduled to commence by June 30, 1993, which is
well ahead of the first potential at -risk conversion.
The City will also study the following to assist in the preservation of conversion of units to market
rate rents:
■ Identify at -risk units and establish a system of early identification of potential conversion.
■ Update the Housing Element in 1994 to include conversion prevention strategies.
■ Use its adopted Comprehensive Housing Affordability Strategy (C.H.A.S.) to compete for
state and federal funds to assist in conversion prevention.
■ Monitor at -risk units to promptly respond to potential conversions.
■ Provide community and tenant education programs to inform the public of conversion
issues.
■ Adopt preservation incentives and/or conversion disincentives.
■ Assist nonprofit corporation and other public entities.
19
■ Obtain additional Section 8 certificates and vouchers.
Support additional multifamily rental housing.
Responsible Department: Community Development Department
Funding Source: City General Fund
Page H-54-55: delete section entitled Vacant Land.
Page H-58 following paragraph 3 (and prior to the goals, policies, and programs section add the
following:
Consistency with other Elements
In compliance with Government Code Section 65583(c), the City of Santa Clarita has employed
several means to maintain consistency between the Housing Element and the other General Plan
Elements. This comprehensive General Plan is the City's first, which was adopted on June 25,
1991. All Elements of this General Plan were written concurrently so consistency and uniformity
could be assured.
As required by the City's General Plan, an implementation program has been prepared as a
separate document, and contains specific implementation measures and action items to be
followed in order to achieve the goals of the General Plan. The implementation program identifies
the following as high priority items: a comprehensive zoning ordinance and map; zoning
regulations and project submittal requirements; development of a growth management monitoring
system; development agreements; building and housing codes. This implementation program was
adopted by the City Council on July 14, 1992, and includes the specific implementation measures
and actions for each element. The implementation plan for the Housing Element recites the 45
distinct programs which address the areas of statewide goals, opportunities for all income groups,
housing needs assessment, and program development. Many of the Housing Element programs
have been initiated while others are on-going activities; those not yet implemented are
programmed and scheduled to commence by June 30, 1993.
Consistency between the elements is also being assured through monitoring of the City's growth
management effort. This is being accomplished through the development of a geo-base computer
tracking system and a County project monitoring program. Infrastructure controls, density
limitations, and higher quality design standards will be attained through the implementation of the
City's General Plan policies. Implementation will be achieved through the application of City
adopted guidelines and ordinances, including the Ridgeline Preservation and Hillside
Development Ordinance, Development Agreement standards, and a proposed Uniform
Development Code (with Zoning Map). This General Plan (and its supporting ordinances and
programs) allow enough flexibility to accommodate community needs, permit appropriate
development, and accomplish the type, balance, and intensity of growth desired by the existing
and future residents of Santa Clarita.
.— Development proposals are evaluated on a case-by-case basis for compliance with all standards
and to ensure that adequate services and infrastructure will be provided. Subsequent to this
effort, the City Engineering/Building and Safety Division is continuously monitoring the number
20
of residential units approved for evaluation of the most current need for services and
infrastructure. The issuance of project approvals and associated building permits ultimately
provides the community with the consistent implementation of the General Plan.
Page H-54 & 55, delete the entire section entitled "Vacant Land."
Page H-56 & 57, delete the entire section entitled "Availability of Public Services and
Infrastructure."
Page H-59, following the first paragraph, add:
The City will review, annually, the Housing Element implementation programs. Each year
priorities will be established to determine the year's goals and objectives. Where necessary, the
City's budget will include necessary expenditures to reflect program implementation and
commitment.
Page H-60, beginning with the programs on this page, delete the line labeled "status" following
each program and amend the following programs to read:
1.b Existing Needs Prioritization
Prioritize and fulfill the existing housing needs of the community with incoming housing
project applications.
1.c Specific Plan/Planned Development
Permit flexible development standards in specific plans and planned developments
which allow housing development to meet the needs of the community. Flexible
development standards shall allow for clustering, and a variety of site design
characteristics as appropriate.
1.d Specific Plan/Planned Development for Special User Groups
Use flexible development standards in specific plans and planned developments which
allow housing development to meet the needs of special users. Partial credit toward
public open space requirements shall be considered for including child care facilities
or when the site design is accessible to the disabled. In order to reduce housing
costs, permit shared kitchens, living rooms, second units, and other such facilities set
aside for single -parent families or the elderly as appropriate.
1.f Mixed Use
Permit mixed-use developments and require that all mixed use (housing -commercial
development) plans provide the necessary open space and parking and adequately
buffer residents from the adverse impacts of adjacent commercial development.
21
1.g Infill Loan Program
Work and facilitate negotiations with lending institutions to offer low interest loans to
foster the development of infill projects.
1 A Specialty Housing Zone
Establish a specialty housing zone which contains provisions for flexible design
standards for senior housing. Standards and considerations shall include permitting
congregate housing and shared housing within the zone and in locations near
neighborhood stores, medical offices, and public transportation.
1.i Infill Transitional Housing
Assist agencies serving the homeless to acquire, rehabilitate, and recycle
underdeveloped parcels throughout the City by ongoing communication and
consultation with appropriate agencies. Establish design standards which
accommodate transitional housing needs.
1.j Emergency Housing
The zoning ordinance shall permit the location and operation of emergency shelter in
a residential, industrial, or commercial zones with an approved temporary use permit
with appropriate timeframes.
2.c Periodic Review
Periodically the City shall review and revise planning, zoning, and development
regulations to ensure an adequate supply for a variety of housing types and programs.
2.e Air Rights
Study the use of air rights above City owned and other publicly owned land for
housing.
3.a Increasing Affordable Housing Opportunities Through Incentives
3.b State and Federal Programs
Participate in state and federal housing assistance programs such as State Rental
,^ Housing Construction Program, Federal Public Housing Funds and Sections 8, 202,
811, and a first time buyer program. Develop programs that increase the amount of
22
3.c
3.e
3.g
3.i
4.a
affordable housing and retain housing affordability for successive buyers and renters
through grants, low cost loans, equity sharing, and deed restrictions.
Rental Rehabilitation Loans and Grants
Apply for federal funding, such as the Home Investment Program to establish a
program for owners of substandard rental property with 50 percent or more tenants
who are eligible lower income households, to enable them to improve their property
without raising rents or evicting tenants.
Density Bonuses
Provide the state -mandated density bonus of at least 25 percent for housing
developments with five or more units of which 10 percent of the units are set aside for
very low income households or 25 percent are set aside for low income households.
Affordable units created in this way shall be subject to resale control or rent
restrictions.
Special Housing Need Fee Subsidization
Aggressively pursue federal and state funds to establish and implement a sliding scale
fee subsidization program based on the percentage of units affordable to low and very
low income households, the disabled, single -parents, and the elderly. Subsidy may
vary with tenure and type of unit provided.
Site Accessibility
Include design provisions for subdivisions to be site accessible to the disabled. Site
accessibility includes curb cuts, ramps instead of or in addition to steps, wider entry
doors with level thresholds to permit wheelchair access, especially in special types of
housing such as senior or handicapped housing, and study the feasibility of wider
private sidewalks.
Property Maintenance Ordinance
Require by ordinance property off
clean, safe, and well kept conditic
appropriate warning and enforces
citations and correct problems and
4.c Rehabilitation Loans
vers to consistently maintain their property in a
n. The ordinance shall include reasonable and
lent procedures, including the power to issue
bill the owner later.
Work with lending institutions by sharing financial advice and potential applicants on
the availability and rates of loans. This will facilitate a low-interest loan program for
lower income home owners enabling them to make needed home repairs. The
program shall primarily focus on senior citizens, the disabled, and residents of the
revitalization target areas.
23
4.e Demolition Regulations
Develop and implement a program which regulates demolition of existing affordable
housing for commercial or industrial uses. Such a program shall include replacement
of existing affordable units or payment of an in lieu fee for the construction of
replacement units and provision of relocation assistance to the tenants or other
governmental assistance.
4.g Self Help Programs
In addition to loans and grant programs, provide the development of self help efforts
to stretch funding while increasing job training skills.
5.a Ordinance, Assessment, and Fee Review
The City shall review the impact of proposed ordinances, assessments and fees, as
appropriate, on housing affordability and availability.
5.b Enforcement of Conditions of Approval and Permit Approval
The conditions of approval for permits, mitigation measures, and other City
authorizations shall be implemented with project development, concurrent processing,
and monitoring operation.
7.a Site Design Features
Implement a revised zoning ordinance which shall make provisions for a variety of site
design features so that sensitive natural areas remain undisturbed.
8.b Site Design with Low Water Utilization
Require the development of site design and landscaping plans which feature drought
tolerant, fire resistant, and xeriscape of low water consumptive materials, with irrigation
methods that maximize efficiencies.
Page H-74, following program 8d, insert the following:
IMPLEMENTATION
The City's commitment to implementation includes the following planned or funded programs.
Work on six projects utilizing five of the Housing Element programs is underway as of November
1992. For a complete description of these programs, please refer to the Goals, Policies, and
programs section of the Housing Element beginning on page H-58. These programs represent
those which will be implemented between June 25, 1991 (adoption date of the General Plan) and
June 30, 1994, the end of the current Housing Element update period.
24
Prior to June 30, 1994, the City will determine additional programs to be implemented for the
following Housing Element update period of 1994-99.
Program:
3b. STATE AND FEDERAL PROGRAMS (Project 1)
Responsibility: City of Santa Clarita, Parks and Recreation Department
Target: Direct loans to qualifying very low, and low income groups, for first time home
buyers. Number of applicants to be determined.
Timeframe: Fiscal years 1992-93 and 1993-94
Funding: Community Development Block Grant
Status: Planned
3b. STATE AND FEDERAL PROGRAMS (Project 2)
Responsibility: City of Santa Clarita, Parks and Recreation Department
Target: Rental assistance to 57 households of qualifying very low, and low income
groups, in 1991-92 and a number of applicants to be determined in 1992-93.
Timeframe: Fiscal years 1991-92 and 1992-93
Funding: Federal funding through Section 8 Rental Assistance via County of Los Angeles
Community Development Commission
Status: Funded
3d. PUBLIC FACILITIES FUNDING
Responsibility: City of Santa Clarita, Parks and Recreation Department
Target: Drainage and curb, gutter and sidewalk improvements East Newhall, portion of
block group 2 of census tract 9203.11
Timeframe: Fiscal years 1991-92 and 1992-93
Funding: Community Development Block Grant
Status: Funded
25
4c REHABILITATION LOANS
Responsibility: City of Santa Clarita, Parks and Recreation Department
Target: Rehab of single-family owner -occupied homes of low and very low income level
groups in East Newhall, and surrounding areas.
Timeframe: Fiscal year 1991-92
Funding: Community Development Block Grant
Status: Funded
4d. EMERGENCY REPAIR GRANTS
Responsibility: City of Santa Clarita, Parks and Recreation Department
Target: Handyworker program for qualifying very low, and low income level groups,
approximately 78 units, to make minor home repairs for either owner or renter occupied
homes.
Timeframe: Fiscal years 1991-92 and 1992-93
Funding: Community Development Block Grant - Handyworker Program and Paint Rebate
Program
Status: Funded
6a. FAIR HOUSING EDUCATION AND OUTREACH
Responsibility: City of Santa Clarita, Parks and Recreation Department via the Fair
Housing Council of the San Fernando Valley
Target: Available to all City residents to provide information on housing discrimination
issues and rights.
Timeframe: Fiscal years 1991-92, 1992-93, and 1993-94
Funding: Community Development Block Grant
Status: Funded
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