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Home My WebLink About2001-11-13 - RESOLUTIONS - GPA 99-04 HOUSING ELEMENT (4)RESOLUTION NO. 01-148 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING THE NEGATIVE DECLARATION AND APPROVING GENERAL PLAN AMENDMENT NO. 99-04 (MASTER CASE NO. 99-335) AMENDING THE HOUSING ELEMENT OF THE GENERAL PLAN THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: FINDINGS OF FACT. The City Council of the City of Santa Clarita (hereafter "City"), hereby makes the following findings of fact: A. The proposed General Plan Amendment 99-04 would amend the Housing Element, including the identification of housing policies, needs, quantified goals, constraints, and programs. The proposed changes will be implemented throughout the City of Santa Clarita planning area. B. On June 25, 1991, the City Council adopted Resolution No. 91-88, approving and �+. certifying the Environmental Impact Report for the General Plan and adopting !C the General Plan for the City of Santa Clarita. C. On December 8, 1992, the City of Santa Clarita City Council adopted Resolution No. 92-226, amending the Housing Element of the General Plan and adopting the Negative Declaration. The amendment, responding to recommendations of Housing and Community Development (HCD), was provide to the City pursuant to the contract for inclusion in the Housing Element of the General Plan. D. On March 14, 1995, the City Council for the City of Santa Clarita adopted Resolution No. 95-21, approving Master Case No. 95-015, General Plan Amendment 95-01, amending Resolution No. 92-226 and amending the Housing Element of the General Plan for the City of Santa Clarita. E. The City of Santa Clarita initiated the Housing Element update on September 1, 1999.- F. On October 2, 2001, the Planning Commission of the City of Santa Clarita conducted a duly noticed public hearing on proposed General Plan Amendment No. 99-04. The public hearing was held at 7:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita. G. The Planning Commission fully considered the Draft Negative Declaration and Initial Study prepared for General Plan Amendment No. 99-04. t r H. The Planning Commission fully considered all testimony and evidence regarding Resolution Master Case 99-335 Page 2 of proposed General Plan Amendment No. 9944 updating the Housing Element. I. The item was heard before the Planning Commission on October 2, 2001 and they recommended to the City Council to adopt the Negative Declaration for the proposed project and approve Master Case 99-335 consisting of General Plan Amendment 99-04. J. On November 13, 2001, the City Council of the City of Santa Clarita conducted a duly noticed public hearing on proposed General Plan Amendment No. 99-04. The public hearing was held at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita. K. The City Council fully considered the Draft Negative Declaration and Initial Study prepared for General Plan Amendment No. 99-04. L. The City Council fully considered all testimony and evidence regarding proposed General Plan Amendment No. 99-04 updating the Housing Element. M. The item was heard before the City Council on November 13, 2001 and they adopted the Negative Declaration for the proposed project and approved Master Case 99-335 consisting of General Plan Amendment 99-04. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the above findings of fact, and upon studies and investigations made on behalf of the City Council, the City Council further finds the following California Environmental Quality Act findings: A. A Draft Negative Declaration and Initial Study for this project have been prepared and circulated in compliance with the California Environmental Quality Act and adopted as required by that Act; and B. Said study found that no adverse impact to the existing and future environmental resources of the area would result from the proposal; and C. A Draft Negative Declaration and Initial Study have been, circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The public review period was from August 28, 2001 through October 2, 2001; and D. The proposed project would not have a significant adverse effect on the environment and a Draft Negative Declaration and Initial Study were posted and advertised on August 28, 2001; and E. The Draft Negative Declaration reflects the independent judgement of the City of Santa Clarita; and Resolution Master Case 99-335 Page 3 of 5 F. The City Council, based upon the findings set forth above, hereby finds that the Draft Negative Declaration for this project has been prepared in compliance with CEQ,A. GENERAL PLAN AMENDMENT FINDINGS. Based upon the above findings of fact, and upon studies and investigations made on behalf of the City Council, the City Council further finds the following General Plan findings: A. The proposed Housing Element General Plan Amendment is consistent with Government Code Section 65583 which states that a Housing Element is a mandatory element of the General Plan and shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. B. The proposed General Plan Amendment is necessary to update the Housing Element in order to reflect the adequate sites for housing, including rental housing, factory -built housing, and mobilehomes, and shall make adequate provision for the existing and projected needs of all economic segments of the community. C. California State law requires that each City adopt a General Plan. The proposed Housing Element Amendment is consistent with the City of Santa Clarita General Plan and the existing elements contained within the document. D. The Housing Element describes existing and project housing inventories and opportunities for additional housing within the planning area. E. The Housing Element determines the extent of housing problems in the community and planning area. F. The Housing Element describes methods for solving housing deficiencies and providing the City and its planning area with sufficient housing at all income levels. G. The information which is the subject of this General Plan amendment is consistent will all other provisions of the Housing Element. H. The Housing Element as amended, remains consistent with all elements of the General Plan. Resolution Master Case 99-335 Page 4of5 NOW, THEREFORE, BE IT RESOLVED by the City Councilof the City of Santa Clarita, California, as follows: SECTION 1. The Negative Declaration prepared for this project per the California Environmental Quality Act, as reference herein is adopted; and SECTION 2. The General Plan Housing Element Amendment (Master Case 99-335, General Plan Amendment 99-04) as set forth in Exhibit A, attached hereto and incorporated herein by this reference is approved. Resolution Master Case 99-335 Page 5 of 5 PASSED, APPROVED AND ADOPTED this 13th day of November 2001. ATTEST: RPM W"d W M STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF SANTA CLARITA ) I, Sharon Dawson, CMC, City Clerk of the City of Santa Clarita, do 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 13th day of November, 2001, by the following vote of the City Council: AYES: COUNCILMEMBERS: Ferry, Smyth, Darcy, Kellar, Weste NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None 11 . . , , I, S:\PBS\ADVANCEkHOUSING\Councfl\RewlutionHoming.doc , City of Santa Clarita Housing Element Update Li ® �f0 75 OECErBEp1 November 2001 Table of Contents I. Introduction Purpose of Housing Element Public Participation Consistency with Other General Plan Elements H. Review and Revision of the Housing Element Effectiveness of the Element Progress in Implementation Appropriateness of Goals, Objectives, Policies M. Housing Needs Number of Existing Households and Housing Units Households Housing Units Housing Unit Costs Lower Income Households Total Number of Households Percent Lower Income Households Poverty Households with Housing Problems Number of Households with Overpayment Number of Overcrowded Households Special Housing Needs Analysis Handicapped Elderly Families with Female Head of Household Large Households Homeless and Emergency Shelter Other Special Housing Needs Populations (AIDS, Victims of Domestic Violence, Youth) Number of Housing Units Needing Rehabilitation or Replacement Analysis of Existing Affordable Housing Projects At Risk Summary of Risk Assessment Categories Assisted Housing Resources and Program Efforts to Preserve At Risk Units Density Bonuses for Affordability and Amenities Redevelopment Agency Housing Set -Asides Los Angeles County Housing Authority- Section 8 Tax Exempt Multifamily Revenue Bond Program Preservation of Bond -Financed Housing Program s Page 1 1 1 2 3 3 3 6 6 7 8 11 13 16 18 18 19 25 25 27 29 30 32 33 33 34 36 37 39 40 45 46 47 48 49 51 51 November 2001 Table of Contents Page i Home Investments Partnership Program (HOME) 52 Public Agency and Nonprofit Housing Corporations 52 IV. Regional Housing Needs Assessment 53 Timeframe for Projections 53 Construction Need by Income Category 54 V. Population and Employment Trends 55 Race and Ethnicity 57 Age and Gender 58 Employment 60 VI. Land Inventory 61 Inventory of Land Suitable for Residential Development 61 Adequate Sites Analysis 63 Relationship of Residential Land Inventory and Housing 64 Needs VII. Constraints on Housing Governmental Constraints Land Use Controls �.,., Codes and Enforcement i On/Off-site Improvements Fees and Exactions Processing and Permit Procedures Public Services Constraints Other Governmental Constraints Non -Governmental Constraints Availability of Financing Price of Land Cost of Construction Environmental Characteristics Housing Discrimination VIII. Quantified Objectives Constructed Rehabilitated (by Income Level) Conserved 11 DL. Housing Goals, Policies and Programs Goal I Development of New Housing Goal I Programs Goal 2 Availability of Land For Residential Development Goal 2 Programs Goal 3 Affordable Housing Goal 3 Programs Goal 4 Maintenance of Existing Affordable Housing 71 71 71 78 78 79 85 86 86 87 87 87 88 88 88 88 89 90 90 91 91 92 95 96 98 99 105 November 2001 Table of Contents Page ii Goal 4 Programs Goal 5 Meeting Housing Needs Goal 6 Programs Goal 6 Equal Housing Opportunties Goal 6 Programs Goal 7 Development in Natural Resource Areas Goal 7 Programs Energy Conservation Opportunities Goal 8 Development Sensitive to Energy Conservation Goal 8 Programs 106 110 110 112 112 114 114 116 116 116 November 2001 Table of Contents Page iii Housing Element Tables Table Pagre H-1 H-2 H-3 H-4 H-5 H-6 H-7 H-8 H-9 H -l0 H-11 H-12 H-13 H-14 H-15 H-16 H-17 H-18 H-19 H-20 H-21 H-22 H-23 H-24 H-25 H-26 H-27 H-28 H-29 H-30 H-31 H-32 H-33 H-34 H-35 H-36 H-37 Age of Housing Stock in the Santa Clarita Valley City Household Annual Growth 1990-2000 1990 and 1998 Housing Unit Tenure City Housing Unit Change 1991.1998 1989 Contract Rent 1999 HUD Fair Market Rents Los Angeles -Long Beach City and North Los Angeles County Subregion Regional Housing Needs 1998-2005 and Housing Affordability Income Categories -1998 Median Family Income Persons Below Poverty Level- Santa Clarita Valley Public Assistance Recipients Santa Clarita Valley 1998 Housing Affordability for Selected Occupations 1998 All Incomes Housing Problems City of Santa Clarita City 1990 Housing Assistance Needs of Low and Moderate Income Households Affordable Rent and Purchase by Income Categories 1990 Renter/Owner Units Affordable to Households with Incomes Below 300/c, 50% or 80% HAMFI by Bedroom Size and Occupancy Status 1990 Persons Per Household Incidence of Overcrowded Households by Tenure and Income Group for All Households Non -Homeless Special Needs Populations in the City Female Headed Households with Children Age 0-17 AIDS Cases in Santa Clarita, 1998 City Substandard Housing Windshield Survey April 2000 Inventory of At Risk Units 1991 -June 30, 2000 Inventory of At Risk Units July 1, 2005 - June 80, 2010 Inventory of At Risk Units After July 1, 2010 Inventory of Units with HUD Funding Section 8 Certificates and Vouchers in Santa Clarita 1990 Planning Area Population by Census Tract Population Growth Trends in Area Cities and Larger Los Angeles County Cities Race/Ethnicity City and Santa Clarita Valley 1990,1998 1990 Age/Gender Statistics City of Santa Clarita Employment Projections 1990-2020 for the Santa Clarita Valley City Unemployment Annual Averages 1994-1998 Inventory of Lands Suitable for Residential Development City Residential Designations and Density City Residential Development Standards City Residential Parking Requirements Los Angeles County Residential Designations and Density 7 9 11 12 15 15 17 18 19 21 21 22 24 26 26 28 29 29 33 86 39 42 43 44 45 50 56 57 58 59 60 60 69 73 73 74 76 November 2001 Table of Contents Page iv H-38 City Entitlement Processing Fees 80 H-39 City Bridge and Major Thoroughfare`Fee Rates 81 H40 City Bridge and Major Thoroughfare Fee Factors and Calculations 82 H41 Standard Urban Storm Water Mitigation Plan Review 82 H•42 Standard Urban Storm Water Mitigation Device Inspection 83 H-43 Land In Lieu Requirements and Fee Calculation 83 H-44 Los Angeles County Sanitation District Fees 84 H-43 Castaic Lake Water Agency Fees 88 H-46 Quantified Objectives January 1, 1998 - June 30, 2008 89 F A November 2001 Table of Contents Page v List of Acronyms AAVDV: Association to Aid Victims of Domestic Violence ARC: Association for Retarded Citizens CC: Community Commercial CDBG: Community Development Block Grant CIP: Capital Improvement Program CTC: Commercial Town Center DMS: Development Monitoring System DOM Department of Finance DU: Dwelling Unit FMR: Fair Market Rent GIS: Geographic Information System GPAC: General Plan Advisory Committee HAMFI: Household Area Median Family Income HCD: Housing and Community Development HUD: Housing and Urban Development IARC: Los Angeles Retarded Children MFI: Median Family Income NIMBY: Not In My Backyard NPDES: National Pollutant Discharge Elimination System RE: Residential Estate RH: Residential High RHNA. Regional Housing Needs Assessment RL: Residential Low RM: Residential Moderate RMH: Residential Medium High RS: Residential Suburban RVL: Residential Very Low RWQCB: Regional Water Quality Control Board SCAG: Southern California Association of Governments SCCDC: Santa Clarita Community Development Corporation SP: Specific Plan SUSMP: Standard Urban Storm Water Mitigation Plan UBC: Unified Building Code UDC: Unified Development Code November 2001 Table of Contents Page vi A Y �City gf Santa Clarita Housing Element I. INTRODUCTION A. Purpose of Housing Element The City of Santa Clarita Housing Element establishes goals and policies to guide officials in making decisions to address local housing needs within a regional context. State law requires preparation of a housing element to ensure that housing opportunities exist for existing and future residents at all income levels. Requirements include assessment of existing and projected housing need, identification of community goals and statement of objectives and policies as they relate to housing. The City of Santa Clarita Housing Element contains the following main components: (1) regional housing needs assessment; (2) vacant land inventory; (3) housing constraints; (4) goals and policies; (b) housing programs and quantified objectives; and (6) an implementation programs. Additionally, the element addresses special housing needs for specific populations such as the elderly, the disabled, female head of households, and the homeless. The planning period for the Regional Housing Needs Assessment (R.HNA) as prepared by the Southern California Association of Governments (SCAG) is from January 1, 1998 to June 30, 2005. Following incorporation in 1987, the City of Santa Clarita adopted its first Housing Element in June 1991. The City amended its Housing Element in 1992, 1993 and again in 1995. In 1995, the Housing Element received its first certification by the State Department of Housing and Community Development. This document is the first comprehensive update of the City of Santa Clarita Housing Element. B. Public Participation Other governmental agencies, special districts, non -profits, housing interest groups and the public were provided opportunities to participate in updating the Housing Element. Professionally created advertisements and official notices were placed in The Signal newspaper asking residents to comment on the Housing Element and 2000-2003 Consolidated Plan. The 2000-2003 Consolidated Plan addresses the prioritization and spending of Community Development Block Grant (CDBG) funds to aid lower income areas of the City. These advertisements and notices were also sent to organizations that serve lower-income families and individuals to encourage participation in the development of the Housing Element and Consolidated Plan. Notices were sent to medical groups that serve low-income families, senior citizen organizations, the Santa Clarita Homeless Shelter and the Fair Housing Council of San Fernando Valley. In addition, the City maintains a list of residents that have expressed an interest in low income housing in the City and each of these residents were also notified of the availability of both documents. Three community meetings were held throughout the City to encourage public input and a City Council Study ` Session was held in February 2000. Residents and representatives of local public and non- profit organizations attended the meetings. Additionally, City staff met with several of these agencies and organizations individually. Electronic technology was employed to November 2001 Page H-1 i9 f'i M1 A Y T'City of Santa -Clarita Housing Eleme publicize the community meetings, using local television and the City's web site. A housing survey was developed and printed in both English and Spanish and published multiple times in The Signal newspaper and on the City of Santa Clarita web site (www.santa- clarita.com.) Over 200 persons completed the affordable housing survey. Comments received from the public were provided to the City Council and incorporated into the Housing Element update. The desired outcome of increased citizen participation was met, and the Housing Element update reflects the comments expressed by citizens, agencies, special districts and organizations. C. Consistency with Other General Plan Elements and Other City Housing Documents In compliance with Government Code Section 65583(c), the City of Santa Clarita employs several means to maintain consistency between the Housing Element and the other General Plan Elements. A General Plan implementation program identifies specific implementation measures and actions for each element including the housing programs identified in the Housing Element. Many of the Housing Element programs identified in the Implementation Program have been initiated since adoption of the City's first Housing Element in 1991. These accomplishments are identified in this document. Consistency between the various elements of the General Plan is being assured through the development of the City's geographic information system that combines mapping with a permit tracking system. For the areas outside the current City boundary, Los Angeles County tracks impacts of development with their computer-based Development Monitoring System (DMS). City and County planning staff meet regularly to discuss the status of the larger projects in the Santa Clarita Valley and have initiated the preparation of a Valley wide General Plan effort. The City's Budget outlines programs to be impiemerited by the City within a given fiscal year, identifying funding for items such as planning department activities. The Capital Improvement Program (CIP) identifies infrastructure needs and a five-year program for funding improvements. Specific plans, case-by-case development review, conditions of approval requiring infrastructure expansion, density limits and design standards are used to implement the City's General Plan policies. Primary implementation tools for the General Plan are the City's adopted guidelines and ordinances, particularly the Unified Development Code and Zoning Map. The 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. r+ The City's Planning and Building Services Department is responsible for the preparation of the various elements of the General Plan including the Housing Element. The City's Community Development Block Grant Division is responsible for the City's two other housing plans. These other plans are the Consolidated Plan for the Federal Housing and Urban Development Department and the conceptual working plan for affordable housing November 2001 Page H-2 t s,,nr4 ce r. V raw Citv of Santa Clarita r Housiniz Element i �y rLi, required by State legislation AB315 for the City's Redevelopment Agency. Coordination among the City divisions creating these various plans has led to the conservation of City resources by eliminating duplicative efforts and improving the clarity of information pertaining to housing statistics, needs and issues. The desired outcome of this coordinated approach is to ensure that the goals, policies, and actions of each housing plan are consistent with one another and with other General Plan elements. State law requires each housing element to provide an evaluation and revision of the previous housing element according to the criteria of Section 65588(a) and (b). These criteria include a discussion of the effectiveness of the element, the progress in implementation, and the appropriateness of goals, objectives, and policies. A. Effectiveness of the Element The effectiveness of the Housing Element is limited to the extent that there are private interests and funding available to provide the housing necessary to serve all income levels _ in the community. During the recession of the early 1990s, few units were constructed and property values in Santa Clarita were lower than they had been during the building boom of the late 1980s. In January 1994, the Northridge Earthquake damaged hundreds of residential units in the Santa Clarita Valley to varying degrees. Building permit issuance increased directly following this earthquake as residents sought permits to repair their homes. By late 1996, the cost of housing in Santa Clarita began to return to pre -recession levels as a result of the increasing economic health of the region. This economic recovery resulted in an increase in new housing production and a reduction of market -rate affordable housing in the Santa Clarita Valley. Between 1991 and 1998, the City grew in population from 119,835 persons to 143,582 persons. The City approved a variety of housing developments during this timeframe including single -Family residential, multi -family residential, mobilehome park expansions, and housing for special needs populations including seniors. The City adopted specific plans that each provide for a variety of housing types and price ranges including the 1995 Porta Bella Specific Plan (2,900 housing units) and the 1998 North Valencia Specific Plan (2,000 housing units). In 1998, the City began processing of the North Valencia No. 2 Specific Plan (1,900 housing units.) which was approved in January 2000. B. Progress in Implementation The City of Santa Clarita has made progress in implementing the goals, objectives and policies of the,1991Housing Element. Implementation has been accomplished through — ordinances, program development, and coordination with outside agencies and through project approvals. November 2001 Page H-3 �, City of Santa Clarita Housing Element In the 1991 Housing Element, the regional housing needs assessment prepared by SCAG recommended the construction of 6,401 dwelling units and attempted to ensure that at least 1,562 of these would be affordable to lower-income households, or a ratio of 4:1. The desired unit tenure mix was identified at 53 percent owner -occupied and 47 percent renter occupied units. In addition, City programs were expected to result in the rehabilitation of 132 deteriorating housing units to ensure their availability as affordable housing to lower income residents. Several City programs promoted the conservation of existing affordable housing, including controls on mobilehome park conversions, participation in the Federal Section 8 rental assistance and housing voucher program, the City's Handyworker Program for minor household repairs and housing rehab low interest loans. Additionally, the City was the recipient of a 1999 HCD r time home buyer land acquisition rehab program grant. As a result, in 1991 the City anticipated that fewer than 1 percent of its affordable units would be lost to conversion, and rental assistance would be available to additional households, depending on the availability of HUD monies, increasing the total number of assisted households. Between 1991 and 1998 the number of housing units in the City increased from 44,396 units in January 1991 to 50,564 housing units in January 1998. This increase of 6,168 housing units occurred despite the loss of units from the 1994 Northridge Earthquake and the slow housing market that existed in Santa Clarity during the recession of the early to mid -1990x. Between 1991 and 1998, the City received applications for two private development projects to serve low and very low-income senior residents. The City approved these developments, granting density bonuses and providing other incentives such as fee waivers, CDBG funds and expedited processing to encourage construction of Canterbury Village with 64 very low-income senior apartments and Bouquet Seniors with 264 very low - and low-income senior apartments. In 1998 the City approved an 89 -unit senior assisted living facility (Summer Hill Villas) to serve another special needs population. This facility opened in Spring 2001. Between 1991 and 1998, the City adopted several ordinances that have had an effect upon housing opportunities. The gate ordinance, which prohibits the blocking of through routes, and the floodway protection ordinance, which prohibits development on lands subject to severe flood hazard, has a direct effect upon improving public safety in residential neighborhoods. The City's Density Bonus ordinance for affordable housing and for amenities, an ordinance to establish second unit standards, and the Mobilehome Rent Stabilization Ordinance and Committee were adopted with the intent to provide and preserve affordable housing opportunities within the City. In 1992, the City adopted standard procedures for affordable housing proposals that allow fee waivers and standards variances in order to encourage development of affordable housing. In 1995, the City adopted standards to allow manufactured homes in single family residential neighborhoods to provide another opportunity for construction of new affordable housing stock. A redevelopment project area was established in 1997 to provide for revitalization of the East Newhall area. In addition, this neighborhood is identified as a low and moderate income area by the 1990 U.S. Census and qualifies for area wide benefit and CDBG Guidelines. November 2001 Page H-4 itiY Y}XT}0�'i A Citv of Santa ClaritaIY T f ! ,�Housing Element The homeless in the Santa Clarita Valley were affected by El Nino weather conditions in 1997. As a result, the City began funding of a cold weather emergency shelter at the City's Sports Complex, centrally located in Canyon Country. Known as the Santa Clarita Homeless Shelter, this emergency shelter is operated by the Santa Clarita Community Development Corporation (SCCDC) from 6:00 p.m. to 8:00 a.m. October through April. Nightly shelter occupancy has averaged between 20 and 25 persons. Annually, approximately 110 different people have used the shelter. Shelter services_ include a hot meal, shower facilities and safe and secure sleeping arrangements. The Santa Clarita Homeless Shelter is seeking a new location and additional funding to enable shelter services to occur year-round. The City has been active in implementing the 2000-2003 Consolidated Plan for the Federal Housing Urban Development Agency. This plan addresses the prioritization and spending of Community Development Block Grant (CDBG) funds to aid lower income areas of the City. Between 1991 and 1998, the City has programmed CDBG funds to provide infrastructure upgrades in lower income areas of the City, senior housing, emergency services for homeless persons, and first-time homebuyer assistance. Major accomplishments include providing $6.4 million for the Newhall Curb, Gutter and Sidewalk program that has provided over five miles of basic street improvements. The Handyworker Program assisted nearly 850 lower income families and individuals, granting nearly $900,000 to make necessary repairs to preserve housing stock. Having a certified Housing Element has aided the City in the competitive grant process to obtain State HOME program funds that have provided further opportunities for affordable housing. Federal Emergency HOME and Supplemental HOME funds were made available to help homeowners make repairs from the Northridge Earthquake. Twenty-two low and moderate -income families received low interest deferred loans and 105 low and moderate families received grants of up to $3,000 to make necessary earthquake repairs. Other programs were made available to mobilehome owners following the earthquake to provide free safety tie downs. In an effort to encourage rehabilitation of structures following the Northridge Earthquake, the City provided thousands of earthquake repair building permits at no charge to residents between 1994 and 1995. The City has participated in other housing and service programs designed to aid low- and moderate- income residents. Between 1991 and 2000 the City began to participate in the Los Angeles County Mortgage Credit Certificate Program and the Federal Freshrate program and has assisted over 100 first-time low- and moderate -income homebuyers. The City also contracts with the San Fernando Valley Fair Housing Council to provide fair housing services to the City of Santa Clarita. The County of Los Angeles is the housing authority that provides services and maintains a residential project within the City. A goal of the 1991 Housing Element was to provide services, in addition to housing, to help improve the quality of life for those with special needs and/or with lower income. In July 1996, the City added a new division to provide and coordinate social services in the City. The Community Services Division provides a variety of programs, some of which target November 2001 Page H-5 City of Santa Clarita ..� j _ Housinz Element 17J lower income populations. Activities of this division include managing programs related to youth, criminal justice, disaster preparedness, cultural arts, and community volunteerism. Programs such as the anti -gang task force, anti -graffiti task force, drug and gang educational awareness for teens, youth and family, parenting classes, afterschool activities, youth -in -government, youth -at -risk, tattoo removal, one-stop career center and summer youth employment are all services which benefit residents. In 1996, the City built the Newhall Community Center to provide recreational opportunities in this predominantly lower income area of east Newhall. In 1998, the City opened Creekside Park in east Newhall to provide needed open space and parkland. Representatives from the Community Services Division regularly participate in Service Planning Area (SPA -2) meetings with representatives from other County social service providers in the Santa Clarita, San Fernando and Antelope Valleys in an effort to better identify regional, as well as local service needs. Since 1995, the City has maintained a contract with San Fernando Fair Housing Council to provide fair housing services. This service educates and advocates on the behalf of City residents. C. Appropriateness of Goals, Objectives, And Policies The goals, objectives and policies of the Housing Element meet the needs of the City of Santa Clarita. These goals, objectives and policies were developed by local citizens and are a reflection of the values of the community. Substantial increases in the Santa Clarita Valley's population in the last twenty years can be attributed to the demand for new housing in the Southern California region and the Valley's ability to meet the demand for new housing due to the availability of undeveloped land. The growth in the City's population can be attributed to the same factors, as well as to the increases in the geographical area of the City as a result of annexations. In many urbanizing areas, there is a direct relationship between employment, housing, and population. Generally, new employment opportunities come into an area attracting new employees, thus creating a demand for housing. In the case of Santa Clarita, the strongest variable appears to be the demand for more affordable housing and a strong desire to live in the Santa Clarita Valley because of the local amenities. Table H-1 indicates the age of housing units in the planning area through 1989. The County of Los Angeles stopped collecting housing stock information for the Santa Clarita Valley in 1989. November 2001 Page H-6 Element Q)F) City gf Santa Clarita /- Age of Housing Stock in the Santa Clarita Valley Table H-1 Units Percent Pre -1939 554 1.1% 1940- 1949 657 1.4% 1950- 1959 1,827 3.8% 1960- 1969 10,518 21.8% 1970 -1979 1 12,868 26.60 1980 -1989 1 21,906 45.30 Total Units I 48,330 100% Source: U.S. Census, 1980, Department of Regional Planning, 1989 The 1990 Census was the first census performed since the 1987 incorporation of the City of Santa Clarita. While that Census did not question the age of housing stock, it did identify that 41,133 housing units existed in the City prior to 1990. Between 1990 and 1998, approximately 9,410 housing units were added to the City's housing stock. The overall condition of the housing stock in the Santa Clarita Valley is very good. Statistics from the 1990 Census identified three areas, two in Newhall and one in Val Verde, where substandard housing units are concentrated. Subsequent windshield surveys completed in April 2000' confirmed that substandard units in the Valley were concentrated in these areas and in two other locations in the Canyon Country area, by South Whites Canyon and Sierra Estates. Slope instability is the cause of substandard dwellings on certain lots within Sierra Estates. A discussion of substandard units occurs elsewhere in this document. A. Number of Mdsting Households and Housing Units Households, as defined by the U.S. Census Bureau, consist of single persons, families, and groups of unrelated individuals living together. For planning purposes, household statistics and household size characteristics are more useful than general population figures since the household is the basic economic unit. Planners generally use household statistics to assess a community's overall housing needs. Trends toward increasing or declining household sizes are often cyclical in nature. As a community such as Santa Clarita develops, younger families with children move into the area. As the population matures, the children leave home, resulting in declines in the population and household size. Over time, younger families will move back into the — community, thus repeating the cycle toward increased household size and population. MINE November 2001 Page H-7 City of Santa Clarita ��`i Housing Element The average household size in Santa Clarita has increased over the last decade. In 1991, Santa Clarita had an average of 2.85 persons per household according to the State Department of Finance. By 1998, the average persons per household had increased to 3.00 persons. The increase in new housing and in household size are indicators that Santa Clarita is at the beginning of the housing cycle, with families moving into the new housing units being constructed. A number of other factors play equally important roles in determining household size, such as the trend of delaying marriage and children to a later age and the increased life span of the elderly. In 1990, there were over 16,500 households with children under 18 in the City of Santa Clarita. The presence of single -parent households may also contribute to an increase in the average household size. In 1990, the City of Santa Clarita had over 2,800 single -parent households and nearly 7,000 households with one or more persons age 60 years and over. 1. Households Increasing housing costs in the region have forced some families with limited resources to live in smaller housing units or share housing. There were 38,474 households in the City rof Santa Clarita occupied by the 110,642 residents according to the 1990 U.S. Census. The E North Los Angeles County Subregion 2020 Growth Projection Report prepared in October 1995 for the Southern California Association of Governments (SCAG) estimates that there were 48,880 households in the planning area with a corresponding population of 151,000 persons in 1990. The planning area grew to an estimated 67,500 households with a population of 190,000 persons by 1998. Table H-2 outlines the household growth that has occurred between 1990 and 2000. The table controls for the annexation of existing households in order to provide a realistic view of the rate of household growth. Between 1990 and 2000, the City of Santa Clarita has experienced a 26.5% increase in household growth. November2001 Page H-8 L 0 po 'O a .0 .a N O p [i7 GGG 4 $° � � N m 00 cri � M too N 000 th cr� q 00 Cj rj o w PC pr. O O �A i7 A C p y 000 O 00 Cj tq N Ci 00 00 Q4 1.4 0 d 1 p m � p m mN Ntwo 000 0 000 w m N rl ri i-1 '•1 09 :3 ,C p QEF pM c» pi 0 0 NVc00o ao 00 to0to00 to m � p opo c- cq" C*4cn � 0 M�1 m C b o p .-. p .0- m N ``� t• qq tt� t- o it Cos `��j7 rll req ttt�ggq p �1 Vo eq UO m C P d q.. 0 0 .'1 p .0 do m N CA m 00 m m w m g 1.o.IC q coN rn N Vm N m =wto m m m 00 00 ti L, 000 m1.4 .�-C dt eM •r eM w ` d L / / ( \ § _ §k2,4k ��I PO PCPS �� k SPC tal§k kƒK$] A % . PC a|} pols I .00 � � �k$ J 7 ' .PC 2�;� 0 2)�f ) ) G 7° @ °]C6 §%))7} /§ƒ§ o\ QW4/§I00ƒ]/ 7/ | ) / 2 \/ ` A / / ( \ § t eatl�° M1 AC ity Qf Santa Clarita Housing Element Table H-3 shows the housing unit tenure in the City of Santa Clarita as identified in the 1990 Census and 1998 estimates from SCAG. In 1990, the City of Santa Clarita had 38,474 households that grew to 47,381 households by 1998." The City's population made a similar jump from 110,640 persons in 1990 to 143,580 persons in 1998. The majority of households (75.7%) owned their dwelling and the remainder (24.3%) were renters. 1990 And 1998 Housing Unit Tenure City Of Santa Clarita Table H-3 1990 1998 Number Percent Number Percent Occupied 38,474 1000/0 47,381 100% Housing Units Owner- 29,132 75.7% 35,876 75.7% Occupied Housing Units Renter- 9,342 24.3% 11,505 243% Occupied Housing Units Source: US Bureau of the Census, 1990 and nruva9a 2. Housing Units There has been a significant change in the character of development in the Santa Clarita Valley over the past 2 to 3 decades. Development in the Valley was once characterized as a collection of small rural communities interspersed with small farms. In the 1950s, Newhall Land and Farming Company began development of Valencia and set the stage for the transformation of a portion of the Valley into a master planned community. During this period, development still favored the detached single-family home that was the mainstay of the American dream. The Santa Clarita Valley entered a maturation phase in the late 1980s and 1990s with the development and planning for both commercial centers and employment centers. The Valley's dependence on outside areas for both jobs and shopping was reduced with this new development. The Santa Clarita Valley's emergence as an employment center and increasing costs of housing in the San Fernando Valley and other areas closer to downtown Los Angeles created a demand for housing in the Santa Clarita Valley. Large amounts of affordable housing were constructed in both the Santa Clarita and Antelope Valleys during the 1980s and 1990s because of the availability of land and cheaper land costs when compared with areas closer to downtown Los Angeles. As a result, thousands of townhomes and apartments were constructed in the 1980s and 1990s. In 1970, there were 15,784 housing units in the Santa Clarita Valley according to the U.S. Cams. By 1980, this figure had increased to 26,423, representing an increase of 10,639 November 2001 Page H-11 City of Santa Clarity \i Housing Element units or 67.4 percent. By 1990, the Santa Clarita Valley had approximately 53,000 units, representing a doubling of units between 1980 and 1990. The 1990 Census identified 38,474 housing units in the City of Santa Clarita. The number of units in the City rose dramatically in 1990 as a result of several annexations that added over 2,300 existing units to the City's housing stock. Between 1991 and 1998 State Department of Finance figures show that the number of housing units in the City of Santa Clarita increased from 44,396 units to 50,564 units, for a total increase of 6,168 units within the timeframe covered by the previous housing element. Between January 1998 and January 2000, the City added another 1,402 units for a total of 51,966 housing units according to the State Department of Finance. The substantial increase in the number of housing units over the last twenty years has not only translated into an equally significant increase in population, but also has placed a greater burden on local services and infrastructure. Equally important, the increased development, population, and other aspects of increased urbanization alter the character of the community, adding residential density, increasing commercial and industrial uses and losing open spaces. ! Table H-4 displays the percentage of the various housing types in the planning area in 1991 and 1998. While there has been a substantial increase in the number of new units constructed, the percentage of unit types has remained relatively stable. SOURCE: 1991, 1998 DOF Single family homes account for the majority of housing units (69.8 percent) in the City. Recently there has been a slight percentage increase in the number of multifamily residential projects as compared to single family residential projects. The number of two to four unit multiple -family housing units in the City has increased by over 60 percent between 1991 and 1998. Both the number and proportion of mobile homes in the City decreased between 1991 and 1998. This is typical for urbanizing areas and the number of mobilehomes is expected to November 2001 Page H-12 City of Santa Clarita Housing Unit Change 1991-1998 Table H-4 Unit Type 1991 1998 Percent Change 1991-1998 Number Percent Number Percent Single -Family' 30,988 69.8% 35,054 69.4% 13% Two to Four Units 1,623 3.7% 2,639 5.2% 62% Five or More Units 9,562 21.5% 10,675 21.1% 11% Mobilehomes 2,223 5.0%1 2,196 4.3% -1.2% Total Units 44,396 100%1 50,564 1000/0 13.9% SOURCE: 1991, 1998 DOF Single family homes account for the majority of housing units (69.8 percent) in the City. Recently there has been a slight percentage increase in the number of multifamily residential projects as compared to single family residential projects. The number of two to four unit multiple -family housing units in the City has increased by over 60 percent between 1991 and 1998. Both the number and proportion of mobile homes in the City decreased between 1991 and 1998. This is typical for urbanizing areas and the number of mobilehomes is expected to November 2001 Page H-12 � S,.XTA Ct R A Y T City Qf Santa Claritatil ,. Housing Element continue to decrease in the long-term. In 1988, the City enacted a moratorium on the removal of mobile home parks and in 1990 established a mobilehome park zone to provide for their longer-term protection. In 1990 the City established a mobilehome rent stabilization ordinance to encourage the preservation of this affordable housing stock by providing a 6% ceiling cap for annual space rent increases. A sudden decrease in the number of mobilehomes occurred in January 1994 as a result of the Northridge Earthquake. There are 15 mobile home parks in the City of Santa Clarita. Nine of the parks are located along Soledad Canyon Road. Three of these are located along San Fernando Road, and the remaining parks are scattered throughout the City. The parks range from 30 spaces to 460, with 11 of the parks with fewer than 100 spaces. Most parks are 35 to 40 years old, eleven of the parks were constructed between 1960 to 1965. Thirteen of the parks provide pools for the tenants. Twelve parks provide other amenities such as tennis courts, recreation room or clubhouse. Monthly space rents at mobilehome parks vary from $250 to $600, with the majority of spaces renting in the $400-500 range. As such, the mobilehome parks appear to provide lower cost housing in smaller neighborhood settings with amenities comparable to those in other residential developments. 3. Housing Unit Costs Housing costs in the Santa Clarita Valley rose during the 1980s to become comparable with those in many other parts of Los Angeles County, although homes were still somewhat less expensive than in some other urbanized areas because of the availability of land. Between 1990 and the first half of 1996, land and the cost of housing in the Santa Clarita fell below 1989 peak values. During the last half of 1996, housing values rose, returning to 1989 levels by 1998. Homebuyers continue to be attracted to the Santa Clarita Valley. The large increase in the number of rental housing units follows a trend evident in most other parts of Southern California, and indicates that people are attracted to the area for reasons other than home buying. The increase in employment opportunities in Santa Clarita and neighboring areas will make the area attractive to a wider range of income groups. Data from the 1990 Census for contract rent showed that for renter -occupied housing units paying cash rent, the median contract rent was $759. The lower contract rent curtail was $626 and the upper rent curtail was $926. The 1990 Rent Contract Table (Table H-5) shows contract rents and the number of units for various amount categories. A comparison of contract rents with the affordable rent figures shows that, based on 1990 rents, there were affordable housing opportunities in the City of Santa Clarita. The 1990 Rent Contract figures reflect the most recent Census data for the City of Santa Clarita. In a 1999 market survey completed by Apartment Search, the average monthly rental cost for apartments ranged between $600 and $1,000 per month for a one -bedroom apartment in Page H-13 November 2001 r City of Santa Clarita j Housing Element Santa Clarita. The average one -bedroom apartment rental in the City of Santa Clarita exceeded $700 per month. A survey of advertisements for rental units in Santa Clarita newspapers revealed that a typical two-bedroom apartment rental ranged from $750 to $1,200 per month, with a majority over $900 per month. The only three-bedroom apartment units advertised for rent were in a newly constructed high-end complex with rentals starting at $1,400 per month, which may not be typical rent for larger apartment units. The 1999 Fair Market Rents (FMR) as established by HUD were: for a studio or 0 bedroom apartment, $495 per month; a one bedroom, $657 per month; two bedrooms, $749 per month; and for three bedrooms, $1,011 per month. These fair market rents are shown in Table H-6. iniAIA November 2001 Page H-14 �g6NiA Ct A A City qf Santa Clarita {1 / Housing ElementA Source: 1990 Census bummary Tape r ue IA, cuAv The City estimates that in 1998 there were 10,400 rental apartments and condominiums in the City of Santa Clarita. Of these units, approximately 2,080 were 0- and 1- bedroom units, approximately 7,820 were 2 -bedroom units and approximately 500 units were 3 - bedroom and greater. Families require a greater number of bedrooms and consequently pay higher rents with a Fair Market Rent of $1,011 for a three-bedroom unit. Because of the higher rents for larger units required to adequately house families with children, the low-income families with children are frequently overpaying for housing and/or living in overcrowded housing. Contract Rent 1989 Table H-5 Amount of Monthly Contract Cash Rent Number of Renter -Occupied Units Less than $449 770 Units $450 to $499 215 Units $500`to $549 400 Units $550 to $599 481 Units $600 to $649 757 Units $650 to $699 802 Units $700 to $749 986 Units $750 to $999 3,385 Units $1,000 or More 1,269 Units Source: 1990 Census bummary Tape r ue IA, cuAv The City estimates that in 1998 there were 10,400 rental apartments and condominiums in the City of Santa Clarita. Of these units, approximately 2,080 were 0- and 1- bedroom units, approximately 7,820 were 2 -bedroom units and approximately 500 units were 3 - bedroom and greater. Families require a greater number of bedrooms and consequently pay higher rents with a Fair Market Rent of $1,011 for a three-bedroom unit. Because of the higher rents for larger units required to adequately house families with children, the low-income families with children are frequently overpaying for housing and/or living in overcrowded housing. Source: Housing and Urban Development, Los Angeles viuce With the trend toward increasing development of multi -family residential properties, including apartments and condominiums, the City does not anticipate a loss of rental housing. The City of Santa Clarita assessment of the anticipated impact of conversion of rental housing to condominiums or cooperative ownership is none. This is primarily due to the lack of older multifamily units. It is estimated that 50% of approved condominiums are managed as rental property. Since incorporation there have been no conversions of rental housing to condominiums or cooperative ownership. November 2001 Page H-15 1999 HUD Fair Market Rents Los Angeles- Long Beach Table H-6 Number of Bedrooms Monthly Rental Studio or 0 Bedroom $495 One Bedroom $657 Two Bedrooms $749 Three Bedrooms $1,011 Source: Housing and Urban Development, Los Angeles viuce With the trend toward increasing development of multi -family residential properties, including apartments and condominiums, the City does not anticipate a loss of rental housing. The City of Santa Clarita assessment of the anticipated impact of conversion of rental housing to condominiums or cooperative ownership is none. This is primarily due to the lack of older multifamily units. It is estimated that 50% of approved condominiums are managed as rental property. Since incorporation there have been no conversions of rental housing to condominiums or cooperative ownership. November 2001 Page H-15 •F 9f g}XTA }s' City 0 Santa Clarita Housiniz Element \byes' r In June 2000, the median single-family home price was $243,500 including resale housing. No new single-family homes were available for less than $300,000. For condominiums, the median sales price for Santa Clarita was $137,000 including resale condominiums. The demand for condominiums has increased in the last year because few single-family homes are in the affordable $200,000 range. The Southland Regional Association of Realtors projects that there is low housing availability, although the State Department of Finance figures for January 2000 show an average vacancy rate of approximately 6%, an ideal vacancy rate that allows for adequate housing choice. Figures on housing sales prices were obtained from the Southland Regional Association of Realtors reports. Sales prices from May 1999 through May 2000 indicate that the average price for a single family home in the Santa Clarita Valley has increased 7 percent, an increase of over $16,000. The median condominium price has increased 2.2 percent, an increase of over $3,000 over the same period. For comparison, new single-family detached units in the communities of Canyon Country, Castaic, Newhall, Saugus, and Valencia sold for an average of $210,772 in Spring 1988. New single-family condominiums sold for an average of $110,229 in Spring 1988. Thus, there has been as increase of 15 percent in single-family house prices and an increase of 24 percent in condominium prices over the last decade. B. Lower Income Households Household income is the single most important socioeconomic indicator of households in need. The federal government has divided household income status into four categories— very low, low, moderate, and upper. Table H-7 and Table H-8 describes the U.S. Department of Housing and Urban Development income categories in the Santa Clarita Valley based upon the Long Beach -Los Angeles MSA 1998 median family income of $51,300. Santa Clarita is an affluent community with a 1999 median family income of $66,575, well above the Los Angeles -Long Beach MSA median family income of $51,300. Eighty percent of the households have an income considered moderate or better. Analysis of 1990 income levels based on race shows a similarity in income levels among White, Black and Asian/Pacific Islander households. Another similarity exists between Hispanic and Native American households. In 1990, eighty-one percent of the White and Black, 78 percent of the Asian/Pacific Islander, 61 percent of the Hispanic and 63 percent of the Native American households in the City have moderate or better incomes. Noven:ber2001 Page H-16 City of Santa Clarita ,�� Housing Element1000100001 � 7 -- Income Categories 1998 Median Family Income $51,300 Table H-8 Very Low Income Households 50% or less than the County median income. The household income range is $25,650 or less. Low Income Households 50% to 80% of the County median income. The household income range is $25,650 - $41,040. Moderate Income Households 80 % to 120 % of the County median income. The household income range is $41,040 to $61,560. Upper Income Households 120% or more than the County median income. The household income range is $61,560 or more. Source: U.S. Department of Housing and Urban Development, January 2000 1. Total Number Table H-7 shows that there were a total of 47,381 households in Santa Clarita in 1998 according to SCAG. Of the total households, 5,262 households (11.1 percent) were very low-income, 5,353 households (11.3 percent) were low-income, 3,474:households (7.3 percent) were moderate -income and 33,292 households (70.3 percent) were above moderate income. Out of the total number of 47,381 households, 11,505 were renter households and 35,876 were owner households. 2. Percent Lower Income According to the 1998 Regional Housing Needs Assessment from SCAG, there were a total of 2,563 households earning less than 30 percent of the area median income. Of these households, 1,275 (49.7 percent) were renters and 1,288 households (50.3 percent) were owners. There were 2,699 households earning from 30 to 50 percent of the median family income. Of these households, 1,178 households (43.6 percent) were renters and 1,521 households (56.4 percent) were owners. Together, there were 5,262 very low-income households in Santa Clarita. Of these very low-income households, 2,453 (46.6 percent) were renters and 2,809 (53.4 percent) were owners. In 1998 there were a total of 5,352 low-income households, those earning between 50 percent to 80 percent of median family income. Of these low-income households, renters accounted for 2,206 households (41.2 percent) and the remaining 3,146 households (58.8 percent) were owners. There were a total of 10,614 very low- and low-income households in Santa Clarita in 1998. These very low- and low-income households represented 22.4 percent of the total households in the City. Of the total very low- and low-income households, 4,659 (43.9 percent) were renters and 6,955 (56.1 percent) were owners. In comparison, 1998 data show that renters accounted for 11,505 households (24.3 percent) of the total households. November 2001 Page H-18 �0 T. A r. City Qf Santa Clarita I / , S. Poverty In 1989 there were 4,045 people, or 3.7% of the City's population, living in poverty based upon 1990 Census data. Of these people, 959 were under 18 years old and 455 were 65 years and over. There were 639 people below the poverty line. This accounts for 2.2% of all families in the City at that time. In 1989 the per capita income was $21,073. The 1989 poverty threshold was $12,674 for a family of four. The 1998-99 State of the County Report prepared by the United Way of Greater Los Angeles contains estimates of numbers of persons below the poverty level in various communities in 1998. The communities in the Santa Clarita Valley included in this survey are identified in Table H-9. This poverty information was created by projections based on 1990 Census tract boundaries. Based on the information contained in the United Way Report, approximately 6 percent of the population are below the poverty level. Source: 1998-99 State of the County Report, United Way of Greater Los Angeles, January 1999 While the City has no control over the majority of factors affecting poverty, it may be able to assist those living below the poverty line. The City does provide referral to appropriate agencies. The City has pursued affordable housing policies to encourage private developers to make housing available for people of all income levels. The City supports other government, private and non-profit agencies involved in providing services to the poor and participates in the Los Angeles County Service Planning Area 2 (SPA -2) in order to coordinate service. The City considers development policies in light of their impact upon affordable housing. These policies have a direct impact upon the opportunities for housing, employment, recreation and other services serving the poor. Mixed-use development, integration of social services in development, such as childcare, and higher density development by transit centers are methods to use development policies to increase opportunities for the poor. Childcare resources, education and coordination provided to this population needs to be expanded as a means to increase their ability to succeed in this community. November 2001 Page H-19 Persons Below Poverty Level Santa Clarita Valley Communities Table H-9 Below Poverty Level Community Total Population Number Percent Santa Clarita 135,242 8,344 6.2% Valencia 4-,6-5-2- 35 0.8% Stevenson Ranch 1,080 110 10.2% Source: 1998-99 State of the County Report, United Way of Greater Los Angeles, January 1999 While the City has no control over the majority of factors affecting poverty, it may be able to assist those living below the poverty line. The City does provide referral to appropriate agencies. The City has pursued affordable housing policies to encourage private developers to make housing available for people of all income levels. The City supports other government, private and non-profit agencies involved in providing services to the poor and participates in the Los Angeles County Service Planning Area 2 (SPA -2) in order to coordinate service. The City considers development policies in light of their impact upon affordable housing. These policies have a direct impact upon the opportunities for housing, employment, recreation and other services serving the poor. Mixed-use development, integration of social services in development, such as childcare, and higher density development by transit centers are methods to use development policies to increase opportunities for the poor. Childcare resources, education and coordination provided to this population needs to be expanded as a means to increase their ability to succeed in this community. November 2001 Page H-19 City of Santa Clarita �� Housing Element The population served by the Department of Public Social Services is a population threatened or at risk of becoming homeless since they are, by definition, low income families and individuals. The majority of these families do not receive housing subsidies, although they would qualify, because the process to receive Section 8 housing takes years. The Department of Public Social Services provides temporary housing assistance. This assistance is short-term and does not solve the long-term housing needs for these families. Table H-10 identifies the number of Public Assistance recipients in the Santa Clarita Valley in 1998. In 1995 the Department of Public Social Services reported that there were 1,271 families receiving Aid to Families with Dependent Children. Of these households receiving aid, 1,068 were single parent households. For the single parent households, 701 had no income, 127 families had earned income, and 240 families had non -earned income. For two parent households there were 19 families where both parents were incapable of working, 12 families were stepparents and 172 had some source of income. Table H-11 provides a description of housing affordability for selected occupations in Los Angeles County based upon the results of a 1997 survey. This table shows that many typical service workers such as waitresses or janitors may be unable to afford typical rents in the Los Angeles area. i November 2001 Page H-20 R o� 0 V co E cooN°�°mm w C-1 cLo LV '•I GV N 10 O t U ~ r m d � � �J t- 10 ISO O 00000 OOOOOi N �p H rl r•1 N .••I ri cn iR !f} 1H !9 89 o N q �o �r Cd H N N m rEl•1 M N O O d p cg I m � U .4 00 O � � M N t[! If] O � r~•1 W C d E .. g Q p 0 r 0 o.+mw0 0 m 0 0 co mc�mtio U� XO" of � .+ o`i �� rP � Pm co C0 e -I 8 N O 4 M z�b V1 i� in V 10 B U v L- m a t m ��ri�HOH N �b pR' mmto Dorn N UID O N m m m m m m m e �imimm o m 0 R r� o� w mzzz m o U m d � � �J ISO O 00000 OOOOOi ICWi H rl r•1 N .••I ri V3 iR !f} 1H !9 89 o N q �o �r wa�o�moo .rwFF M O d p m � U 00 C d g Q p 0 r 0 o.+mw0 0 0 0 0 co mc�mtio XO" of � .+ o`i �� rP � z�b V1 i� r� a Rff s� IRMIls MOREmom E po °x40, a 'm0 b m pp b i7 m C 'O ti pp O e�1A.G B �� g o 2 'N M N r 0 w V-4 p � O* � M `° M WWCV � t�0 .. o � N � y►�3 E 0 W m ps LO L, Mo t -t CL - Lo "o ri "t o EO h N m 00 q Ch N Xr,4 Q 00 b ►� O p N P4 h co to 9.4 r N ~ M 'd Q W 3 S Orl w o 't O G fM Lo W E+ �i '' C' 1 ao w m M �M:4 W �� a� ye�� N t- S P4$ S to m M x �E .. 15 �M co t0 � .1 pip 0 T m � N N v 0 U b P4 W4 � o�C?C? V ':.a old; .. $° 90 4M OVO 00 A co A A� O A�o,•AarA c,• A V i atZ / Santa Clarita?t Housing C. HOUSEHOLDS WITH HOUSING PROBLEMS A housing problem includes overpayment, overcrowding, substandard housing conditions or any combination of these issues. Table H-12 identifies the number of households in the City of Santa Clarita that have housing problems. 1. Number of Households with Overpayment Overpayment for housing occurs when a household pays more than 30 percent of its income for housing costs. Affordable housing may be either rental or owner owned housing. Housing considered affordable is defined as follows: ❖ For Owner -Occupied or For Sale Units, Value Less Than or Equal to 2.5 times Income by Unit Size. ❖ For Occupied Rental Units, Annual Gross Rent Less Than or Equal to 30%, Adjusted for Unit Size. B• For Vacant Rental Units, Annual Contract Rent Less Than or Equal to 30%, Adjusted for Unit Size. :• Adjustment for Unit Size = 75% for 0-1 Bdrm, 90% for 2 Bdrms, 104% for 3 or More Bdrms. Table H-14 identifies amounts for affordable rental and purchase for various income levels based on the median family income for the Los Angeles -Long Beach MSA. Affordable rents are identified for each income level and affordable purchase prices are identified for low, moderate and upper income households. According to Out of Reach, National Low Income Housing Coalition, in 1999 the hourly wage at 40 hours per week needed to afford fair market rent (FMR) for a one bedroom apartment in Los Angeles County was $11.38 per hour. The hourly wage necessary to afford FMR for a two-bedroom apartment in Los Angeles was $14.40. In 1999, a person making minimum wage would need to work 88 hours a week to afford FMR for a one -bedroom apartment and 112 hours a week for a two-bedroom unit in Los Angeles County. November 2001 Page H-25 City of Santa Clarita Housing Element Affordable Rent and Purchase by Income Categories 1998 Median Family Income $51,300 Table H-14 Very Low Income Households The household income range is $25,650 or less. 0 to 1 Bedroom Affordable housing rent: $641/mo. or less Low Income Households The household income range is $25,650 - $41,040. 0 to 30% Affordable housing rent: $642 - $1025/mo. 72 Affordable housing buy: $76,950 - $123,120 Moderate Income Households The household income range is $41,040 to 446 $61,560. 199 Affordable housing rent: $1,026 - $1,539/mo. 0 to 80% Affordable housing buy: $123,120 - $184,680. Upper Income Households The household income range is $61,560 or more. 227 232 128 Affordable housing rent: $1,540 or more. Affordable housing buy: $184,680 or more, source: u.a. uepartment o: nousmg ana urban uevelopment, Januaryzuuu 1990 Renter/Owner Units Affordable to Households With Incomes Below 300/c, 5001n or 80% HAMFI By Bedroom Size and Occupancy Status In The City of Santa Clarita Table H-15 Renter Occu ied Unita Vacant Units for Rent 'oHAMFI 0 to 1 Bedroom 2 Bedrooms 3 or More Bedrooms 0 to 1 2 3 or More Bedroom Bedrooms Bedrooms 0 to 30% 345 72 97 0 8 0 0 to 50% 446 245 199 0 15 0 0 to 80% 1 1,279 1,322 345 227 232 128 Owner Occu ied Units Vacant Units for Sale % HAMFI 0 to 1 Bedroom 2 3 or More Bedrooms Bedrooms 0 to 1 Bedroom 2 3 or More Bedrooms Bedrooms 0 to 30% 132 328 59 0 0 0 0 to 50% 251 806 236 0 11 0 0 to 80% 363 1,540 357 5 11 0 DOWCO; lvv9-lvvv SIOmprenenslve nOUemg AnOrQADlUty otrategy Table9, Table 4 (Parts 1 and l) based on 1990 Census data r� One of the issues noted in the section on housing units is that most of the rental housing has 0, 1 and 2 bedrooms. While this housing may be adequate for individuals and small family households, it does not address the need for rental housing to serve large families. Noverpber 2001 Page H-26 ®AfIiA C< FF t?A V «..HousingElement i City of Santa Clarita Table H-15 contains data from the City's 1994-1999 Comprehensive Housing Affordability Strategy that shows the number of 1990 Renter/Owner Units that were affordable to households based upon income category and bedroom size. In this table HAMFI stands for household area median family income and is based on the Los Angeles -Long Beach MSA figures for 1990. This data shows that there were rental units in a variety of unit sizes serving City of Santa Clarita residents. However, the lack of units for rent for very low- and low-income households, particularly the lack of larger units, indicates that there is a need for housing to serve these income groups. Table H-12 and Table H-13 describes housing problems among various households and income levels. Table H-13 shows that approximately 7,351 households in Santa Clarita with very low- and low -incomes are paying more than they can afford for housing. Of these, 3,692 households (50.2 percent) live in owner -occupied units and 3,659 households (49.8 percent) are renters. While new multi -family housing has been constructed over the last ten years, these new units have been market rate housing, with rents in excess of $700 per month, which would not be considered affordable for very low-income households. Table H-13 shows the 1990 housing assistance needs of low and moderate -income households in the City. This table illustrates that low-income renters bear the highest percentage of house cost burden of the various types of households. Low- income large related renter households are particularly affected by cost burdens. In 1990, all of the large related renter households in the City of Santa Clarita experienced a cost burden. According to the 2000-2003 Consolidated Plan for the City of Santa Clarita, 1990 Census data reveals that 77 percent of the very low income owners with less than 30 percent median family income (MFI) have housing problems. For owners with 31 to 50% MFI, the amount of housing problems varies with 55% of the elderly and 80% of all others having housing problems. There are 1,174 elderly owners and 1,156 other owners with very low income of 0 to 50% MFI. Substantially fewer elderly owners in this income category have housing problems than other owners. 2. Number of Overcrowded Households Increased housing costs have contributed to overcrowding in a number of housing units in the City. The high cost of housing has forced lower income persons and families to share the rent or mortgage. Frequently, families occupy smaller units with fewer bedrooms in order to reduce monthly housing costs. The U.S. Bureau of the Census Bureau defines an overcrowded unit as a dwelling unit occupied by more than 1.01 persons per room. Severely overcrowded units are those with 1.5 or more persons per room. Overcrowding can accelerate the deterioration of units, particularly rental units that are not being adequately maintained. , November 2001 Page H-27 .. City of Santa Clarita Housing Element Table H-12 presents a summary of 1998 overcrowding in the Santa Clarita Valley as projected by the Southern California Association of Governments. According to this table, there were 1,243 renter households with overcrowding and 1,007 overcrowded owner -occupied households. Of the total rental households, 247 (2.1 percent) were overcrowded very low-income renter households making less than 50 percent of median income and 418 (3.6 percent) were overcrowded low-income households making between 50 and 80 percent of median income. Overcrowded households accounted for 10.8 percent of all rental households and 2.8 percent of all owner - occupied households. Overcrowded households accounted for 4.7 percent of all households in the City. Historically, data from the 1980 Census indicates only 600 of the 24,559 households, or 2.4 percent, were considered overcrowded and 345 were severely overcrowded (1.4 percent). This figure is quite low compared to the County. In 1980, approximately 6.9 percent of the housing units in Los Angeles County were overcrowded. Source: 1990 US Census The 1990 Persons Per Household in the City of Santa Clarita is shown in Table H- 16. There were 4,719 households with five or more persons, or about 12% of the City's households. Approximately 26,803 households or 70% of the City's households were small family households, with two to four persons per household. Table H-17 identifies the incidence of overcrowded households in the City of Santa Clarita by tenure and income group. In 1990, 10.8 percent of all rental households in the City were overcrowded as opposed to 2.7 percent of all owner households. The 1990 and 1998 figures show similar percentages of overcrowding among households because the 1998 figures are extrapolations from 1990 Census data. Since the City was not incorporated until 1987, no earlier reliable data exists for evaluating trends in household overcrowding in the City of Santa Clarita. November 2001 Page H-28 1990 Persons Per Household City of Santa Clarita Table H•16 Persons Per Household 1990 Number Percent 1 6,952 18.0% 2 12,019 31.2% 3 7,498 19.4% 4 7,286 19.0% 5 2,963 7.8% 6 1,029 2.7% 7 727 1.9% Total 38p474 100% Source: 1990 US Census The 1990 Persons Per Household in the City of Santa Clarita is shown in Table H- 16. There were 4,719 households with five or more persons, or about 12% of the City's households. Approximately 26,803 households or 70% of the City's households were small family households, with two to four persons per household. Table H-17 identifies the incidence of overcrowded households in the City of Santa Clarita by tenure and income group. In 1990, 10.8 percent of all rental households in the City were overcrowded as opposed to 2.7 percent of all owner households. The 1990 and 1998 figures show similar percentages of overcrowding among households because the 1998 figures are extrapolations from 1990 Census data. Since the City was not incorporated until 1987, no earlier reliable data exists for evaluating trends in household overcrowding in the City of Santa Clarita. November 2001 Page H-28 A�oc®Aars c�• i Al /Y T Ci!y of Santa ClaritaI Housigg Elementp �W Incidence of Overcrowded Households By Tenure and Income Group For All Households and Large Related Households 1890 City of Santa Clarita Table H-17 % Incidence All Large All Owners Other by Income Renters Household Owners Than Elderly Group Addictions 796 Related Battered Women 40 Renters Total 10.8% 49.6% 2.7% 3.1% 0-30% 8.5% 81.0% 2.0%. 3.9% 31-50% 21.5% 66.7% 1.1% 2.2% 51-80% 19.0% 74.3% 4.6% T�LI� O 7.0% Source: 1994-1999 Comprehensive Housing AHorda=W ocracegy uac& a &Dien, a &Dae o D. Special Housing Needs Analysis There are a number of household categories that have special needs for housing above and beyond that of the general population. A number of these special needs groups are lower income households that have problems paying the higher costs for housing. Other special needs groups involve those persons or households with disabilities. Table H-18 quantifies the non -homeless special needs populations in the City of Santa Clarita. Non -Homeless Special Needs Populations City of Santa Clarita Table H-18 Special Populations Households in Need of Supportive Housing Elderly 1,892 Frail Elderly 165 Severe Mental Illness 796 Developmentally Disabled 355 Physically Disabled 1,430 Persons with Alcohol/ Other Drug Addictions 796 Persons with AIDS and Related Diseases 27 Battered Women 40 Source: 2000-2003 Consolidated Tian for oanca Ulama The special housing needs groups discussed in this section include the following: Handicanned and Elderly Households. The elderly and the handicapped have unique housing needs, often related to mobility. In addition, many of these individuals are on fixed incomes or h8ve lower incomes. November 2001 Page H-29 44ApfA Q � •i • A �y fCity of Santa Clarita HousingElement ❖ Families with Female Heads of Households. Households headed by a single female. This group generally consists of a household containing small children that is headed by an unmarried female parent. ❖ I.aree-Families. This category consists of larger families that may result in the overcrowding of individual housing units. ❖ Homeless and Persons in Need of Emer¢encv Shelter. A number of individuals and/or families do not have permanent housing. This may be due to a number of factors including unemployment or a disability that prevents or limits employment. ❖ Other Special Housing Needs Populations. There is a growing population of persons with supportive housing needs as a result of Acquired Immune Deficiency Syndrome (AIDS) and other conditions. 1. Handicapped The nationally accepted percentage of the population which can be categorized as developmentally disabled is 1-3%. This figure is published by the Association for Retarded Citizens (ARC), a national organization for retarded and disabled citizens. Locally, the Independent Living Center of Southern California, a private non-profit group serving the disabled notes that in California 9% of the 18-60 population has a physical or developmental disability. In Los Angeles this percentage is 10-11% of the adult population. Due to lower land costs in Santa Clarita and the Antelope Valley, the percentage of the population with a physical or developmental disability is even higher at approximately 12%. The higher incidence of disabled persons is due to the availability of affordable housing. Based upon the national average, there are 796 to 2,388 developmentally disabled persons in the Santa Clarita Valley. The population with some sort of disability, physical and/or developmental, is estimated at 9,560 based on 12% of the adult population. The City has estimated the physically disabled population by subtracting 1-3% for the developmentally disabled and 1% for the severely mentally ill. The Independent Living Center of Southern California stated in a January 2000 letter to the City that the Social Security Administration reports that just over 1,800 persons in the Santa Clarita area are eligible to receive supplemental security benefits due to their disability. The number of people with physical and developmental disabilities needing supportive housing is not known. Numbers maintained on the disabled do not distinguish between those who are developmentally disabled and those who are physically disabled. Based on estimates received from LARC Ranch, the North Los Angeles County Regional Center, the, California Department of Rehabilitation November 2001 Page H-30 City of Santa Clarita Housing Element Mission Hills Office, Pleasant View Industries, the Independent Living Center, the J. Nolan Center, Henry Mayo Newhall Hospital, and the disability status data in the 1990 Census, there are approximately 355 developmentally disabled persons and 1,430 physically disabled in Santa Clarita who need supportive housing. The Los Angeles Retarded Children's (LARC) Ranch, located on 65 acres in Bouquet Canyon just north of the City of Santa Clarita, offers housing for 96 developmentally disabled adults in four -person dormitories. In addition to shelter, this population has a need for full-time supervision, meals, education and job training. A focus of LARC is to encourage residents to become more self-sufficient and many of the residents have jobs in the City of Santa Clarita. The City has extended a bus route to provide better service to residents of this facility. LARC Ranch has received a grant from FEMA and local donations to construct 13 homes that will allow residents to live with more independence. The planned homes will be 3,000 square feet and house eight residents and one caregiver. Construction of these homes is planned for 2000-2002. The Jay Nolan Center serves developmentally disabled adults. The center owns scattered group homes in the Santa Clarita Valley and in the San Fernando Valley. Previous reports showed that fifty people now live at Jay Nolan and the facility is in the process of placing their residents into group homes. The Jay Nolan Center presently owns one house in the City of Santa Clarita and three homes in the San Fernando Valley. The Independent Living Center of Southern California completed a survey of apartment complexes in the Santa Clarita Valley in May 2000. Orchard Arms, owned and operated by the Los Angeles County Housing Authority, has 183 units that rent to low income individuals and are suitable for independently living developmentally disabled residents. Another complex, Las Flores Apartments, is predominantly occupied by the general population, but also houses eight independently living developmentally disabled residents. The Independent Living Center of Southern California operates an emergency shelter that can house up to five disabled persons per night. This shelter is located in the San Fernando Valley. However, it does serve the Santa Clarita population. No emergency shelters for the disabled homeless are located in the City of Santa Clarita. There are also four known board and care homes located in single-family residential neighborhoods in the Santa Clarita Valley that serve non-ambulatory residents. Limited facilities are available in the Santa Clarita Valley to serve the mentally ill. The Bible Tabernacle provides housing for up to 70 mentally ill men. No facilities are available to house mentally ill women within the Santa Clarita Valley. The nearest facilities for women are in Lancaster or in the San Fernando Valley. These facilities do not provide housing for people with AIDS or alcohol/substance abuse problems. November 2001 Page H-32 ;A• pYpfA •••1 A �Y Yt � Ci!y of Santa Clarita 1 � Housing Element 2. Elderly The 1990 Census indicated that 6,916 persons, or 6.25 percent of the City's population was 65 years of age or older. The 1980 Census indicated that 4,401 persons, or 5.7 percent, of the Santa Clarita planning area's population was 65 years of age or older. In 1990, there were 5,149 households with 1 or more persons age 65 years and over. There were a total of 4,263 housing units in the City of Santa Clarita occupied by persons age 65 and older in 1990. Of the 4,263 units occupied by the elderly, 3,320 units, or 77.9 percent, were owner occupied and 943 units, or 22.1 percent were renter occupied. The 1990 Census identified 1,094 elderly 1 and 2 member renter households in the City of Santa Clarita. Out of these elderly renter households, 759 were classified as very low-income, 140 were low-income and 38 were moderate income. Table H-13 shows that there were 2,227 elderly low and moderate income owner households in the City of Santa Clarita in 1990. Of these elderly owner households, 1,174 were very low-income, 716 were low-income and 337 were moderate income. In comparison with other household groups with like income, both owner -and renter elderly households appear to have less cost burden or other housing problems, particularly those elderly owner and renter households with incomes less than 30 percent of median family income. This appears to be the result of the presence of senior affordable housing opportunities. Elderly persons often depend upon retirement or other types of fixed income to support themselves which affects their ability to obtain housing that is affordable. Elderly households require housing near shopping areas, health care facilities, and transit. Elderly housing also would benefit from special construction features such as wheelchair ramps, railings, etc. Elderly households may also benefit from both congregate care and shared housing. In a study of senior apartment complexes prepared by the Independent Living Center of Southern California in May 2000, ten facilities predominantly occupied by seniors were identified in the Santa Clarita Valley. All of these facilities can accommodate independent living and two provide assisted living services (Capri Retirement Villa and Sunrise at Sterling Canyon.) The ten senior apartment complexes have a total of 1,316 units among them, with an average of 132 units per complex. Few vacancies exist among senior units, particularly for income -restricted units. Canterbury Village, with 64 units, serves only very low-income seniors and receives HUD Section 202 funds. Half of the senior apartment complexes noted that they accept Section 8, however these complexes reported no vacancies. Six senior apartment complexes have full wheelchair accessibility and approximately 60% of the total number of senior apartment units are wheelchair accessible. In 1998, the City approved an 89 unit assisted care facility that is anticipated to open in Spring 2001. November 2001 Page H-32 ao aaura c,': M1 A Y Y 1 Element City of Santa Clarita A, �er.auW°•i S. Families with Female Head of Household Households with employed female heads of households frequently earn low incomes, partly because of lower overall wage rates for female employees. Households with unemployed female heads may be dependent on welfare, child support, alimony, or other subsidy payments, and consequently are often in the lowest income groups. For either type of household, the housing opportunities are limited unless the family pays a disproportionate share of income for housing and limits spending in areas such as clothing, health care, and recreation. In 1990 there were a total of 2,302 families with female heads of household in the Santa Clarita Valley, accounting for 10.6 percent of all families with children as shown in Table H-19. Female -headed households with children tend to face several challenges. Traditionally, women earn less than men. Additionally, families need larger units and single mothers are often in need of affordable daycare.. Housing for female headed family households should be located near daycare centers and possibly near transit. Housing for this special housing needs group should include a recreation component or be located near public parks and schools. Female -headed households would benefit from nontraditional units such as shared housing. These units may share kitchen facilities but ' each household maintains private living quarters. These households would also benefit from availability of large unit rental housing. Source: 1998-99 Stats or Lila uounw Report, vmu:u ., ay w — -/-- ---e 4. Large Households The 1990 Census indicates that there were 28,925 families in the City of Santa Clarita, of which 4,719 families or 6 percent were large families with more than four Female Headed Families With Children Age 0-17 Santa Clarita Valley 1990 Table H-19 Santa Clarita Zip Female Headed % Female Headed Total Codes Families With With Children Families Children with Children 91321 383 12.8 1,996 91350 445 8.6 5,172 91351 926 13.4 6,918 91354 81 5.9 1368 91355 331 10.1 3,288 91381 9 3.4 265 91384 12? 7.5 1,696 Total 2,302 10.6 21,703 Source: 1998-99 Stats or Lila uounw Report, vmu:u ., ay w — -/-- ---e 4. Large Households The 1990 Census indicates that there were 28,925 families in the City of Santa Clarita, of which 4,719 families or 6 percent were large families with more than four �- City of Santa Clarita ; Housing Element family members per household. Of the large family total, 3,528 were owner households and 1,191 were renter households according to the 1990 Census data as shown in Table H-13. According to census data from 1980, there were 600 overcrowded units in the planning area, representing 2.4 percent of all occupied housing units. Census data from 1990 indicates that 2,249 households in the City of Santa Clarita were large families, representing 4.7 percent of all occupied housing units. Thus the percentage of overcrowded households has doubled over the last ten years. Based on 1990 Census data, the majority of large related renter households in the City of Santa Clarita bore a housing cost burden. Table H-13 shows that there were 1,121 large related rental households in the City of Santa Clarita. Of the large related renter households in the City, 192 were very low-income, 269 were low- income, and 95 were moderate -income. Large related renter households reported more housing problems, particularly cost burdens, when compared with other renter households. Of particular concern are the large related rental households earning 31 to 50 percent of the median family income which accounts for 150 households. All of the 150 households in this income grouping reported housing problems. All of these households reported a cost burden greater than 30 percent and 33 percent reported a housing burden greater than 50 percent of their family income. An important need for large families is adequate living space. Most housing units provide one to three bedrooms, however, large families may need four bedrooms or more to be considered adequately housed. Due to the combination of limited availability of larger units and their higher price, many low and moderate income families move into less expensive smaller homes, resulting in overcrowding. Currently, such homes are concentrated in portions of Newhall, Saugus, and in some unincorporated areas such as Val Verde. In addition, large families also require larger rental units that contain three and four bedrooms. Unfortunately, most recently constructed rental complexes feature predominantly one and two bedroom units. These construction trends compound the overcrowding problems of large family renter households. Options for relieving overcrowded living conditions include the construction of additional rooms on existing houses now occupied by overcrowded families. Another option would be to require a percentage of all new rental projects to contain a proportion of units suitable for larger families. Of the City's 43,463 housing units identified in the 1990 Census, 9,820 units had four or more bedrooms that would be suitable for large families. 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. Larger rental units may not be within an affordable range, but rather targeted for higher income households. A possible indicator of increased overcrowding is the increase in average persons per unit from 2.85 to 3.0 that has occurred between 1990 and 2000 as reported by the California Department of Finance. November 2001 Page H-34 1 City of Santa Clarita Housing Element — 5. Homeless and Persons in Need of Emergency Shelter Persons requiring emergency shelter can be divided into two categories: (1) those who require temporary shelter because of damage to their place of residence (through flood, fire, or earthquake), and (2) those who are homeless. Homeless persons, according to the California Department of Housing and Community Development (HCD), are those persons whose nighttime residence is either a temporary shelter provided by a public or private agency or a public or private space not designed for shelter. In 1997, the City began funding of a cold weather emergency shelter at the City's Sports Complex, centrally located in Canyon Country. Known as the Santa Clarita Winter Homeless Shelter, this emergency shelter is operated by the Santa Clarita Community Development Corporation (SCCDC) from 6:00 p.m. to 8:00 a.m. October through April. Nightly shelter occupancy has averaged between 20 and 25 persons. Annually, approximately 110 different people have used the shelter. Shelter services include a hot meal, shower facilities and safe and secure sleeping arrangements. The Santa Clarita Community Development Corporation is currently seeking a new location and additional funding to enable shelter services to occur year-round. Public and private social service agencies, such as the Red Cross, typically respond to the need for shelter in the case of fire or natural disaster. According to the City's Community Service Division, all public buildings in Santa Clarita are available to provide temporary quarters when needed. When an emergency arises, a public building close to the affected location is chosen, and an agency, usually the Red Cross, sets up a temporary shelter. The Santa Clarita Valley service providers indicate the homeless persons originally assisted were usually single individuals; however, more recently those who seek food, shelter or other services include families with children. Many homeless persons have lost their residences through economic circumstances, but there are a growing number of women who leave their homes to seek refuge from domestic violence for themselves and their children. Persons requiring shelter may also be served by San Fernando Valley facilities that accept them on a space -available basis. The Los Angeles County Department of Senior and Social Services in Newhall and the Los Angeles Department of Public Social Services in Canyon Country provide emergency vouchers for overnight stays and are able to provide referral services to available shelters in the San Fernando Valley for people seeking assistance. The Santa Clarita Food Pantry in Newhall provides food for low income and needy persons. There are also a small number of shelters that provide services to any Los Angeles County resident though their locations in Lancaster, Santa Monica, and Hermosa Beach are not easily reached by the planning area's homeless. November 2001 Page H-35 A �y y:pry, a,., y City of Santa Clarita Housin Element S 6. Other Special Housing Needs Populations Source: 1998-99 State of the County Report, United Way of Greater Los Angeles In 1998, the estimated number of HIV positive population in the City of Santa Clarita was 574 based on .04 percent of a 143,582 population. Those who are HIV positive are considered to be in a special needs population. The Los Angeles County Department of Health data in Table H-20 shows that, of those with HIV infection, there were 54 people diagnosed with AIDS in the Santa Clarita Valley. It is assumed that one-half of the persons with AIDS are in danger of becoming homeless. Therefore, 27 persons with AIDS are considered to be at risk of homelessness and have supportive housing deeds. According to officials at the Acton Rehabilitation Center in previous contacts made by the City, approximately 10% of the adult population, or approximately 7,960 residents in Santa Clarita have an alcohol or drug addition problem. Less than leo of this group are estimated to need assistance with housing given the affluence of this community. Therefore, an estimated 796 persons will need supportive housing due to alcohol.or other drug additions. In 1996 the Association to Aid Victims of Domestic Violence (AAVDV) opened a formal shelter site. The shelter has eight beds and since 1998 has served approximately 180 women and children. Table H-18 shows that there are an estimated 40 victims of domestic violence needing shelter. The AAVDV is currently in the process of finding a larger facility and the City has programmed CDBG funds to assist in this effort. The next closest shelters for battered women are in the San Fernando Valley and in Lancaster. The locations of shelters are confidential but there are 19 shelters for battered women in Los Angeles. The Antelope Valley Domestic Violence Council operates a shelter in the Antelope Valley which can house up to 60 people at a time, including children. This facility is not equipped to house anyone who is mentally ill. The number of overnight stays per year averages 396 to 416. November 2001 Page H-36 AIDS Cases In Santa Clarita, 1988 Table H-20 Zip Code Total Cases Cases Living Deaths 91321 38 8 30 91350 33 16 17 91351 55 14 41 91354 «*« ««« ««« 91355 33 1 10 23 91381 10 *** 91384 11 16 5 Total 170 164 116 Source: 1998-99 State of the County Report, United Way of Greater Los Angeles In 1998, the estimated number of HIV positive population in the City of Santa Clarita was 574 based on .04 percent of a 143,582 population. Those who are HIV positive are considered to be in a special needs population. The Los Angeles County Department of Health data in Table H-20 shows that, of those with HIV infection, there were 54 people diagnosed with AIDS in the Santa Clarita Valley. It is assumed that one-half of the persons with AIDS are in danger of becoming homeless. Therefore, 27 persons with AIDS are considered to be at risk of homelessness and have supportive housing deeds. According to officials at the Acton Rehabilitation Center in previous contacts made by the City, approximately 10% of the adult population, or approximately 7,960 residents in Santa Clarita have an alcohol or drug addition problem. Less than leo of this group are estimated to need assistance with housing given the affluence of this community. Therefore, an estimated 796 persons will need supportive housing due to alcohol.or other drug additions. In 1996 the Association to Aid Victims of Domestic Violence (AAVDV) opened a formal shelter site. The shelter has eight beds and since 1998 has served approximately 180 women and children. Table H-18 shows that there are an estimated 40 victims of domestic violence needing shelter. The AAVDV is currently in the process of finding a larger facility and the City has programmed CDBG funds to assist in this effort. The next closest shelters for battered women are in the San Fernando Valley and in Lancaster. The locations of shelters are confidential but there are 19 shelters for battered women in Los Angeles. The Antelope Valley Domestic Violence Council operates a shelter in the Antelope Valley which can house up to 60 people at a time, including children. This facility is not equipped to house anyone who is mentally ill. The number of overnight stays per year averages 396 to 416. November 2001 Page H-36 F y � 7 ClaritaCity of Santa Housing Element yyA In January 1999, the City of Santa Clarita prepared a Youth Needs Assessment Study. An observation of this study was that there are a number of runaway youth of junior high school and high school age in the community who have found themselves in homeless situations. While the City has not prepared an assessment of the number of youth who are homeless, the City does recognize homeless youth as a population with special needs. A recommendation of this report is that the City coordinate a school outreach effort to bring representatives from homelesshunaway shelters and resource centers into the schools to educate youth in order to prevent youth homelessness. During the public meetings held to receive input on the housing element update, several citizens raised the issue that emancipated youth and young adults exiting the foster care system have special housing needs. This population group is characterized as very low-income and frequently lacks skills to be self-sufficient. This population would benefit from low cost transitional housing that would allow them time to finish school and establish themselves in jobs. They would also benefit from programs to teach life skills that would allow them to become self-sufficient. D. Number of Housing Units Needing Rehabilitation or Replacement The City of. Santa Clarita is predominantly a city with new housing stock, with well over 50% of the units being constructed since 1980. Yet, there are isolated substandard conditions throughout the City. The Building and Safety Division of the City of Santa Clarita'indicates"that approximately 10'% of the housing units in the City are substandard. The City does not have a policy of regular canvassing of areas of the City to locate substandard units. City Code Enforcement Officers generally investigate complaints of substandard conditions when they are received. The most common reasons for declaring a property substandard are overgrown weeds, trash in the yards, and abandoned vehicles. These types of repairs are relatively inexpensive to remedy. Generally, property owners correct these problems quickly. Deterioration of the City's housing stock is most notable in four Census tracts, two located in Newhall (CT920311 and CT920312) and two in Canyon Country (CT920024 and CT920021). A windshield housing condition survey was conducted in April 2000 for ten neighborhoods in the City to identify the approximate percentage of housing units that were in need of maintenance and/or appeared to be structurally unsound and would likely require demolition. These residential areas were identified by representatives of the City's planning, CDBG, code enforcement and building and safety staff as having the greatest concentrations of substandard conditions. The windshield survey identified relatively few units overall that met the criteria for deteriorating or dilapidated housing units. The majority of housing units that were categorized as substandard where characterized as such because of the presence of inoperable vehicles, weed and trash -filled yards, or peeling paint that indicates a November 2001 Page H 37 City of Santa Clarita .tel Housing Element G lack of basic maintenance. The overall good condition of the planning area's housing stock is due in large part to the fact that the housing is relatively new. Several other factors to explain the high quality of the City's housing stock may include the investment that occurred following the Northridge Earthquake as many property owners repaired and upgraded their homes. The increase in housing values in mid-1996 may have contributed to the increased level of housing maintenance as many properties returned to their previous values. November 2001 Page H-38 i ®isra oe A '�A l 7 City of Santa Clarita Housing Element S Source: Field Survey April 5 and lo, 2000 Within the East Newhall area, the City undertook public works projects to bring neighborhood infrastructure up to City standards and created the Creekview neighborhood park. Following this community investment, many property owners in the East Newhall area, particularly owners of single-family residential units, began to upgrade their housing with painting, landscaping, and driveway paving. Based on the windshield survey, approximately 50 housing units appeared to require reconstruction to make them habitable. The Sierra Estates area has several units tagged as substandard as a result of landslides. The City has considered options to aid property owners in the area stabilize this geological problem. Other property in the Shangri-La area of Canyon County was affected by landslides in the 19908. Portions of this tract were regraded to mitigate this slide area and additional housing has been constructed. The Four Oaks neighborhood was another area where approximately 60 homes were affected by a high water table, particularly following El Nino years. In 1998, the City constructed a water pump to lower the water table in this neighborhood. E. Analysis of Existing Affordable Housing Projects At Risk Preservation of affordable housing stock is an important issue to consider in addressing housing needs. Affordable housing stock may be lost as affordability restrictions on government assisted housing stock expire and units revert to market - rate housing. The purpose of this section is to address units at risk that have been lost since the Housing Element was adopted in 1991 and to identify the units that will be at risk of conversion as shown in Table H-22. Table H-22 shows the inventory of multiple family rental housing projects which are City of Santa Clarita Substandard Housing Windshield Survey April 2000 Table H-21 Neighborhood 1990 Census Tracts % Substandard Plum Canyon/Urbandale 920011 5% Sky Blue Mesa 920022 10% South Whites Canyon 920024 and 920021 30% Sierra Strip 920025 and 920021 15% Sierra Estates 920003 10% Galeton 920025 10% Shadow Pines/Abelia 910801 10% San Fernando/Vista 920311 15% East Newhall 920311 70% North Calgrove 920313 and 920312 5% Source: Field Survey April 5 and lo, 2000 Within the East Newhall area, the City undertook public works projects to bring neighborhood infrastructure up to City standards and created the Creekview neighborhood park. Following this community investment, many property owners in the East Newhall area, particularly owners of single-family residential units, began to upgrade their housing with painting, landscaping, and driveway paving. Based on the windshield survey, approximately 50 housing units appeared to require reconstruction to make them habitable. The Sierra Estates area has several units tagged as substandard as a result of landslides. The City has considered options to aid property owners in the area stabilize this geological problem. Other property in the Shangri-La area of Canyon County was affected by landslides in the 19908. Portions of this tract were regraded to mitigate this slide area and additional housing has been constructed. The Four Oaks neighborhood was another area where approximately 60 homes were affected by a high water table, particularly following El Nino years. In 1998, the City constructed a water pump to lower the water table in this neighborhood. E. Analysis of Existing Affordable Housing Projects At Risk Preservation of affordable housing stock is an important issue to consider in addressing housing needs. Affordable housing stock may be lost as affordability restrictions on government assisted housing stock expire and units revert to market - rate housing. The purpose of this section is to address units at risk that have been lost since the Housing Element was adopted in 1991 and to identify the units that will be at risk of conversion as shown in Table H-22. Table H-22 shows the inventory of multiple family rental housing projects which are r— City of Santa Clarita .�1 Housing Element t wholly or partially subsidized to accommodate low and/or moderate -income tenants. Tables H-23 and H-24 identify projects with units at risk of conversion coinciding with future Housing Element updates. The list is divided into two five-year periods coinciding with the next two mandatory Housing Element review periods July 1, 2000 to June 30, 2005 and July 1, 2005 to June 30, 2010. 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. 1. Summary of Risk Assessment Categories An assessment of risk of conversion has been included in the tables to evaluate the likelihood that affordable units will be lost. High risk are primarily characterized by profit motivated owners and affordability restrictions are due to expire within the next five years. Low risk are primarily those units owned by non -profits or where affordability restrictions expire after December 31, 2005. Units with recent affordability contract extensions are also considered to be low risk. Expired units are those where the project has completed prepayment of the HUD -mortgage or the project has terminated/completed a project -based Section 8/mortgage revenue bond/density bonus affordability restriction contract. The most significant factor in assessing the risk of opt -out besides the market rent potential is the owner type. Nonprofit owners are generally subject to use restrictions that do not allow them to opt out, or, if they are eligible, because of their mission and other restrictions on use of sales proceeds, they would not have an incentive to do so. Thus, properties owned by nonprofit groups were rated as having a low risk of conversion to market -rates. Since the Housing Element adoption in 1991, the Santa Clarita Valley lost 103 affordable units to expiring multifamily revenue bond contracts as shown in Table H-22. This trend continues to grow as contracts expire and land becomes more valuable. These units were in the Old Ridge Route Road, Sierra Canyon and Sand Canyon Ranch projects. Another 431 affordable units with low risk of conversions extended their multifamily revenue bond contracts to continue affordability for various time frames. Since 1995, no owners of Section S project -based units opted out according to information from HUD. No multifamily revenue bond contracts or Section 8 project -based units are at risk of expiring during the timeframe of this Housing Element Update from July 1, 2000 to June 30, 2005. Since no units fall within this category, there is no need of a table for the current Housing Element period. Cost of replacing at risk housing units expiring between 2000-2005 have not been included because there are no units identified that fall within this at risk category. Three developments are at risk of conversion between July 1, 2005 and June 30, 2010. November 2001 Page H-40 City of Santa Clarita Housing Element _ All of these units are considered a low risk of conversion. One hundred thirty of these units are affordable at 80% FMR and 104 are affordable at 50% FMR. November 2001 Page H-41 w � a, Cq GO x W B� 8 ti 14 to c co m � M N N M t- N *d GV I y� ~>N ��^od C E,4 �� w co � o ] rA bDm Ao AO Ao Ao Ao Ao Ao Ao Ao 00 p „ Ri PO^�g P7 Ci75CD PG Pel PQ a7 W peal 'da'apbip ppa'�a"� Cd a �l" �r.as M Dlp a a� N �wb ZUZ ems, �Ay O C11 10,a ""t a.�� m m a o Om�1Dcv (ACq N�JULM W�UAc� NV ldcV � § k � 2 k t c E- § � f . � £ . $ ] )2 — � � § Q a a § 4§ 2a\ f> colAk) .§ .L . �E- cq 4 4) ■k -k ( C | so ƒ .q m �] � � 4, . /�% §�_■-.42®� a«)■$ Q�oagaQko � § , . .. 2 � � f . � — � � � ? d w w w w ON a M N O y� O IM[] O 'W N N O .q �! H 00 N N co h N N 40 IS C-1 r4 r4 A N A O C H C r 4 rA 14 cc ago b >PC � x �Va.cq Ma d UM p^g q N � N jifyy M U N O C N 4 a o N E d z j, 6" / / / I / /C .�zii:. i ity I - , N '. I 2. Assisted Housing There are four HUD subsidized privately owned Senior Housing Complexes within the City of Santa Clarita and they are operated in conformance with HUD guidelines. These HUD Section 8 subsidized Senior Housing Complexes rent for 300 of the tenant's income minus an allowance for utilities (except telephone). Inventory of Units with HUD Funding (Section 8, Section 202) City of Santa Clarita 1999 Table H-25 Project Name and Address Number of Units Newhall Terrace 66 Very Low Income for Senior and Disabled 24377 Newhall Avenue Santa Clarita, CA 91321 (661)259-1712 Bouquet Canyon Seniors 264 Senior (Built 1998, Occupied 1999) 26705 Bouquet Canyon Road s Santa Clarita, CA 91350 (661) 255-1588 Canterbury Village 64 Very Low -Income Seniors 23420 W. Avenida Rotella Santa Clarita, CA 91350 (661) 255-9797 Valencia Villa 77 Senior 25827 Singing Hills Drive Santa Clarita, CA 91355(661) 259-3921 There is one Senior Complex, Whispering Oaks, which is not subsidized by HUD, yet has designated Low and Very Low -Income units due to an agreement with Los Angeles County. This facility accepts residents with and without Section 8 Certificates. Whispering Oaks Apartments 22816 Market Street Santa Clarita, CA 91321- (661) 259-1583 33/65 Very Low and Low Income Senior and Disabled There are several Senior Complexes in the City that are not designated low- or very low-income; however, these complexes have affordable rents and accept residents with Section 8 certificates and vouchers. November 2001 Page H-45 Citv of Santa Clarita Housing Element r Canyon Club 26025 Bouquet Canyon Road Saugus, CA 91350 Valley Oaks Village 24700 Valley Street Santa Clarita, CA 91321 (661) 259-5501 Canyon Villas 27850 Solamint Road Canyon Country, CA 91351 (661) 298-1154 169 Senior Units 248 Senior Units 153 Senior Units Additional sources that were examined, but indicated no subsidized units with expiration dates were: (1) Community Development Block Grant program (CDBG), (2) Redevelopment programs, (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. While two projects have received density bonuses from the City (Canterbury Village and Bouquet Canyon Seniors), these projects have received funding from federal sources and are subject to federal affordability timeframes and monitoring. 8. Resources and Program Efforts to Preserve At -Risk Units Many of the goals, policies, and programs contained in the Housing Element emphasize creating and maintaining low and moderate income housing. Implementation of the policies and programs listed below represent the City's strategy to ensure continued affordability of "at risk" lower income housing as well as encourage the development of new affordable housing opportunities. These programs and policies address not only replacement and preservation of units, but also rental subsidies. The City applied for HOME funds for rehabilitation for multifamily housing in exchange for long-term affordability and was unsuccessful in obtaining these funds. At risk housing has been preserved through Los Angeles County's Multifamily Revenue Bond program. Between 1992 and 2000, six projects totaling 431 affordable units have extended their contracts through this program. 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. November 2001 Page H-46 City of Santa ClafitaY HousinLLLmem ❖ Use the City's Consolidated Plan 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 programa to inform the public of conversion issues. ❖ Adopt preservation incentives and/or conversion disincentives. ❖ Use the City's Redevelopment Agency set -asides to encourage preservation and acquisition of affordable units in the redevelopment area. d• Assist nonprofit corporations and other public entities to provide affordable housing. ❖ Apply for funding to encourage owners to rehabilitate multifamily units in exchange for long-term affordability contracts. ❖ Support additional multifamily rental housing. The City's Planning and Building Services Department has primary responsibility for implementing project review for new development, including development of new housing and implementing the City's density bonus ordinance. The City's Administrative Services Department has responsibility for administering the City's CDBG programs and serves as the primary contact with the Los Angeles Community Development Commission and the Los Angeles Community Development Commission. The City's Administrative Services Department is responsible for writing housing grants and implementing the City's housing programs. The City Manager's Department is responsible for the City's recently established Redevelopment Agency. a. Density Bonuses for Affordability and Amenities This program provides incentives for affordable housing by permitting increases in dwelling units per acre 25% beyond what is normally allowed by the maximum City's General Plan residential land use designations for projects that reserve at least 20 percent of the units affordable for low-income residents, 10 percent of the units affordable for very low-income residents, or 50% of the units reserved for seniors. The City provides an additional incentive for developers of low-income and senior housing by allowing an additional 25% density bonus for those low-income and senior projects that provide additional amenities for residents such as November 2001 Page H47 City of Santa Clarity j Houcine Element swimming pools and recreation rooms. The City has granted double density bonuses for two affordable projects, Canterbury Village with 64 very low-income senior units and Bouquet Senior Units with 264 low-income senior units. The City Council has also waived certain development fees such as planning review fees, bridge and thoroughfare district fees, public hearing fees, and building permit fees on a case-by- case basis for affordable housing projects. The City will continue to provide density bonuses for affordability and amenities. City staff will develop a brochure that will provide pertinent information regarding density bonuses for developers by the conclusion of 2002. The City will also advertise its program for density bonuses for affordability and amenities with the Building Industry Association (BIA). b. Redevelopment Agency Housing Set -Asides The City's Community Redevelopment Agency was activated on November 28, 1989. The Newhall Redevelopment Project Area and Plan was designated by the Agency on July 8, 1997 through Ordinance No. 97-12. The Redevelopment Plan for the Newhall Redevelopment Project Area includes a discussion of Low- and Moderate - Income Housing in accordance with state redevelopment law, particularly AB 1290 and AB 315. The Agency provides that not less than 20% of all tax increment allocated to the Agency shall be used for the purposes of increasing, improving, and preserving the City's supply of housing for persons and families of low- or moderate - income. It is stated in the Redevelopment Plan for the Newhall Redevelopment Project Area that one of the overriding objectives of the Plan is to increase, improve or preserve the supply of low- and moderate -income housing to eliminate detrimental housing conditions in the community as a way to facilitate development as contemplated in the City of Santa Clarita General Plan. The Redevelopment Plan for the Newhall Redevelopment Project Area does not contain authority for the Agency to acquire by eminent domain any property on which persons reside or contain any public projects that will displace a substantial number of low- or moderate -income persons. Rather, the Agency is specifically authorized to provide or participate in providing public improvements or facilities identified in the Plan. Such stated programs related to improving residential uses include residential rehabilitation in Downtown Newhall (Project Area Program 6) and residential rehabilitation elsewhere in the Project Area (Project Area Program 7). Section 351 of the Plan covers rehabilitation of structures and states that the Agency r* and the City may conduct a rehabilitation program to encourage owners of property within the Project Area to upgrade and maintain their property consistent with City codes, ordinances and standards. The Agency and the City may develop a program for November 2001 Page H-48 Citv of Santa Clarita Housing Element r making low interest loans for the rehabilitation of properties in the Project Area. Properties may be rehabilitated, provided that rehabilitation and conservation activities on a structure are carried out in an expeditious manner and in conformance with the plan. The City's Redevelopment Agency is the responsible agency for administering the redevelopment set-aside funds. However, the agency has not generated sufficient tax increment funds for use in funding residential projects. For this reason, the Agency has not identified a specific project for use of the 20% housing set-aside funds. Once the Agency begins receiving tax increment, affordable housing programs will be identified to fulfill the affordable housing objectives of the Newhall Redevelopment Plan. Redevelopment Agency housing set asides can be used for new construction to replace at risk affordable units. Set aside funds may also be used to preserve existing affordable housing. It is unlikely that there will be sufficient tax increment generated during the period for this Housing Element Update based upon current economic projections. This program will be implemented when sufficient tax increment becomes available. C. Los Angeles County Housing Authority- Section 8 and Bonds The City does not have a housing authority and contracts with the Community Development Commission of Los Angeles County to obtain housing authority services. The Community Development Commission operates the only public housing complex in the City called Orchard Arms. Orchard Arms has 182 units to serve low-income elderly and disabled residents. Based upon a February 2000 survey, the 182 single -bedroom units are occupied and there are no vacancies. Three years ago Orchard Arms was renovated. The units are in good condition and there are no substandard units or rehabilitation needs at the facility. Apartments are already modified to serve the disabled as well as the elderly. In 1999, the City studied the issue of creating its own housing authority with the goal of providing more Section 8 vouchers for City residents. The results of this study indicated that it was unlikely that additional Section 8 vouchers would be made available due to their limited supply and great demand. Rather, formation of a City housing authority would be a costly endeavor that may not provide an increase in the level of service over that presently provided through the contract with the Los Angeles Community Development Commission. The City Council decided that it was not appropriate to create a City housing authority at this time. However, should laws and funding relating to housing programs change, then this issue may be revisited. November 2001 Page H49 V V bfblA lt''! ClaritaCity of Santa V 1 ) a . `r v t1 The City of Santa Clarita participates in the Section 8- Rental Assistance Program through the County of Los Angles Housing Authority. Section 8 is a federally funded program administered by HUD. It enables low and very -low income persons to receive housing assistance by supplementing the rent that is affordable to the tenants (30% of income). The supplemental payment is made directly to the landlord. There are two types of Section 8 programs, contracts and certificates/vouchers. Projects built with Section 8 contracts as part of the entire funding package where the contract unit is specific. Units built with assistance from this federal funding source are identified above in Table H-25 This program provides for new construction of affordable housing stock and is considered a replacement program for loss of at risk units. Section 8 certificate and voucher programs qualify the tenant as being eligible for rental. assistance. The certificate and voucher are valuable because of their transferability. HUD is in the process of phasing out certificates and replacing them with vouchers. The holder of a certificate or voucher can move to any approved unit in the area for which the certificatelvoucher is qualified. The voucher differs from the certificate in that the tenant is afforded the option to pay the landlord the difference between the going rate for the unit and the fair market rent, in addition to their 30% of income contribution. The certificate holder pays the landlord the balance between the 30% of income contribution and fair market rent for the unit. Section 8 Certificates and Vouchers in the Santa Clarita Valley 2000 Table H-26 Location Number of Section 8 CertificateslVouchers Santa Clarita 79 Canyon Country 43 Newhall 42 Location Number of Section 8 Certificates/Vouchers Saugus 4 Valencia 6 Val Verde 3 Stevenson Ranch 0 Total 177 Source: Los Angeles Community Development Commission, may 2uuu November 2001 Page H-50 T g,pTA Ct t '�J ON I Santa Clarita r T Housine, r ,> t y As shown above in Table H-26, there are 177 certificates and vouchers in effect in the Santa Clarita Valley, and administered through the Community Development Commission of Los Angeles County. There are 56 active Section 8 contracts are for elderly households and 98 active Section 8 contracts for family households. There are over 100,000 people on the waiting list to be determined eligible for Section 8. Of these people, 3,600 were determined to be eligible for assistance, while 612 were determined to have federal preference. Federal priority is given to individuals who meet federal preference requirements, because 1) they live in substandard units, 2) they pay over 50% of their income for rent and utilities, or 3) they have been involuntarily displaced. The Section 8 waiting list is always open and never closes. The public may add their names to the list through telephone application. The current waiting period for a Section 8 voucher is approximately seven years. This long wait makes Section 8 impractical for many who qualify for assistance. The City will continue to have the Los Angeles Housing Authority administer the Section 8 and Bonds program. d. Tax Exempt Multifamily Revenue Bond Program The Tax Exempt Multifamily Revenue Bond Program is a program administered by the Los Angeles Community Development Commission. Projects within the City of Santa Clarita have participated in this program. This program helps to finance below-market interest rate loans for construction and permanent financing to developers of multi -family housing in which at least 20 percent of the total units are set aside for rental by households at or below 50 percent of MFI. This program aids in providing new construction of affordable units to replace those at risk. According to the Los Angeles Community Development Commission there was $17,000,000 per year available between 1998-2003. The City will continue to have the Los Angeles Community Development Commission administer the tax exempt multifamily revenue bond program. e. Preservation of Bond -Financed Housing Program The Los Angeles Community Development Commission works with owners to refinance units previously assisted with local bond funds to extend the term of affordability. The Community Development Commission works with owners of bond financed projects to ensure continued affordability by facilitating and refinancing projects and assisting with financing alternatives. This program is aimed at preserving at risk affordable units. The City will continue to have the Los Angeles Community Development Commission work with owners to refinance units under the preservation of bond -financed housing program. November 2001 Page H-51 �giui�ee Citv of Santa ClaritaIV n fl Hous I Element F � j f. Home Investments Partnerships Program (HOME) The City of Santa Clarita has sought HOME funds to rehabilitate multifamily housing in exchange for long-term affordability contracts. The City has not been successful in its attempts to obtain funds for this purpose. The City will continue to try and obtain HOME funds to implement this program which could be used to create new affordable housing to replace units at risk. The City will continue to follow the release of NOFAs and HOME funds. g. Public Agency and Nonprofit Housing Corporations Five nonprofit housing corporations have contacted the City expressing interest to participate in affordable housing projects in the City. Since the City does not directly manage "at -risk" properties, no organizations have contacted the City expressing an interest in acquiring or managing "at -risk" properties. The Los Angeles County Community Development Corporation does maintain a list of organizations that are interested in acquiring "at risk" properties which would include properties in the Santa Clarita Valley, including units within the City of t Santa Clarita. f The nonprofit housing corporations which have expressed interest in participating in affordable housing projects in the City follow: Corporate Fund for Housing 6029 Bristol Parkway, Suite 200 Culver City, CA 90230 Southern California Presbyterian Homes 1111 N. Brand Blvd., Suite 300 Glendale, CA 91202 Habitat For Humanity 5525 Cahuenga Blvd. North Hollywood, CA 91601-2920 Community Housing Develoment, Inc. 369 San Miguel Dr., Suite 135 Newport Beach, CA 92660 Santa Clarita Community Development Corporation Mark Young, Representative November2QOI Page H-52 If wwarw tr ON of Santa Claritar1l yYMUM, Additionally, the City has been approached by a for-profit developer interested in pursuing a mixed -income, mixed-use development: Watt Commercial Properties 2716 Ocean Park Blvd., Ste. 3020 Santa Monica, CA 90405 The City will research and pursue a variety of non-profit resources with the intention of developing a program to provide affordable housing projects in areas identified as "at risk" properties. IV. REGIONAL HOUSING NEEDS ASSESSMENT SCAG prepares a Regional Housing Needs Assessment (RHNA) that is used to project future housing needs. The RHNA ensures that enough housing will be available to accommodate future residents of the region. These future housing need figures indicate the number of new units that will be needed in the five year projection period (in this instance between 1998-2005) for each of the four income categories. The RHNA estimates existing housing needs based on households who pay 30 percent or more of their income for housing and future housing needs based on growth projections. The basis for identifying existing needs is the 1990 Census with adjustments for vacancy, household income and overpayment. The estimates for future housing needs reflects the projected population growth, as well as units needed to compensate for demolitions and to maintain an ideal vacancy rate. Income level allocations are provided to determine the number of lower income households with existing need and the number of units that would have to be provided for future lower income households. State law calls for each city and county to use the numbers presented in the RHNA (shown in Table H-7) in identifying its existing and future housing need, or provide justification for changing these numbers. The identified housing needs in the RHNA must be included in the housing element of each jurisdiction's General Plan. Each jurisdiction is then required to develop ways to maintain housing opportunities for existing households and to provide opportunities for the development of additional housing for future households. A. Timeframe for Projections As required by state law, the Southern California Association of Governments (SCAG) prepared the Regional Housing Needs Assessment (RHNA) to determine the housing needs of cities and counties in Southern California for the 1998-2005 planning period. Nobember 2001 Page H-53 City of Santa Clarita .I Housing Element B. Construction Need by Income Category Table H-7 indicates that RHNA projects a need for 7,157 new housing units in the City between 1998 and 2005 for the City to meet its regional allocation. Of this figure, 1,256 units for very low-income households, 941 units for low income households, and 1,439 units for moderate income households will be required. November 2001 Page H-54 Citv of Santa Clarita:a Housing Element V. POPULATION AND EMPLOYMENT TRENDS This section provides demographic and socioeconomic characteristics for both the City of Santa Clarita and the unincorporated areas that comprise the Santa Clarita planning area. The various information sources provided figures, estimates, and projections for different years for somewhat different geographical areas in the Santa Clarita Valley. The zip codes cover areas in the City as well as unincorporated areas in the Santa Clarita Valley. Information from the 1990 Census for twenty-one census tracts in the Valley cover most of the City's proposed planning area. The number of census tracts increased in the 1990 Census due to splitting of some of the 1980 Census tracts. The total area covered by the 1990 Census tracts is less that that covered by the 1980 Census. Information for the 16th tract, 9202, was used only for determining total population figures because the primary land use in the tract is the Peter J. Pitchess Wayside Honor Rancho, not a typical residential population. For 1990 data, the information in this report generally refers to the twenty-one 1990 Census tracts within the City's planning area as shown in Table H-27. Northern Los Angeles County, consisting of Antelope Valley and the Santa Clarita Valley, is among the fastest growing areas within the Southern California region. All of the cities in the Santa Clarita and Antelope Valleys (Palmdale, Lancaster, and Santa Clarita) experienced population increases between 1990 and 1999 ranging from 5 to 74 percent as illustrated in Table H-28. According to 1970 census statistics, the Santa Clarita planning area had 63,864 residents. In 1980, this figure had grown to 79,015 persons, representing an increase of 15,151 persons or 23.7 percent. Between 1980 and 1990, the area's population had increased an additional 72,040 persons (91.2 percent) for a total 1990 population of 151,055 persons. The planning area's dramatic growth can be attributed to a number of factors: ❖ The Santa Clarita Valley benefited from the development of the regionwide system of freeways during the 1960s and 19709, as did other outlying areas in the Los Angeles region. The freeways provided easy access to employment centers in metropolitan Los Angeles. f• Opportunities for new development were limited in Los Angeles County following the urbanization of the San Fernando Valley during the 1940s, 1950s, and 1960s. This was especially true for the larger subdivisions consisting of single-family detached homes. November 2001 Page H-55 City of Santa Clarita Housinz Element r s . 1990 Planning Area Population by Census Tract Table H•27 Census Tract No. City Population Unincorporated Population Total Population Location 9108.01 2,1721 8,269 10,441 Canyon Country 9200.03 10,263 312 10,575 Newhall/Canyon Country 9200.11 5,293 3,347 8,640 Saugus 9200.12 10,451 2,947 13,398 1 Saugus 9200.13 3,733 0 3,7331 Saugus 9200.21 8,079 2,013 10,092 1 Canyon Country 9200.22 4,4531 0 4,453 1 Canyon Country 9200.23 1,996 N/A 1,996 Can on Country 9200.24 2,960 N/A 2,960 Canyon Country 9200.25 10,298 1,393 11,691 Can on Country 9201.01 6 625 768 7,393 Valencia 9201.02 0 10,703 10,703 Castaic 9202.00 N/A 8,748 8,748 Peter J. Pitchess Honor Rancho 9203.11 11,501 N/A 11,501 Saugus/Newhall 9203.12 4,0731 211 4,284 Newhall 9203.13 5,3151 N/A 5,315 Newhall 9203.21 9,936 N/A 9,936 Valencia 9203.22 2,803 N/A 2,803 Valencia 9203.24 10,691 N/A 10,691 Valencia 9203.25 N/A 1,702 1,702 Pico Canyon/ Stevenson Ranch 9302.00 0 01 0 1 Newhall Totals 1 110,6421 40,4131 151,055 Source: 1990 U.S. Genus, zi uensus'rracce ❖ As tracts of land were developed in the more urbanized portions of Los Angeles County, the Santa Clarita Valley became very attractive as one of the large areas in this part of the region where new development could occur. New development is contained within the Valley due to topography and the National Forest lands that nearly surround the Valley. ❖ The magnitude of Santa Clarita's growth can also be attributed to both the availability of new housing and the availability of affordable housing, though costs for new housing in the region have increased considerably in November 2001 Page H-56 City of Santa Clarita Housing Element recent years. The majority of housing units in the Santa Clarita Valley are less than 30 years old. Sources: a 1980 U.S. Census b Department of Finance Table 2, Historical City/County Population Estimates, 1991-1999, with 1990 Census Counts In 1990, the City of Santa Clarita was the seventh largest City (in terms of population) in Los Angeles County with a population of 110,690. Table H-27 shows the 1990 population figures for the census tracts that comprise Santa Clarita's planning area. Table H-28 compares the growth experienced in the City of Santa Clarita with cities in the surrounding area and larger cities in Los Angeles County in 1980, 1990 and 1999, including the percentage of population change between 1990 and 1999. A. Race And Ethnicity The 1990 Census created the first data for race and ethnicity for the City of Santa Clarita. The total population in the City in April 1990 was 110,694 people based on 1990 Census information. Table H-29 provides a breakdown of the race and ethnicity for City residents based on 1990 Census data and for Santa Clarita Valley residents in 1998 based on data obtained from the United Way_ of Greater Los Angeles. November 2001 Page H-57 Population Growth Trends in Area Cities And Larger Los Angeles County Cities Table H-28 city 1980 1990 1999 Chan e: 1990.99 Po ulatioa Population* Population` Number Percent Santa Clarita 79,015 110,690 146,979 36,289 32.7% Lancaster 48,027 97,300 130,079 32,779 33.6% Palmdale 12,277 68,946 120,132 51,186 74.2% Glendale 139,060 180,038 199,178 19,140 10.6% Pasadena 118,072 131,586 140,190 9,083 6.9% Long Beach 361,355 429,321 452,905 23,584 5.4% Torrance -1-2-9-,8-8-1- 133,107 145,769 12,662 9.5% L.A. City 2,968,579 3,485,557 3,716,048 230,491 6.6% L.A. County 7,477,421 8,863,052 9,757,b42 894,490 10.0% Sources: a 1980 U.S. Census b Department of Finance Table 2, Historical City/County Population Estimates, 1991-1999, with 1990 Census Counts In 1990, the City of Santa Clarita was the seventh largest City (in terms of population) in Los Angeles County with a population of 110,690. Table H-27 shows the 1990 population figures for the census tracts that comprise Santa Clarita's planning area. Table H-28 compares the growth experienced in the City of Santa Clarita with cities in the surrounding area and larger cities in Los Angeles County in 1980, 1990 and 1999, including the percentage of population change between 1990 and 1999. A. Race And Ethnicity The 1990 Census created the first data for race and ethnicity for the City of Santa Clarita. The total population in the City in April 1990 was 110,694 people based on 1990 Census information. Table H-29 provides a breakdown of the race and ethnicity for City residents based on 1990 Census data and for Santa Clarita Valley residents in 1998 based on data obtained from the United Way_ of Greater Los Angeles. November 2001 Page H-57 i'XtlT40t of .� F A Race/Ethnicity City and Santa Clarita Valley 1990-1998 Table H-29 1990 Cit 1998 Santa Clarita Valla RacelEthnicity Number Percent Number Percent White 89,203 80.6% 122,459 67.5% Hispanic/Latino 14,771 13.3% 41,781 23% Black 1,612 1.4% 6,586 3.6% Asian/Pacific Islander 4,402 4.0% 9,485 5.2% American Indian 502 .5% 808 .5% Other 152 .2% 282 .2% Total 110,642 1 100% 181,401 100% Source: 1990 Census and 1998-99 State of the County Report, united way of Greater us Angeles The U.S. Census classifies persons according to race under the following categories: (1) white; (2) black; (3) American Indian, Eskimo, and Aleut; (4) Asian and Pacific Islander, and (5) other. The census further identifies persons of Hispanic origin. In the 1990 census, individuals were asked to classify themselves as to whether or not they were Hispanic. For this reason, persons categorized as white, black, or other according to race may also be included in the Hispanic ethnicity classification. B. Age and Gender The population for any given area will vary and depend on three factors: birth rates; death rates; and migration. Generally, birth rates will exceed death rates, resulting in a net population increase. Migration refers to trends of persons moving in or out of cities. For example, a number of large northeastern cities experienced substantial declines in population due to emigration, while cities in the sunbelt have experienced substantial increases in population due to immigration. In most Southern California cities, and in Santa Clarita, migration is the single most important variable associated with population growth. Traditionally, there are many home buyers in the working category (ages 25 to 54) who are attracted by the availability of new single-family homes. The 45 to 54 year age group, the group most likely to desire move -up housing, is predicted to continue growing the fastest. Although there has been an overall aging of the Santa Clarita population, this trend is less pronounced than in other areas of Los Angeles County. The population will continue to age as part of a national trend towards fewer children, increased life expectancy, and an aging baby -boom (persons born between 1945 and 1960) population. The areas with larger concentrations of senior citizens may require special services for this population group. November 2001 1 Page H-58 City of Santa Qu toHousing Element ;i e Current school enrollment statistics for the five school districts in the planning area show significant increases in student enrollments. As with the increase in other age groups, this is primarily a function of new home construction, with families with children moving into the area. As of 1998 all schools in Santa Clarita were over capacity, and relocatable classrooms were being used to provide additional space. The presence of large numbers of school-age children, and the likelihood of both parents having to work to afford housing costs, underscores the need for affordable, quality childcare options for working parents. Population figures for the 1990 Census for the City of Santa Clarita indicate an age distribution which is assumed to be the same as that of the planning area. The population of the City of Santa Clarita is fairly evenly distributed by sex according to 1990 Census data as shown in Table H-30. The total population is almost evenly divided, with an estimated 55,360 females (50.1 percent) and 55,282 males (49.9 percent). Source: 1990 Census, City of Santa Ulama. November 2001 Page H-59 1990 Age / Gender Statistics City of Santa Clarita Table H-30 Male Female Age Number Percent of Number Percent of Total Total Total Number Population Po ulation 0-4 4,999 4.5% 4,906 4.4% 9,905 5-9 4,636 4.2% 4,281 3.9% 8,917 10-14 3,904 3.5% 3,853 3.5% 7,757 15-19 3,949 3.6% 3,678 3.3% 7,627 20-24 4,225 3.8% 3,966 3.6% 8,191 25-29 5,2091 4.7% 5,289 4.8% 10,498 30-34 5,9841 5.4% 6,053 5.5% 12,037 35-39 5,513 5.0% 5,501 5.0% 11,014 40-44 4 717 4.3% 4,831 4.4% 9,548 45-49 3,592 3.3% 3,366 3.0% 6,958 50-54 2 561 2.2% 2,268 2.0% 4,829 55-59 1,908 1.7% 1761 1.6% 3,669 60-64 1,396 1.3% 1,380 1.2% 2,776 65-69 1,013 .9% 1,322 1.2% 2,335 70-74 730 .7% 1,086 1.0% 1,815 75-79 485 .4% 882 8% 1,367 80-84 287 .3%1 549 5% 836 85+ 174 .1% 389 .4% 563 Total 55,282 49.9% 55,360 50.1% 110,642 Source: 1990 Census, City of Santa Ulama. November 2001 Page H-59 City of Santa Cku*a Housing Element 1010100001 QXIII.I) IIIIIIIII C. Employment Santa Clarita's economic base is still developing as the area adds commercial and industrial space and attracts more residents wishing to work in the area. Table H- 31 presents employment projections in the Santa Clarita Valley prepared by the North Los Angeles County Subregion. These figures show a steady growth of employment opportunities in the Santa Clarita Valley planning area. Employment Projections 1990-2020 for the Santa Clarita Valley Table H-31 Jurisdiction 1990 2000 2010 2025 2020 Santa Clarita 45,121 55,898 63,255 63,859 64,316 Unincorporated Santa Clarita Valle 6,859 29,142 62,646 80,686 98,221 Total 51,980 85,040 125,901 144,545 162,537 Source: North Los Angeles County Subregion 2020 urowttl rrojecnon tteporc, October iabo The Employment Development Department of the state has estimated the 1999 total I labor force in the City as 65,670 people, with employment at 63,050 jobs. It is 111 estimated that 29 percent of the employment in the Santa Clarita Valley is in manufacturing, 24 percent in services, 14 percent in retail trade, 11 percent in local government, 7 percent in wholesale trade, 6 percent in construction, 5 percent in finance and real estate, 4 percent in utilities, 1 percent in agriculture and 1 percent other. The unemployment rate in Santa Clarita has also been quite low with annual averages between 3 and 4 percent according to figures from the Employment Development Department of the state. Table H-32 shows the average annual unemployment in the City of Santa Clarita prior to the effective timeframe of this Housing Element Update. Source: Employment Development Department November 2001 Page H-60 Unemployment Annual Averages 1994-1998 for the City of Santa Clarita Table H-32 Year Percentage Average Unemployment 1994 4.5% 1995 3.8% 1996 3.9% 1997 3.2% 1998 13.1% Source: Employment Development Department November 2001 Page H-60 yAHfR�. R City of Santa Clarita VI. LAND INVENTORY (655839 65583a) A. 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 regional housing needs projections are for the period of 1998 to 2005 and are shown in Table H-7. An inventory of sites available and suitable for residential development within the City's planning area as of July 1998 is shown in Table H-33. The zoning category densities in the City's proposed development code match those of the General Plan, as required by State Law. 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 consistent with the densities allowed under the City's Unified Development Code (UDC), which includes zoning regulations. The City has seven residential categories allowing development at maximum densities varying from 0.5 to 28 units per acre; however, the UDC allows densities from 35 to 50 dwelling units per acre in the Valley Center and for • senior and affordable housing projects. Four of the zones are primarily intended for the development of single family homes. These are the Residential Estate (RE), Residential Very Low Density (RVL), Residential Low Density (RL), and Residential Suburban (RS) zones. The remaining three residential zones — Residential Moderate (RM), Residential Medium High (RMH), and Residential High (RH) — are intended for attached and multi -family dwellings, including apartments. Three other zones in the City allow housing units. The Specific Plan zone allows for a variety of housing choices at various densities subject to approval of a specific plan. Since incorporation, the City has adopted three specific plans, Porta Bella Specific Plan allowing 2,911 units of varying types and densities, North Valencia Specific Plan allowing 2,000 units of varying types and densities and North Valencia No. 2 Specific Plan allowing 1,900 units of varying types densities. These specific plans allow for mixed-use development that may intermix residential and commercial activities. The Commercial Town Center (CTC) land use designation Page H -6l November 2001 City of Santa Clarita Housing Element r allows for high density multi -family residential uses up to 60 units per acre within the Valley Center. The City recently approved the Town Center West project in the CTC zone. This project was a mixed-use project that included a total of 343 multiple family units on 8 acres, which represents a density of approximately 43 dwelling units an acre. The intent of providing high density uses within the Valley Center is to allow densities that encourage the use of public transportation and provide opportunities for affordable housing in the center of the City, in close proximity to service jobs. The Community Commercial (CC) zone offers limited residential units associated with assisted housing projects. Affordable housing density bonuses are permitted in the City's RM, RMH, RH, and CTC zones. The affordable housing bonus provision is intended to facilitate the construction of senior, very low, and low income housing for sale and rental housing units that will serve the current and long term City need while maintaining a high degree of quality in project design, construction, and environmental protection. These requirements are intended to work in conjunction with the applicable general and special development requirements of the residential zones and the provisions of the state planning law related to density bonuses while at the same time providing assurances to the City that units, developed by use of the incentives offered, remain available and affordable to seniors, very low, and low income individuals and families. Applicants requesting a density bonus are subject to development review and the following requirements. s• The development shall consist of five or more units which at least 20 percent of the total units are reserved for lower income households or at least 10 percent of the total units are reserved for very low income households or at least 50 percent of the total units are reserved for senior citizens. ❖ The plan shall show the intended use of the density bonus within the housing development or within the geographic area of the housing development. t• A written preliminary proposal shall be submitted prior to any formal requests for general plan amendments, zoning amendments, or subdivision map approvals. ❖ An independently prepared fiscal impact statement shall be submitted with the preliminary proposal examining the general effects of the proposed project to the City. The study shall include the potential specific fiscal impacts to the various funds of the City which may be affected by the particular development concessions being requested, such as general fund, property taxes, police and fire safety, park development fees, etc. The study shall also include the positive or negative fiscal and economic benefits to the City for granting one or more incentives. Noven:ber2001 Page H-62 City of Santa Clarita Housing Element_ In addition, proposed projects must meet the following conditions in order to qualify for affordable housing density bonuses. C• The area infrastructure must be in place or be constructed as part of the project and capable of serving the proposed project including, but not limited to streets, sidewalks, and traffic and pedestrian signals. 0 The project site must be proximate to commercial establishments, service providers, and other amenities, including, but not limited to grocery stores, drug stores, banks, medical and dental facilities, public transit, and open space/recreational facilities. The City of Santa Clarita may offer some or all of the following incentives to developers who qualify for affordable housing density bonuses, depending upon the quality, size, and scope of the proposed project. ❖ Reduction in required setbacks and/or height. The City of Santa Clarita may grant a reduction in required setbacks of up to 20 percent and/or grant a maximum additional height of up to 65 feet and five stories. V ❖ Dwelling unit density bonus. The City may grant a density bonus of 25 percent in excess of the maximum density of the zone. In areas where higher densities are appropriate and services are available, densities of up to 35 dwelling units per gross acre may be permitted. In the Valley Center area only, densities up to 50 dwelling units per gross acre may be permitted. •3 Fee Waivers(Reductions. Projects submitted under this section may receive, depending upon the size, nature and scope, a reduction or waiver of some or all City imposed development submittal and processing fees. Such reductions or waivers may affect the following, development application fees, park fees, and other fees. B. Adequate Sites Analysis (includes AB 438) Table H-33 presents a summary of the 1998 residential land inventory for the City of Santa Clarita with the dwelling unit potential based upon the upper limit of the density range for each site. In 1998, vacant land zoned for residential development over five acres included a total of twenty-one sites totaling 4,850 acres. A total of 10,049 dwelling units have been approved or proposed on a portion of these lands as of July 1998 and 2,428 units have been constructed. There is a potential for additional 7,500 units on existing vacant land. These vacant sites include those with no pending development, those with proposed residential development and those with approved residential development as of July 1998. The table also notes the units that were built as of August 2001. November 2002 Page 11-63 City of Santa ClaritaHousing Element There is a potential to increase the number of residential units that could be constructed on these vacant lands through use of the City's density bonus provisions. There is also potential to increase residential uses through creation of a specific plan on properties over 100 acres. The City provides an opportunity for a developer to receive a 25% density bonus for affordability and up to an additional 25% density bonus as an incentive for providing additional amenities for residents. The Bouquet Seniors project shown on the table is an example of a project that has received double density bonuses. There is also potential for sites over 100 acres to increase the number of residential units by creating a specific plan. The North Valencia Specific Plan and the North Valencia No. 2 Specific Plan are examples of projects that began with predominantly commercial and industrial land use designations and resulted in plans that integrate various residential densities and housing types, with commercial and industrial land uses. These specific plans also provide opportunities for mixed-use projects to occur. The RMH and RH zones are appropriate zones to facilitate lower-income development. These zones are designed to accommodate multifamily developments at greater densities than single family residential developments. These greater densities provide opportunities for apartment and condominium development which provide rental and ownership opportunities for those with very low, low and moderate incomes. Table H-33 shows that at least 7,500 units are likely to be suitable for low income residents in the RM, RMH and RH zones and this can be increased to as much 9,375 units assuming that an affordable housing density bonus is requested with the minimum 20% low income restriction, and approximately 12,000 units with a double density bonus for affordability and amenities. The Specific Plan zone is also suitable for development of higher residential densities that are likely to be suitable for affordable housing. 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. Many 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. 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. C. Relationship of Residential Land Inventory and Housing Needs As shown in Table H-7 of the Housing Element, The Regional Housing Needs Assessment (RHNA) prepared by SCAG indicates a housing need of 7,157 new units I in the City between 1998 and 2005. Of this figure, the RHNA estimates project that 1,256 units (18 percent) will be required for very low income households, 941 units (13 percent) will be required for low-income households, 1,439 units (20 percent) will November 2001 Page H-64 Citv of Santa Clarita Housing Element — be required for moderate income households, and'3,520 units (49 percent) will be required for high-income households. The residential land inventory shown in Table H-33 indicates that a total of 10,049 units have been approved and there a potential to develop an additional 7,500 units for various income levels based upon current zoning which is more than sufficient vacant land available for future residential development within the City to meet the regional allocation of 7,157 units for new construction between July 1998 and June 2005. The number of existing vacant sites and existing zoning allow for new residential unit construction to meet the City's regional housing needs based upon the income categories identified in the RHNA. Table 33 demonstrates that the City has the site capacity and appropriate zoning to accommodate its regional housing need for 2,197 low and very low-income housing units in multi -family residential zones (RM, RMH, and RH). The capacity within these zones, even without granting of a density bonus, is 7,500 units and 9,375 units with an affordability density bonus. The City offers an additional opportunity to increase the number of affordable units by allowing an additional 25% density bonus to those affordable projects that provide additional amenities such as pools and other common recreation areas. With a double density bonus, up ,to 12,000 affordable units could be built. Multiple family housing within the allowed density is permitted by right in the RM, RMH and RH zone and conditionally permitted in the Commercial Town Center (CTC) zone. In addition to multiple family units shown in these zones on Table H-33, there is a potential for additional units in the CTC Zone. However, these potential units have not been identified in Table 33 due to the fact that the exact number of potential units would be based on future mixed- use proposals, which may be difficult to calculate. In addition, adequate residentially zoned properties exist to meet the regional housing need during this planning period. This table also demonstrates that the City has the site capacity and appropriate zoning to accommodate its regional housing need for 1,439 new construction housing units for those of moderate income and 3,520 new construction housing units for those with higher incomes. Even more residential units could be provided through future annexation of land within the City's planning area. A policy of annexation is consistent with growth goals of the City that encourage development within incorporated areas where infrastructure and services are available to serve new development. Expansion of infrastructure such as roadways and sewer is expensive and adds to the cost of new housing. Opportunities for affordable housing are greater where costs of infrastructure expansion is limited. 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 land zoned for multi -family units in the RM and RMH zones. Higher density residential uses may also be found within SP (Specific Plan) and the CTC (Commercial Town Center) zoning categories. Zoning regulations for November 2001 Page H-65 City / Santa / it/ u w\Housing Element SP and the CTC allow up to 50 units per acre where these zones are located within the Valley Center. As discussed earlier, the General Plan identifies a Valley Center to act as a focal point for the Santa Clarita Valley. The concept focuses on providing uses and activities that are best suited to a regional level and will support the community centers of Valencia, Newhall, Canyon Country, and Saugus. The Valley Center concept envisions more intensive uses and densities to be located in the central area of the City, with lesser densities and intensities provided in outlying areas. The City recently approved the Town Center West project in the CTC zone. This project was a mixed-use project that included a total of 343 multiple family units on 8 acres, which represents a density of approximately 43 dwelling units an acre. This project clearly demonstrates the City's willingness to allow multiple family housing in the Valley Center at densities that can produce affordable housing. 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, in 1999 the median family income was estimated at $51,300. Table H-14 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. In 1990, the latest available Census data, 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 as shown on Table H-7 and discussed previously in the low income housing narrative. However, increases in housing prices since mid-1996 appear to have reduced the number of units affordable to low income categories. Resale housing prices and rents in older residential properties would most likely be less than costs for new housing. Households in the very low- and low-income range could have difficulty in obtaining affordable housing, although rental housing affordable to these households is available within the city. 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 1,256 units for very low income households and 941 units for low income households. The affordability information contained in Table H-12 (1998 All Incomes Housing Problems) indicates that rental units need to be produced for very low- and low- income households. November 2001 Page H-66 City of Santa Clarity Housing Element As previously discussed, rental units have been. primarily built in the RM, RMH, CTC and SP zones. The City's density bonus program will also likely result in the production of additional affordable rental units within these zones. Historical information of City planning approvals shows that only proposed affordable housing developments receiving density bonuses and other assistance from the City produced new housing affordable to very low income residents. However, with a potential of over 7,500 units that could be multi -family rental units (potential within RM and RMH zones) and with the a potential of 9,375 units that could be affordable with granting of a density bonus and 12,000 units that could be affordable with a double density bonus, it is considered reasonable that a sufficient number of rental units to meet the regional need could be produced with rents affordable to low-income households. One project alone, Bouquet Seniors produced 264 low and very -low income senior units. In addition, there may be opportunities for additional units beyond those shown on Table H-33 in the Panhandle. The VC Overlay allows units up to a maximum of 50 dwelling units an acre. However, the potential number of dwelling units shown on Table H-33 for the Panhandle area was calculated using 25 dwelling units an acre. This was due to the fact that a portion of the Panhandle area is located in a Significant Ecological Area (SEA). There are areas, however, where opportunities would exist for densities up to the 50 dwelling units an acre. .r The rental rates for newer apartments in the City indicate that rental assistance will probably be needed to make rental units affordable to very low-income families. In an effort to address the need for low and very low income housing, Housing Element Programs 3.h and 31 will study the feasibility of establishing both an inclusionary development ordinance and an affordable housing fund. Production of higher density, multi -family 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 North Valencia Specific Plan, 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 affordable. It is expected that the very low- and low-income categories are where a subsidy will be needed. A sufficient number of units can be produced to meet the housing needs of these income levels, but a subsidy, such as Section 8 Rental Assistance, may be necessary to accommodate these income groups. The City recognizes that it has very little existing housing available at rental rates affordable to the very low income category. An effort will be made by the City to make existing housing more affordable and to concentrate on developing new housing at rates affordable to the very low income level. Several of the Housing Element programs including lb. 3a, 3b. 3d. 3e, 4g, and 5a may be utilized to achieve these goals. Page H-67 Noven:ber2001 City of Santa Chu*a Housing Element In summary, within the City the capability emits to produce sufficient future housing units and at the appropriate income levels. This is shown through the land inventory, citing of specific housing projects with their anticipated sales and rental rates, the local practice of constructing condominium units to be rented as conventional apartments and, where necessary, use of rental assistance as a subsidy to assist the lower income groups. Noveneber2001 Page H-68 z 0 � o E- co ai F Cd 8° W m b q �++ eo lo C d D d A � q o cc LO coi" PC `14 o $ o M c a0 Q7 0 of O ,..; O o 0 0 o o r+ 0 o C as E PC a C CQoo�"Io��min cncir in�mc�.+ '+ ccmLa cpm R4 I p eegg ap q ci i LO cq ow n i C4o°°i unm cq .o-4 'M" coo z3 p *m o •w o a U De o '� D CU CU Q+ a Pp a' ^ abi 04 a � azzcPamwax p.,csco3xx z m PC q.cli 0 F�1 as log a ko PE N o All toh �y N C rl kO H o W I N I a �I N m cq m 00 14 a � �ci��'� E�, Rp U c Nk'N Cj o oci m �t-00 z d aF M �g v1 v A O•SAYi•Q•' i A 4 N i City of Santa Clarita Housing Element VII. CONSTRAINTS ON HOUSING (65588a 4 & 5) There are governmental and non-governmental constraints to the development of housing in Santa Clarita. Housing constraints result in higher housing costs or limited development that discourages affordable housing projects. Constraints to housing production have more impact on households with lower incomes and special needs because they often cannot afford market -rate housing. By identifying the constraints to housing development, the City will be able to develop programs to counteract their negative effects on housing or to eliminate them. Affordable housing is more difficult to develop than market -rate housing because of the lower profit margin of projects of this nature. The limited availability of federal and state subsidy funds also serves to hinder the provision of housing for low income groups. It is much more expensive to modify older units for ramps, widened doorways, elevator shafts, and other design features for handicap access. Fees charged, processing time, development standards and local planning policies and ordinances do not negatively affect housing construction in Santa Clarita. A. Government Constraints Governmental constraints are posed by local ordinances or practices which lengthen the time it takes to construct housing projects, add building costs which in turn increase rents, leases, or units sales prices, or discourage the development of affordable housing. 1. Land Use Controls The City of Santa Clarita adopted its first the Unified Development Code (UDC) in 1992. Prior to development of the UDC, the City used the 1987 Los Angeles County subdivision and zoning code to regulate land uses within the City. The UDC consists of four sections: Subdivision, General Procedures, Zoning and Grading. The City has adopted many land use control ordinances such as an oak tree ordinance, hillside and ridgeline preservation ordinance, density bonus ordinance and the gate ordinance that are included as part of the UDC. Periodically the City reviews the UDC and makes housekeeping revisions to ensure that document reflects current state laws. 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 November 2001 Page H-71 �- City of Santa Clarita Housing Element home occupations. Land use within the Santa Clarita Valley planning area outside the incorporated limits of the City are governed by County land use provisions. Under both the City and 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 seven residential designations, a specific plan and a commercial town center designation with a Valley Center overlay that provide for development of a variety of housing types in the City. Certain other residential uses such as mobilehome parks, college dormitories and assisted living quarters may be located on land designated for other uses such as commercial and private education. The permitted density ranges from less than 0.5 units per acre to 50 units per acre as shown in Table H-34. The City's Land Use Element and UDC set a range of allowable density for each residential zoning category. The mid -point for each range has been 'set as the maximum development threshold for each zoning category, except for projects where density bonus provisions for very low income, low income and senior affordable housing or for amenities apply as previously noted. The mid -point density was established to ensure that the expectation of development matched the General Plan for development. Densities beyond the mid -point may be permitted provided that substantial community benefits, resources, and amenities are incorporated as part of the overall concept and development proposals. The Valley Center overlay is one area where this concept is encouraged. The General Plan Land Use Element establishes a permitted density of up to 50 dwelling units an acre without regard to the mid -point density in the Valley Center to encourage more intense development in the what is considered the center of the City. 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. November 2001 Page H- 72 A e4 yAnre c,� i A Ci!2 of Santa Clarita Housing Element frH i� y. fi Residential Designations and Density City of Santa Clarita Table H-34 Residential Zone Density Range (Units per Acre) Residential Estate (RE) 0-0.5 Residential Very Low (RVQ 0.5-1.0 Residential Low.(RL) 1.1-3.3 Residential Suburban (RS) 3.4-6.6 Residential Moderate (RM) 6.7-15.0 Residential Medium High (RMH) 15.1-25.0 Residential High (RH) 25.1-32 Valley Center Overlay (including Commercial Town Center) (VC (CTC)) Up to 50.0 Specific Plan (SP) Varies by Specific Plaa, Uo0 Dource: liity of .7'anLa lilanLe Lanu voc rueweuL, Aaae. Residential Development Standards City of Santa Clarita Table H-35 RE RVL I RL RS RM RMH RH Net lot area (insquare feet)' 40 000 40,000 20,000 5 000 5,000 5,000 5,000 Lot width 100 100 75 50 50 50 50 Cul-de-saclknuckle lot width 40 40 40 40 40 40 40 Front yard setback 20 20 20 20 20 20 20 Side yard setback' 5 5 5 5 5 5 5 Side yard setback reverse 20 20 20 20 20 20 20 comer lot Rear Yard Setback 15 15 15 15 15 15 15 Maximum height of main 35 35 35 35 35 35 35 structure Maximum height of accessory 35 35 35 15 15 15 15 structure' Distance between main 10 10 10 10 10 10 10 structures Distance between main and 6 6 6 6 6 6 6 accessory structures 'Duce: v1Ly 0I Daaw vIaraw vino.. uo. a..--------- The ..------- The minimum lot size in the RE zone is 2 gross acres November 2001 Page H-73 V � City of Santa Clarita'j , usingElement U100110 ONES 2 Side yard setbacks shall be five feet on each ride with the exception of "zero lot line" developments where the setbacks shall be 0 and 10 feet. 3 Buildings and structures exceeding two stories or 35 feet in height, whichever is more restrictive, shall require approval of a conditional use permit Residential Parking Requirements City of Santa Clarita Table H-36 Single Family Residential 2 fully enclosed parking spaces in a garage having minimum interior dimensions of 20 feet by 20 feet Multi -family Residential 1) All required parking spaces for apartment houses shall be standard size 2) Guest parking spaces shall be provided for apartment houses containing more than four units at a ratio of one standard parking space for two dwelling units and marked as guest parking only 3) At least one accessible parking space shall be assigned to each dwelling unit Studio 1.6 enclosed arking ark'spaces per unit 1 Bedroom 1.75 enclosed par ' spaces per unit 2 or more Bedrooms 2 enclosed parking spaces per unit Mobilehome Parks Every mobilehome site shall have two standard automobile parking spaces. If developed tandem, the apace shall be a minimum of 8 feet wide and a total of 36 feet long. Guest parking spaces shall be provided at the ratio of one standard size automobile parking space for each four mobilehome sites. Required spaces may be covered or uncovered. Senior Citizen/Disabled Person Housing % parking space for each dwelling unit and the following: a. The parking may be covered or uncovered; if uncovered, the screening must conform with City code b. A deed restriction, covenant or similar document shall be recorded to assure that the occupancy of the units are restricted to senior citizens or handicapped persons. c. A plot plan shall be submitted and approved by the Director in accordance with the Code. Souce: wiry of tianra uianca umneu tueveiopmenc �v November 2001 Page H•74 Ae ®AniAC��i A 4 � City of Santa Clarita Housing dI OWES Tandem and compact parking spaces shall not count as required parking for a dwelling unit and shall not be allowed unless they are in addition to the required number of spaces The City's Unified Development Code (UDC) establishes the development standards for residential development by zone as shown on Table -35. In the past, the City s land use regulations have accommodated a wide range of housing in the City. They have not constrained new housing at densities necessary for affordability, and they are consistent with those of surrounding jurisdictions. The City allows flexible development standards through the Planned Development or Specific Plan process. Most large new development projects in the City are expected to be built through the Specific Plan process. Since 1998, a total of 3,900 units have been approved in two Specific Plans and another 2,911 units have been proposed as part of another Specific Plan. This represents approximately 70% of all residential units approved in the City since 1998. For projects without a PD or SP Overlay, the standards are not restrictive or out of the ordinary for other cities in the area. While the UDC establishes a maximum height limit of 35 feet for all residential zones, which may make it more„difficult to develop a site at higher densities, there is a provision that allows buildings to exceed 35 feet with a Conditional Use Permit. The parking requirement is the only regulation that is not flexible in the PD or SP zone. The parking requirement for single family dwellings is two covered spaces, which is the standard . in California. For multi -family units, the parking requirement for a one -bedroom unit is 1.75 while the parking requirement for a two or more bedroom unit is 2 spaces. This parking requirement will more likely encourage larger units since the different between a 1 -bedroom unit and 2 or more bedrooms is only .25. Parking for senior citizen and disabled persons projects is only 1/2 parking space per unit, which would be considered low and offer no constraints to the construction of the units. There are six residential designations, which provide for the development of a variety of housing 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-37. November 2001 Page H-75 Ao •ApTA C17i A V > HousingCity of Santa Clarita Element Residential Designations and Density Los Angeles County Table H-37 Residential Zone Density Range (Units per Acre) Nonurban 1 0-0.5 Nonurban 2 0.5-1.0 Urban 1 1.1-3.3 Urban 2 3.4-6.6 Urban 3 6.7-15.0 Urban 4 15.1-50.00 Source: Santa Clanta Valley Areawlde Ueneral ries, uounry or i os Angeles. Iasi. The UDC includes development standards that affect the maximum density of multi- family residential units. These development standards include: C• Densities above the maximum permitted density as a density, bonus for affordable housing with an opportunity for additional density where these 71 projects include recreational and other amenities. t 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. d• Requirements for trash recycling areas and recreational facilities, however, these are not anticipated to affect maximum possible densities. C• Hillside Ordinance that limits densities in area with topography constraints. t• Oak Tree Preservation Ordinance that limits areas for development to ensure that oak trees are protected and preserved. C• Significant Ecological Area designations that limit areas for development and require biology studies. t• National Pollutant Discharge and Elimination System (NPDES) storm water requirements that may affect developable area due to requirements for storm water retention. i• Standard Urban Storm Water Mitigation Plans that will affect developable area due to requirements for developments to retain a specified numerical limit of rainwater at every precipitation event. November 2001 Page H-76 A A City of Santa Clarita Housing Element V Under the County land use provisions, the residential planned development zone allows flexible standards of development for hillsides and other natural scenic areas. 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. 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. In accordance with state law, the City shall provide at least one non-financial incentive or concession, such as a reduction in site development standards or a modification of zoning code requirements, to encourage affordable housing density bonus projects. No findings of significant community benefit are required to receive an affordable housing density bonus where the project meets the minimum affordability requirements per state law, the project density is consistent with zoning, adequate infrastructure exists to serve the site, and no more than one non- financial incentive or concession is requested by the developer, or where such findings are waived by the approving body. The City has adopted an affordable housing policy which supports these state requirements. For very low income, low income, and senior affordable housing density bonus projects, a fee waiver or fee reductions may be granted where the approving body makes a finding that the project provides significant community benefits. However, other concessions such as reductions in parking standards may be obtained without a significant community benefit finding. Where findings are made that adequate services exist, the project provides significant community benefits, and higher densities would be appropriate for the site, the base density for affordable.housing density bonus projects may increase to 35 DU/ac in RM, RMH, RH and appropriate specific plan zones or up to 50 DU/ac within the Valley Center overlay area. As mentioned earlier, the mid -point development threshold will not impact the City's ability to accommodate the regional share need for lower-income households because the mid -point density can be exceeded if the project provides substantial community benefit and the provision of affordable housing in the community would be seen as a substantial community benefit. In addition, low and very low income and senior citizen projects may exceed the mid -point density established in the General Plan. The City also offers an amenities density bonus in zones RM, RMH, RH, Valley Center overlay and in appropriate specific plan zones designated for multiple family uses with approval of a conditional use permit (CUP). The CUP process requires an applicant to receive approval from the Planning Commission through the public hearing process, whose decision may be appealed by any interested party to the City Council. The average time to process a CUP through the Planning Commission is approximately 6 to 8 months. This does not include the time required for any appeal November 2001 Page H-77 A �®LRTA Q•* i �y i Citv of Santa / / :1Housing Element filed with the City Council. The requirement for a CUP does not necessarily add significant additional processing time to affordable housing projects as most of the time required represents staff review time and would be similar to the time required for a Planning Director approval. In addition, affordable housing projects are eligible for an expedited review process. The purpose of an amenities density bonus is to encourage affordable housing projects which provide significant community benefits beyond the minimum required by the development code. In order to receive an amenities density bonus, the approving body must make a finding that the project provides a significant community benefit. The amenity density bonus allows up to a 25% density bonus above the mid -point of the density range for housing projects providing additional amenities such as on-site child care centers. The City's Unified Development Code identifies amenities which may be considered a significant community benefit and make a project eligible for consideration for an amenity density bonus. An amenity density bonus may be given in addition to the state density bonus where appropriate findings are made. 2. Codes and Enforcement (Local Amendment to the UBC, Degree or Type of Enforcement) Santa Clarita uses the 1998 California Building Code, 1998 California Plumbing Code, 1997 Uniform Fire Code, the 1996 National Electric Code, the 1998 California Mechanical Code, and Title 24 of the State Energy/Insulation Regulations in evaluating building plans. These codes help preserve public health and safety and ensure the construction of safe and decent housing. They are not considered constraints to housing development. S. On/Off-site Improvements (Infrastructure Requirements, Street and Circulation Improvements) To meet future housing need, development of potential residential sites must be coordinated with the development of public infrastructure, such as water and sewer systems, roads and bikeways. 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. 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. November 2001 Page H-78 i• ®FYfL C,• r a y � Y City of Santa Clarita Housing t . �e maoet Site improvement requirements should remain the same for the development of housing for all income levels. Both the City and the County development codes require the following improvements 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 or the County's Subdivision Ordinance. ❖ 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 4. Fees and Exactions (Permit Fees & Land Dedication or Other Requirements Imposed on Developers) In order to defray the costs of processing city applications, the City has a fee schedule for different permits as provided in Table H-38. Aside from development review fees, residential projects involve the payment of other city fees. Building permits and plan check fees are based on building valuation per square foot. Bridge and thoroughfare district fees are based upon the type and size of the proposed use. Fees for remodeling and rehabilitation work are also assessed which increase rehabilitation costs beyond the ability of low income households to pay. The City of Palmdale is the only neighboring incorporated jurisdiction which has similar characteristics as developing Santa Clarita. Santa Clarita fees are similar to those exacted by the City of Palmdale. Santa Clarita fees do not have a negative effect on the favorable building climate in the Valley. November 2001 Page H-79 q Ota Yq C, �y Y I Ci!j of Santa Clarita, ---_Housing Element City Entitlement Processing Fees Table H-38 Adjustment (minor variance) $750 pera lication Annexation $12,000 deposit to be used for staff hours and any State or LAFCO fees Appeal of Planning Commission Decision To Planning Commission To City Council Within 500 feet of project $1,395 $1,415 50% of cost for appeal to City Council Architectural Design Review $545 per application Certificate of Compliance Engmeering Conditional Use Permit $7,050 pera lication Condominium Conversion Review. $13 per unit Development Agreement Review $11,100 deposit to be used for staff hours, attorney costs or contract costs Development Review (Site Plan Review) $1,610 per application Final Occupancy Review " En ' eerin General Plan Amendment $10,000 deposit to be used for staff hours Hillside Development Review $1,555 pera lication Home Occupation Permit $30 pera lication Landscape Plan Review $360 pera lication Lot Line Adjustment Engineering Minor Use Permit $1,500 pere lication Mitigation Monitoring Varies staff charges Nonconforming Use/Structure Review $835 per structure Oak Tree Permit- Trimming $75 (plus staff charges for the Oak Tree Specialist for all time over 1 hour) Oak Tree Permit- Removal/Encroachment/ Retroactive Trimming (1-3) $415 (plus staff charges for the Oak Tree Specialist for all time over 1 hour) Oak Tree Permit-Removal/Encroachment/ Retroactive Trimming (4+) $1,145 (plus staff charges for the Oak Tree Specialist for all time over 1 hour) Preliminary Plea "One Stop" Review $550 per application — fee credited toward other processing fee if project goes forward Sign Review $566 pera lication Sign Variance $485 pera lication Temporary Use Permit $485 pera lication Tentative Parcel Ma $9,000 per application Tentative Parcel Map Revision 30% of map processingfee November 2002 Page H-80 City of Santa Clarita Housing Element _ Tentative Tract Map 1-10 lots 11-25 lots 26-50 lots 51 + lots $9,070 $9,070 + $80/lot $9,070 + $80/lot $9,070 + $60/lot Tentative Tract Map Revision 30% of map processing fee Development Extension Review $110 per application Variance $3,910 per application Zone Change $12,300 deposit to be used for staff hours Initial Environmental Impact Review $1,200 per application Environmental Impact Report $25,000 deposit to be used for staff hours Bridge and Major Thoroughfare fees are required for all residential, commercial, and industrial developments. The fee is used to fund road infrastructure needed throughout the City. Bridge and Thoroughfare fees can be paid at the time of map recordation, building permit issuance, or grading permit issuance. Included below is a table listing the Bridge and Thoroughfare rates and the factors and calculations for the various uses. City of Santa Clarita Bridge and Major Thoroughfare Fee Rates Table H-39 District Rate Bouquet Canyon $10,000 East Side $10 000 Via Princessa $10,000 Valencia $10,000 November2001 Page u-nl 9 p/.pTA Q! M1 •i A V fCity of Santa Clarita HousingElement City of Santa Clarita Bridge and Major Thoroughfare Fees Factors and Calculations Table H-40 Development Unit $2,390 Factor Single Family (RE, RVL, RL, Per Unit 1.0 RS) $1,285 Townhouse (RM) Per Unit 0.8 Apartment (RMH, RH) Per Unit 0.7 Commercial Per Gross Acre 5.0 Industry I Per Gross Acre 1 3.0 Example: a. Apartment complex (60 units) in Valencia District = (UNITS x FACTOR a RATE) Fee to be collected = 60 x 0.7 x $10,120 = $425,040 b. Shopping Center (7 acres) in East Side District = (ACRES x FACTOR x RATE) Fee to be collected = 7 x 5 x $10,000 = $350,000 Beginning February 15, 2001, the City of Santa Clarita was required by the Regional Water Quality Control Board (RWQCB) to begin enforcement of the Standard Urban Storm Water Mitigation Plan (SUSMP). According to the checklist, all subdivisions of ten lots or more and single family residences located on hillsides are required to complete a SUSMP which prevents untreated storm water runoff from entering the storm drain channels and eventually draining to the ocean. The SUSMP additionally mandates that all projects requiring a SUSMP must treat or retain the first 0.75 inches of storm water runoff at every rain event. Developers have an option of utilizing a variety of methods in collecting or treating runoff including grass swales, retention basins, and filter units. The costs associated with the SUSMP can vary and maintenance of the treatment or retention device must continue throughout the life of the project. The following table reflects the possible fees associated with review of a SUSMP and the City's responsibility to inspect each device annually. These fees are not currently in effect, but may be required during the life of this current housing element. City of Santa Clarita Standard Urban Storm Water Mitigation Plan Review H-41 Project Description Fee' 10-99 lot subdivision $2,390 100 + lot subdivision $2,785 100,000 square foot commercial development $2,280 Single family residence on hillside $1,285 "Fees have not been approved by City Council, however a fee could be incurred for SUSMP review by 2005 November 2001 Page H-82 saraie ce w �1 V t � CifZ of Santa Clarita 5y y Y � "Mwa..flws".i� City of Santa Clarita Standard Urban Storm Water Mitigation Device Inspection H-42 Project Description Fee' 10-99 lot subdivision $660 100 + lot subdivision $775 100,000 square foot commercial development $375 Single family residence on hillside $350 *Fees have not been approved by City Council, however a fee could be incurred for SUBMP review by 2006 According to City of Santa Clarita Unified Development Code, at the time of approval of the tentative tract map, tentative parcel map, or vesting map, the Planning Commission shall determine the land required for dedication, in lieu fee payment, • or combination of both. As a condition of approval of a final map, the subdivider shall dedicate land, pay a fee in lieu thereof, or both, at the option of the City, for neighborhood and community park or recreational purposes. Hoyvever, only payment of fees shall be required in subdivisions of fifty (50) or fewer parcels, except that when a condominium project, stock cooperative or a community apartment project exceeds fifty (50) dwelling units, dedication of land may be required notwithstanding that the number of parcels may be less than fifty. The land in lieu requirements and fee calculation are included in the table below. Additionally, an example is included demonstrating how the fee is calculated. Land In Lieu Requirements and Fee Calculation H-43 x 3 acres= minimum acreage dedication DU x Population x 3 acres x FMV = subtotal x 615 = in lieu fee DU 1,000 people Buildable acre November 2001 Page H-83 Cit of Santa Clarita .�) Housing Element Project Housing Density/ 8 acres FXV Sub Total 20% Off Site In Lieu Name Units Triplex per 1000 per unit Fo lex bn rovements Fee Sample 350 -Dwelling 3.083 0.003 $541,216 $1,751,997 $350,399 $2,102,397 Total 1079 Density Total Acres 3.23715 Due With Park 2.26601 $1,226,398 $245,280 $1,471,678 Credit Total Fees Due With Credit = $1,471,678 Total Fees Due Without Credit = $2,102,397 In addition to the park fees noted above, other development fees include water and sewer connection charges and school impact fees. These fees are typical fees for cities in northern Los Angeles County and while they add to the cost of housing, they are needed to pay for the cost of providing the services and are determined by the agency or district. The William S. Hart District school district impact fees are $8,735.09 for each single family unit and $3,893.49 for each multi -family unit. For sewer and water services, the Los Angeles County Sanitation District and the Castaic Lake Water Agency serve the City. The water fees are divided into high end and low end, which represent how close the development is to the water source. City of Santa Clarita Los Angeles County Sanitation District Fees Table H-44 Housing a Fee Single Family Unit $2,330 per unit Duplex $2,796 per unit Triplex $4,194 per unit Fo lex $5,592 per unit Condominium $1,748 per unit Multi -family over 5 units $1398 per unit November 2001 Page H-84 t®}31Tq Ct M1O Y, A V X".. City I Santa I I I City of Santa Clarita Castaic Lake Water Agency Fees Table H•45 Housin a High End Low End Single Family up to 3 bedrooms on 6,000 sq. ft. lot $5,576 $4,711 Each additional bedroom $558 $471 Each additional 1,000 sq. ft. of flat landscaping $1,015 $857 Each additional 1,000 sq. ft. of slope landscaping $434 $366 Lots over an acre Determined after review Determined after review Multi -family with 2 bedrooms $2,807 $2,371 Each additional bedroom $558 $471 . One Bedroom or studio $2 249 1 $1,900 5. Processing & Permit Procedures (Processing Times and Approval Procedures) All residential project applications are reviewed by the City of Santa Clarita, Planning and Building Services Department for compliance with the Zoning Ordinance, the General Plan, and other codes. In 1994 the City initiated a One -Stop process where a prospective developer is able to submit a project to receive preliminary comments from the City and other approval agencies prior to submitting a formal entitlement application. The One -Stop has a low fee and its purpose is to identify project issues and feasibility before a substantial investment is made in project design. A One -Stop review takes approximately four to six weeks to complete and an applicant is provided written comments concerning the project. If an entitlement request is filed following the One -Stop review, the One -Stop fees are applied toward the cost of the entitlement request. The One -Stop process has been helpful in eliminating infeasible development and in providing design guidance that has aided in reducing unanticipated project costs, time delays and expenses from redesigns and in reducing the amount of staff review time. For residential projects requiring Planning Commission approval, preliminary reviews are completed in approximately four to six weeks. Public hearings are scheduled before the Planning Commission. Approval takes approximately six months. Environmental review is done concurrently and may add six months to one year to processing times depending on the type of environmental document prepared and the complexity of the issues considered. November 2001 Page H-85 City of Santa Clarita .�1 Housing Element Once Planning approvals are received, project plans are then submitted to the Building and Safety Division for plan check which takes about 3 to 6 weeks. The building plans are returned to the applicant for revision and the procurement of needed permits from the Fire Department, Health Department, School District, Water District, Sewer District, and other pertinent agencies. Resubmittal of the plans and necessary permits to the Building and Safety Division will be necessary to obtain the building permit. Occupancy permits are given after structures have been inspected and found to comply with the approved plans and other structural requirements. Permit fees and processing times discourage construction by increasing the time and costs associated with gaining development approval. Subdivision approval, sewer permits, occupancy permits and other required permits from the City and the County extend processing periods from at least six months to one year. City review process time does not vary for single-family residential and multiple - family residential projects. Rather, the processing time is dependent on the proposed complexity and planning issues more than project type. One factor that may influence the public approval process for residential projects is public input from neighbors who do not favor additional development in their neighborhood, particularly affordable housing developments. A not -in -my -backyard (NIMBY) attitude frequently modifies, delays or stops residential projects, particularly when NIMBY opposition is well organized. 6. Public Services Constraints To meet future housing needs, development of potential residential sites must be coordinated with the development of public services including schools and parks. The Public Services, Facilities, and Utilities Element outlines programs for development of public services in the City. 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. The amount of school mitigation fees charged by the City are consistent with those set by state law. The larger developments in the Santa Clarita Valley include negotiated school agreements that exceed the minimums required by state law,, Even with state fees and development agreements, overcrowding in valley schools continues to worsen. 7. Other Governmental Constraints Other governmental constraints may exist that affect the ability of the City to encourage affordable housing. An example of such constraints may be new federal November 2001 Page 5--86 Q)"1111 City of Santa ClaritaHousino Element regulations related to critical habitat for endangered species that may impact the amount of open space available for development. B. Non-governmental Constraints Non-governmental constraints are factors which limits the development of housing in the City due to environmental or physical characteristics, social, or economic factors that discourage housing construction. 1. Availability of Financing Construction loans for the development of housing have interest rates ranging from 10 to 12 percent. Rates affect market rents for multi -family projects and housing costs. High interest rates could slow down construction activities and increase housing costs. Data from local lenders show that mortgage loan rates currently range from 7 to 8 percent plus 2 points for a fixed rage 30 -year loan; 6 to 7 percent plus points for variable interest rate. Interest rates have varied over the last several years, however, they remain below the 10 percent mortgage loan rates in effect in the late 1980s. Reductions in the interest rate reduces potential monthly mortgage payments, thereby increasing the number of households who qualify to buy a home. The local lending rates are not unusual for the Santa Clarita and Antelope Valleys. Financing is generally available for new and existing home purchases. Redlining was not indicated when financing availability was researched through the Home Mortgage Disclosure Act or the Community Reinvestment Act sources. However, as funding becomes more scarce, caution should be taken to ensure that available funds are not solely distributed to new housing opportunities, but also are distributed to existing communities in Santa Clarita. 2. Price of Land Land prices make up 10 to 30 percent of housing costs. Land in some areas cost more :than others due to the availability of services, easy access, neighborhood quality, distance to business centers and commercial areas, and other physical characteristics.. Land prices in Santa Clarita vary depending on location and existing development constraints. Vacant land within the City is more expensive than vacant land in areas further out. Development constraints such as steep slopes, soil quality, and accessibility affect land prices in the City. Other factors influencing prices include view potential, availability of public utilities and services, and neighborhood quality. Data from local realtors show that prices for vacant land range from $85,000 per lot November 2001 Page H-87 .. City of Santa Clarita -J Housing Element 1 in outlying areas up to 1.3 million per acre for land near the City center and freeway. Higher -priced lots are found within the Valencia and Sand Canyon communities because of the type of development in these areas. Land within rural communities and. areas with.poor soils and without existing public services are cheaper and in lesser demand. 3. Cost of Construction Construction costs make up a large percent of housing costs. Rising energy and labor costs have resulted in proportionate increases in construction costs. With higher costs come higher rents and housing prices and the lower feasibility of building lower income housing. Residential construction costs in the Santa Clarita Valley are currently between $80 per square foot to $100 per square foot. This makes construction costs for a typical house with approximately 2,000 square feet range from $160,000 to $200,000. 4. Environmental Characteristics The natural environment influences housing location. The planning area is traversed by the San Gabriel and other earthquake faults, features flood plains, dry brush, and steep slopes which present hazards due to ground rupture, wildfire, landslides, liquefaction, and flooding. These areas are not appropriate for high- density uses and residential development because they risk public safety and welfare. A significant portion of the City is affected by a brownfield that is currently under the jurisdiction of the Department of Toxic Substances Control and is undergoing clean-up efforts. No development should be allowed in identified hazard zones where hazards have not been mitigated. It is estimated that environmental hazards limit development on approximately 20 percent of the Santa Clarita Valley planning area. 8. Housing Discrimination Equal access to housing can be hampered by housing discrimination. There are tenant -landlord problems relating to race or age discrimination, rent and rent increase, eviction, deposits, and other issues which make it difficult for all households to find and keep affordable housing. Redlining by leading institutions and disapproval of loans to poor neighborhoods result in mortgage or rehabilitation loan -deficient areas. It will foster the continued decline of poor neighborhoods. VIII. QUANTIFIED OBJECTIVES (65883 b) The City's quantified objectives for the period January 1, 1998 through June 30, III 2005 are identified in Table H-39. This represents the period covered by this Housing Element Update. November 2001 Page H-88 City of Santa ClaritaQ')"F Housing' Element _ Under Goal 3 (Affordable Housing) in the Housing Element, there are nine programs listed to assist the City in meeting the quantified objectives shown in Table H-37. There are no units shown under units to conserve because there are no known units at risk of conversion during the first five-year timeframe covered by this Housing Element. However, programs to conserve units at risk are identified elsewhere in this document. The following sections describe the quantified objectives. A. Constructed The total units constructed, 5,481 represents the total number of new units the City actually anticipates will be constructed and available for occupancy from January 1, 1998 through June 30, 2005. This number is based on a total of units (identified in Table H-33) which are presently approved by the City with the exception of the Porta Bella Specific Plan area which is currently undergoing brownfield clean-up. 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 106 units of very low-income and 158 units of low-income housing have been committed by local developers and are part of the Bouquet Senior project that has been granted a density bonus and waiver of certain development standards. It was assumed that higher density apartments associated with the build out of the North Valencia and North Valencia No. 2 Specific Plans would be affordable to those with moderate incomes and represent an additional 600 units. No other indication exists that these projects plan to allocate a portion of their units to low income levels. The City can also utilize several programs in the Housing Element, particularly programs l.a, l.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. Page H-89 November 2001 Quantified Objectives January 1,1998 -June 30, 2005 City of Santa Clarita Table H-46 Income Level Units Units Constructed Rehabilitated Units Conserved Very Low 106 210 0 Low 158 430 0 Moderate 600 120 0 High 4,617 0 0 Total 5,481 760 0 Under Goal 3 (Affordable Housing) in the Housing Element, there are nine programs listed to assist the City in meeting the quantified objectives shown in Table H-37. There are no units shown under units to conserve because there are no known units at risk of conversion during the first five-year timeframe covered by this Housing Element. However, programs to conserve units at risk are identified elsewhere in this document. The following sections describe the quantified objectives. A. Constructed The total units constructed, 5,481 represents the total number of new units the City actually anticipates will be constructed and available for occupancy from January 1, 1998 through June 30, 2005. This number is based on a total of units (identified in Table H-33) which are presently approved by the City with the exception of the Porta Bella Specific Plan area which is currently undergoing brownfield clean-up. 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 106 units of very low-income and 158 units of low-income housing have been committed by local developers and are part of the Bouquet Senior project that has been granted a density bonus and waiver of certain development standards. It was assumed that higher density apartments associated with the build out of the North Valencia and North Valencia No. 2 Specific Plans would be affordable to those with moderate incomes and represent an additional 600 units. No other indication exists that these projects plan to allocate a portion of their units to low income levels. The City can also utilize several programs in the Housing Element, particularly programs l.a, l.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. Page H-89 November 2001 a G,.ATA Gf M1 'i C#y of Santa !7rita :)f» Iusin IElememt /yv \ YS ��rhti B. Rehabilitated (by Income Level) The 760 units to be rehabilitated represent the actual number of units anticipated to receive rehabilitation funds through Community Development Block Grant (CDBG) funds for the fiscal years 1998 through 2005 in two 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 that assumes 80 units will be rehabilitated each year, and (2) Single Family Residential Rehabilitation Loan Program, that assumes five single family residential units will be purchased and rehabilitated each year by low and moderate income residents. According to information received from the CDBG program, approximately one-third of the clients served through the Handyworker Program are very low income elderly and single parent households. This percentage was used to anticipate the number of very low and low income people served by this program over an eight year period. C. Conserved Conservation entails the maintenance and protection of existing affordable housing units for residential use without actual physical rehabilitation. Because of the new development in the city, there has been little pressure to convert existing housing to different use of tenure types. The City has initiated the conservation of mobile homes to clearly indicate that the mobile home subdivision developments and parks should remain. It is anticipated that most mobile home units will be conserved. There are no known at risk units within the City that are due to expire by June 30, 2005, the end of the current Housing Element Update period. It is possible that a situation may arise that may threaten existing affordable housing stock that is not subject to affordability restrictions, such as the conversion of mobilehome parks. For this reason, a conservation program is detailed in the at risk of conversions. November 2001 Page 5--90 City of Santa ClaritaQZ1111I j Housing Element IX. HOUSING GOALS, POLICIES AND PROGRAMS The following goals, policies, and programs have been developed to address the housing needs identified in the City of Santa Clarita. The goals, policies, and programs represent the efforts of numerous groups and individuals including the General Plan Advisory Committee (GPAC) that developed the City's first Housing Element in 1991, service agencies and individuals who provided comments during the public meetings and in online surveys prior to the development of the current Housing Update, city staff, the Planning Commission, and the City Council. The goals, policies, and programs were created to provide for the existing and future housing needs of its residents. These efforts are centered on housing adequacy, the availability of affordable housing, maintenance of the existing stock, equal housing opportunities, removal of constraints to housing development, sensitive development, and energy conservation. The City will review, annually, the Housing Element implementation programs. Each year priorities will be established to determine the year's goals and objectives as part of the City's budgeting process and as part of consideration of the City's Consolidated Plan. Where necessary, the City's budget will include necessary expenditures to reflect program implementation and commitment. Related goals and policies in other elements of the General Plan will'be identified to ensure that consistency with the goals and policies of the Housing Element is achieved. The status of the Housing Element implementation programs will be addressed in the annual General Plan implementation review. The law recognizes that housing needs may exceed available resources and the City's ability to satisfy its housing needs. It does not require a City to spend local revenues for the construction of housing, for housing subsidies, or for land acquisition. Santa Clarita intends to explore both private and public funding mechanisms for its housing programs. LOPMENT OF NEW HOUSING GOAL 1: To provide opportunities for the production of a range of new housing in the planning area to meet the needs of all income groups. Policies : 1.1 Implement the land use plan which provides opportunities for the development of a wide variety of new housing types within the City. 1.2 Evaluate development proposals within the unincorporated portions of the planning area to ensure that development is consistent with both the City's and County's land use plan. 1.3 Continue to monitor residential development capacity as provided for _ under the City and County Land Use Elements to ensure that these plans will enable the planning area to meet the housing needs of the future population of the Santa Clarita Valley. Noyen:8er2001 Page H-91 A City of Santa ClaritaV 4'✓ Housing I. ayra�j,�F_ =ice 1.4 Promote the development of compatible mixed use projects in order to create a village concept, with various interacting uses to facilitate the efficient use of facilities and services and to stimulate activity. 1.6 Review and support, as appropriate, programs to increase the supply of housing throughout the region. Give full consideration to the impacts on environmental, market, infrastructure, public services, utilities, human resources, and other factors. 1.6 Develop incentives or other mechanisms to encourage the private sector to provide opportunities for needed quality and creative housing in the City (e.g. loft apartments, commercial/residential mixed uses). 1.7 Promote cooperation among jurisdictions to meet regional housing needs. Programs: La Existing Needs Prioritization r.., Prioritize and fulfill the existing housing needs of the community with incoming housing project applications. The City recognizes affordable housing as a housing priority for the City and has adopted a formal policy for expedited review of affordable housing projects. Affordable housing projects receive one-stop review within three weeks of project submittal and receive priority scheduling for a public hearing immediately following the determination that the project application is complete. The City also has a three-year 2000-2003 Consolidated Plan which identifies housing needs and priorities for the City and annually identifies programs to be undertaken as part of the City's Community Development Block Grant Program to address those housing needs. Housing needs within the Newhall Redevelopment area will be evaluated upon generation of sufficient tax increment to initiate requirements for programming of housing set-aside funds. Financial Resources: Case processing fees, possible grant and redevelopment set -asides. r Responsible Agency: Planning and Building Services Department and Administrative Services Department. November 2001 Page H-92 City of Santa Clarita Housing Element _ i Five Year Otdective: The Consolidated Plan is reviewed annually and the Housing Element is reviewed every five years. It is unlikely that there will be sufficient tax increment set-aside funds to initiate a review of housing • needs within the Newhall Redevelopment area during the period of this Housing Element Update. l.b Flexible Development Standards Encourage the use of Specific Plans and Planned Developments in order to provide flexible development standards, which allow housing development to meet the , needs : of the - community. The Uniform Development Code currently allows for the creation of flexible development standards through the Specific Plan or Planned Development process. Flexible development standards should allow for clustering, and a variety of site design characteristics as appropriate. 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. Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department. Five Year Objective: On going. City staff will identify projects that would benefit from flexible development standards and encourage developers to pursue this option. 1.c Manufactured Housing The City's Unified Development Code was amended in 1995 to permit manufactured housing on lots located in single-family zones with same development standards as the specific single-family zone. The City will inform residents of this option by producing an informational handout. Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department. Page H-93 November 2001 3 Element / Santa / / / i ky a Five Year Oidective: Develop informational handout by December 2002. 1.d Mined -Use Program Add mixed-use development (housing/commercial) as a permitted use in appropriate zones in the City. Develop standards for mixed-use developments. Ensure that each mixed use development provides the necessary open space and parking and adequately buffers residents from any adverse impacts of adjacent commercial development. Where a mixed use development is within V4 mile of an identified transit center such as the Metrolink Station, the development standards shall consider a reduction in parking standards relating to the housing portion of the use in accordance with state laws encouraging congestion management. Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department. Five Year Objective: Create development standards for mixed use developments by March 2003. Le Newhall Infill Site Identification Program Over the past several years, the City has invested significant resources to revitalize the historic community of Old Newhall, a neighborhood identified as a low and moderate income area by the 1990 Census. The effort included the formation of a redevelopment agency, creation of a revitalization master plan, provision of transit services, the construction of a Metrolink station, the creation of community recreation center, reconstruction of City streets and the addition of new sidewalks in one residential neighborhood. One area that has not previously been addressed is the provision of adequate housing for the very low and low- income residents who live in Newhall. There is a need to plan and conduct a parcel inventory that will provide the City with experience and a template to address similar needs in the other areas of the community. Financial Resources: Downtown Rebound Planning Grant Program, General fund planning activities. Responsible Agency: Planning and Building Services Department, Administrative Services Department, Redevelopment Agency. November 2001 Page H-94 I. �T9 ,tNTA CCTV A Elem Citv of Santa ClaritaI4 y Ient 1 4 Five Year Objective. Identify and create an inventory of potential infill sites in Downtown Newhall Redevelopment Area by September 2003. 1.P 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. The City added a narrative encouraging transit - oriented development during the 1997 Circulation Element Amendment, however, standards to implement this activity have not been identified in the UDC at this time. Financial Resources: Case processing fees and general fund planning activities. s Responsible Agency: Planning and Building Services Department. Five Year Objective: Create specialty housing zone by December 2003. Lg Emergency Housing The City shall continue to work with local non-profit agencies to fund an emergency homeless shelter. The City has provided a building as well as funding for this service since 1997. The shelter is open from 6:00 p.m. until 8:00 a.m. October through April. Nightly shelter occupancy has averaged between 20 to 25 persons. Shelter services include hot meal, shower facilities and safe and secure sleeping arrangements. Financial Resources: Case processing fees. Responsible Agency: Planning and Building Services Department, Parks, Recreation, and Community Services Department, Administrative Service Department Five Year Objective: 2001-2002: Utilize 10,000 square feet of land at the Santa Clarita Sports Complex for use as a temporary homeless shelter from November 1, 2001 to March 31, 2002. City staff will continue to work with local non-profit agencies to develop a long term solution. November 2001 Page H-95 w ct s�HPA C,'i A City of Santa Clarita Housini Element rY ~ ' I GOAL 2: To identify adequate housing sites appropriately zoned with development standards, and public services and utilities needed to facilitate residential development. Policies: 2.1 Promote methods to enhance the availability of land for residential development within the framework of the land use element, zoning ordinance, and housing element. 2.2 Locate higher density residential development and housing for the elderly in close proximity to public transportation and commercial land uses, and in close proximity to public services and recreational opportunities, and/or target the future provision of such services to accommodate existing or new housing for the elderly. Programs: 2.a Land Use Data Base Develop and implement a computer based land use information and mapping system noting acreage, existing and potential development, and other pertinent information. The City established a GIS Division in 1998 and has been working to coordinate data and land use mapping for use in monitoring and advance planning activities. Financial Resources: NPDES fees, case processing fees. Responsible Agency: Planning and Building Services Department. Five Year OiVective: Planning and GIS will work together to develop and implement a land use database by March 2004. 2.b Publicly Owned Land Use the land use information system to identify vacant publicly -owned land. Evaluate each parcel's suitability for housing while meeting unmet low and moderate income housing needs and promote appropriate development. The City established a GIS Division in 1998 and has been working to coordinate data and land use mapping for use in monitoring and advance planning activities. Data from the 2000 Census will be added to this system once that data becomes available which should aid the City in evaluating sites for housing suitability. November 2001 Page H-96 i F 9t SFtlT4 !!7? A q+ee e?A Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department. Five Year Objective. Complete identification of vacant public -owned land and evaluate suitability for housing by December 2004. 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. The City updates the UDC yearly to make modifications where deemed appropriate. Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department. Five Year Objective: Continue to review the UDC and complete yearly updates. 2.d Site Acquisition Utilize grant funding and redevelopment powers and funds, as available, to identify sites to acquire property for development of affordable housing. Use private developers or nonprofit development corporations to plan, design, construct, and possibly manage the affordable housing units. Financial Resources: Redevelopment Set -Asides. Responsible Agency: Redevelopment Agency, Planning and Building Services Department Five Year Oldective. It is unclear that there will be sufficient tax increment generated during the current planning period to allow for site acquisition for affordable housing. November 2001 Page H-97 IA� 1 Housing Element ff R .n �9 4.giy,.✓p` .. 2.e Conversion of Commercial Structures/Properties Complete a feasibility study to allow adaptive reuse of underutilized commercial structures and properties for residential units. The program will identify commercial areas in the City that may be appropriate for mixed use projects and develop standards to ensure compatibility with surrounding residential neighborhoods. Financial Resources: General fund planning activities Responsible Agency: Planning and Building Services Department Five Year Objective: Complete feasibility study by July 2004. In addition to these programs, the following programs associated with another housing goal will have impact on this goal: Lb Flexible Development Standards 1.c Manufactured Housing Ld Mixed Use Standards Lf Specialty Housing Zone Lg Emergency Housing Implementation will be directed by or through the City of Santa Clarita Planning and Building Services Department. Affordable Housing GOAL 3: 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. Policies: 3.1 Implement the City General Plan land use element which provides opportunities for a range of housing densities and types. 3.2 Periodically review development standards contained in the City's Unified Development Code (UDC) to ensure consistency between the UDC and the General Plan, including provisions to facilitate affordable housing without diminishing quality. 3.3 Encourage a mix of housing types and densities in new large scale residential developments. Nove/aber 2001 Page H-98 M1 c� cawr� ••�' a ON of Santa Clarita I Element z 3.4 Establish provisions to allow mobile homes and manufactured housing on residential lots. 3.6 Existing and future infrastructure needs should be addressed in connection with considerations for new development proposals. 3.6 Seek development which facilitates the efficient use of infrastructure, contributes to solutions of existing deficiencies, and anticipates and facilitates the orderly provision of future development and infrastructure consistent with this General Plan. 3.7 Provide opportunities for the development of adequate housing to provide the City's fair share of low and moderate income households. 3.8 Encourage and participate in low and moderate income and senior citizen housing programs financed by other levels of government. 3.9 Promote the dispersal of low and moderate income housing throughout the Santa Clarita planning area. 3.10 Encourage the development of residential units which are accessible to handicapped persons and adaptable for conversion to use by handicapped persons. 3.11 Consider alternative development standards are practical in light of environmental, market, infrastructure and other factors to promote desired housing types and benefits, while also protecting the quality of life in the City. 3.12 Encourage the exploration of non-traditional 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. 3.13 Encourage the development of self-help projects Like Habitat for Humanity. Proerams: 3.a Affordable Housing Incentives Continue to offer incentives such as expedited permit processing, fee reductions, waivers to development standards or, use of CDBG funds for public improvements for development proposals that include a minimum desired percentage of units for very low, low or moderate income levels. November 2001 Page H-99 r :A' „jXTn l,ii CUY of Santa / , Y THousing Element b 9�v�A The City Council has adopted an affordable housing policy that expedites processing procedures for affordable housing projects and allows the granting of development incentives including reduced development standards and fee reductions and waivers. The City Council has also adopted procedures and guidelines for conduit financing to encourage the construction of affordable housing within Santa Clarita. Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department, Administrative Services Department Five Year Objective: Develop informational handout on policy for distribution to residential development community. 3.b Redevelopment Housing Plan As the City's redevelopment area continues to accumulate tax increment, eventually there will be adequate set-aside funds available for use in providing affordable housing opportunities within the City. A housing plan identifying types of housing programs and expenditures will be produced by the redevelopment agency once the redevelopment project area becomes functional. The timeframe, the location, the types of programs, and the extent to which redevelopment set-aside funds will become available to help meet the housing need for lower-income households is uncertain; however, it is anticipated that a redevelopment housing plan will become an important planning and funding tool for affordable housing in Santa Clarita. Based upon projected set aside generation of approximately $20,000 per year, it is unlikely that there will be adequate set-aside funds to initiate an affordable housing program within the Newhall Redevelopment area within the term of this housing element update. Financial Resources: Redevelopment Agency tax increment set -asides, CDBG funds, grant monies if available. Responsible Agency: Planning and Building Services Department, Administrative Services Department, Redevelopment Agency. November 2001 Page H-100 ACitv of Santa Ckiiia Housing Element Five Year Objective: Continue to create the Consolidated Plan and submit the 2001-2002 Action Plan to HUD, and continue to set aside tax increment to be used for affordable housing within the Newhall Redevelopment Area. 8.c State and Federal Programs Participate in state and federal housing assistance programs such as State Rental Housing Construction Program, Federal HOME, Emergency Shelter Grant, FreshRate and Sections 8, 202, 811, and a first time buyer program.. Financial Resources: CDBG funds, General fund planning activities. Responsible Agency: Administrative Services Department, Planning and Building Services Department: Five Year Objective: Continue to participate in state and federal housing assistance programs and utilize Los Angeles County to obtain housing authority services. 3.d 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. Financial Resources: CDBG funds, General fund planning activities. Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year Objective: City staff will continue to implement this program throughout the current housing element. November 2001 Page H-101 City of Santa ClaritaHousin Element ;G 3.e Public Facilities Funding Utilize public, redevelopment and other funds to upgrade and construct drainage, sidewalk, street lights, public transit and landscaping improvements. Financial Resources: CDBG funds, Redevelopment Agency funds, developer fees and grant monies. Responsible Agency: Administrative Services Department, Engineering and Transportation Services Department, Planning and Building Services Department. Five Year Objective: On-going Capital Improvement Program (CIP) projects are updated yearly. 81 Density Bonuses The City will continue to provide a 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 20 percent are set aside for low- income households or at least 50 percent of the total units are reserved for senior citizens. In order to promote attractive affordable housing projects, the City offers an additional density bonus incentive to provide up to an additional 25 percent density increase for affordable housing projects that provide recreational and other amenities for residents. Affordable housing projects created under the density bonus ordinance in this way shall be subject to resale control or rent restrictions. Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department. Five Year Ol jective. Develop an Affordable Housing Brochure that will provide information regarding density bonuses for developers by the end of 2002. The City will also advertise its program for density bonuses with the Building Industry Association (BIA). November 2001 Page H-102 w �` swnrw Cwt City / Santa / / •Element * s 3.g Tax Free Bonds Investigate the feasibility of issuing tax free bonds for housing development in which all or a percentage of units are considered affordable. Financial Resources: Case processing fees. Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year Objective: Complete feasibility study by December 2003. 3.h Special Housing Need Fee Subsidization Complete a study to determine the feasibility and potential funding sources (State and Federal grants, etc.) 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. Financial Resources: General fund Administrative Services and Planning and Building activities Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year Objective. Complete study by January 2005. 3.i Inclusionary Development Novennber 2001 The City will complete a feasibility study on adopting an inclusionary development ordinance whereby, new housing development would set aside a prescribed percentage of housing units to be sold at affordable market rates. The study will include an analysis of what impact such an ordinance may have housing production in the City. Financial Resources: General planning fund activities. Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year Objective: Complete feasibility study by January 2003. Page H-103 ,,AniA C< A City Qf Santa Clarita(u w ' Housinz Element ��1Talur�A ♦T..r S. j Housing Bank The City will complete a feasibility study on adopting a Housing Bank, whereby new development would be required to pay a fee that will contribute to an affordable housing fund. These funds would be used to match other affordable housing funds or be used to assist in the construction of affordable housing. Financial Resources: General planning fund activities. Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year ftective. Complete feasibility study by January 2008. S.k Mortgage Credit Certificate Program The City joined the Los Angeles County Mortgage Credit Certificate (MCC) Program to aid first-time homebuyers in the City. This program provides tax credit to low and moderate income first-time homebuyers to make housing more affordable to people in these income groups. Financial Resources: CDBG funds, General fund planning activities. Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year Oljective: Develop an informational handout about the program and advertise availability of program in Affordable Housing Brochure. 3.1 Large Family Rental Housing The City will develop a program to promote and accommodate the development of housing to meet the needs of large family renter households. The program options shall include providing a density bonus for the development of units designated for large families; providing regulatory incentives, such as expedited permit processing and reduced development standards to encourage the development of large family housing; and giving large family housing projects priority in any City bond program. November 2001 Page H-104 M1 Vf q}p TA C,'� A City of Santa CZarita Housing Element f � } Financial Resources: General fund planning activities. Responsible Agency: Planning and Building Services Department, Administrative Services Department Five Year Objective: Develop program by May 2004. In addition to these programs, the following programs associated with another housing goal will have impact on this gosh 1.c Manufactured Housing Lg Emergency Housing 2.d Site Acquisition 4.f Self Help Programs Implementation will be directed through the City of Santa Clarita Planning and Building Services Department. f MR4TFNANCE OF EKIS G AFFORDABLE HOUSING GOAL 4: To maintain and improve the condition of the existing housing stock, particularly the affordable portion of the housing stock, where feasible. Policies: 4.1 Encourage the upkeep, maintenance, and rehabilitation of existing housing in the City. 4.2 Promote the maintenance of existing affordable housing throughout the City, including dwellings occupied by households utilizing Section 8 programs and other governmental and/or non-profit housing assistance programs. 4.3 Utilize programs, such as Community Development Block Grants, to improve the condition of the existing housing inventory. 4.4 Promote increased awareness among property owners and residents of the importance of property maintenance for long term housing quality. 4.5 Continue to utilize the City's code enforcement program to bring substandard units into compliance with City codes and to improve overall housing conditions. 4.6 Enforce the State's Residential Conservation Law which denies state income tax benefits to owners of Substandard dwelling units. November 2001 Page H-105 F .1; W40" ,� 1 A lY ' Housing 4.7 Promote residential rehabilitation programs which provide financial and technical assistance to lower income property owners to enable correction of housing deficiencies which could not otherwise be undertaken. 4.8 Encourage the retention of e3isting single-family neighborhoods which are economically and physically sound. 4.9 Maintain and enhance the quality of residential neighborhoods. 4.10 Support ongoing State programs for manufactured housing and encourage the retention and maintenance of mobile home parks within the City, where consistent with standards for a suitable living environment and compatible with surrounding land uses. 4.11 Study the use of, and implement when appropriate, State redevelopment law and other techniques to replace or upgrade blighted housing conditions in the City. Programs: 4.a Property Maintenance/Code Enforcement Require by ordinance property owners to consistently maintain their property in a clean, safe, and well kept condition. Continue to enforce compliance with the city's zoning, fire, health and safety, and building codes. The City has added additional code enforcement officers to begin proactive enforcement. Correcting substandard conditions in the East Newhall area was one of the proactive assignments undertaken in 1999 and has resulted in a noticeable improvement in the condition of residential units in this area. Financial Resources: General fund code enforcement activities. Responsible Agency: Planning and Building Services Department Five Year Objective: The City will continue to enforce compliance with the City's zoning, fire, health and safety, and building codes. 4.b Rehabilitation Loans Work with senior citizens, the disabled, and residents of the i^ revitalization target areas to share financial advice about how to apply for rehabilitation loans including the availability and rates of loans. This will help facilitate a low-interest loan program for lower income homeowners enabling them to make needed home repairs. November 2001 Page H-106 City of Santa Clarita `i Housing Element � e Financial Resources: CDBG funds and HOME funds. Responsible Agency: Administrative Services Department. Five Year OIs f ective: Create informational handout on how to apply for loans to rehabilitation homes by July 2003. 4.e Emergency Repair Grants The City has established a successful Handyworker Program that provides repair grants for.:very low income households, and disabled residents to correct emergency health and safety problems (i.e., leaking roofs, broken hot water heater, heating system repair, broken windows or doors). The Handyworker Program is implemented by the City's CDBG program. Residents may receive up to $2,000 annually. Financial Resources: CDBG funds, General fund planning activities. Responsible Agency: Administrative Services Department. Five Year Objective: Continue to provide repair grants for very low income households, and disabled residents to correct emergency health and safety problems through the Handworker Program. The goal would be to provide repair grants to a minimum of 80 residents a year. 4.d Demolition Regulations Develop and implement a program that 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. In 1990 the City adopted provisions for conversion of mobilehome parks to other uses and has established a mobilehome panel of community representatives to review proposed mobilehome park conversions. To date, no mobilehome park conversions have been approved by the City. Financial Resources: Building permit fees, CDBG funds. Responsible Agency: Administrative Services Department, Planning and Building Services Department. November 2001 Page H-107 `.*iAp TA Oj'i Santa Clark, 9 I o z Element Five Year Objective: Develop and implement a program that regulates demolition of existing affordable housing for commercial or industrial uses by 2004. 4.e Rehabilitation Program Targeting Evaluate the targeting of rehabilitation programs to ensure that all areas in need of assistance are being served. Funding can also be targeted for these areas, such funds to be utilized would include the Community Development Block Grant (CDBG). Financial Resources: CDBG funds, Redevelopment Agency set -asides. Responsible Agency: Administrative Services Department, Redevelopment Agency. Five Year Objective: The City will continue evaluating the targeted rehabilitation programs to ensure that all areas in need of assistance are being served. The City will advertise the availability of rehabilitation programs to neighborhood groups. 4.f 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. The City runs a job skill training program through the Federal Workforce Investment Act. Financial Resources: General fund community services activities and grant funds for specific community service programs. Responsible Agency: Parks, Recreation and Community Services Department. Five Year Objective: The City will continue to participate in the Workforce Investment Act and provide job skill training programs. 4.g Tax Exempt Multifamily Bond Program November 2001 L_- The Tax Exempt Multifamily Bond Program is a program administered by the Los Angeles Community Development Commission. This program Page H-108 O, sLnrs C�' M1 Citv of Santa a �n ^ r Housing Element v helps to finance below-market interest rate loans for construction and permanent financing to developers of multi -family housing in which at least 20 percent of the total units are set aside for rental by households at or below 60 percent of Median Family Income. This program aids in providing new construction of affordable units to replace those at risk. Financial Resources: $17,000,000 per year between 1998-2003. Responsible Agency: Los Angeles Community Development Agency Five Year Objective: The City will continue to have the Los Angeles Community Development Commission administer this program. 4.h Los Angeles County Housing Authority -Section 8 . Rental Assistance Program The City participates in the Section 8 -Rental Assistance Program through the Los Angeles County Housing Authority. Section 8 is a _ federally funded program administered by HUD. It enables low and very - low income persons to receive housing assistance by supplementing the rent so that it is affordable to tenants. Financial Resources: HUD Section 8 Program. Responsible Agency: Los Angeles County Housing Authority Five Year Objective: The City will continue to have the Los Angeles Housing Authority administer this program. 41 Home Investments Partnerships Program (HOME) The City has sought HOME funds to rehabilitate multifamily housing in exchange for long-term affordability contracts. To date, the City has not been successful in its attempts to obtain funds for this purpose. Financial Resources: General fund Administrative Services activities. Responsible Agency: Administrative Services Department Five Year Objective: The City will continue to follow release of Notice of Funding Availability and HOME funds and apply for funds. Noven:ber2001 Page H-109 Qy / Santa / / Housing .v 4,j Preservation of Bond -Financed Housing Program This program is aimed at preserving at risk affordable units. The Los Angeles Community Development Commission works with owners to refinance units previously assisted with local bond funds to extend the term of affordability and to ensure continued affordability by facilitating and refinancing projects and assisting with financing alternatives. Financial Resources: Multifamily bond financing. Responsible Agency: Los Angeles Community Development Commission Five Year Objective: The City will continue to have the Los Angeles Community Development Commission work with owners to refinance units. In addition to these programs, the following programs associated with another housing goal will have impact on this goal: t 3.a Affordable Housing Incentives 3.d Rental Rehabilitation Loans and Grants 8.e Public Facilities Funding Implementation will be directed by or through the City of Santa Clarita Planning and Building Services Department. GOAL 5: To address and remove governmental constraints on the maintenance, improvement, and development of housing where appropriate and legally possible. Policies : 5.1 Promote reasonable processing time and fees, including consideration of adjustment or waiver of fees to facilitate non-profit affordable housing and other special needs projects. 5.2 Establish target areas for future housing rehabilitation and maintenance programs. 5.3 Encourage alternative forms of home ownership, such as shared equity ownership and limited equity ventures. November 2001 Page H-110 , el.nf� CC R �?A City Qf Santa Clarita.n ' Housing N,ry 5.4 Facilitate the purchase of rental units by existing tenants when/if converted to condominium ownership. 5.5 Encourage the enactment of Federal and State legislation to provide funding for the maintenance and development of affordable housing. 5.6 Allow density bonuses, or other incentives of equivalent financial value, as required by State law, when a new housing development includes an appropriate number of affordable units. Pro ams: 5.a Mobilehome Conversion Investigate the possibility of offering financial assistance to permit cooperative mobilehome park ownership by senior citizen, disabled, or lower income mobilehome tenants. HCD offers the Mobilehome Park Resident Ownership Program (MPROP) which provides financing for the preservation of mobilehome parks through the conversion of mobile home parks from private ownership to ownership or control by resident organizations, nonprofit housing sponsors, or local public agencies. Financial Resources: Case-by-case basis as proposed by mobilehome park residents. Responsible Agency: Planning and Building Services Department, Administrative Services Department Five Year ftective: The City will provide information to mobile -home tenants on the Mobilehome Park Resident Ownership Program regarding the availability of financial assistance to permit cooperative mobilehome park ownership. 5.b One Stop Permit Processing In 1994 the City began a one-stop application for planning approvals. The City will continue to explore opportunities to simplify permit processing. Financial Resources: Case processing fees. Responsible Agency: Planning and Building Services Department November 2001 Page H-111 M1a� sXWA7i Housing Element CUv of Santa Clwft Five Year Objective: The City will review affordable housing applications and develop a procedure to expedite one stop applications for projects by December 2002. In addition to these programs, the following programs associated with another housing goal will have impact on this goal• La Existing Needs Prioritization Lb Flexible Development Standards Lc Manufactured Housing Ld Mixed Use Standard's Lf Special Housing Zone 2.d Site Acquisition S.e Public Facilities Funding 3.f Density Bonuses 3.g Tax Free Bonds 3.h Special Housing Need Fee Subsidization 3.i Inclusionary Development SJ Housing Bank Implementation shall be directed by or through the City of Santa Clarita Planning and Building Services Department. GOAL 6: To promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, age, physical handicap, color or sexual orientation. Policies : 6.1 Promote safe and secure housing and neighborhoods, and encourage housing design which serves to deter crime. 6.2 Cooperate with governmental and nonprofit agencies and citizen groups that monitor housing discrimination complaints and practices. 6.3 Affirm a positive action posture which will assure that unrestricted access to housing is available to all segments of the community. 6.4 Encourage local private non-profit groups to support and assist the homeless. November 2001 Page H-112 AO AAXTA CA'n City qf Santa Clarita k Housing Element 6.5 Encourage housing design standards that promote accessibility by the elderly and disabled. 6.6 Review and prepare recommendations to alleviate the shortages of temporary and/or transitional shelter resources for those people in the city who are without permanent housing. 6.7 Permit, subject to reasonable regulation, the location of residential care facilities in residential neighborhoods, as required by State law. Programs: 6.a Fair Housing Education and Outreach Support education, counseling, and legal referral efforts for residents who have experienced discrimination in violation of state and federal fair housing laws. Presently the City contracts with the San Fernando Valley Fair Housing Council to provide fair housing services to the City of Santa Clarita. Financial Resources: CDBG funds. Responsible Agency: Administrative Services Department. Five Year Objective: The City will continue to provide outreach on fair housing education and continue to contract with the San Fernando Valley Fair Housing Council. 6.b Public Participation Hold at least one widely publicized community meeting before amending the city's housing plans (Housing Element of the General Plan, Redevelopment Housing Plan and Consolidated Plan). Financial Resources: CDBG funds,General fund planning activities, RDA funds. Responsible Agency: Administrative Services Department, Planning and Building Services Department. November 2001 Page H-113 UY I Santa Clar&a Housing Five Year Objective. Review the public participation aspect of the most recent Housing Element update ad utilize this information to create a public participation program for the 2005-2010 Housing Element. City staff will hold an update public input meeting in 2008 to evaluate various aspects of the current housing element. 6.c Dissemination of Information Continue to advertise and conduct public workshops, study sessions, and hearings on housing policy. Advertise housing programs widely and maintain a list of contacts for other agencies providing housing services. Inform the Council on housing law changes. Financial Resources: CDBG funds, General fund planning activities. Responsible Agency: Administrative Services Department, Planning and Building Services Department. Five Year Objective. The City will continue to develop a network of agencies and non -profits working to provide affordable housing and develop a program to ensure participation by lower income families in the development of housing policy. In addition to these programs, the following programs associated with another housing goal will have impact on this goal: Lf Specialty Housing Zone Lg Emergency Housing Lh Large Family Housing S.c State and Federal Programs S.d Rental Rehabilitation Loans & Grants Implementation will be directed by or through the City of Santa Clarita Planning and Building Services Department. '.., DEVELOPMENT IN NATURAL RESOURCE AREAS I GOAL 7: To provide new housing opportunities which are sensitive to social, aesthetic, and environmental needs. November 2001 Page H-II4 f gpNTA C! City of Santa Clarita Housing Element Policies: 7.1 Restrict housing development in areas containing important natural resources consistent with other goals and policies pertaining to natural resource areas. 7.2 Encourage clustering or grouping of structures within areas containing important natural resources in order to preserve those resources. 7.3 Ensure the variety and visual appeal of residential development through project spec design review. 7.4 Require residential projects situated in mountainous terrain to preserve major ridgelines and other significant environmental features. 7.5 Designate areas of restricted development due to their highly sensitive natural characteristics; such areas include significant ecological areas, mountain ridgelines, and water resources. Programs: 7.a Site Design Features In 1992 the City adopted the UDC that requires special review for hillsides and significant ecological areas. The UDC should continue to provide for a variety of site design features so that sensitive natural areas remain undisturbed. Consideration should be given for preservation of open space. Financial Resources: Case ,processing fees and general fund planning activities. Responsible Agency: Planning and Building Services Department, Parks, Recreation and Community Services Department. Five Year Objective: The City will encourage developers to utilize infill or redevelopment sites for housing projects by developing an inventory of potential infill sites. November 2001 Page H-115 A Citv of Santa Clarita Housing 7.b Development Review The development review committee will contribute suggestions to the revised zoning ordinance and will continue to operate and refine criteria for approved residential project characteristics, including standards and guidelines. Financial Resources: Case processing fees. Responsible Agency: Planning and Building Services Department. Five Year Objective: The City will continue to contribute suggestions through Development Review that will result in providing new housing opportunities which are sensitive to social, aesthetic, and environmental needs. ENERGY CONSERVATION OPPORTUNITIES State law (Government Code Section 65583 (a)(7)) requires a Housing Element to provide an analysis of opportunities for energy conservation in residential development. Energy costs influence construction costs with the use of gas and electricity for the operation of equipment and facilities and in the production of building materials. Thus, rising energy costs increase housing costs. The conservation of energy has long-term effects on expenses and the availability of the resource for future use. Conservation measures that may be employed during construction include the use of energy-efficient equipment and alternative energy sources. Building orientation, landscaping, floor layout, building materials, glazing, insulation may be designed to take advantage of climate and site characteristics in reducing energy costs during occupancy of the dwelling unit. Attached dwelling units consume less energy due to the decrease in surface area exposed to the elements; doors and windows with southern exposures provide heat gains in winter and less in summer; trees may provide shade summer and not during winter. The use of energy to maintain an individual housing unit is a long-term expense that may be reduced by a larger initial cost outlay. By adding extra insulation, passive solar systems and other energy-efficient appliances, the housing cost may be higher in return for eventual energy savings. Higher construction costs may mean higher rents or housing prices that are beyond the affordability of lower income households in the City. The proximity of schools and commercial and service establishments to residential areas determines travel patterns that may increase gasoline consumption. The City's Land Use Map provides a balance of residential and nonresidential areas within separate areas of November 2001 Page H-116 h i' CAMs• C•� rCity of Santa Clarita L;Housing Element a.u+ua Santa Clarita to help provide the required support services and achieve job/housing balance. Likewise, it will lessen commute distances and help save energy resources. GOAL 8: Provide new housing opportunities, which are environmentally sensitive and energy efficient. Policies: 8.1 To the extent feasible, require the incorporation of energy conservation features in the design of all new housing developments and encourage the installation of conservation devices in existing development. 8.2 Promote water " conservation through education, public service announcements, and other similar techniques. 8.3 Encourage and provide incentives for the installation of energy conservation techniques in new and existing housing. Programs: 8.a Energy and Water Conservation Programs for energy and water conservation may include cost(benefit analysis of retrofitting of existing housing units, new housing to be plumbed for solar heating, installation of low -flow toilets and faucets, and increased insulation. In 1999 the City amended the Open Space and Conservation Element to incorporate provisions for energy conservation and recycling. The City also implements conservation measures required under state building codes. Financial Resources: Building permit fees. Responsible Agency: Planning and Building Services Department Five Year Objective: Develop a green building program that will offer incentives to developers who construct or retrofit projects that conserve energy and water by conclusion of 2004. 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. Financial Resources: Case processing fees. Responsible Agency: Planning and Building Services Department November 2001 Page H-117 A 9t. -;MW P" 1 City of Santa Clarita iY ) Housing I Five Year Objective: Design a program that provides incentives to projects that have low water utilization landscaping by the conclusion of 2004. 8.c Water Resource Areas Water resources and water accumulation areas shall be identified to determine a prioritization for development or protection of drainage channels and natural percolation areas. Financial Resources: Case processing fees, NPDES and general fund planning activities. Responsible Agency: Planning and Building Services Department Five Year Objective: Design a program that provides incentives to projects that provide affordable hdusing, but are required to retain storm water through the requirements of the Standard Urban Storm Water Mitigation Plan (SUSMP) by mid 2002. 8.d Recycling and Composting Areas Recycling and composting areas shall be identified, in strategic locations throughout the city, to provide a means for conserving space in landfills and generating the opportunity for greater water and soil conservation. Financial Resources: Case processing fees and general fund planning activities. Responsible Agency: Planning and Building Services Department Five Year Objective. The City will develop a handout for developers that identifies recycling and composting concepts and facilities by mid 2002. November 2001 Page H-118